437 Stowe Ln Unit CP35 · Cocoa West, FL 32926

$79,900

3 bd · 2.0 ba · 1,152 sqft · SingleFamily · 73 Days on market

Built 2026 Excellent condition $69/sqft · 56% below area

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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
• Condition / age +5.0/5.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• 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

• Built 2026
• Listed 72 days

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $920 ($11k/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: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.1% vs local median 6.2% in Cocoa West — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 $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 73 days — a 6% lower offer ($75k) 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 $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% 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: 2.33% ✓
• Cap rate: 20.10%
• Cash-on-cash: 49.33%
• DSCR: 3.19
• GRM: 3.6

CMA / ARV

• ARV (median comp): $182,585
• 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	0.12mi	3/2.0	1,248 (+8%)	2mo	$110,300	$88	79
3612 Tomlin Dr	0.31mi	3/2.0	1,128 (-2%)	9mo	$230,000	$204	75
3774 Brockington Cir	0.11mi	2/1.0 (-1)	1,056 (-8%)	13mo	$115,500	$109	61
327 Pinehill St	0.30mi	3/2.0	1,044 (-9%)	14mo	$112,500	$108	59
3832 Short St	0.22mi	3/1.5	1,066 (-8%)	21mo	$199,000	$187	57
3815 E Denton Cir	0.41mi	3/1.0	1,290 (+12%)	6mo	$215,000	$167	52

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: 49.9%
• Equity multiple: 3.26×
• Total profit: $50,653
• Equity at exit: $11,913

10-year hold

• IRR: 56.4%
• Equity multiple: 7.32×
• Total profit: $141,285
• 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 →

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: 81 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): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $920

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 46%

Sensitivity live

Price	-10% $975	-5% $947	+0% $920	+5% $892	+10% $864
Rent	-10% $772	-5% $846	+0% $920	+5% $993	+10% $1,067
Rate	-1.0pp $960	-0.5pp $940	base $920	+0.5pp $899	+1.0pp $878

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
• 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

• Home design: Spec home — Plan name: The Paradise Way
• Exterior features: Located at 437 Stowe Ln Unit CP35, Cocoa, FL 32926

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heatingCentral air conditioning
• Interior features: Living area of 1,152

Listing history 28 events

1. 2026-07-10
   days on market $79,900 Active 73 DOM
2. 2026-07-09
   days on market $79,900 Active 72 DOM
3. 2026-07-07
   days on market $79,900 Active 70 DOM
4. 2026-07-05
   days on market $79,900 Active 68 DOM
5. 2026-07-04
   days on market $79,900 Active 67 DOM
6. 2026-07-03
   days on market $79,900 Active 66 DOM
7. 2026-07-02
   days on market $79,900 Active 65 DOM
8. 2026-07-01
   days on market $79,900 Active 64 DOM
9. 2026-06-30
   days on market $79,900 Active 63 DOM
10. 2026-06-29
    days on market $79,900 Active 62 DOM
11. 2026-06-28
    days on market $79,900 Active 61 DOM
12. 2026-06-28
    days on market $79,900 Active 60 DOM
13. 2026-06-27
    days on market $79,900 Active 59 DOM
14. 2026-06-25
    days on market $79,900 Active 57 DOM
15. 2026-06-22
    days on market $79,900 Active 54 DOM
16. 2026-06-18
    days on market $79,900 Active 51 DOM
17. 2026-06-17
    days on market $79,900 Active 50 DOM
18. 2026-06-16
    days on market $79,900 Active 49 DOM
19. 2026-06-15
    days on market $79,900 Active 48 DOM
20. 2026-06-14
    days on market $79,900 Active 46 DOM
21. 2026-06-10
    days on market $79,900 Active 43 DOM
22. 2026-06-08
    days on market $79,900 Active 41 DOM
23. 2026-06-07
    days on market $79,900 Active 40 DOM
24. 2026-06-05
    days on market $79,900 Active 37 DOM
25. 2026-06-03
    days on market $79,900 Active 36 DOM
26. 2026-06-02
    days on market $79,900 Active 35 DOM
27. 2026-06-01
    days on market $79,900 Active 34 DOM
28. 2026-05-31
    days on market $79,900 Active 33 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: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$2,324
• Taxable income: $10,381
• Est. tax owed @ 24.0%: −$2,492
• After-tax cash flow: $8,544/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 · 1 photo

Excellent 100/100 None rehab

This brand new home in Cocoa, FL is move-in ready with no visible signs of wear or damage. It features an open floor plan, 3 bedrooms, 2 bathrooms, and is perfect for entertaining or relaxing at home.

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

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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%

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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%

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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

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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

• Home design: Spec home — Plan name: The Paradise Way
• Exterior features: Located at 437 Stowe Ln Unit CP35, Cocoa, FL 32926

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heatingCentral air conditioning
• Interior features: Living area of 1,152