2020 N Atlantic Ave Unit 302S · Cocoa Beach, FL 32931

$220,000

1 bd · 1.0 ba · 672 sqft · Condo public records · 1 Days on market

Built 1964

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.5/30.0
• 1% rule +4.7/10.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Wake up to coastal breezes and resort-style amenities in this beautifully updated Cocoa Beach condo. Natural light fills the open living and dining space through May 2026 impact sliders and windows, while crown molding and updated flooring create a polished coastal feel throughout. The kitchen features granite countertops, dark cabinetry, subway tile backsplash, and a functional peninsula design that opens seamlessly to the main living area. The spacious primary suite offers plantation shutters, rich wood flooring, balcony access, and a beautifully updated bath with dual-sink granite vanity and glass-enclosed shower. A standout feature is the expansive wraparound balcony, restored and fresh

Key facts

• Plantation shutters
• Updated flooring
• Granite countertops

Tags

• RESORT STYLE AMENITIES
• UPDATED FLOORING
• GRANITE COUNTERTOPS
• SUBWAY TILE BACKSPLASH
• FUNCTIONAL PENINSULA DESIGN
• PLANTATION SHUTTERS

Property features AI

Exterior

• Home design: Condo
• Construction: Building has elevator

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 bathroom
• Heating & cooling: Air conditioning
• Interior features: Furnished; Dishwasher

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $-470 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (2.7% below list).
• Recommended offer: $214k (2.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#398 in FL) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, housing A; Watch: cost of living C-, amenities F, commute 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.
• Market conditions: Rents rising fast (+4.1%/yr); 315 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $214,035 (2.7% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
7. 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?
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 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: 0.97% ✗
• Cap rate: 3.73%
• Cash-on-cash: -9.17%
• DSCR: 0.59
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.07% rent growth · sell at horizon

5-year hold

• IRR: -30.4%
• Equity multiple: -0.02×
• Total profit: $-62,860
• Equity at exit: $32,803

10-year hold

• IRR: -25.2%
• Equity multiple: -0.33×
• Total profit: $-81,826
• 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 32931

• Rents YoY: 4.1%
• Active inventory: 315
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,140 high
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA est. from 2 same-building comps: −$641
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-470

Break-even live

Break-even rent $2,736

Max offer price $151,919

Occupancy floor —

Sensitivity live

Price	-10% $-318	-5% $-394	+0% $-470	+5% $-547	+10% $-623
Rent	-10% $-640	-5% $-555	+0% $-470	+5% $-386	+10% $-301
Rate	-1.0pp $-360	-0.5pp $-415	base $-470	+0.5pp $-528	+1.0pp $-585

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3150 N Atlantic Ave Cocoa Beach, FL	2.0	1.0	750	$2,100	$2.80	22d	4	0.29mi
3190 N Atlantic Ave Cocoa Beach, FL	1.0–2.0	1.0	657	$2,150	$3.27	20d	3	0.42mi
3190 N Atlantic Ave Cocoa Beach, FL	1.0–2.0	1.0	657	$1,350	$2.05	24d	4	0.42mi
199 Wakulla Ln #29 Cocoa Beach, FL	2.0	1.0	725	$2,000	$2.76	24d	1	0.68mi
199 Wakulla Ln Unit 1044458P Cocoa Beach, FL	2.0	1.0	721	$3,876	$5.38	20d	1	0.68mi
199 Wakulla Ln #33 Cocoa Beach, FL	2.0	1.0	725	$1,700	$2.34	24d	1	0.68mi
117 N Orlando Ave Unit 1069189P Cocoa Beach, FL	1.0	1.0	462	$3,154	$6.83	15d	1	1.47mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $220,000 Coming Soon 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,684
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,055
• − Management: −$2,055
• − HOA: −$7,692
• − Depreciation: −$6,400
• Taxable loss: −$9,241
• Est. tax savings @ 24.0%: +$2,218
• After-tax cash flow: $-3,428/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 Beach

• Score: 71/100
• State rank: #398
• US rank: #7077

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cocoa Beach, FL
• County: Brevard County · 602,871 people
• City population: 14,174
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 14,174
• Household income: $89,457
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 445.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 7% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 4% Italian 3%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -249.02%
• Current HPI: 312.0196
• Rent YoY: ▲ 4.07%
• 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