The Paradise Way Plan · Cocoa West, FL 32926

$79,900

3 bd · 2.0 ba · 1,152 sqft · SingleFamily · 140 Days on market

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Rent growth +3.9/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

COMING SOON - Brand New Home in Cocoa, FL! Currently under construction, this 3-bedroom, 2-bath, 1,152 sq. ft. home features an open floor plan where the living room flows seamlessly into the kitchen-perfect for entertaining or relaxing at home. The primary bedroom boasts a private ensuite and spacious closet, while the additional bedrooms provide flexible space for an office, gym, guest room, or extra storage. Buy before delivery and receive 5% off! Call today, speak with our sales agent, and secure this home before it's gone!

Key facts

• Listed 139 days

Property features AI

Finance

• Financial info: List price $79,900

Exterior

• Utilities: Electric service; Central HVAC
• Home design: The Paradise Way plan; Addressed in Cocoa, FL
• Exterior features: Plan home in a residential community

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Open living area

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $959 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#481 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools F, amenities F, commute 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 rising fast (+5.6%/yr); 291 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 32% 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 $552 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 + 5.6% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.39% ✓
• Cap rate: 20.70%
• Cash-on-cash: 51.45%
• DSCR: 3.29
• GRM: 3.5

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: 52.3%
• Equity multiple: 3.38×
• Total profit: $53,306
• Equity at exit: $11,913

10-year hold

• IRR: 58.6%
• Equity multiple: 7.59×
• Total profit: $147,421
• Equity at exit: $6,908

Cash invested: $22,372 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,913 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $959

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 45%

Sensitivity live

Price	-10% $1,014	-5% $987	+0% $959	+5% $932	+10% $904
Rent	-10% $808	-5% $884	+0% $959	+5% $1,035	+10% $1,110
Rate	-1.0pp $999	-0.5pp $979	base $959	+0.5pp $938	+1.0pp $917

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3782 Catalina Dr Cocoa, FL	3.0	2.0	1404	$2,075	$1.48	24d	1	0.20mi
557 Cox St Cocoa, FL	3.0	1.0	814	$1,730	$2.13	24d	1	0.32mi
527 A Ln Cocoa, FL	3.0	1.0	1500	$1,800	$1.20	24d	1	0.49mi
305 Laredo Dr Cocoa, FL	1.0–3.0	1.0–2.0	1481	$2,319	$1.57	15d	28	0.89mi
2506 Stratford Dr Cocoa, FL	3.0	1.5	936	$1,700	$1.82	24d	1	1.05mi
412 Country Lane Dr Cocoa, FL	2.0	1.0	816	$1,300	$1.59	15d	1	1.17mi
902 Canal Dr Cocoa, FL	2.0	1.0	928	$1,350	$1.45	15d	1	1.23mi
2467 Mercury Dr Cocoa, FL	2.0	1.5	814	$1,400	$1.72	24d	1	1.29mi
2449 Mercury Dr Cocoa, FL	2.0	2.0	984	$1,650	$1.68	22d	1	1.33mi
706 Lunar Lake Cir Unit B Cocoa, FL	2.0	2.0	843	$1,450	$1.72	20d	1	1.38mi
4164 Fishermans Pl Cocoa, FL	2.0	2.0	1200	$1,625	$1.35	24d	1	1.40mi
739 Lunar Lake Cir Cocoa, FL	2.0	1.0	814	$1,100	$1.35	24d	1	1.45mi

Listing history 13 events

1. 2026-06-18
   days on market $79,900 Active 140 DOM
2. 2026-06-17
   days on market $79,900 Active 139 DOM
3. 2026-06-16
   days on market $79,900 Active 138 DOM
4. 2026-06-15
   days on market $79,900 Active 137 DOM
5. 2026-06-14
   days on market $79,900 Active 135 DOM
6. 2026-06-10
   days on market $79,900 Active 132 DOM
7. 2026-06-08
   days on market $79,900 Active 130 DOM
8. 2026-06-07
   days on market $79,900 Active 129 DOM
9. 2026-06-05
   days on market $79,900 Active 126 DOM
10. 2026-06-03
    days on market $79,900 Active 125 DOM
11. 2026-06-02
    days on market $79,900 Active 124 DOM
12. 2026-06-01
    days on market $79,900 Active 123 DOM
13. 2026-05-31
    days on market $79,900 Active 122 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% 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: $22,957
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − Depreciation: −$2,324
• Taxable income: $10,886
• Est. tax owed @ 24.0%: −$2,613
• After-tax cash flow: $8,897/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 West

• Score: 69/100
• State rank: #481
• US rank: #8792

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cocoa West, FL
• County: Brevard County · 602,871 people
• 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