7554 Magnolia Ave · Cape Canaveral, FL 32920

$395,000

4 bd · 2.0 ba · 1,008 sqft · MultiFamily public records · 32 Days on market

Built 1955 6,098 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 +11.3/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• DSCR +3.3/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Duplex within walking distance to the beach! Each unit has 1 bedroom and 1 bath. Lifeproof vinyl wood flooring throughout. One unit has kitchen upgrades with stainless steel appliances and granite counter tops. Located on a corner lot. No HOA. One unit currently rented long term. Short term rentals are allowed in Cape Canaveral. There is a 7 day minimum per city ordinance. Property has great income potential for short term rental market. Units will need modifications to egress in back bedrooms to pass inspection for operating as STRs.

Key facts

• Roof 2023
• Private yard
• Lvp flooring

Tags

• BEACHSIDE DUPLEX
• PRIVATE YARD
• NO HOA
• ROOF 2023
• AC UNITS UNDER 3 YEARS OLD
• LVP FLOORING

Property features AI

Finance

• Other: Two-unit property
• HOA & community: No association amenities

Exterior

• Parking: Off-street parking for 4 vehicles
• Security: Smoke detector(s)
• Utilities: Public sewer; Water connected; Sewer connected; Electricity connected; Cable available
• Home design: Duplex; One story; Entry level 1; Faces west; Current use: Multi-family residential
• Construction: Block, concrete and stucco construction; Membrane roof; Built as a single building
• Exterior features: Privacy wood fencing in back yard; Corner lot; City street frontage; Asphalt road surface

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator; Freezer
• Bedrooms: 2 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall/window unit(s) for cooling; No central heating
• Interior features: Partially furnished; Smoke detector(s)
• Laundry & utility: No laundry on-site

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $395k.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative. Per door: $-73/mo.
• To cash-flow at today's rent, offer at most $369k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $306k (22.5% below list).
• Recommended offer: $306k (22.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 84/100 on livability (#34 in FL, #677 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+; Watch: amenities F.
• 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.
• Zoned schools: Cape View Elementary School (math 62% / reading 62%, grade B, #608 of 2,144 statewide, top 29%, 305 students, 61% FRL); Cocoa Beach Junior/Senior High School (math 65% / reading 66%, grade B, #75 of 667 statewide, top 11%, 982 students, 30% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: Rents rising fast (+4.0%/yr); 221 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); 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• At $3,062/mo this rent would consume 55% of the median local household income ($67k/yr) (locally 477% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 32 days — a 3% lower offer ($383k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $235k; list at $395k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $306,200 (22.5% 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 32 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.57%
• DSCR: 0.93
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.02% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.37×
• Total profit: $-70,128
• Equity at exit: $58,896

10-year hold

• IRR: -8.3%
• Equity multiple: 0.46×
• Total profit: $-59,891
• Equity at exit: $34,152

Cash invested: $110,600 (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 32920

• Home prices YoY: -29.5%
• Rents YoY: 4.0%
• Active inventory: 221
• Price-to-rent: 21.5×

Monthly cashflow live

• Estimated rent: $3,062 high
• Mortgage (P&I): −$2,071
• Tax from tax record: −$328 /mo · $3,937/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$643
• Net cashflow: $-145

Break-even live

Break-even rent $3,246

Max offer price $369,372

Occupancy floor 100%

Sensitivity live

Price	-10% $79	-5% $-33	+0% $-145	+5% $-257	+10% $-369
Rent	-10% $-387	-5% $-266	+0% $-145	+5% $-24	+10% $97
Rate	-1.0pp $54	-0.5pp $-45	base $-145	+0.5pp $-247	+1.0pp $-352

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$3,062
Total (2 units)			$3,062

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 Fillmore Ave Unit A11 Cape Canaveral, FL	3.0	2.0	1375	$3,200	$2.33	16d	1	0.12mi
7801 Ridgewood Ave Cape Canaveral, FL	1.0–3.0	1.0–2.0	893	$2,300	$2.58	23d	3	0.19mi
8309 Rosalind Ave Cape Canaveral, FL	3.0	2.5	1280	$3,000	$2.34	25d	1	0.47mi
8208 Presidential Ct Cape Canaveral, FL	3.0	2.0	1185	$2,900	$2.45	25d	1	0.48mi
545 Garfield Ave Unit 1 Cocoa Beach, FL	3.0	2.0	1500	$2,850	$1.90	16d	1	0.55mi
221 Columbia Dr #133 Cape Canaveral, FL	3.0	2.0	1200	$1,700	$1.42	25d	1	0.64mi
8718 Bay Ct Cape Canaveral, FL	3.0	2.5	1416	$2,600	$1.84	25d	1	0.89mi
8754 Honeysuckle Way Unit 1543006P Cape Canaveral, FL	3.0	2.0	1108	$4,170	$3.76	16d	1	0.91mi
8761 Ilex Ct Cape Canaveral, FL	3.0	2.5	1416	$4,000	$2.82	25d	1	0.92mi
8800 Sea Shell Ln Cape Canaveral, FL	3.0	2.0	1025	$3,200	$3.12	25d	1	0.99mi
401 Seaport Blvd Unit T144 Cape Canaveral, FL	3.0	2.5	1354	$3,000	$2.22	16d	1	1.07mi

Listing history 11 events

1. 2026-04-24
   listed $395,000 Active
2. 2022-08-14
   historical 541-char remark

   Show marketing remark (541 chars)

   Duplex within walking distance to the beach! Each unit has 1 bedroom and 1 bath. Lifeproof vinyl wood flooring throughout. One unit has kitchen upgrades with stainless steel appliances and granite counter tops. Located on a corner lot. No HOA. One unit currently rented long term. Short term rentals are allowed in Cape Canaveral. There is a 7 day minimum per city ordinance. Property has great income potential for short term rental market. Units will need modifications to egress in back bedrooms to pass inspection for operating as STRs.

3. 2022-07-12
   price $399,000 541-char remark

   Show marketing remark (541 chars)

   Duplex within walking distance to the beach! Each unit has 1 bedroom and 1 bath. Lifeproof vinyl wood flooring throughout. One unit has kitchen upgrades with stainless steel appliances and granite counter tops. Located on a corner lot. No HOA. One unit currently rented long term. Short term rentals are allowed in Cape Canaveral. There is a 7 day minimum per city ordinance. Property has great income potential for short term rental market. Units will need modifications to egress in back bedrooms to pass inspection for operating as STRs.

4. 2022-06-29
   listed $439,000 Active 541-char remark

   Show marketing remark (541 chars)

   Duplex within walking distance to the beach! Each unit has 1 bedroom and 1 bath. Lifeproof vinyl wood flooring throughout. One unit has kitchen upgrades with stainless steel appliances and granite counter tops. Located on a corner lot. No HOA. One unit currently rented long term. Short term rentals are allowed in Cape Canaveral. There is a 7 day minimum per city ordinance. Property has great income potential for short term rental market. Units will need modifications to egress in back bedrooms to pass inspection for operating as STRs.

5. 2020-10-14
   soldstatus $235,000 Closed 171-char remark

   Show marketing remark (171 chars)

   Duplex within walking to the beach! Each unit has 1 bedroom and 1 bath. Tile flooring thru out. Located on a corner lot. Both units currently rented at below market rates.

6. 2020-09-11
   historical Contingent 171-char remark

   Show marketing remark (171 chars)

   Duplex within walking to the beach! Each unit has 1 bedroom and 1 bath. Tile flooring thru out. Located on a corner lot. Both units currently rented at below market rates.

7. 2020-08-25
   price $272,500 171-char remark

   Show marketing remark (171 chars)

   Duplex within walking to the beach! Each unit has 1 bedroom and 1 bath. Tile flooring thru out. Located on a corner lot. Both units currently rented at below market rates.

8. 2020-07-23
   price $275,000 171-char remark

   Show marketing remark (171 chars)

   Duplex within walking to the beach! Each unit has 1 bedroom and 1 bath. Tile flooring thru out. Located on a corner lot. Both units currently rented at below market rates.

9. 2020-06-29
   listed $280,000 Active 171-char remark

   Show marketing remark (171 chars)

   Duplex within walking to the beach! Each unit has 1 bedroom and 1 bath. Tile flooring thru out. Located on a corner lot. Both units currently rented at below market rates.

10. 2005-07-07
    soldstatus $200,000
11. 2000-03-28
    soldstatus $95,000

ⓘ 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: $3,937 · $328/mo
• Projected year-2 tax: $3,937 · $328/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $36,744
• − Mortgage interest: −$22,126
• − Property taxes: −$3,937
• − Insurance: −$1,975
• − Repairs & maintenance: −$2,940
• − Management: −$2,940
• − Depreciation: −$11,491
• Taxable loss: −$8,664
• Est. tax savings @ 24.0%: +$2,079
• After-tax cash flow: $338/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 — Cape Canaveral

• Score: 84/100
• State rank: #34
• US rank: #677

Category grades

Amenities F Commute A+ Cost of living B+ Crime A+ Employment C+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cape Canaveral, FL
• County: Brevard County · 602,871 people
• City population: 10,005
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 10,005
• Household income: $66,955
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 477.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6%
• Common ancestry: Romanian 5% Lithuanian 5% Serbian 2%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 4% Russian/Polish/Slavic 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: ▼ -125.71%
• Current HPI: 300.9707
• Rent YoY: ▲ 4.02%
• 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

+315.8% since first listed

11 events — show timeline

• 2026-04-24 Listed $395,000 SCMLS
• 2022-08-14 Listing Removed — SCMLS
• 2022-07-12 Price Changed $399,000 SCMLS
• 2022-06-29 Listed $439,000 SCMLS
• 2020-10-14 Sold (MLS) $235,000 SCMLS
• 2020-09-11 Contingent — SCMLS
• 2020-08-25 Price Changed $272,500 SCMLS
• 2020-07-23 Price Changed $275,000 SCMLS
• 2020-06-29 Listed $280,000 SCMLS
• 2005-07-07 Sold (Public Records) $200,000 Public Records
• 2000-03-28 Sold (Public Records) $95,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $3,937 · +3.2% YoY. Source: county tax records.