990 Hibiscus St · Port St. John, FL 32927

$219,900

3 bd · 2.0 ba · 1,108 sqft · SingleFamily public records · 10 Days on market

Built 1964 7,405 sqft lot

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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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Schools +4.7/10.0
• 1% rule +4.4/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Buyers Financing Fell Through - Their loss can be your gain! Well Maintained 3 Bedroom, 1-1/2 Bathroom, 1272 sqft under roof, Concrete Block Home on 0.17 acres located in Port St John. This home features spacious living room dining room combo, vintage kitchen with breakfast bar, luxury vinyl flooring and tile flooring throughout (No Carpet), ceiling fans in all rooms, laundry room with washer and dryer, textured ceiling (no popcorn), crown molding, upgraded 200 electrical panel, fenced in back yard and detached workshop with electric and AC. Home in on septic and city water. There is no HOA and plenty of room to park trailer, boat, motor home and more.

Key facts

• Vintage kitchen
• Ceiling fans
• Tile flooring

Tags

• CONCRETE BLOCK HOME
• VINTAGE KITCHEN
• BREAKFAST BAR
• LUXURY VINYL FLOORING
• TILE FLOORING
• CEILING FANS

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Septic tank; Electricity connected; Water connected
• Home design: Single family residence; Faces south; Ranch-style residence
• Construction: Block construction; Shingle roof
• Exterior features: Chain link and wood fencing; Fenced yard; Shed(s)

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 total bathrooms (1 full, 1 half)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Breakfast nook; Ceiling fans; Pantry; Primary bathroom with tub and shower; Unfurnished
• Laundry & utility: Washer and dryer in unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/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 $207k (6.1% below list).
• Recommended offer: $207k (6.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — 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: Atlantis Elementary School (math 52% / reading 52%, grade C-, #990 of 2,144 statewide, top 48%, 617 students, 60% 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; 10 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 10 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 $52k; list at $220k implies a 323% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,553 (6.1% below list)

Questions for the listing agent

1. Built in 1964 — 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. 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: 0.94% ✗
• Cap rate: 8.07%
• Cash-on-cash: 6.35%
• DSCR: 1.28
• GRM: 8.9

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-16,068
• Equity at exit: $32,788

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $7,942
• Equity at exit: $19,013

Cash invested: $61,572 (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 32927

• Home prices YoY: -19.4%
• Rents YoY: 2.5%
• Active inventory: 224
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,066 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $326

Break-even live

Break-even rent $1,653

Max offer price $219,900

Occupancy floor 79%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
426 Oakridge Ave Cocoa, FL	3.0	2.0	1286	$1,550	$1.21	23d	1	0.15mi
7020 U.S. 1 Cocoa, FL	2.0	2.0	1002	$1,850	$1.85	14d	1	0.43mi
7030 N Highway 1 Unit DD104 Cocoa, FL	2.0	2.0	1002	$1,850	$1.85	23d	1	0.46mi
7200 US-1 Unit 203B Cocoa, FL	2.0	2.0	1002	$1,995	$1.99	21d	1	0.54mi
835 Kanawha St Cocoa, FL	2.0	1.0	720	$1,500	$2.08	23d	1	0.63mi
6385 Wien Ln Cocoa, FL	3.0	2.0	1350	$2,350	$1.74	19d	1	0.70mi
865 Dunbar St Cocoa, FL	3.0	2.0	1307	$2,350	$1.80	23d	1	0.71mi
4270 Fairfax St Cocoa, FL	3.0	2.0	1357	$2,800	$2.06	23d	1	0.75mi
7430 U.S. 1 Unit 201A Cocoa, FL	3.0	2.0	1186	$1,995	$1.68	23d	1	0.77mi
100 Canebreakers Dr Cocoa, FL	2.0–3.0	2.0–2.5	1362	$2,400	$1.76	23d	2	1.35mi

Listing history 14 events

1. 2026-06-18
   days on market $219,900 Active 10 DOM
2. 2026-06-17
   days on market $219,900 Active 9 DOM
3. 2026-06-16
   days on market $219,900 Active 8 DOM
4. 2026-06-15
   days on market $219,900 Active 7 DOM
5. 2026-06-14
   days on market $219,900 Active 5 DOM
6. 2026-06-10
   remarks 660-char remark
7. 2026-06-10
   statusdays on market $219,900 Active 2 DOM
8. 2026-05-22
   status Pending
9. 2026-05-21
   status Active
10. 2026-05-20
    status Pending
11. 2026-05-19
    listed $219,900 Active
12. 1997-12-31
    soldstatus $52,000
13. 1985-08-01
    soldstatus $39,000
14. 1965-03-19
    soldstatus $10,500

ⓘ 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: $736 · $61/mo
• Projected year-2 tax: $1,825 · $152/mo
• Expected delta: +$1,089/yr (+$91/mo · 148.0%)

ⓘ 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 4/10 Moderate
• 🌡 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: $24,786
• − Mortgage interest: −$12,318
• − Property taxes: −$736
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,983
• − Management: −$1,983
• − Depreciation: −$6,397
• Taxable income: $270
• Est. tax owed @ 24.0%: −$65
• After-tax cash flow: $3,843/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

+1994.3% since first listed

7 events — show timeline

• 2026-05-22 Pending — SCMLS
• 2026-05-21 Relisted — SCMLS
• 2026-05-20 Pending — SCMLS
• 2026-05-19 Listed $219,900 SCMLS
• 1997-12-31 Sold (Public Records) $52,000 Public Records
• 1985-08-01 Sold (Public Records) $39,000 Public Records
• 1965-03-19 Sold (Public Records) $10,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $736 · +16.0% YoY. Source: county tax records.