800 N Fiske Blvd #802 · Cocoa, FL 32922

$46,000

1 bd · 1.0 ba · 850 sqft · Condo public records · 86 Days on market

Built 1964 $568/mo HOA · 48% 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 +15.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• DSCR +4.6/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment for someone like you. Tenant already in place Other 1 bedroom units currently renting for $1000 to $1400 per month. You will find NOTHING like this for under $70k anywhere in Brevard County. Investors - start to build up your inventory while you can. This is a gated community. The unit features central AC, city water and sewer. Fridge and stove convey. Photos are not of this unit but of a similar 1 bedroom 1 bathroom. Unit is currently occupied

Key facts

• $568 HOA
• Built 1964
• Listed 86 days

Property features AI

Finance

• Other: Unfurnished; Condo on floor 1
• Financial info: Total monthly fees reported as $568; total annual fees reported as $6,816; No lease restrictions reported
• HOA & community: Monthly association fee of $568 covering maintenance (structure and grounds), water, sewer, and trash; Association fee required; Association name: Rick Alexander; Pets allowed

Exterior

• Utilities: Public water; Public sewer; Electricity available
• Home design: Condominium; Residential property; Facing east; One level; 2 total stories; Entry on first floor
• Construction: Block and concrete construction; Other roof; Slab foundation; Built on a 7.11-acre lot
• Exterior features: Balcony

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Laminate; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $46k.

Deal economics

• At list price, monthly cash flow is $16 ($187/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Recommended offer: $43k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#344 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities F, employment D-.
• 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 fast (+4.1%/yr); 167 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• This rent runs 32% of the median local income ($44k/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 $318 of loan paydown is wiped out by about $1k 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 86 days — a 6% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: HOA is 48% of rent.
• Climate carrying-cost: 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 $43,240 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.56% ✓
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.13% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.63×
• Total profit: $-4,725
• Equity at exit: $6,859

10-year hold

• IRR: 4.0%
• Equity multiple: 1.34×
• Total profit: $4,409
• Equity at exit: $3,977

Cash invested: $12,880 (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 32922

• Home prices YoY: -20.3%
• Rents YoY: 4.1%
• Active inventory: 167
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,178 high
• Mortgage (P&I): −$241
• Tax from tax record: −$86 /mo · $1,036/yr
• Insurance: −$19
• HOA: −$568
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $16

Break-even live

Break-even rent $1,158

Max offer price $46,000

Occupancy floor 94%

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: $11,500
• Closing costs: $1,380
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 N Fiske Blvd Cocoa, FL	1.0–2.0	1.0	850	$1,050	$1.24	23d	2	0.02mi
1010 N Fiske Blvd Cocoa, FL	2.0	1.0–1.5	750	$1,100	$1.47	14d	8	0.09mi
1050 N Fiske Blvd Cocoa, FL	1.0–2.0	1.0	708	$1,075	$1.52	23d	2	0.22mi
1050 N Fiske Blvd #406 Cocoa, FL	2.0	1.0	816	$1,200	$1.47	19d	1	0.22mi
870 N Cocoa Blvd Unit 1 Cocoa, FL	1.0	1.0	700	$1,250	$1.79	21d	1	0.40mi
1305 N Fiske Blvd Cocoa, FL	2.0	1.0	750	$1,275	$1.70	19d	1	0.46mi
1305 N Fiske Blvd Cocoa, FL	1.0	1.0	600	$950	$1.58	23d	1	0.46mi
118 Olive St Cocoa, FL	2.0	1.0	933	$1,350	$1.45	23d	1	0.55mi
647 School St Cocoa, FL	2.0	1.0	844	$1,495	$1.77	23d	1	0.55mi
317 Pineda St Unit B Cocoa, FL	2.0	1.0	984	$1,200	$1.22	14d	1	0.59mi
802 Forrest Ave Unit B Cocoa, FL	2.0	1.0	1000	$1,500	$1.50	23d	1	0.59mi
19 Highland St Cocoa, FL	2.0	1.0	728	$1,600	$2.20	23d	1	0.65mi
1343 W Point Dr Apt 1 Cocoa, FL	2.0	1.0	543	$1,000	$1.84	23d	1	0.67mi
1341 W Point Dr Unit 3 Cocoa, FL	2.0	1.0	543	$1,050	$1.93	23d	1	0.67mi
1341 W Point Dr Unit 4 Cocoa, FL	2.0	1.0	543	$850	$1.57	14d	1	0.67mi
1341 W Point Dr Unit 1 Cocoa, FL	2.0	1.0	543	$1,150	$2.12	23d	1	0.67mi
1341 W Point Dr Unit 7 Cocoa, FL	2.0	1.0	543	$1,000	$1.84	23d	1	0.68mi
14 Carmalt St Unit CSB105 Cocoa, FL	2.0	1.0	1000	$1,300	$1.30	23d	1	0.72mi
330 Palm Ave Unit PAL332 Cocoa, FL	2.0	1.0	700	$1,200	$1.71	23d	1	0.72mi
302 Palm Ave Cocoa, FL	2.0	1.0	820	$1,600	$1.95	14d	1	0.77mi
11 Parkway St Cocoa, FL	2.0	1.0	690	$1,700	$2.46	23d	1	0.80mi
301 Forrest Ave Cocoa, FL	2.0	1.0–2.0	619	$1,374	$2.22	23d	5	0.84mi
1711 Dixon Blvd Cocoa, FL	2.0	1.0	740	$1,262	$1.70	19d	2	1.02mi
1711 Dixon Blvd #246 Cocoa, FL	2.0	1.0	837	$1,350	$1.61	14d	1	1.06mi
439 Barbara Jenkins St Unit A Cocoa, FL	2.0	1.0	620	$1,250	$2.02	14d	1	1.07mi
240 Stone St Unit 7 Cocoa, FL	2.0	1.0	660	$925	$1.40	23d	1	1.09mi
1717 Dixon Blvd #91 Cocoa, FL	2.0	1.0	661	$1,150	$1.74	23d	1	1.10mi
1723 Dixon Blvd #11 Cocoa, FL	2.0	1.0	621	$1,150	$1.85	14d	1	1.14mi
613 Paw Paw St Cocoa, FL	2.0	1.0	552	$1,050	$1.90	23d	1	1.18mi
613 Paw Paw St Apt A Cocoa, FL	2.0	1.0	1104	$1,175	$1.06	23d	1	1.18mi
801 Washington St Unit B Cocoa, FL	2.0	1.0	700	$1,290	$1.84	23d	1	1.23mi
1514 Clearlake Rd #110 Cocoa, FL	2.0	2.0	1070	$1,295	$1.21	23d	1	1.25mi
808 Johnson St Cocoa, FL	2.0	1.0	540	$1,095	$2.03	23d	1	1.27mi
1524 Clearlake Rd Cocoa, FL	1.0–2.0	1.0	720	$1,160	$1.61	19d	6	1.33mi
1704 University Ln #701 Cocoa, FL	2.0	2.0	864	$1,225	$1.42	23d	1	1.45mi
1710 University Ln #408 Cocoa, FL	2.0	2.0	864	$1,400	$1.62	14d	1	1.49mi

HOA detail condo

• Monthly dues: $568 · $6,816/yr
• Likely covers: watersewersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $46,000 Active 86 DOM
2. 2026-06-17
   days on market $46,000 Active 85 DOM
3. 2026-06-16
   days on market $46,000 Active 84 DOM
4. 2026-06-15
   days on market $46,000 Active 83 DOM
5. 2026-06-14
   days on market $46,000 Active 81 DOM
6. 2026-06-10
   days on market $46,000 Active 78 DOM
7. 2026-06-08
   days on market $46,000 Active 76 DOM
8. 2026-06-07
   days on market $46,000 Active 75 DOM
9. 2026-06-05
   days on market $46,000 Active 72 DOM
10. 2026-06-03
    days on market $46,000 Active 71 DOM
11. 2026-06-02
    days on market $46,000 Active 70 DOM
12. 2026-06-01
    days on market $46,000 Active 69 DOM
13. 2026-05-31
    days on market $46,000 Active 68 DOM
14. 2026-05-31
    days on market $46,000 Active 67 DOM
15. 2026-03-24
    listed $46,000 Active
16. 2025-03-07
    soldstatus $46,500
17. 2025-03-04
    soldstatus $50,000 Closed 465-char remark

    Show marketing remark (465 chars)

    Great investment for someone like you. Tenant already in place Other 1 bedroom units currently renting for $1000 to $1400 per month. You will find NOTHING like this for under $70k anywhere in Brevard County. Investors - start to build up your inventory while you can. This is a gated community. The unit features central AC, city water and sewer. Fridge and stove convey. Photos are not of this unit but of a similar 1 bedroom 1 bathroom. Unit is currently occupied

18. 2025-02-24
    status Pending 465-char remark

    Show marketing remark (465 chars)

    Great investment for someone like you. Tenant already in place Other 1 bedroom units currently renting for $1000 to $1400 per month. You will find NOTHING like this for under $70k anywhere in Brevard County. Investors - start to build up your inventory while you can. This is a gated community. The unit features central AC, city water and sewer. Fridge and stove convey. Photos are not of this unit but of a similar 1 bedroom 1 bathroom. Unit is currently occupied

19. 2025-01-31
    listed $55,000 Active 465-char remark

    Show marketing remark (465 chars)

    Great investment for someone like you. Tenant already in place Other 1 bedroom units currently renting for $1000 to $1400 per month. You will find NOTHING like this for under $70k anywhere in Brevard County. Investors - start to build up your inventory while you can. This is a gated community. The unit features central AC, city water and sewer. Fridge and stove convey. Photos are not of this unit but of a similar 1 bedroom 1 bathroom. Unit is currently occupied

20. 2024-05-02
    soldstatus $28,000 Closed 371-char remark

    Show marketing remark (371 chars)

    Great investment for someone like you. Tenant already in place Other 1 bedroom units currently renting for $775 to $850 per month. You will find NOTHING like this for under $70k anywhere in Brevard County. Investors - start to build up your inventory while you can. This is a gated community. The unit features central AC, city water and sewer. Fridge and stove convey.

21. 2024-05-02
    soldstatus $28,000

    Show marketing remark (371 chars)

    Great investment for someone like you. Tenant already in place Other 1 bedroom units currently renting for $775 to $850 per month. You will find NOTHING like this for under $70k anywhere in Brevard County. Investors - start to build up your inventory while you can. This is a gated community. The unit features central AC, city water and sewer. Fridge and stove convey.

22. 2024-04-18
    status Pending 371-char remark

    Show marketing remark (371 chars)

    Great investment for someone like you. Tenant already in place Other 1 bedroom units currently renting for $775 to $850 per month. You will find NOTHING like this for under $70k anywhere in Brevard County. Investors - start to build up your inventory while you can. This is a gated community. The unit features central AC, city water and sewer. Fridge and stove convey.

23. 2024-01-03
    status Active 371-char remark

    Show marketing remark (371 chars)

    Great investment for someone like you. Tenant already in place Other 1 bedroom units currently renting for $775 to $850 per month. You will find NOTHING like this for under $70k anywhere in Brevard County. Investors - start to build up your inventory while you can. This is a gated community. The unit features central AC, city water and sewer. Fridge and stove convey.

24. 2023-12-31
    historical 371-char remark

    Show marketing remark (371 chars)

    Great investment for someone like you. Tenant already in place Other 1 bedroom units currently renting for $775 to $850 per month. You will find NOTHING like this for under $70k anywhere in Brevard County. Investors - start to build up your inventory while you can. This is a gated community. The unit features central AC, city water and sewer. Fridge and stove convey.

25. 2023-09-20
    price $40,000 371-char remark

    Show marketing remark (371 chars)

    Great investment for someone like you. Tenant already in place Other 1 bedroom units currently renting for $775 to $850 per month. You will find NOTHING like this for under $70k anywhere in Brevard County. Investors - start to build up your inventory while you can. This is a gated community. The unit features central AC, city water and sewer. Fridge and stove convey.

26. 2023-02-02
    price $44,900 371-char remark

    Show marketing remark (371 chars)

    Great investment for someone like you. Tenant already in place Other 1 bedroom units currently renting for $775 to $850 per month. You will find NOTHING like this for under $70k anywhere in Brevard County. Investors - start to build up your inventory while you can. This is a gated community. The unit features central AC, city water and sewer. Fridge and stove convey.

27. 2022-12-23
    listed $49,900 Active 371-char remark

    Show marketing remark (371 chars)

    Great investment for someone like you. Tenant already in place Other 1 bedroom units currently renting for $775 to $850 per month. You will find NOTHING like this for under $70k anywhere in Brevard County. Investors - start to build up your inventory while you can. This is a gated community. The unit features central AC, city water and sewer. Fridge and stove convey.

28. 1997-12-05
    soldstatus $7,100
29. 1994-03-01
    soldstatus $1,261,100
30. 1992-12-01
    soldstatus $4,175,600
31. 1989-04-01
    soldstatus $2,616,000
32. 1981-02-01
    soldstatus $29,300

ⓘ 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: $1,036 · $86/mo
• Projected year-2 tax: $1,036 · $86/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 4/10 Moderate
• 🌡 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: $14,131
• − Mortgage interest: −$2,577
• − Property taxes: −$1,036
• − Insurance: −$230
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − HOA: −$6,816
• − Depreciation: −$1,338
• Taxable loss: −$127
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $217/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

• Score: 72/100
• State rank: #344
• US rank: #5979

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cocoa, FL
• County: Brevard County · 602,871 people
• City population: 67,424
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 14,700
• Household income: $44,469
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1007.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 45% Black 29% Hispanic / Latino 21% Two or more races 12%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1% Cuban 4%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 14% · Canada
• Languages at home: 81% English-only · Spanish 16% German/W. Germanic 2%

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: ▼ -68.95%
• Current HPI: 271.1139
• Rent YoY: ▲ 4.13%
• 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

+57.0% since first listed

18 events — show timeline

• 2026-03-24 Listed $46,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-07 Sold (Public Records) $46,500 Public Records
• 2025-03-04 Sold (MLS) $50,000 SCMLS
• 2025-02-24 Pending — SCMLS
• 2025-01-31 Listed $55,000 SCMLS
• 2024-05-02 Sold (Public Records) $28,000 Public Records
• 2024-05-02 Sold (MLS) $28,000 SCMLS
• 2024-04-18 Pending — SCMLS
• 2024-01-03 Relisted — SCMLS
• 2023-12-31 Listing Removed — SCMLS
• 2023-09-20 Price Changed $40,000 SCMLS
• 2023-02-02 Price Changed $44,900 SCMLS
• 2022-12-23 Listed $49,900 SCMLS
• 1997-12-05 Sold (Public Records) $7,100 Public Records
• 1994-03-01 Sold (Public Records) $1,261,100 Public Records
• 1992-12-01 Sold (Public Records) $4,175,600 Public Records
• 1989-04-01 Sold (Public Records) $2,616,000 Public Records
• 1981-02-01 Sold (Public Records) $29,300 Public Records

Property tax history

+17.1%/yr

Latest (2025): $1,036 · +187.0% YoY. Source: county tax records.