6180 Grissom Pkwy · Port St. John, FL 32927

$289,000

3 bd · 2.0 ba · 1,129 sqft · SingleFamily public records · 21 Days on market

Built 1990 10,019 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 +13.5/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• DSCR +4.1/10.0
• 1% rule +3.3/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out on this wonderfully maintained, move in ready home. Tile through-out main living area and master bedroom. Gorgeously updated master bathroom with walk-in shower. New French Doors lead to your screend back porch. Large fenced back yard perfect for the kids to play or to start your own garden, definitely large enough for a swimming pool. Located in family friendly Port St. John, wonderful schools, community parks and close to the Indian River. HVAC 2018, professionally painted inside 2022, exterior 2021, Roof 8-9 years old. Septic pumped out in 2021.

Key facts

• Screened back porch
• Large fenced yard
• Walk in closet

Tags

• UPDATED PRIMARY SUITE
• WALK IN SHOWER
• WALK IN CLOSET
• SOFT CLOSE CABINET DOORS
• SCREENED BACK PORCH
• LARGE FENCED YARD

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Closed-circuit cameras; Owned security system
• Utilities: Septic tank; Water connected; Electricity connected; Cable available
• Home design: Single-family home; One story; Faces east
• Construction: Frame and stucco construction; Metal roof
• Exterior features: Storm shutters; Patio; Porch; Screened porch; Back yard fenced with wood privacy fencing; Shed(s) and other outbuilding(s)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Freezer; Pantry
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Pantry; Primary bathroom has a shower (no tub); Smart thermostat; Split bedroom layout; Walk-in closet(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and dryer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $9 ($102/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 (16.9% below list).
• Recommended offer: $240k (16.9% 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.
• Zoned schools: Challenger 7 Elementary School (math 63% / reading 63%, grade B, #582 of 2,144 statewide, top 28%, 501 students, 56% FRL); Space Coast Junior/Senior High School (math 45% / reading 44%, grade F, #237 of 667 statewide, top 36%, 1,534 students, 49% FRL).
• Market conditions: Rents rising (+2.5%/yr); 224 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• It's been on market 21 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago 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.

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 $240,154 (16.9% 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: 0.83% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 10.0

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-47,568
• Equity at exit: $43,091

10-year hold

• IRR: -9.4%
• Equity multiple: 0.43×
• Total profit: $-45,923
• Equity at exit: $24,987

Cash invested: $80,920 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,402 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$253 /mo · $3,033/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $9

Break-even live

Break-even rent $2,391

Max offer price $289,000

Occupancy floor 95%

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5215 Holden Rd Cocoa, FL	3.0	2.0	1480	$2,185	$1.48	19d	1	0.21mi
6655 Corto Rd Cocoa, FL	3.0	2.0	1441	$3,300	$2.29	14d	1	0.57mi
5075 Hogan Pl Unit 2 Cocoa, FL	2.0	1.0	1200	$1,500	$1.25	23d	1	0.61mi
5935 Acme Ave Cocoa, FL	3.0	2.0	1404	$1,990	$1.42	23d	1	0.99mi
5960 Homestead Ave Cocoa, FL	3.0	2.0	1274	$2,065	$1.62	23d	1	1.23mi
4270 Fairfax St Cocoa, FL	3.0	2.0	1357	$2,800	$2.06	23d	1	1.24mi
6385 Wien Ln Cocoa, FL	3.0	2.0	1350	$2,350	$1.74	19d	1	1.34mi

Listing history 24 events

1. 2026-06-18
   price $289,000 Active 21 DOM
2. 2026-06-18
   days on market $299,900 Active 21 DOM
3. 2026-06-17
   days on market $299,900 Active 20 DOM
4. 2026-06-16
   days on market $299,900 Active 19 DOM
5. 2026-06-15
   days on market $299,900 Active 18 DOM
6. 2026-06-14
   days on market $299,900 Active 16 DOM
7. 2026-06-10
   days on market $299,900 Active 13 DOM
8. 2026-06-08
   days on market $299,900 Active 11 DOM
9. 2026-06-07
   days on market $299,900 Active 10 DOM
10. 2026-06-05
    days on market $299,900 Active 7 DOM
11. 2026-06-03
    days on market $299,900 Active 6 DOM
12. 2026-06-02
    days on market $299,900 Active 5 DOM
13. 2026-06-01
    days on market $299,900 Active 4 DOM
14. 2026-05-31
    days on market $299,900 Active 3 DOM
15. 2026-05-31
    days on market $299,900 Active 2 DOM
16. 2026-05-28
    listed $299,900 Active
17. 2023-02-07
    soldstatus $275,000
18. 2023-02-01
    soldstatus $275,000 Closed 569-char remark

    Show marketing remark (569 chars)

    Don't miss out on this wonderfully maintained, move in ready home. Tile through-out main living area and master bedroom. Gorgeously updated master bathroom with walk-in shower. New French Doors lead to your screend back porch. Large fenced back yard perfect for the kids to play or to start your own garden, definitely large enough for a swimming pool. Located in family friendly Port St. John, wonderful schools, community parks and close to the Indian River. HVAC 2018, professionally painted inside 2022, exterior 2021, Roof 8-9 years old. Septic pumped out in 2021.

19. 2023-01-10
    historical Backups 569-char remark

    Show marketing remark (569 chars)

    Don't miss out on this wonderfully maintained, move in ready home. Tile through-out main living area and master bedroom. Gorgeously updated master bathroom with walk-in shower. New French Doors lead to your screend back porch. Large fenced back yard perfect for the kids to play or to start your own garden, definitely large enough for a swimming pool. Located in family friendly Port St. John, wonderful schools, community parks and close to the Indian River. HVAC 2018, professionally painted inside 2022, exterior 2021, Roof 8-9 years old. Septic pumped out in 2021.

20. 2023-01-04
    listed $280,000 Active 569-char remark

    Show marketing remark (569 chars)

    Don't miss out on this wonderfully maintained, move in ready home. Tile through-out main living area and master bedroom. Gorgeously updated master bathroom with walk-in shower. New French Doors lead to your screend back porch. Large fenced back yard perfect for the kids to play or to start your own garden, definitely large enough for a swimming pool. Located in family friendly Port St. John, wonderful schools, community parks and close to the Indian River. HVAC 2018, professionally painted inside 2022, exterior 2021, Roof 8-9 years old. Septic pumped out in 2021.

21. 2014-12-30
    soldstatus $87,000
22. 2014-12-26
    soldstatus $87,000 177-char remark

    Show marketing remark (177 chars)

    BEAUTIFUL HOME NEWLY REDONE WITH FRESH PAINT, NEW CARPETS, AND NEW FANS. SCREENED IN BACK PORCH, LARGE FENCED IN BACKYARD. OPEN FLOOR PLAN AND CENTRALLY LOCATED IN PORT ST JOHN.

23. 2014-10-30
    listed $94,900 177-char remark

    Show marketing remark (177 chars)

    BEAUTIFUL HOME NEWLY REDONE WITH FRESH PAINT, NEW CARPETS, AND NEW FANS. SCREENED IN BACK PORCH, LARGE FENCED IN BACKYARD. OPEN FLOOR PLAN AND CENTRALLY LOCATED IN PORT ST JOHN.

24. 1991-07-01
    soldstatus $63,900

ⓘ 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: $3,033 · $253/mo
• Projected year-2 tax: $3,033 · $253/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 6/10 Major
• 🌡 Heat 10/10 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: $28,818
• − Mortgage interest: −$16,188
• − Property taxes: −$3,033
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,305
• − Management: −$2,305
• − Depreciation: −$8,407
• Taxable loss: −$4,866
• Est. tax savings @ 24.0%: +$1,168
• After-tax cash flow: $1,270/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: 11
• 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

+369.3% since first listed

9 events — show timeline

• 2026-05-28 Listed $299,900 SCMLS
• 2023-02-07 Sold (Public Records) $275,000 Public Records
• 2023-02-01 Sold (MLS) $275,000 SCMLS
• 2023-01-10 Contingent — SCMLS
• 2023-01-04 Listed $280,000 SCMLS
• 2014-12-30 Sold (Public Records) $87,000 Public Records
• 2014-12-26 Sold (MLS) $87,000 SCMLS
• 2014-10-30 Listed $94,900 SCMLS
• 1991-07-01 Sold (Public Records) $63,900 Public Records

Property tax history

+6.0%/yr

Latest (2025): $3,033 · +2.9% YoY. Source: county tax records.