1523 Clear Lake Ct · Cocoa, FL 32922

$50,000

3 bd · 2.0 ba · 1,638 sqft · SingleFamily public records · 8 Days on market

Built 1952 0.28 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Quite street ,

Key facts

• 0.28 acre lot
• Garage
• Built 1952

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $901 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).

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.
• Zoned schools: Cambridge Elementary Magnet School (math 38% / reading 31%, grade F, #1,709 of 2,144 statewide, top 81%, 495 students, 78% FRL); Cocoa High School (math 21% / reading 27%, grade F, #529 of 667 statewide, top 80%, 1,551 students, 73% FRL) — zoned schools average 76% FRL vs 43% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 55% district-wide (-26 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 (+4.1%/yr); 167 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• At $1,702/mo this rent would consume 46% of the median local household income ($44k/yr) (locally 1007% 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 $346 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $27k; list at $50k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $50,000

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 3.40% ✓
• Cap rate: 27.91%
• Cash-on-cash: 77.21%
• DSCR: 4.44
• GRM: 2.4

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: 78.6%
• Equity multiple: 4.67×
• Total profit: $51,312
• Equity at exit: $7,455

10-year hold

• IRR: 82.5%
• Equity multiple: 10.08×
• Total profit: $127,124
• Equity at exit: $4,323

Cash invested: $14,000 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,702 high
• Mortgage (P&I): −$262
• Tax from tax record: −$161 /mo · $1,931/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $901

Break-even live

Break-even rent $562

Max offer price $50,000

Occupancy floor 42%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1660 Rosetine St Unit 1 Cocoa, FL	2.0	2.0	1200	$1,645	$1.37	19d	1	0.53mi
1202 Princeton Rd Cocoa, FL	3.0	2.0	1473	$2,150	$1.46	23d	1	0.54mi
1105 Myrtle Ln Cocoa, FL	3.0	1.5	1232	$1,800	$1.46	14d	1	0.58mi
1514 Clearlake Rd #110 Cocoa, FL	2.0	2.0	1070	$1,295	$1.21	23d	1	0.62mi
2392 Mars Ct Unit 2392 Cocoa, FL	2.0	1.5	1628	$1,295	$0.80	23d	1	1.00mi
420 N Fiske Blvd Cocoa, FL	3.0	1.5	1382	$1,695	$1.23	23d	1	1.05mi
318 Lucerne Dr Cocoa, FL	3.0	1.0	1145	$1,700	$1.48	19d	1	1.21mi
1515 Peachtree St Cocoa, FL	3.0	2.0	1056	$1,475	$1.40	23d	1	1.23mi
305 Prospect Ave Cocoa, FL	3.0	1.0	1180	$1,595	$1.35	23d	1	1.25mi
214 Lucerne Dr Unit 1381666P Cocoa, FL	3.0	1.0	1151	$3,539	$3.07	13d	1	1.26mi
305 Edinburgh Dr Cocoa, FL	3.0	1.5	1280	$1,750	$1.37	23d	1	1.27mi

Listing history 5 events

1. 2025-03-08
   status Pending
2. 2025-03-03
   status Active
3. 2025-03-01
   status Pending
4. 2025-02-25
   listed $50,000 Active
5. 1984-11-01
   soldstatus $27,000

ⓘ 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: $1,931 · $161/mo
• Projected year-2 tax: $1,931 · $161/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 3/10 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: $20,427
• − Mortgage interest: −$2,801
• − Property taxes: −$1,931
• − Insurance: −$250
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$1,455
• Taxable income: $10,722
• Est. tax owed @ 24.0%: −$2,573
• After-tax cash flow: $8,236/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

• 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

+85.2% since first listed

5 events — show timeline

• 2025-03-08 Pending — SCMLS
• 2025-03-03 Relisted — SCMLS
• 2025-03-01 Pending — SCMLS
• 2025-02-25 Listed $50,000 SCMLS
• 1984-11-01 Sold (Public Records) $27,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,931 · +16.6% YoY. Source: county tax records.