The Paradise Way Plan · Cocoa West, FL 32926

$79,900

3 bd · 2.0 ba · 1,152 sqft · SingleFamily · 283 Days on market

Poor condition

---

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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Condition / age +1.0/5.0
• 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 282 days

🏗️ New construction. The $79,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $182,571.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $210 ($3k/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.
• Cap rate 7.7% vs local median 6.2% in Cocoa West — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: amenities F, commute F, employment 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.
• Zoned schools: Endeavour Elementary School (math 15% / reading 20%, grade F, #2,117 of 2,144 statewide, top 99%, 717 students, 72% FRL); Ronald Mcnair Magnet Middle School (math 58% / reading 50%, grade B-, #196 of 571 statewide, top 36%, 364 students, 58% FRL); Rockledge Senior High School (math 27% / reading 49%, grade F, #328 of 667 statewide, top 50%, 1,558 students, 50% FRL) — zoned schools average 60% FRL vs 43% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 55% district-wide (-18 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 (+5.6%/yr); 475 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.
• 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 283 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.93%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $182,571
• List price: $79,900
• Delta: -56.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3783 Wood Cir E	0.16mi	3/2.0	1,248 (+8%)	2mo	$110,300	$88	77
3612 Tomlin Dr	0.30mi	3/2.0	1,128 (-2%)	9mo	$230,000	$204	75
3774 Brockington Cir	0.15mi	2/1.0 (-1)	1,056 (-8%)	13mo	$115,500	$109	59
327 Pinehill St	0.34mi	3/2.0	1,044 (-9%)	14mo	$112,500	$108	58
3832 Short St	0.27mi	3/1.5	1,066 (-8%)	21mo	$199,000	$187	55
3815 E Denton Cir	0.43mi	3/1.0	1,290 (+12%)	6mo	$215,000	$167	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.6% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.78×
• Total profit: $-11,175
• Equity at exit: $27,222

10-year hold

• IRR: 6.8%
• Equity multiple: 1.57×
• Total profit: $29,256
• Equity at exit: $15,785

Cash invested: $51,120 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 20 active · 6 under contract
• Months of supply: 40.0 mo (2%/mo absorbed)
• Median asking: $134,950 ($134/sqft)
• Median days on market: 80 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: +18.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32926

• Home prices YoY: -16.9%
• Rents YoY: 5.6%
• Active inventory: 475
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,863 high
• Mortgage (P&I): −$957
• Tax est. 1.5%: −$228 /mo · $2,739/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $210

Break-even live

Break-even rent $1,597

Max offer price $182,571

Occupancy floor 84%

Sensitivity live

Price	-10% $336	-5% $273	+0% $210	+5% $147	+10% $84
Rent	-10% $63	-5% $137	+0% $210	+5% $284	+10% $357
Rate	-1.0pp $302	-0.5pp $257	base $210	+0.5pp $163	+1.0pp $115

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: $45,643
• Closing costs: $5,477
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3782 Catalina Dr Cocoa, FL	3.0	2.0	1404	$2,075	$1.48	164d	1	0.20mi
557 Cox St Cocoa, FL	3.0	1.0	814	$1,730	$2.13	164d	1	0.32mi
557 Cox St Cocoa, FL	3.0	1.0	814	$1,730	$2.13	10d	1	0.32mi
527 A Ln Cocoa, FL	3.0	1.0	1100	$1,800	$1.64	51d	1	0.49mi
527 A Ln Cocoa, FL	3.0	1.0	1500	$1,800	$1.20	164d	1	0.49mi
304 Sun Dial Ct Cocoa, FL	2.0	2.0	924	$1,650	$1.79	51d	1	0.67mi
321 Sun Dial Ct Cocoa, FL	3.0	2.0	1328	$1,800	$1.36	10d	1	0.72mi
2506 Stratford Dr Cocoa, FL	3.0	1.5	936	$1,700	$1.82	164d	1	1.05mi
412 Country Lane Dr Cocoa, FL	2.0	1.0	816	$1,250	$1.53	107d	1	1.17mi
2532 Palmetto Dr Cocoa, FL	3.0	2.0	1120	$1,800	$1.61	10d	1	1.20mi
902 Canal Dr Cocoa, FL	2.0	1.0	928	$1,350	$1.45	155d	1	1.23mi
2467 Mercury Dr Cocoa, FL	2.0	2.0	814	$1,450	$1.78	10d	1	1.29mi
2467 Mercury Dr Cocoa, FL	2.0	1.5	814	$1,400	$1.72	164d	1	1.29mi
2449 Mercury Dr Cocoa, FL	2.0	2.0	984	$1,650	$1.68	162d	1	1.33mi
2443 Mercury Dr Cocoa, FL	2.0	1.0	814	$1,500	$1.84	10d	1	1.34mi
2456 Mercury Dr Cocoa, FL	2.0	1.5	843	$1,500	$1.78	10d	1	1.34mi
706 Lunar Lake Cir Unit B Cocoa, FL	2.0	2.0	843	$1,450	$1.72	160d	1	1.38mi
759 Lunar Lake Cir Cocoa, FL	2.0	1.5	814	$1,295	$1.59	10d	1	1.39mi
4164 Fishermans Pl Cocoa, FL	2.0	2.0	1200	$1,625	$1.35	164d	1	1.40mi
718 Lunar Lake Cir Cocoa, FL	2.0	1.5	814	$1,750	$2.15	22d	1	1.41mi
718 Lunar Lake Cir Cocoa, FL	2.0	1.5	814	$1,795	$2.21	33d	1	1.41mi
718 Lunar Lake Cir Cocoa, FL	2.0	1.5	814	$1,750	$2.15	10d	1	1.41mi
739 Lunar Lake Cir Cocoa, FL	2.0	1.0	814	$1,100	$1.35	164d	1	1.45mi

Property features AI

Finance

• Financial info: List price $79,900

Exterior

• Utilities: Electric serviceCentral HVAC
• Home design: The Paradise Way planAddressed in Cocoa, FL
• Exterior features: Plan home in a residential community

Interior

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

Listing history 50 events

1. 2026-11-08
   days on market $79,900 Active 283 DOM
2. 2026-11-07
   days on market $79,900 Active 282 DOM
3. 2026-11-06
   days on market $79,900 Active 281 DOM
4. 2026-11-05
   days on market $79,900 Active 280 DOM
5. 2026-11-04
   days on market $79,900 Active 279 DOM
6. 2026-11-02
   days on market $79,900 Active 277 DOM
7. 2026-11-01
   days on market $79,900 Active 276 DOM
8. 2026-10-31
   days on market $79,900 Active 275 DOM
9. 2026-10-30
   days on market $79,900 Active 274 DOM
10. 2026-10-29
    days on market $79,900 Active 273 DOM
11. 2026-10-28
    days on market $79,900 Active 272 DOM
12. 2026-10-27
    days on market $79,900 Active 271 DOM
13. 2026-10-26
    days on market $79,900 Active 270 DOM
14. 2026-10-25
    days on market $79,900 Active 269 DOM
15. 2026-10-24
    days on market $79,900 Active 268 DOM
16. 2026-10-23
    days on market $79,900 Active 267 DOM
17. 2026-10-22
    days on market $79,900 Active 266 DOM
18. 2026-10-21
    days on market $79,900 Active 265 DOM
19. 2026-10-20
    days on market $79,900 Active 264 DOM
20. 2026-10-19
    days on market $79,900 Active 263 DOM
21. 2026-10-18
    days on market $79,900 Active 262 DOM
22. 2026-10-17
    days on market $79,900 Active 261 DOM
23. 2026-10-16
    days on market $79,900 Active 260 DOM
24. 2026-10-15
    days on market $79,900 Active 259 DOM
25. 2026-10-14
    days on market $79,900 Active 258 DOM
26. 2026-10-13
    days on market $79,900 Active 257 DOM
27. 2026-10-12
    days on market $79,900 Active 256 DOM
28. 2026-10-11
    days on market $79,900 Active 255 DOM
29. 2026-10-10
    days on market $79,900 Active 254 DOM
30. 2026-10-09
    days on market $79,900 Active 253 DOM
31. 2026-10-08
    days on market $79,900 Active 252 DOM
32. 2026-10-07
    days on market $79,900 Active 251 DOM
33. 2026-10-05
    days on market $79,900 Active 249 DOM
34. 2026-10-04
    days on market $79,900 Active 248 DOM
35. 2026-10-02
    days on market $79,900 Active 246 DOM
36. 2026-10-01
    days on market $79,900 Active 245 DOM
37. 2026-09-30
    days on market $79,900 Active 244 DOM
38. 2026-09-29
    days on market $79,900 Active 243 DOM
39. 2026-09-28
    days on market $79,900 Active 242 DOM
40. 2026-09-27
    days on market $79,900 Active 241 DOM
41. 2026-09-25
    days on market $79,900 Active 239 DOM
42. 2026-09-24
    days on market $79,900 Active 238 DOM
43. 2026-09-22
    days on market $79,900 Active 236 DOM
44. 2026-09-21
    days on market $79,900 Active 235 DOM
45. 2026-09-20
    days on market $79,900 Active 234 DOM
46. 2026-09-19
    days on market $79,900 Active 233 DOM
47. 2026-09-18
    days on market $79,900 Active 232 DOM
48. 2026-09-17
    days on market $79,900 Active 231 DOM
49. 2026-09-16
    days on market $79,900 Active 230 DOM
50. 2026-09-15
    days on market $79,900 Active 229 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: $22,356
• − Mortgage interest: −$10,227
• − Property taxes: −$2,739
• − Insurance: −$913
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$5,311
• Taxable loss: −$410
• Est. tax savings @ 24.0%: +$98
• After-tax cash flow: $2,620/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab Est. rehab $57,600–$103,680 screening

This home requires extensive repairs and maintenance, including a new roof, exterior siding repair and painting, flooring replacement, HVAC system replacement, and landscaping improvements. These updates will significantly increase its resale and rental value.

Repairs flagged

• Major roof — The roof appears to be missing shingles or has significant damage.
• Major siding — The siding is peeling and the foundation shows signs of water damage.
• Major flooring — The flooring appears to be damaged and may need replacement.
• Major interior walls/paint — The interior walls show signs of water damage and peeling paint.
• Major HVAC/mechanicals — The HVAC condensers are visible and appear to be old and in need of maintenance.
• Major landscaping — The landscaping is sparse and the curb appeal is low due to the lack of maintenance and vegetation.

Value-add opportunities

• Resale roof replacement — A new roof will significantly improve the home's appearance and increase its value. ↑
• Resale exterior siding repair and painting — Repairing and repainting the siding will enhance the home's curb appeal and increase its value. ↑
• Resale flooring replacement — Replacing the damaged flooring will improve the home's overall condition and increase its value. ↑
• Resale HVAC system replacement — A new HVAC system will improve the home's comfort and energy efficiency, increasing its value. ↑
• Resale landscaping and curb appeal improvements — Enhancing the landscaping and curb appeal will make the home more attractive and increase its value. ↑
• Resale interior painting and repairs — Painting and repairing the interior walls will improve the home's condition and increase its value. ↑
• Rental landscaping and curb appeal improvements — Enhancing the landscaping and curb appeal will make the home more attractive to renters and increase its rental value. ↑
• Rental HVAC system replacement — A new HVAC system will improve the home's comfort and energy efficiency, increasing its rental value. ↑
• Rental interior painting and repairs — Painting and repairing the interior walls will improve the home's condition and increase its rental value. ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Saturn Elementary School F FL #2,015/2,144 Nat'l #29,575/41,679 Middle Ronald Mcnair Magnet Middle School B- FL #196/571 Nat'l #2,699/14,009 High Rockledge Senior High School F FL #328/667 Nat'l #8,877/17,239

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

C Composite livability gradescore 69/100

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 · 623,254 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: 19% of renters

---

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%
• 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

Property features AI

Finance

• Financial info: List price $79,900

Exterior

• Utilities: Electric serviceCentral HVAC
• Home design: The Paradise Way planAddressed in Cocoa, FL
• Exterior features: Plan home in a residential community

Interior

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