7170 Whitney Ave · Port St. John, FL 32927

$314,900

3 bd · 2.0 ba · 1,064 sqft · SingleFamily public records · 11 Days on market

Built 1985 10,454 sqft 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 +13.7/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• DSCR +4.1/10.0
• Rent growth +3.1/5.0
• 1% rule +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this Beautifully Remodeled home ready for new family memories. New New New Roof, Water Heater, Luxury vinyl Floors throughout, Cabinets, Granite countertops, Bathroom fixtures, Tile showers, stainless steel appliances, doors, trim, lighting, painting inside and out and more. Huge fenced in yard for backyard barbeques and family fun. Large screened in patio to enjoy the nice Florida evenings without being bothered by insects. Enjoy the natural light streaming through the large sliding glass door, highlighting the beautiful flooring throughout. Conveniently located near beaches, local amenities and parks. This home will be great for comfortable living and entertaining. Come check it out!

Key facts

• Water heater
• Tile showers
• Luxury vinyl floors

Tags

• REMODELED HOME
• NEW ROOF
• WATER HEATER
• LUXURY VINYL FLOORS
• GRANITE COUNTERTOPS
• TILE SHOWERS

Property features AI

Finance

• Other: Property zoned RU17
• Financial info: Lease restrictions apply
• HOA & community: No community amenities

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Septic tank sewer; Electricity connected; Water connected
• Home design: Single family residence; Residential property; One story; Faces east; Homesteaded
• Construction: Block, brick and stucco construction; Shingle roof; Slab foundation; Built on a 0.24-acre lot (approx. 84 x 125)
• Exterior features: Storage; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan; 7 total rooms
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $25 ($295/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 $240k (23.9% below list).
• Recommended offer: $240k (23.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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 (+2.5%/yr); 224 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 33% 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 $9k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $72k; list at $315k implies a 337% 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,623 (23.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.76% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.48% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-50,861
• Equity at exit: $46,953

10-year hold

• IRR: -9.0%
• Equity multiple: 0.46×
• Total profit: $-47,957
• Equity at exit: $27,227

Cash invested: $88,172 (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 32927

• Home prices YoY: -19.4%
• Rents YoY: 2.5%
• Active inventory: 224
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,396 medium
• Mortgage (P&I): −$1,651
• Tax from tax record: −$86 /mo · $1,030/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $25

Break-even live

Break-even rent $2,365

Max offer price $314,900

Occupancy floor 94%

Sensitivity live

Price	-10% $203	-5% $114	+0% $25	+5% $-65	+10% $-154
Rent	-10% $-165	-5% $-70	+0% $25	+5% $119	+10% $214
Rate	-1.0pp $183	-0.5pp $105	base $25	+0.5pp $-57	+1.0pp $-140

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5075 Hogan Pl Unit 2 Cocoa, FL	2.0	1.0	1200	$1,500	$1.25	24d	1	0.74mi
6655 Corto Rd Cocoa, FL	3.0	2.0	1441	$3,300	$2.29	14d	1	0.81mi
5215 Holden Rd Cocoa, FL	3.0	2.0	1480	$2,185	$1.48	19d	1	1.20mi

Listing history 9 events

1. 2026-06-18
   days on market $314,900 Active 11 DOM
2. 2026-06-18
   price $314,900 Active 10 DOM
3. 2026-06-17
   days on market $319,900 Active 10 DOM
4. 2026-06-16
   days on market $319,900 Active 9 DOM
5. 2026-06-15
   days on market $319,900 Active 8 DOM
6. 2026-06-14
   days on market $319,900 Active 6 DOM
7. 2026-06-10
   days on market $319,900 Active 3 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $319,900 Active 1 DOM

ⓘ 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: $1,030 · $86/mo
• Projected year-2 tax: $2,614 · $218/mo
• Expected delta: +$1,584/yr (+$132/mo · 153.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $28,755
• − Mortgage interest: −$17,639
• − Property taxes: −$1,030
• − Insurance: −$1,574
• − Repairs & maintenance: −$2,300
• − Management: −$2,300
• − Depreciation: −$9,161
• Taxable loss: −$5,251
• Est. tax savings @ 24.0%: +$1,260
• After-tax cash flow: $1,555/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 — Port St. John

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Port St. John, FL
• County: Brevard County · 602,871 people
• City population: 28,493
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 29,219
• Household income: $86,075
• Rent vs Own: 7.7% rent · 92.3% own
• Severe rent burden: 192.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 5% Black 5%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -79.36%
• Current HPI: 330.5099
• Rent YoY: ▲ 2.48%
• 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

+487.0% since first listed

6 events — show timeline

• 2026-06-07 Listed $319,900 Stellar MLS as Distributed by MLS Grid
• 2026-06-05 Listed $319,900 SCMLS
• 2000-02-02 Sold (Public Records) $72,000 Public Records
• 2000-01-27 Sold (Public Records) $48,700 Public Records
• 1993-01-04 Sold (Public Records) $69,900 Public Records
• 1986-07-01 Sold (Public Records) $54,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,030 · +8.8% YoY. Source: county tax records.