1944 Quail Ridge Ct #701 · Cocoa, FL 32926

$165,000

2 bd · 2.0 ba · 1,067 sqft · Condo public records · 48 Days on market

Built 1989 $425/mo HOA · 22% of rent

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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 +15.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• DSCR +4.7/10.0
• Schools +4.7/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quail Ridge Condos are the best kept secret in Cocoa. This complex is beautifully kept and the units are 4 to a building all are very well laid out quite and private, this 2 bedroom is a split plan great for 2 room mates or children each bedroom has large walk in closet and bath room. Large living room dining area in between very nice kitchen with laundry room, and large out side patio inclosed with fence and has a lockable storage room . The complex has 2 swimming pools and lake. It is located just off 528 and US 1 ideal location to Orlando, KSC, Melbourne or Cocoa Beach. It has New paint, New carpet Master bedroom, New Elec Range, New Ref. and has been professionally cleaned. Ready to move into.

Key facts

• Community pool
• Quiet setting
• Private courtyard

Tags

• PRIVATE COURTYARD
• NEWER HVAC SYSTEM
• COMMUNITY POOL
• QUIET SETTING

Property features AI

Finance

• Other: No private pool; Unfurnished unit
• HOA & community: Community association managed by Sentry Management; Monthly association fee of $425; Association covers cable TV, internet, grounds maintenance, and trash; Association provides grounds maintenance

Exterior

• Parking: Parking lot
• Utilities: Public sewer; Cable available; Sewer connected
• Home design: Condominium; Single-story (1 story); Entry level: 1; North-facing
• Construction: Frame construction with wood siding; Shingle roof; Built with typical foundation (unspecified)
• Exterior features: Courtyard; Patio (screened); Privacy fenced; Shed(s)

Interior

• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fan(s); Primary bathroom has a shower (no tub)
• Laundry & utility: In-unit washer hookup; In-unit electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $64 ($764/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% 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.
• 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 (+5.6%/yr); 291 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• This rent runs 32% of the median local income ($71k/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 $1k of loan paydown is wiped out by about $5k 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 48 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $112k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
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: 1.15% ✓
• Cap rate: 6.76%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.6% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.62×
• Total profit: $-17,407
• Equity at exit: $24,602

10-year hold

• IRR: 3.4%
• Equity multiple: 1.28×
• Total profit: $12,845
• Equity at exit: $14,266

Cash invested: $46,200 (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 32926

• Home prices YoY: -16.9%
• Rents YoY: 5.6%
• Active inventory: 291
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,889 high
• Mortgage (P&I): −$865
• Tax from tax record: −$70 /mo · $838/yr
• Insurance: −$69
• HOA: −$425
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $64

Break-even live

Break-even rent $1,809

Max offer price $165,000

Occupancy floor 92%

Sensitivity live

Price	-10% $157	-5% $110	+0% $64	+5% $17	+10% $-30
Rent	-10% $-86	-5% $-11	+0% $64	+5% $138	+10% $213
Rate	-1.0pp $147	-0.5pp $106	base $64	+0.5pp $21	+1.0pp $-23

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3070 Cirrus Dr Cocoa, FL	3.0	1.0–2.0	1002	$2,326	$2.32	14d	29	0.49mi
3028 Winchester Dr Cocoa, FL	3.0	2.0	1125	$1,915	$1.70	21d	1	0.64mi
1710 University Ln #408 Cocoa, FL	2.0	2.0	864	$1,400	$1.62	15d	1	0.70mi
312 Bellair Dr Cocoa, FL	2.0	1.0	984	$1,700	$1.73	24d	1	0.74mi
1704 University Ln #701 Cocoa, FL	2.0	2.0	864	$1,225	$1.42	24d	1	0.75mi
318 Lucerne Dr Cocoa, FL	3.0	1.0	1145	$1,700	$1.48	19d	1	0.82mi
1524 Clearlake Rd Cocoa, FL	1.0–2.0	1.0	720	$1,822	$2.53	19d	6	0.87mi
214 Lucerne Dr Unit 1381666P Cocoa, FL	3.0	1.0	1151	$3,539	$3.07	14d	1	0.88mi
1514 Clearlake Rd #110 Cocoa, FL	2.0	2.0	1070	$1,295	$1.21	24d	1	0.94mi
1660 Rosetine St Unit 1 Cocoa, FL	2.0	2.0	1200	$1,645	$1.37	19d	1	0.96mi
1202 Princeton Rd Cocoa, FL	3.0	2.0	1473	$2,150	$1.46	24d	1	1.19mi
1706 Pineda St Cocoa, FL	3.0	2.0	1020	$1,700	$1.67	24d	1	1.25mi

HOA detail condo

• Monthly dues: $425 · $5,100/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $165,000 Active 48 DOM
2. 2026-06-17
   days on market $165,000 Active 47 DOM
3. 2026-06-16
   days on market $165,000 Active 46 DOM
4. 2026-06-15
   days on market $165,000 Active 45 DOM
5. 2026-06-14
   days on market $165,000 Active 43 DOM
6. 2026-06-10
   days on market $165,000 Active 40 DOM
7. 2026-06-08
   days on market $165,000 Active 38 DOM
8. 2026-06-07
   days on market $165,000 Active 37 DOM
9. 2026-06-05
   days on market $165,000 Active 34 DOM
10. 2026-06-03
    days on market $165,000 Active 33 DOM
11. 2026-06-02
    days on market $165,000 Active 32 DOM
12. 2026-06-01
    days on market $165,000 Active 31 DOM
13. 2026-05-31
    days on market $165,000 Active 30 DOM
14. 2026-05-31
    days on market $165,000 Active 29 DOM
15. 2026-05-01
    listed $165,000 Active
16. 2017-12-14
    soldstatus $112,200
17. 2017-10-07
    historical 707-char remark

    Show marketing remark (707 chars)

    Quail Ridge Condos are the best kept secret in Cocoa. This complex is beautifully kept and the units are 4 to a building all are very well laid out quite and private, this 2 bedroom is a split plan great for 2 room mates or children each bedroom has large walk in closet and bath room. Large living room dining area in between very nice kitchen with laundry room, and large out side patio inclosed with fence and has a lockable storage room . The complex has 2 swimming pools and lake. It is located just off 528 and US 1 ideal location to Orlando, KSC, Melbourne or Cocoa Beach. It has New paint, New carpet Master bedroom, New Elec Range, New Ref. and has been professionally cleaned. Ready to move into.

18. 2017-06-05
    listed $114,900 707-char remark

    Show marketing remark (707 chars)

    Quail Ridge Condos are the best kept secret in Cocoa. This complex is beautifully kept and the units are 4 to a building all are very well laid out quite and private, this 2 bedroom is a split plan great for 2 room mates or children each bedroom has large walk in closet and bath room. Large living room dining area in between very nice kitchen with laundry room, and large out side patio inclosed with fence and has a lockable storage room . The complex has 2 swimming pools and lake. It is located just off 528 and US 1 ideal location to Orlando, KSC, Melbourne or Cocoa Beach. It has New paint, New carpet Master bedroom, New Elec Range, New Ref. and has been professionally cleaned. Ready to move into.

19. 2016-08-16
    historical 494-char remark

    Show marketing remark (494 chars)

    BEST KEPT SECRET IN THIS AREA: Best geographical location to almost everywhere. It is just off 524 and I 95, 528 and US 1. Very near Brevard Community College and UCF extension. This unit is in a lovely well kept community with 2 pools. The unit has fresh paint, newer appliances and new AC in 2006. Great for family or for sharing with room mate. It is a split plan with each having their own bath. Patio with privacy fence and extra storage, this makes it feel more like a home. Easy to show.

20. 2007-11-10
    listed $129,900 494-char remark

    Show marketing remark (494 chars)

    BEST KEPT SECRET IN THIS AREA: Best geographical location to almost everywhere. It is just off 524 and I 95, 528 and US 1. Very near Brevard Community College and UCF extension. This unit is in a lovely well kept community with 2 pools. The unit has fresh paint, newer appliances and new AC in 2006. Great for family or for sharing with room mate. It is a split plan with each having their own bath. Patio with privacy fence and extra storage, this makes it feel more like a home. Easy to show.

21. 2005-07-26
    soldstatus $159,900
22. 2005-07-22
    soldstatus $159,900
23. 2005-05-20
    listed $159,900
24. 2003-09-17
    soldstatus $79,000
25. 1989-05-01
    soldstatus $49,900

ⓘ 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: $838 · $70/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$531/yr (+$44/mo · 63.4%)

ⓘ 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 5/10 Major
• 🌡 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: $22,671
• − Mortgage interest: −$9,243
• − Property taxes: −$838
• − Insurance: −$825
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − HOA: −$5,100
• − Depreciation: −$4,800
• Taxable loss: −$1,762
• Est. tax savings @ 24.0%: +$423
• After-tax cash flow: $1,187/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): 23,505
• Household income: $70,735
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 782.0

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 (72%)
• Race & ethnicity: White 72% Black 11% Hispanic / Latino 10% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 5% · Canada, Vietnam, Jamaica
• Languages at home: 91% English-only · Spanish 6% Vietnamese 1% German/W. Germanic 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: ▼ -68.32%
• Current HPI: 335.1251
• Rent YoY: ▲ 5.60%
• 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

+230.7% since first listed

11 events — show timeline

• 2026-05-01 Listed $165,000 SCMLS
• 2017-12-14 Sold (Public Records) $112,200 Public Records
• 2017-10-07 Listing Removed — SCMLS
• 2017-06-05 Listed $114,900 SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2007-11-10 Listed $129,900 SCMLS
• 2005-07-26 Sold (Public Records) $159,900 Public Records
• 2005-07-22 Sold (MLS) $159,900 SCMLS
• 2005-05-20 Listed $159,900 SCMLS
• 2003-09-17 Sold (Public Records) $79,000 Public Records
• 1989-05-01 Sold (Public Records) $49,900 Public Records

Property tax history

-1.7%/yr

Latest (2025): $838 · +2.3% YoY. Source: county tax records.