1723 Dixon Blvd #4 · Cocoa, FL 32922

$69,000

2 bd · 1.0 ba · 621 sqft · Condo public records · 187 Days on market

Built 1966 $397/mo HOA · 33% of rent

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Why this score? — see what drove the C 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 +18.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 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

One great opportunity for either a primary residence or an investment! As an investment it has been rented for $1,100.00 per month. This condo has been recently renovated with new vinyl plank flooring and everything you'd need for you to move right in. Conveniently located, it's only an 8-minute drive to Cocoa Village, 16 minutes to Port Canaveral and the cruise ships, and less than an hour to Walt Disney Resorts. To reach the condo, take exit #201 of I-95 and head east on FL-520/W King Street for 2.4 miles. Then, turn left on Clearlake Road and continue for 1.2 miles before turning left on Dixon Boulevard. The condo complex offers professional management, a community pool, and an onsite l

Key facts

• Community pool
• Recently renovated
• Vinyl plank flooring

Tags

• RECENTLY RENOVATED
• VINYL PLANK FLOORING
• COMMUNITY POOL
• ONSITE LAUNDRY FACILITY
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: Association: De Sol Property Mgmt; Monthly association fee of $397; Association covers grounds maintenance and trash

Exterior

• Parking: Parking lot
• Utilities: Public sewer; Electricity connected; Cable available
• Home design: Condominium; 2 stories; Entry level 1; Facing south; Residential use
• Construction: Block and concrete construction; Shingle roof; Other roof material
• Exterior features: Asphalt road access; Other lot features

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Wall/window unit(s) for cooling
• Interior features: Ceiling fan(s)
• Laundry & utility: Unfurnished unit (no washer/dryer included)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $69k.

Deal economics

• At list price, monthly cash flow is $66 ($798/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% 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: Saturn Elementary School (math 23% / reading 29%, grade F, #2,015 of 2,144 statewide, top 94%, 643 students, 81% FRL); Cocoa High School (math 21% / reading 27%, grade F, #529 of 667 statewide, top 80%, 1,551 students, 73% FRL) — zoned schools average 77% FRL vs 43% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 55% district-wide (-30 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 33% of the median local income ($44k/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 $477 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.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $50k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 33% 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 $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.75% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.13%
• DSCR: 1.18
• GRM: 4.8

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-5,290
• Equity at exit: $10,288

10-year hold

• IRR: 5.0%
• Equity multiple: 1.40×
• Total profit: $7,768
• Equity at exit: $5,966

Cash invested: $19,320 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,207 high
• Mortgage (P&I): −$362
• Tax from tax record: −$99 /mo · $1,190/yr
• Insurance: −$29
• HOA: −$397
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $66

Break-even live

Break-even rent $1,122

Max offer price $69,000

Occupancy floor 89%

Sensitivity live

Price	-10% $106	-5% $86	+0% $66	+5% $47	+10% $27
Rent	-10% $-29	-5% $19	+0% $66	+5% $114	+10% $162
Rate	-1.0pp $101	-0.5pp $84	base $66	+0.5pp $49	+1.0pp $30

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1723 Dixon Blvd #11 Cocoa, FL	2.0	1.0	621	$1,150	$1.85	15d	1	0.03mi
1717 Dixon Blvd #91 Cocoa, FL	2.0	1.0	661	$1,150	$1.74	25d	1	0.06mi
1711 Dixon Blvd Cocoa, FL	2.0	1.0	740	$1,262	$1.70	20d	2	0.13mi
1341 W Point Dr Unit 7 Cocoa, FL	2.0	1.0	543	$1,000	$1.84	25d	1	0.61mi
1341 W Point Dr Unit 1 Cocoa, FL	2.0	1.0	543	$1,150	$2.12	25d	1	0.61mi
1341 W Point Dr Unit 4 Cocoa, FL	2.0	1.0	543	$850	$1.57	15d	1	0.61mi
1341 W Point Dr Unit 3 Cocoa, FL	2.0	1.0	543	$1,050	$1.93	25d	1	0.61mi
1343 W Point Dr Apt 1 Cocoa, FL	2.0	1.0	543	$1,000	$1.84	25d	1	0.62mi
356 Palm Ave Unit 1 Cocoa, FL	1.0	1.0	520	$995	$1.91	25d	1	0.84mi
1524 Clearlake Rd Cocoa, FL	1.0–2.0	1.0	720	$1,822	$2.53	20d	6	0.85mi
330 Palm Ave Unit PAL332 Cocoa, FL	2.0	1.0	700	$1,200	$1.71	25d	1	0.94mi
1305 N Fiske Blvd Cocoa, FL	1.0	1.0	600	$950	$1.58	25d	1	1.02mi
1305 N Fiske Blvd Cocoa, FL	2.0	1.0	750	$1,275	$1.70	20d	1	1.02mi
1050 N Fiske Blvd Cocoa, FL	1.0–2.0	1.0	708	$1,200	$1.69	25d	2	1.02mi
1010 N Fiske Blvd Cocoa, FL	2.0	1.0–1.5	750	$1,275	$1.70	15d	8	1.08mi
870 N Cocoa Blvd Unit 1 Cocoa, FL	1.0	1.0	700	$1,250	$1.79	22d	1	1.49mi

HOA detail condo

• Monthly dues: $397 · $4,764/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-05-31
   days on market $69,000 Active 187 DOM
2. 2026-03-31
   status Active
3. 2026-03-31
   price $69,000
4. 2025-12-05
   historical
5. 2025-08-21
   status Active
6. 2025-08-20
   historical Active Under Contract
7. 2025-07-24
   listed $65,000 Active
8. 2021-04-22
   soldstatus $50,000
9. 1989-06-01
   soldstatus $18,500
10. 1989-02-01
    soldstatus $21,700

ⓘ 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: $1,190 · $99/mo
• Projected year-2 tax: $1,190 · $99/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: $14,479
• − Mortgage interest: −$3,865
• − Property taxes: −$1,190
• − Insurance: −$345
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − HOA: −$4,764
• − Depreciation: −$2,007
• Taxable loss: −$9
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $800/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

+218.0% since first listed

9 events — show timeline

• 2026-03-31 Relisted — SCMLS
• 2026-03-31 Price Changed $69,000 SCMLS
• 2025-12-05 Listing Removed — SCMLS
• 2025-08-21 Relisted — SCMLS
• 2025-08-20 Contingent — SCMLS
• 2025-07-24 Listed $65,000 SCMLS
• 2021-04-22 Sold (Public Records) $50,000 Public Records
• 1989-06-01 Sold (Public Records) $18,500 Public Records
• 1989-02-01 Sold (Public Records) $21,700 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,190 · +12.3% YoY. Source: county tax records.