6660 Severndale St · Port St. John, FL 32927

$294,900

3 bd · 2.0 ba · 1,064 sqft · SingleFamily public records · 37 Days on market

Built 1987 10,019 sqft lot

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +12.8/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• DSCR +3.8/10.0
• Rent growth +3.1/5.0
• 1% rule +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Masonary Concrete Block Home!!! This Charming home features split floor-plan with granite countertops and solid wood cabinetry in the kitchen, living/dining combo with vaulted ceilings, large screened in porch overlooking spacious backyard! Two car garage with utility sink. Dont wait to long to view this aborable home in a great location. Minutes away from US1 and I-95. 15 minutes from beaches and Kennedy Space Center! 45 minutes from Orlando/Disney!

Key facts

• Renovated home
• Modern upgrades
• Split floor plan

Tags

• RENOVATED HOME
• MODERN UPGRADES
• SPLIT FLOOR PLAN
• STUNNING KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-25 ($-297/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (23.4% below list).
• Recommended offer: $226k (23.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Brevard (suburban): math 53% / reading 57% proficiency, ranked #19 of 73 in FL (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.5%/yr); 224 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• This rent runs 31% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Brevard County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $139k; list at $295k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,921 (23.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.77% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.36%
• DSCR: 0.98
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.48% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.39×
• Total profit: $-50,645
• Equity at exit: $43,971

10-year hold

• IRR: -10.5%
• Equity multiple: 0.38×
• Total profit: $-51,338
• Equity at exit: $25,498

Cash invested: $82,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32927

• Home prices YoY: -19.4%
• Rents YoY: 2.5%
• Active inventory: 224
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,259 high
• Mortgage (P&I): −$1,546
• Tax from tax record: −$140 /mo · $1,682/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-25

Break-even live

Break-even rent $2,291

Max offer price $290,527

Occupancy floor 96%

Sensitivity live

Price	-10% $142	-5% $59	+0% $-25	+5% $-108	+10% $-192
Rent	-10% $-203	-5% $-114	+0% $-25	+5% $64	+10% $154
Rate	-1.0pp $124	-0.5pp $50	base $-25	+0.5pp $-101	+1.0pp $-179

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $73,725
• Closing costs: $8,847
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6385 Wien Ln Cocoa, FL	3.0	2.0	1350	$2,350	$1.74	20d	1	0.31mi
4270 Fairfax St Cocoa, FL	3.0	2.0	1357	$2,800	$2.06	24d	1	0.41mi
426 Oakridge Ave Cocoa, FL	3.0	2.0	1286	$1,550	$1.21	24d	1	0.56mi
835 Kanawha St Cocoa, FL	2.0	1.0	720	$1,500	$2.08	24d	1	0.87mi
7020 U.S. 1 Cocoa, FL	2.0	2.0	1002	$1,850	$1.85	15d	1	0.93mi
7030 N Highway 1 Unit DD104 Cocoa, FL	2.0	2.0	1002	$1,850	$1.85	24d	1	0.97mi
865 Dunbar St Cocoa, FL	3.0	2.0	1307	$2,350	$1.80	24d	1	0.97mi
7200 US-1 Unit 203B Cocoa, FL	2.0	2.0	1002	$1,995	$1.99	22d	1	1.03mi
7430 U.S. 1 Unit 201A Cocoa, FL	3.0	2.0	1186	$1,995	$1.68	24d	1	1.19mi
6655 Corto Rd Cocoa, FL	3.0	2.0	1441	$3,300	$2.29	15d	1	1.28mi
5075 Hogan Pl Unit 2 Cocoa, FL	2.0	1.0	1200	$1,500	$1.25	24d	1	1.34mi

Listing history 16 events

1. 2026-04-25
   status Pending
2. 2026-04-20
   price $294,900
3. 2026-03-19
   listed $299,900 Active
4. 2024-01-11
   historical 460-char remark

   Show marketing remark (460 chars)

   Masonary Concrete Block Home!!! This Charming home features split floor-plan with granite countertops and solid wood cabinetry in the kitchen, living/dining combo with vaulted ceilings, large screened in porch overlooking spacious backyard! Two car garage with utility sink. Dont wait to long to view this aborable home in a great location. Minutes away from US1 and I-95. 15 minutes from beaches and Kennedy Space Center! 45 minutes from Orlando/Disney!

5. 2023-10-10
   price $282,000 460-char remark

   Show marketing remark (460 chars)

   Masonary Concrete Block Home!!! This Charming home features split floor-plan with granite countertops and solid wood cabinetry in the kitchen, living/dining combo with vaulted ceilings, large screened in porch overlooking spacious backyard! Two car garage with utility sink. Dont wait to long to view this aborable home in a great location. Minutes away from US1 and I-95. 15 minutes from beaches and Kennedy Space Center! 45 minutes from Orlando/Disney!

6. 2023-09-09
   listed $290,000 Active 460-char remark

   Show marketing remark (460 chars)

   Masonary Concrete Block Home!!! This Charming home features split floor-plan with granite countertops and solid wood cabinetry in the kitchen, living/dining combo with vaulted ceilings, large screened in porch overlooking spacious backyard! Two car garage with utility sink. Dont wait to long to view this aborable home in a great location. Minutes away from US1 and I-95. 15 minutes from beaches and Kennedy Space Center! 45 minutes from Orlando/Disney!

7. 2016-07-25
   soldstatus $139,000
8. 2016-07-22
   soldstatus $139,000 629-char remark

   Show marketing remark (629 chars)

   What a cutie! This property delights with updated kitchen and baths boasting new solid wood construction cabinetry, granite countertops, tile, and bamboo flooring. Enjoy the fine Florida weather in the large multi-purpose Florida room. This property also features a newer roof (2007) and a newer A/C (2014) and newer hot water heater (2011) The house is wheel chair accessible featuring ramp to front door and into kitchen from garage and wide master door and front bathroom door. Spacious two car garage allows two cars or tons of extra storage space! Complete irrigation system on well allows for beautiful grass all year long!

9. 2016-03-20
   listed $139,000 629-char remark

   Show marketing remark (629 chars)

   What a cutie! This property delights with updated kitchen and baths boasting new solid wood construction cabinetry, granite countertops, tile, and bamboo flooring. Enjoy the fine Florida weather in the large multi-purpose Florida room. This property also features a newer roof (2007) and a newer A/C (2014) and newer hot water heater (2011) The house is wheel chair accessible featuring ramp to front door and into kitchen from garage and wide master door and front bathroom door. Spacious two car garage allows two cars or tons of extra storage space! Complete irrigation system on well allows for beautiful grass all year long!

10. 2006-09-14
    soldstatus $150,000
11. 2006-08-28
    soldstatus $150,000
12. 2006-06-29
    listed $169,500
13. 2002-01-18
    soldstatus $83,000
14. 1995-07-12
    soldstatus $61,000
15. 1992-02-01
    soldstatus $64,500
16. 1987-06-01
    soldstatus $54,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,682 · $140/mo
• Projected year-2 tax: $2,448 · $204/mo
• Expected delta: +$766/yr (+$64/mo · 45.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,111
• − Mortgage interest: −$16,519
• − Property taxes: −$1,682
• − Insurance: −$1,474
• − Repairs & maintenance: −$2,169
• − Management: −$2,169
• − Depreciation: −$8,579
• Taxable loss: −$5,482
• Est. tax savings @ 24.0%: +$1,316
• After-tax cash flow: $1,019/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Brevard
• NCES district ID: 1200150
• Math proficiency: 53% ▼ -9.00%
• Reading proficiency: 57% ▼ -4.00%
• Median HH income: $49,426
• Composite: 46.86/100
• National rank: #2370
• State rank: #19 of 73 in FL

Livability — Port St. John

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Port St. John, FL
• County: Brevard County · 602,871 people
• City population: 11
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 29,219
• Household income: $86,075
• Rent vs Own: 7.7% rent · 92.3% own
• Severe rent burden: 192.0

Population outlook (Brevard County) Hauer SSP2

• Today (2025): 623,254 people
• By 2030: 648,420 · +4.0%
• By 2040: 690,009 · +10.7%
• By 2050: 715,669 · +14.8%
• By 2075: 775,744 · +24.5%
• By 2100: 776,687 · +24.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 5% Black 5%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 3% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Brevard

• 2024 margin: Strong R (+20.8) · D 39.1% · R 59.9% · Other 1.0%
• 2008→2024 swing: -10.4pp toward R · 2008: -10.4pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+16.4 2016: R+19.8 2012: R+12.7 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.36%
• Current HPI: 330.5099
• Rent YoY: ▲ 2.48%
• Metro: Palm Bay-Melbourne-Titusville, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+446.1% since first listed

16 events — show timeline

• 2026-04-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $294,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Listed $299,900 Stellar MLS as Distributed by MLS Grid
• 2024-01-11 Listing Removed — SCMLS
• 2023-10-10 Price Changed $282,000 SCMLS
• 2023-09-09 Listed $290,000 SCMLS
• 2016-07-25 Sold (Public Records) $139,000 Public Records
• 2016-07-22 Sold (MLS) $139,000 SCMLS
• 2016-03-20 Listed $139,000 SCMLS
• 2006-09-14 Sold (Public Records) $150,000 Public Records
• 2006-08-28 Sold (MLS) $150,000 SCMLS
• 2006-06-29 Listed $169,500 SCMLS
• 2002-01-18 Sold (Public Records) $83,000 Public Records
• 1995-07-12 Sold (Public Records) $61,000 Public Records
• 1992-02-01 Sold (Public Records) $64,500 Public Records
• 1987-06-01 Sold (Public Records) $54,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,682 · +7.5% YoY. Source: county tax records.