2360 Cottonwood Ave · June Park, FL 32904

$250,000

3 bd · 2.0 ba · 1,427 sqft · SingleFamily public records · 134 Days on market

Built 1958 0.31 ac lot

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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 +12.8/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Motivated seller! Two lots behind are listed for $15,000 MLS# 1068007. Buy together for total of . 49 acres stretching from Cottonwood to Washington. Own a piece of tranquil of June Park. This Old Florida renovation is nearly complete waiting for the finish work that makes it really personal. The Coquina Rock Facade is original. 6 inches of rock has been laid to prep the driveway for pavers. The Standing Seam Steel Roof will weather the storm along with impact windows and all concrete construction. Professional, permitted construction. No sagging floors here as they are concrete slab. All new plumbing and electric work with licensed contractor. Extensive footing reinforcement has been done

Key facts

• New plumbing
• Concrete block
• New electric

Tags

• STANDING SEAM STEEL ROOF
• IMPACT WINDOWS
• CONCRETE BLOCK
• POURED CONCRETE
• NEW PLUMBING
• NEW ELECTRIC

Property features AI

Finance

• Financial info: Tax information available

Exterior

• Parking: Off-street parking
• Utilities: Septic tank sewer; Cable available
• Home design: Single Family Residence; Faces east
• Construction: Block and concrete construction
• Exterior features: Few trees on the lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Residential use; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-25 ($-295/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (19.4% below list).
• Recommended offer: $201k (19.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#306 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: amenities F, commute F, health & safety 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: Meadowlane Primary Elementary School (650 students, 47% FRL); Central Middle School (math 50% / reading 48%, grade C-, #265 of 571 statewide, top 48%, 1,127 students, 53% FRL); Melbourne Senior High School (math 43% / reading 57%, grade D+, #175 of 667 statewide, top 27%, 2,249 students, 31% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: Rents soft (-0.3%/yr); 304 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $8k 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 134 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $56k; list at $250k implies a 346% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $201,473 (19.4% 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. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 0.81% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.31×
• Total profit: $-48,020
• Equity at exit: $37,276

10-year hold

• IRR: -21.0%
• Equity multiple: 0.05×
• Total profit: $-66,805
• Equity at exit: $21,615

Cash invested: $70,000 (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 32904

• Rents YoY: -0.3%
• Active inventory: 304
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,015 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$201 /mo · $2,412/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-25

Break-even live

Break-even rent $2,046

Max offer price $245,655

Occupancy floor 96%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
338 Elm St Melbourne, FL	2.0	1.0	992	$1,400	$1.41	14d	1	0.24mi
325 Lago Cir West Melbourne, FL	1.0–3.0	1.0–2.0	954	$1,998	$2.09	13d	28	0.97mi
2114 Nebula Way West Melbourne, FL	1.0–2.0	1.0–2.0	982	$2,031	$2.07	13d	15	1.01mi
220 Belgian Dr Melbourne, FL	1.0–3.0	1.0–2.0	1104	$2,022	$1.83	1d	37	1.28mi
122 Laurel Oak St West Melbourne, FL	2.0	1.0	1008	$1,450	$1.44	23d	1	1.29mi
4850 Heritage Lakes BLVD West Melbourne, FL	1.0–3.0	1.0–2.5	1018	$2,444	$2.40	13d	119	1.40mi
197 Dayton Blvd Melbourne Village, FL	3.0	2.5	1656	$2,500	$1.51	23d	1	1.42mi
193 Dayton Blvd Melbourne Village, FL	3.0	2.5	1656	$2,500	$1.51	23d	1	1.42mi
195 Dayton Blvd Melbourne, FL	3.0	2.5	1656	$2,500	$1.51	23d	1	1.42mi
3184 Burdock Ave Melbourne, FL	3.0	2.0	1874	$2,200	$1.17	14d	1	1.43mi
2824 Coleman Ct Melbourne Village, FL	2.0	2.0	1200	$1,600	$1.33	23d	1	1.44mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $250,000 Pending 134 DOM
2. 2026-06-05
   days on market $250,000 Active 133 DOM
3. 2026-06-03
   days on market $250,000 Active 132 DOM
4. 2026-06-02
   days on market $250,000 Active 131 DOM
5. 2026-06-01
   days on market $250,000 Active 130 DOM
6. 2026-05-31
   days on market $250,000 Active 129 DOM
7. 2026-05-31
   days on market $250,000 Active 128 DOM
8. 2026-01-19
   listed $250,000 Active
9. 1987-06-01
   soldstatus $56,000

ⓘ 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: $2,412 · $201/mo
• Projected year-2 tax: $2,412 · $201/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 1/10 Low
• 🌡 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: $24,177
• − Mortgage interest: −$14,004
• − Property taxes: −$2,412
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − Depreciation: −$7,273
• Taxable loss: −$4,631
• Est. tax savings @ 24.0%: +$1,111
• After-tax cash flow: $816/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 — June Park

• Score: 73/100
• State rank: #306
• US rank: #5177

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: June Park, FL
• County: Brevard County · 602,871 people
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 37,241
• Household income: $90,673
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 597.0

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% Hispanic / Latino 14% Two or more races 10% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 84% English-only · Spanish 8% Other Indo-European 2% Chinese 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: ▼ -195.98%
• Current HPI: 304.2546
• Rent YoY: ▼ -0.32%
• 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

+346.4% since first listed

2 events — show timeline

• 2026-01-19 Listed $250,000 SCMLS
• 1987-06-01 Sold (Public Records) $56,000 Public Records

Property tax history

+13.0%/yr

Latest (2025): $2,412 · +3.7% YoY. Source: county tax records.