300 Bottlebrush Ct · Cocoa West, FL 32926

$173,000

2 bd · 2.0 ba · 1,893 sqft · Manufactured public records · 51 Days on market

Built 1988 7,405 sqft lot $115/mo HOA · 6% of rent

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Why this score? — see what drove the C- 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 +18.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• DSCR +5.8/10.0
• Schools +4.7/10.0
• Rent growth +3.9/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICE REDUCED! DESIREABLE 55 and OVER GATED COMMUNITY! Home Overlooks BORROW LAKE with a 312 Sq ft Wood Deck! Home Features 638 Sq Ft 3 Car Garage with a Hobby Room, 510 Sq ft Enclosed Room with 51 feet of windows overlooking the lake. This large home has a 2 bedroom 2 bath with open floor plan with built in cabinets and shelves, large kitchen with a Island, TLC is needed and this would make a wonderful home for snowbirds or year round living. Community features clubhouse, shuffleboard, heated pool, social events. Great Location!

Key facts

• Gated community
• Wood deck
• Hobby room

Tags

• GATED COMMUNITY
• BORROW LAKE
• WOOD DECK
• HOBBY ROOM
• ENCLOSED ROOM
• WINDOWS OVERLOOKING THE LAKE

Property features AI

Finance

• Other: Property unfurnished; Pets allowed with breed restrictions
• HOA & community: Has association (Forest Lakes); Monthly association fee of $115; Association fee covers grounds maintenance; Community clubhouse; Shuffleboard court; Senior community

Exterior

• Parking: Attached garage; 3-car garage
• Security: Gated community; Security gate
• Utilities: Public sewer; Water available and connected; Electricity available and connected; Cable available and connected
• Home design: Manufactured single-family home; One level; Faces south
• Construction: Vinyl siding; Metal and shingle roof
• Exterior features: Deck; Glass-enclosed area; Rear porch; Pond on property; Cul-de-sac lot; Asphalt road frontage; Wood deck (listed as other room)

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Refrigerator; Kitchen island; Breakfast bar
• Bedrooms: 2 bedrooms (all on main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Central air; Wall/window unit(s)
• Interior features: Breakfast bar; Built-in features; Ceiling fan(s); Kitchen island; Open floorplan; Primary bathroom with tub and separate shower; Walk-in closet(s); Security gate (exterior entry)
• Laundry & utility: Washer and dryer included; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $173k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $173k).
• Recommended offer: $168k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#481 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F, employment 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: Saturn Elementary School (math 23% / reading 29%, grade F, #2,015 of 2,144 statewide, top 94%, 643 students, 81% FRL); Ronald Mcnair Magnet Middle School (math 58% / reading 50%, grade B-, #196 of 571 statewide, top 36%, 364 students, 58% FRL); Rockledge Senior High School (math 27% / reading 49%, grade F, #328 of 667 statewide, top 50%, 1,558 students, 50% FRL) — zoned schools average 63% FRL vs 43% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 39% at this address vs 55% district-wide (-16 pts) — the specific schools serving this property underperform the Brevard average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.6%/yr); 291 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• This rent runs 32% of the median local income ($71k/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 $1k of loan paydown is wiped out by about $5k 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 51 days — a 3% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $173k implies a 92% 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; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,810 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 1.10% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.12%
• DSCR: 1.18
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.6% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.75×
• Total profit: $-12,232
• Equity at exit: $25,795

10-year hold

• IRR: 6.2%
• Equity multiple: 1.53×
• Total profit: $25,482
• Equity at exit: $14,958

Cash invested: $48,440 (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 32926

• Home prices YoY: -16.9%
• Rents YoY: 5.6%
• Active inventory: 291
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,896 medium
• Mortgage (P&I): −$907
• Tax from tax record: −$237 /mo · $2,847/yr
• Insurance: −$72
• HOA: −$115
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $166

Break-even live

Break-even rent $1,685

Max offer price $173,000

Occupancy floor 86%

Sensitivity live

Price	-10% $264	-5% $215	+0% $166	+5% $117	+10% $69
Rent	-10% $17	-5% $92	+0% $166	+5% $241	+10% $316
Rate	-1.0pp $254	-0.5pp $210	base $166	+0.5pp $122	+1.0pp $76

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: $43,250
• Closing costs: $5,190
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
527 A Ln Cocoa, FL	3.0	1.0	1500	$1,800	$1.20	24d	1	0.56mi
3782 Catalina Dr Cocoa, FL	3.0	2.0	1404	$2,075	$1.48	24d	1	0.94mi

HOA detail

• Monthly dues: $115 · $1,380/yr
• Likely covers: poolsecurity

Listing history 18 events

1. 2026-06-18
   days on market $173,000 Active 51 DOM
2. 2026-06-17
   days on market $173,000 Active 50 DOM
3. 2026-06-16
   days on market $173,000 Active 49 DOM
4. 2026-06-15
   days on market $173,000 Active 48 DOM
5. 2026-06-14
   days on market $173,000 Active 46 DOM
6. 2026-06-10
   days on market $173,000 Active 43 DOM
7. 2026-06-08
   days on market $173,000 Active 41 DOM
8. 2026-06-07
   days on market $173,000 Active 40 DOM
9. 2026-06-05
   days on market $173,000 Active 37 DOM
10. 2026-06-03
    days on market $173,000 Active 36 DOM
11. 2026-06-02
    days on market $173,000 Active 35 DOM
12. 2026-06-01
    days on market $173,000 Active 34 DOM
13. 2026-05-31
    days on market $173,000 Active 33 DOM
14. 2026-05-31
    days on market $173,000 Active 32 DOM
15. 2026-04-28
    listed $180,000 Active
16. 2000-12-18
    soldstatus $89,900
17. 1999-06-03
    soldstatus $88,000
18. 1991-12-01
    soldstatus $36,000

ⓘ 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: $2,847 · $237/mo
• Projected year-2 tax: $2,847 · $237/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 21 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: $22,754
• − Mortgage interest: −$9,691
• − Property taxes: −$2,847
• − Insurance: −$865
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − HOA: −$1,380
• − Depreciation: −$5,033
• Taxable loss: −$702
• Est. tax savings @ 24.0%: +$168
• After-tax cash flow: $2,166/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 — Cocoa West

• Score: 69/100
• State rank: #481
• US rank: #8792

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brevard County · 602,871 people
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 23,505
• Household income: $70,735
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 782.0

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 (72%)
• Race & ethnicity: White 72% Black 11% Hispanic / Latino 10% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 5% · Canada, Vietnam, Jamaica
• Languages at home: 91% English-only · Spanish 6% Vietnamese 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: ▼ -68.32%
• Current HPI: 335.1251
• Rent YoY: ▲ 5.60%
• 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

+400.0% since first listed

4 events — show timeline

• 2026-04-28 Listed $180,000 SCMLS
• 2000-12-18 Sold (Public Records) $89,900 Public Records
• 1999-06-03 Sold (Public Records) $88,000 Public Records
• 1991-12-01 Sold (Public Records) $36,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $2,847 · +10.0% YoY. Source: county tax records.