1711 Dixon Blvd #198 · Cocoa, FL 32922

$53,000

1 bd · 1.0 ba · 444 sqft · Condo public records · 53 Days on market

Built 1966 $284/mo HOA · 27% of rent

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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 +27.6/30.0
• 1% rule +10.0/10.0
• DSCR +9.7/10.0
• 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

1 Bedroom 1 bath condo located in Cocoa FL. this condo can be an investment opportunity or your cozy home . Allen Condo apartment is located near the Cape Canaveral area, close to dining, shopping areas and the beaches. The community offers a pool, well maintained complex.

Key facts

• Near cape canaveral
• Close to dining
• Close to shopping

Tags

• INVESTMENT OPPORTUNITY
• NEAR CAPE CANAVERAL
• CLOSE TO DINING
• CLOSE TO SHOPPING
• CLOSE TO BEACHES
• COMMUNITY OFFERS POOL

Property features AI

Finance

• Other: Lot served by asphalt roads; Lot area recorded as 6.69 acres (property-level detail)
• Financial info: Lease restrictions apply
• HOA & community: Monthly HOA fee of $284.06; HOA includes pool and water; Association approval required; Buyer approval required for the community; Pets allowed with breed restrictions

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Residential condominium; South-facing; One-level unit (floor 1); Two-story building
• Construction: Block construction; Shingle roof; Slab foundation; Built within a building identified as 1711
• Exterior features: Other exterior features

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Wall/Window air conditioning units
• Interior features: Ceiling fans
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $53k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).
• Recommended offer: $51k (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.
• Market conditions: Rents rising fast (+4.1%/yr); 167 active listings in the ZIP; lower-income renter base — watch delinquency; 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 $366 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 $15k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask is 6525% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $31k; list at $53k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: major flood risk; 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 $51,410 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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 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?
7. 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?
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: 1.97% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.80%
• DSCR: 1.57
• GRM: 4.2

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: 4.9%
• Equity multiple: 1.19×
• Total profit: $2,894
• Equity at exit: $7,902

10-year hold

• IRR: 16.1%
• Equity multiple: 2.44×
• Total profit: $21,363
• Equity at exit: $4,582

Cash invested: $14,840 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$278
• Tax from tax record: −$84 /mo · $1,005/yr
• Insurance: −$22
• HOA: −$284
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $158

Break-even live

Break-even rent $845

Max offer price $53,000

Occupancy floor 80%

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $284 · $3,408/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-05-15
   status Pending
2. 2026-03-26
   historical $800
3. 2026-03-24
   listed $800
4. 2026-03-24
   historical $800
5. 2026-03-23
   listed $53,000 Active
6. 2025-09-25
   listed $800
7. 2025-09-25
   historical $800
8. 2025-09-25
   listed $800
9. 2025-05-26
   historical $800
10. 2024-12-12
    listed $800
11. 2024-12-12
    historical $800
12. 2024-11-12
    price $800
13. 2024-11-12
    historical $850
14. 2024-11-12
    listed $850
15. 2024-01-23
    price $850
16. 2023-12-13
    listed $875
17. 2013-01-18
    soldstatus $31,000
18. 2012-06-28
    soldstatus $338,800
19. 2007-07-23
    soldstatus $5,500,000
20. 1998-07-06
    soldstatus $82,500
21. 1980-10-01
    soldstatus $4,125,000

ⓘ 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: $1,005 · $84/mo
• Projected year-2 tax: $1,005 · $84/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 6/10 Major FEMA zone X (unshaded) · 71% 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: $12,548
• − Mortgage interest: −$2,969
• − Property taxes: −$1,005
• − Insurance: −$265
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − HOA: −$3,408
• − Depreciation: −$1,542
• Taxable income: $1,351
• Est. tax owed @ 24.0%: −$324
• After-tax cash flow: $1,575/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

-98.7% since first listed

21 events — show timeline

• 2026-05-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Rental Removed $800 APPFOLIO
• 2026-03-24 Listed for Rent $800 APPFOLIO
• 2026-03-24 Rental Removed $800 STELLARMLS
• 2026-03-23 Listed $53,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-25 Listed for Rent $800 STELLARMLS
• 2025-09-25 Rental Removed $800 APPFOLIO
• 2025-09-25 Listed for Rent $800 APPFOLIO
• 2025-05-26 Rental Removed $800 APPFOLIO
• 2024-12-12 Listed for Rent $800 APPFOLIO
• 2024-12-12 Rental Removed $800 STELLARMLS
• 2024-11-12 Price Changed $800 STELLARMLS
• 2024-11-12 Rental Removed $850 APPFOLIO
• 2024-11-12 Listed for Rent $850 APPFOLIO
• 2024-01-23 Price Changed $850 STELLARMLS
• 2023-12-13 Listed for Rent $875 STELLARMLS
• 2013-01-18 Sold (Public Records) $31,000 Public Records
• 2012-06-28 Sold (Public Records) $338,800 Public Records
• 2007-07-23 Sold (Public Records) $5,500,000 Public Records
• 1998-07-06 Sold (Public Records) $82,500 Public Records
• 1980-10-01 Sold (Public Records) $4,125,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,005 · +14.4% YoY. Source: county tax records.