306 Buttonwood Ct · Cocoa, FL 32926

$177,000

3 bd · 2.0 ba · 1,311 sqft · Manufactured public records · 90 Days on market

Built 2000 0.53 ac lot $115/mo HOA · 6% 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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +6.4/10.0
• 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

Well-maintained 2 bedroom, 2 bath home in an active gated 55+ lakefront community with clubhouse and pool. This inviting residence features an open floor plan, spacious open kitchen, and a relaxing screened porch perfect for enjoying Florida's beautiful weather. A 2-car carport, recent roof, and newer A/C add value and peace of mind. Ideal as a retirement retreat or second home for northern buyers seeking the Florida lifestyle of sun and water. Conveniently located near Orlando International Airport, Disney, and just a short drive to area beaches.

Key facts

• Lakefront community
• Clubhouse
• Newer a/c

Tags

• LAKEFRONT COMMUNITY
• CLUBHOUSE
• SCREENED PORCH
• RECENT ROOF
• NEWER A/C

Property features AI

Finance

• Other: Private maintained asphalt road; Lot approximately 0.53 acres (1/2 to less than 1 acre); Building area and living area reported from public records
• Financial info: Lease restrictions apply
• HOA & community: HOA: Forest Lakes of Cocoa; Monthly HOA $115 (includes pool and grounds maintenance); HOA amenities include clubhouse, laundry, maintenance, pool, shuffleboard court; Association approval required; Senior community; Pets allowed (cats and dogs, with number limit)

Exterior

• Parking: Driveway; 2-space carport
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Manufactured double-wide home; Single-story; Faces east
• Construction: Vinyl siding; Shingle roof; Other foundation
• Exterior features: Rain gutters; Sliding doors; Outdoor storage; In-ground heated pool

Interior

• Kitchen: Disposal; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Formal dining area; Window treatments
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $177k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $177k).
• Recommended offer: $166k (6.0% 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 (+5.6%/yr); 291 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 34% 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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $82k; list at $177k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,380 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.14% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.84%
• DSCR: 1.30
• 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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-5,177
• Equity at exit: $26,391

10-year hold

• IRR: 9.8%
• Equity multiple: 1.86×
• Total profit: $42,490
• Equity at exit: $15,304

Cash invested: $49,560 (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: $2,021 medium
• Mortgage (P&I): −$928
• Tax from tax record: −$197 /mo · $2,365/yr
• Insurance: −$74
• HOA: −$115
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $283

Break-even live

Break-even rent $1,663

Max offer price $177,000

Occupancy floor 81%

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: $44,250
• Closing costs: $5,310
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
527 A Ln Cocoa, FL	3.0	1.0	1500	$1,800	$1.20	23d	1	0.62mi
3782 Catalina Dr Cocoa, FL	3.0	2.0	1404	$2,075	$1.48	23d	1	1.00mi
4164 Fishermans Pl Cocoa, FL	2.0	2.0	1200	$1,625	$1.35	23d	1	1.42mi

HOA detail

• Monthly dues: $115 · $1,380/yr
• Likely covers: waterpoolsecurity

Listing history 21 events

1. 2026-06-18
   days on market $177,000 Active 90 DOM
2. 2026-06-17
   days on market $177,000 Active 89 DOM
3. 2026-06-16
   days on market $177,000 Active 88 DOM
4. 2026-06-15
   days on market $177,000 Active 87 DOM
5. 2026-06-14
   days on market $177,000 Active 85 DOM
6. 2026-06-10
   days on market $177,000 Active 82 DOM
7. 2026-06-08
   days on market $177,000 Active 80 DOM
8. 2026-06-07
   days on market $177,000 Active 79 DOM
9. 2026-06-05
   days on market $177,000 Active 76 DOM
10. 2026-06-03
    days on market $177,000 Active 75 DOM
11. 2026-06-02
    days on market $177,000 Active 74 DOM
12. 2026-06-01
    days on market $177,000 Active 73 DOM
13. 2026-05-31
    days on market $177,000 Active 72 DOM
14. 2026-05-31
    days on market $177,000 Active 71 DOM
15. 2026-04-21
    price $177,000

    Show marketing remark (553 chars)

    Well-maintained 2 bedroom, 2 bath home in an active gated 55+ lakefront community with clubhouse and pool. This inviting residence features an open floor plan, spacious open kitchen, and a relaxing screened porch perfect for enjoying Florida's beautiful weather. A 2-car carport, recent roof, and newer A/C add value and peace of mind. Ideal as a retirement retreat or second home for northern buyers seeking the Florida lifestyle of sun and water. Conveniently located near Orlando International Airport, Disney, and just a short drive to area beaches.

16. 2026-04-21
    price $177,000 553-char remark

    Show marketing remark (553 chars)

    Well-maintained 2 bedroom, 2 bath home in an active gated 55+ lakefront community with clubhouse and pool. This inviting residence features an open floor plan, spacious open kitchen, and a relaxing screened porch perfect for enjoying Florida's beautiful weather. A 2-car carport, recent roof, and newer A/C add value and peace of mind. Ideal as a retirement retreat or second home for northern buyers seeking the Florida lifestyle of sun and water. Conveniently located near Orlando International Airport, Disney, and just a short drive to area beaches.

17. 2026-03-20
    listed $186,000 Active
18. 2026-03-13
    listed $186,000 Active 553-char remark

    Show marketing remark (553 chars)

    Well-maintained 2 bedroom, 2 bath home in an active gated 55+ lakefront community with clubhouse and pool. This inviting residence features an open floor plan, spacious open kitchen, and a relaxing screened porch perfect for enjoying Florida's beautiful weather. A 2-car carport, recent roof, and newer A/C add value and peace of mind. Ideal as a retirement retreat or second home for northern buyers seeking the Florida lifestyle of sun and water. Conveniently located near Orlando International Airport, Disney, and just a short drive to area beaches.

19. 2026-03-03
    historical $186,000 553-char remark

    Show marketing remark (553 chars)

    Well-maintained 2 bedroom, 2 bath home in an active gated 55+ lakefront community with clubhouse and pool. This inviting residence features an open floor plan, spacious open kitchen, and a relaxing screened porch perfect for enjoying Florida's beautiful weather. A 2-car carport, recent roof, and newer A/C add value and peace of mind. Ideal as a retirement retreat or second home for northern buyers seeking the Florida lifestyle of sun and water. Conveniently located near Orlando International Airport, Disney, and just a short drive to area beaches.

20. 2002-11-05
    soldstatus $82,000
21. 1992-09-01
    soldstatus $19,000

ⓘ 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: $2,365 · $197/mo
• Projected year-2 tax: $2,365 · $197/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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 21 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: $24,252
• − Mortgage interest: −$9,915
• − Property taxes: −$2,365
• − Insurance: −$885
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − HOA: −$1,380
• − Depreciation: −$5,149
• Taxable income: $677
• Est. tax owed @ 24.0%: −$163
• After-tax cash flow: $3,228/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

• 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

+831.6% since first listed

7 events — show timeline

• 2026-04-21 Price Changed $177,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $177,000 SCMLS
• 2026-03-20 Listed $186,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Listed $186,000 SCMLS
• 2026-03-03 Coming Soon $186,000 SCMLS
• 2002-11-05 Sold (Public Records) $82,000 Public Records
• 1992-09-01 Sold (Public Records) $19,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,365 · +11.9% YoY. Source: county tax records.