838 Georgia Ave · Rockledge, FL 32955

$269,900

4 bd · 2.0 ba · 2,017 sqft · SingleFamily public records · 1 Days on market

Built 1978 0.28 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 +18.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +4.7/10.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SUPER-SIZED CORNER LOT! Experience the Florida Space Coast lifestyle where sunshine, coastal charm, and everyday convenience come together. Located in the desirable Virginia Park community, this beautiful home offers freedom of homeownership with no association fees. Inside, you'll find bright, open living and dining areas, easy-care laminate and tile flooring, central air conditioning, a functional kitchen, and an oversized family room perfect for entertaining family and friends. Step outside to your spacious backyard retreat, surrounded by mature landscaping and offering endless possibilities for outdoor living, gardening, pets, play, or even a future pool. Just minutes from Cocoa Beach,

Key facts

• No association fees
• Mature landscaping
• Corner lot

Tags

• CORNER LOT
• NO ASSOCIATION FEES
• OVERSIZED FAMILY ROOM
• SPACIOUS BACKYARD RETREAT
• MATURE LANDSCAPING
• MINUTES FROM COCOA BEACH

Property features AI

Finance

• Other: Homestead property; Unfurnished
• HOA & community: No association

Exterior

• Parking: Driveway; Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/high-speed internet available; Water connected; Sewer connected
• Home design: Single-family residence; One story; South-facing; Residential zoning (R2)
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built on a 0.28-acre lot (approx. 100 x 122)
• Exterior features: Chain link fencing; Corner lot; Sidewalks; Paved roads; Trees and landscaping

Interior

• Kitchen: Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Blinds
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (3.1% below list).
• Recommended offer: $261k (3.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#81 in FL, #1,315 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A, commute A-; Watch: amenities F.
• 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 flat; 317 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 36% of the median local income ($86k/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 $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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $30k; list at $270k implies a 803% 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $261,464 (3.1% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.68%
• DSCR: 1.16
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.12% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.52×
• Total profit: $-36,318
• Equity at exit: $40,243

10-year hold

• IRR: -10.2%
• Equity multiple: 0.46×
• Total profit: $-41,064
• Equity at exit: $23,336

Cash invested: $75,572 (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 32955

• Home prices YoY: -20.7%
• Rents YoY: 0.1%
• Active inventory: 317
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,615 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$306 /mo · $3,671/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $232

Break-even live

Break-even rent $2,321

Max offer price $269,900

Occupancy floor 86%

Sensitivity live

Price	-10% $385	-5% $308	+0% $232	+5% $155	+10% $79
Rent	-10% $25	-5% $128	+0% $232	+5% $335	+10% $438
Rate	-1.0pp $368	-0.5pp $300	base $232	+0.5pp $162	+1.0pp $91

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1147 Manatee Dr Rockledge, FL	3.0	2.0	1810	$2,095	$1.16	20d	1	0.46mi
1607 Amalfi Dr Cocoa, FL	3.0–4.0	2.0	1750	$2,619	$1.50	14d	5	0.57mi
1600 Woodland Dr Unit 1 Rockledge, FL	3.0	2.0	1426	$1,995	$1.40	15d	1	1.08mi
305 Laredo Dr Cocoa, FL	1.0–3.0	1.0–2.0	1481	$2,319	$1.57	14d	28	1.29mi
102 Riverside Dr #806 Cocoa, FL	3.0	3.0	2019	$3,500	$1.73	24d	1	1.43mi

Listing history 7 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   pricedays on marketlisting id $269,900 Active 1 DOM
3. 2026-04-24
   price $285,000
4. 2026-02-04
   price $290,000
5. 2025-12-16
   listed $295,000 Active
6. 1978-04-01
   soldstatus $29,900
7. 1977-05-01
   soldstatus $20,000

ⓘ 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: $3,671 · $306/mo
• Projected year-2 tax: $3,671 · $306/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 22 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: $31,376
• − Mortgage interest: −$15,119
• − Property taxes: −$3,671
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,510
• − Management: −$2,510
• − Depreciation: −$7,852
• Taxable loss: −$1,636
• Est. tax savings @ 24.0%: +$393
• After-tax cash flow: $3,174/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 — Rockledge

• Score: 81/100
• State rank: #81
• US rank: #1315

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockledge, FL
• County: Brevard County · 602,871 people
• City population: 41,008
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 41,008
• Household income: $86,457
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1273.0

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 (69%)
• Race & ethnicity: White 69% Black 14% Hispanic / Latino 9% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Slovak 3% Romanian 2% Serbian 2%
• Foreign-born: 7% · Canada, Jamaica, Mexico
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 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: ▼ -81.70%
• Current HPI: 312.7435
• Rent YoY: ▲ 0.12%
• 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

+1325.0% since first listed

5 events — show timeline

• 2026-04-24 Price Changed $285,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-04 Price Changed $290,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-16 Listed $295,000 Stellar MLS as Distributed by MLS Grid
• 1978-04-01 Sold (Public Records) $29,900 Public Records
• 1977-05-01 Sold (Public Records) $20,000 Public Records

Property tax history

+17.5%/yr

Latest (2025): $3,671 · +4.9% YoY. Source: county tax records.