1052 Cypress Ln · Cocoa, FL 32922

$220,000

3 bd · 2.0 ba · 1,298 sqft · SingleFamily public records · 21 Days on market

Built 2000

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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 +12.4/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

POOL HOME with NEWLY SCREENED CAGE and LARGE COVERED PATIO for ENTERTAINING! HANDICAP BATHROOM, Entrance Ramp and Wide Hallway. Updates Include Roof 2021. A/C 2021, Updated Electrical Panel, Fixtures and Fans, Interior Freshly painted. Exterior has 2 sheds, Irrigation on Reclaimed water. Customize to make it your own. Great Location to Shopping, Dining, Parks, Schools, Major Roads. CAN CLOSE QUICKLY!

Key facts

• Built 2000
• Listed 21 days

Property features AI

Exterior

• Home design: Built in 2000
• Construction: Single-family residence
• Exterior features: Located in the Pineridge subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-36 ($-436/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (25.9% below list).
• Recommended offer: $163k (25.9% below list) — sets the bar for 1% rule.

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; 23 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 44% 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 $2k of loan paydown is wiped out by about $7k 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 21 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $75k; list at $220k implies a 193% 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,988 (25.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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 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: 0.74% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.71%
• DSCR: 0.97
• GRM: 11.2

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: -16.4%
• Equity multiple: 0.41×
• Total profit: $-36,186
• Equity at exit: $32,803

10-year hold

• IRR: -6.6%
• Equity multiple: 0.56×
• Total profit: $-27,011
• Equity at exit: $19,022

Cash invested: $61,600 (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 32922

• Home prices YoY: -20.3%
• Rents YoY: 4.1%
• Active inventory: 167
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,630 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$79 /mo · $943/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-36

Break-even live

Break-even rent $1,676

Max offer price $213,582

Occupancy floor 97%

Sensitivity live

Price	-10% $88	-5% $26	+0% $-36	+5% $-99	+10% $-161
Rent	-10% $-165	-5% $-101	+0% $-36	+5% $28	+10% $92
Rate	-1.0pp $74	-0.5pp $20	base $-36	+0.5pp $-93	+1.0pp $-151

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1105 Myrtle Ln Cocoa, FL	3.0	1.5	1232	$1,800	$1.46	14d	1	0.13mi
1010 N Fiske Blvd Cocoa, FL	2.0	1.0–1.5	750	$1,275	$1.70	14d	8	0.14mi
420 N Fiske Blvd Cocoa, FL	3.0	1.5	1382	$1,695	$1.23	24d	1	0.45mi
317 Pineda St Unit B Cocoa, FL	2.0	1.0	984	$1,200	$1.22	14d	1	0.62mi
305 Edinburgh Dr Cocoa, FL	3.0	1.5	1280	$1,750	$1.37	24d	1	0.65mi
305 Prospect Ave Cocoa, FL	3.0	1.0	1180	$1,595	$1.35	24d	1	0.65mi
1706 Pineda St Cocoa, FL	3.0	2.0	1020	$1,700	$1.67	24d	1	0.75mi
118 Olive St Cocoa, FL	2.0	1.0	933	$1,350	$1.45	24d	1	0.77mi
1202 Princeton Rd Cocoa, FL	3.0	2.0	1473	$2,150	$1.46	24d	1	0.80mi
802 Forrest Ave Unit B Cocoa, FL	2.0	1.0	1000	$1,500	$1.50	24d	1	0.82mi
39 Carmalt St Unit B Cocoa, FL	2.0	1.0	1514	$1,550	$1.02	24d	1	0.92mi
14 Carmalt St Unit CSB105 Cocoa, FL	2.0	1.0	1000	$1,300	$1.30	24d	1	0.94mi
1514 Clearlake Rd #110 Cocoa, FL	2.0	2.0	1070	$1,295	$1.21	24d	1	1.05mi
1515 Peachtree St Cocoa, FL	3.0	2.0	1056	$1,475	$1.40	24d	1	1.07mi
301 Forrest Ave Cocoa, FL	2.0	1.0–2.0	619	$1,699	$2.74	24d	5	1.07mi
1660 Rosetine St Unit 1 Cocoa, FL	2.0	2.0	1200	$1,645	$1.37	19d	1	1.16mi
516 Donley St Cocoa, FL	2.0	2.0	1485	$1,800	$1.21	19d	1	1.27mi
616 S Kentucky Ave Cocoa, FL	3.0	1.0	960	$1,600	$1.67	19d	1	1.28mi
613 Paw Paw St Apt A Cocoa, FL	2.0	1.0	1104	$1,175	$1.06	24d	1	1.37mi
801 Washington St Unit A Cocoa, FL	3.0	1.5	1000	$1,760	$1.76	24d	1	1.43mi
318 Lucerne Dr Cocoa, FL	3.0	1.0	1145	$1,700	$1.48	19d	1	1.45mi
214 Lucerne Dr Unit 1381666P Cocoa, FL	3.0	1.0	1151	$3,539	$3.07	14d	1	1.47mi
2392 Mars Ct Unit 2392 Cocoa, FL	2.0	1.5	1628	$1,295	$0.80	24d	1	1.48mi

Listing history 22 events

1. 2026-06-15
   days on market $220,000 Active 21 DOM
2. 2026-06-14
   days on market $220,000 Active 19 DOM
3. 2026-06-10
   days on market $220,000 Active 16 DOM
4. 2026-06-08
   days on market $220,000 Active 14 DOM
5. 2026-06-07
   days on market $220,000 Active 13 DOM
6. 2026-06-05
   days on market $220,000 Active 10 DOM
7. 2026-06-03
   days on market $220,000 Active 9 DOM
8. 2026-06-02
   days on market $220,000 Active 8 DOM
9. 2026-06-01
   days on market $220,000 Active 7 DOM
10. 2026-05-31
    days on market $220,000 Active 6 DOM
11. 2026-05-25
    listed $220,000 Active
12. 2025-08-06
    historical 403-char remark

    Show marketing remark (403 chars)

    POOL HOME with NEWLY SCREENED CAGE and LARGE COVERED PATIO for ENTERTAINING! HANDICAP BATHROOM, Entrance Ramp and Wide Hallway. Updates Include Roof 2021. A/C 2021, Updated Electrical Panel, Fixtures and Fans, Interior Freshly painted. Exterior has 2 sheds, Irrigation on Reclaimed water. Customize to make it your own. Great Location to Shopping, Dining, Parks, Schools, Major Roads. CAN CLOSE QUICKLY!

13. 2025-05-10
    listed $225,000 Active 403-char remark

    Show marketing remark (403 chars)

    POOL HOME with NEWLY SCREENED CAGE and LARGE COVERED PATIO for ENTERTAINING! HANDICAP BATHROOM, Entrance Ramp and Wide Hallway. Updates Include Roof 2021. A/C 2021, Updated Electrical Panel, Fixtures and Fans, Interior Freshly painted. Exterior has 2 sheds, Irrigation on Reclaimed water. Customize to make it your own. Great Location to Shopping, Dining, Parks, Schools, Major Roads. CAN CLOSE QUICKLY!

14. 2016-03-09
    soldstatus $75,000
15. 2016-03-08
    soldstatus $75,000 380-char remark

    Show marketing remark (380 chars)

    Pool Home ready for new owners. Updates include newer kitchen cabinets, electric panel, Fresh interior and exterior paint. Tile flooring with new carpet in bedrooms. Large newly screened pool area with covered patio. .. great for entertaining. Fireplace in the main living area. Also, features a separate family room and indoor laundry. Not a Short Sale! Schedule a showing today.

16. 2015-10-26
    listed $79,900 380-char remark

    Show marketing remark (380 chars)

    Pool Home ready for new owners. Updates include newer kitchen cabinets, electric panel, Fresh interior and exterior paint. Tile flooring with new carpet in bedrooms. Large newly screened pool area with covered patio. .. great for entertaining. Fireplace in the main living area. Also, features a separate family room and indoor laundry. Not a Short Sale! Schedule a showing today.

17. 1998-05-18
    soldstatus $54,400
18. 1995-02-24
    soldstatus $13,500
19. 1994-03-15
    soldstatus $31,800
20. 1990-02-01
    soldstatus $50,800
21. 1987-06-01
    soldstatus $54,000
22. 1972-03-01
    soldstatus $12,600

ⓘ 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: $943 · $79/mo
• Projected year-2 tax: $1,826 · $152/mo
• Expected delta: +$883/yr (+$74/mo · 93.7%)

ⓘ 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 · 24 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: $19,559
• − Mortgage interest: −$12,323
• − Property taxes: −$943
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$6,400
• Taxable loss: −$4,337
• Est. tax savings @ 24.0%: +$1,041
• After-tax cash flow: $605/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

+1646.0% since first listed

12 events — show timeline

• 2026-05-25 Listed $220,000 FSBO.com
• 2025-08-06 Listing Removed — SCMLS
• 2025-05-10 Listed $225,000 SCMLS
• 2016-03-09 Sold (Public Records) $75,000 Public Records
• 2016-03-08 Sold (MLS) $75,000 SCMLS
• 2015-10-26 Listed $79,900 SCMLS
• 1998-05-18 Sold (Public Records) $54,400 Public Records
• 1995-02-24 Sold (Public Records) $13,500 Public Records
• 1994-03-15 Sold (Public Records) $31,800 Public Records
• 1990-02-01 Sold (Public Records) $50,800 Public Records
• 1987-06-01 Sold (Public Records) $54,000 Public Records
• 1972-03-01 Sold (Public Records) $12,600 Public Records

Property tax history

-1.6%/yr

Latest (2025): $943 · +4.4% YoY. Source: county tax records.