4304 London Town Rd Unit B201 · Mims, FL 32796

$102,500

1 bd · 1.0 ba · 702 sqft · Condo public records · 25 Days on market

Built 1971 $187/mo HOA · 14% of rent ↓ 30% since listing

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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 +21.6/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Schools +4.7/10.0
• Livability +3.1/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your hassle-free Florida lifestyle! This beautiful second-floor 1-bedroom condo featuring brand-new luxury vinyl flooring throughout and an open, airy feel. Perfectly situated right at the entrance of the scenic Sherwood Golf Community in North Titusville, you get a premium location without the premium price tag. Talk about low-maintenance living: your monthly fees fully cover water, cable, and high-speed Wi-Fi! Plus, enjoy the ultimate convenience of a 24-hour on-site laundry facility. For the commuter or weekend adventurer, it doesn't get better than this--lightning-fast access to I-95 puts the Kennedy Space Center, pristine Atlantic beaches, Orlando's theme parks, and Daytona

Key facts

• Turnkey unit
• $187 HOA
• Built 1971

Tags

• LUXURY VINYL FLOORING
• SHERWOOD GOLF COMMUNITY
• 24 HOUR ON SITE LAUNDRY
• LIGHTNING FAST ACCESS TO I 95
• TURNKEY UNIT

Property features AI

Finance

• HOA & community: Homeowners association: Nottingham Manor Condominium Association; Monthly association fee; Association amenities include laundry and trash; Association fee includes cable TV, internet, grounds maintenance, sewer, trash, and water

Exterior

• Parking: Off-street parking; Parking lot; Unassigned spaces
• Utilities: Public sewer; Cable connected; Electricity connected; Water connected
• Home design: Condominium; Two-story building; Entry level 2
• Construction: Concrete construction; Shingle roof; Built as part of a multi-story (2) structure
• Exterior features: Lot features: other; Faces west

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Electric water heater; Other appliances
• Bedrooms: 1 bedroom (entry level: 2)
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Open floor plan; Primary bathroom with tub/shower
• Laundry & utility: On-site laundry (association amenity)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $102k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $101k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#765 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; 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: Mims Elementary School (math 42% / reading 47%, grade F, #1,288 of 2,144 statewide, top 62%, 462 students, 80% FRL); James Madison Middle School (math 39% / reading 39%, grade F, #381 of 571 statewide, top 67%, 446 students, 65% FRL); Astronaut High School (math 25% / reading 43%, grade F, #394 of 667 statewide, top 60%, 1,112 students, 51% FRL) — zoned schools average 65% FRL vs 43% district-wide (22 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 flat; 259 active listings in the ZIP; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $709 of loan paydown is wiped out by about $3k 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 25 days — a 2% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $102k implies a 105% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,962 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.30% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.51%
• DSCR: 1.29
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.59% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.66×
• Total profit: $-9,704
• Equity at exit: $15,283

10-year hold

• IRR: -4.5%
• Equity multiple: 0.74×
• Total profit: $-7,436
• Equity at exit: $8,862

Cash invested: $28,700 (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 32796

• Rents YoY: 0.6%
• Active inventory: 259
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,329 medium
• Mortgage (P&I): −$538
• Tax from tax record: −$127 /mo · $1,520/yr
• Insurance: −$43
• HOA: −$187
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $156

Break-even live

Break-even rent $1,132

Max offer price $102,500

Occupancy floor 83%

Sensitivity live

Price	-10% $214	-5% $185	+0% $156	+5% $127	+10% $98
Rent	-10% $51	-5% $103	+0% $156	+5% $208	+10% $261
Rate	-1.0pp $207	-0.5pp $182	base $156	+0.5pp $129	+1.0pp $102

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: $25,625
• Closing costs: $3,075
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $187 · $2,244/yr
• Likely covers: waterinternetcable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-22
   days on market $102,500 Active 25 DOM
2. 2026-06-18
   days on market $102,500 Active 22 DOM
3. 2026-06-17
   days on market $102,500 Active 21 DOM
4. 2026-06-16
   days on market $102,500 Active 20 DOM
5. 2026-06-15
   price $102,500 Active 19 DOM
6. 2026-06-15
   days on market $105,000 Active 19 DOM
7. 2026-06-14
   days on market $105,000 Active 17 DOM
8. 2026-06-10
   days on market $105,000 Active 14 DOM
9. 2026-06-08
   days on market $105,000 Active 12 DOM
10. 2026-06-07
    days on market $105,000 Active 11 DOM
11. 2026-06-05
    days on market $105,000 Active 8 DOM
12. 2026-06-03
    days on market $105,000 Active 7 DOM
13. 2026-06-02
    days on market $105,000 Active 6 DOM
14. 2026-06-01
    days on market $105,000 Active 5 DOM
15. 2026-05-31
    days on market $105,000 Active 4 DOM
16. 2026-05-31
    remarks 699-char remark
17. 2026-05-31
    listed $105,000 Active 3 DOM

ⓘ 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: $1,520 · $127/mo
• Projected year-2 tax: $1,520 · $127/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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $15,944
• − Mortgage interest: −$5,742
• − Property taxes: −$1,520
• − Insurance: −$512
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − HOA: −$2,244
• − Depreciation: −$2,982
• Taxable income: $393
• Est. tax owed @ 24.0%: −$94
• After-tax cash flow: $1,774/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 — Mims

• Score: 62/100
• State rank: #765
• US rank: #17094

Category grades

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

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): 20,222
• Household income: $67,491
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 403.0

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 (81%)
• Race & ethnicity: White 81% Black 8% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 3% Italian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -172.25%
• Current HPI: 303.5534
• Rent YoY: ▲ 0.59%
• 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

-30.0% since first listed

8 events — show timeline

• 2026-05-27 Listed $105,000 SCMLS
• 2019-10-23 Sold (Public Records) $50,000 Public Records
• 2003-03-03 Sold (Public Records) $30,000 Public Records
• 2001-02-02 Sold (Public Records) $110,000 Public Records
• 1995-04-04 Sold (Public Records) $44,000 Public Records
• 1995-04-04 Sold (Public Records) $40,000 Public Records
• 1984-04-01 Sold (Public Records) $1,680,000 Public Records
• 1981-08-01 Sold (Public Records) $150,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,520 · +10.0% YoY. Source: county tax records.