935 Prosperity Pl N #803 · Viera West, FL 32955

$179,800

2 bd · 1.0 ba · 1,000 sqft · Condo public records · 176 Days on market

Built 1982 $352/mo HOA · 17% of rent

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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 +17.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• DSCR +5.3/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

One Story, ground floor. 2 bedrm, 1 bath with large screened porch. A gem of a community, tucked away, quiet and private road one way in, one way out. Wood plank flooring, large screened porch and separate master dressing room adjoining the bath gives this unit a feel of spaciousness. Convenient to the Avenues, best elementary school district, the VA Medical, restaurants and easy commuting via I-95. $352 Monthly dues includes water, cable, pool, clubhouse, sauna, all exterior building maintenance, all grounds maintenance, professional management and insurance. Make it your own home or consider it as an investment. No minimum rental requirement so can use as Airbnb or short term rental. VA

Key facts

• Large screened porch
• $352 HOA
• Community pool

Tags

• QUIET AND PRIVATE ROAD
• LARGE SCREENED PORCH
• SEPARATE MASTER DRESSING ROOM
• EASY COMMUTING VIA I-95
• NO MINIMUM RENTAL REQUIREMENT
• 2 PETS 30 LB PET WEIGHT LIMIT

Property features AI

Finance

• Other: Unfurnished unit
• HOA & community: Association: Country Woods Village Condo; Monthly association fee; Association amenities include clubhouse, sauna, on-site grounds maintenance, off-site management, and trash service; Association fee covers cable TV, insurance, grounds maintenance, structure maintenance, pest control, sewer, trash, and water

Exterior

• Parking: Assigned parking in a parking lot
• Security: Security lights
• Utilities: Private sewer; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; One story; Entry level 1; Faces northeast
• Construction: Block, stucco and composition siding construction; Built with composition/shingle roof
• Exterior features: Rear screened porch; Security lights; Shingle roof; Private road access; Asphalt road surface; Other lot features

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Jack and Jill bathroom; Primary bathroom with tub and shower; Split bedroom floor plan
• Laundry & utility: In-unit washer and dryer; Dryer; Washer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#450 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A, housing A; Watch: amenities F, commute F, cost of living 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: Manatee Elementary School (math 85% / reading 84%, grade A+, #43 of 2,144 statewide, top 2%, 897 students, 19% FRL); John F. Kennedy Middle School (math 67% / reading 59%, grade B+, #111 of 571 statewide, top 20%, 673 students, 41% FRL); Viera High School (math 58% / reading 71%, grade B-, #78 of 667 statewide, top 13%, 2,289 students, 15% FRL) — zoned schools average 25% FRL vs 43% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 71% at this address vs 55% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Brevard average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 321 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $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 176 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $180k implies a 211% gain — meaningful room to come down on a strong offer.

Recommended offer $158,224 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.18% ✓
• Cap rate: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.12% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.46×
• Total profit: $-27,003
• Equity at exit: $26,809

10-year hold

• IRR: -14.8%
• Equity multiple: 0.29×
• Total profit: $-35,640
• Equity at exit: $15,546

Cash invested: $50,344 (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 32955

• Home prices YoY: -20.7%
• Rents YoY: 0.1%
• Active inventory: 321
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,127 high
• Mortgage (P&I): −$943
• Tax from tax record: −$187 /mo · $2,242/yr
• Insurance: −$75
• HOA: −$352
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $124

Break-even live

Break-even rent $1,970

Max offer price $179,800

Occupancy floor 89%

Sensitivity live

Price	-10% $226	-5% $175	+0% $124	+5% $73	+10% $22
Rent	-10% $-44	-5% $40	+0% $124	+5% $208	+10% $292
Rate	-1.0pp $215	-0.5pp $170	base $124	+0.5pp $77	+1.0pp $30

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: $44,950
• Closing costs: $5,394
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1019 Fusion Ln Rockledge, FL	1.0–3.0	1.0–2.0	1149	$2,322	$2.02	22d	36	0.21mi
3843 DeQuattro Dr Rockledge, FL	1.0–2.0	1.0–2.0	1073	$2,409	$2.24	16d	17	0.36mi
3868 Lexmark Ln #409 Rockledge, FL	3.0	2.0	1447	$2,200	$1.52	20d	1	0.65mi
1918 Bluewater Ln #1918 Rockledge, FL	3.0	2.5	1426	$2,400	$1.68	15d	1	0.65mi
3848 Lexmark Ln Unit 401 Rockledge, FL	3.0	2.0	1247	$1,850	$1.48	22d	1	0.69mi
1626 Peregrine Cir Rockledge, FL	3.0	2.0	1329	$1,850	$1.39	22d	2	0.77mi
1626 Peregrine Cir #408 Rockledge, FL	3.0	2.0	1247	$2,000	$1.60	16d	1	0.77mi
4106 Meander Pl #104 Rockledge, FL	3.0	2.0	1354	$2,025	$1.50	25d	1	1.06mi
4047 Meander Pl #104 Rockledge, FL	3.0	2.0	1354	$1,925	$1.42	16d	1	1.11mi
3140 Southgate Dr Rockledge, FL	2.0–3.0	2.0	1092	$1,386	$1.27	16d	6	1.35mi

HOA detail condo

• Monthly dues: $352 · $4,224/yr
• Likely covers: watercablelandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-08
   days on market $179,800 Active 176 DOM
2. 2026-06-07
   days on market $179,800 Active 175 DOM
3. 2026-06-05
   days on market $179,800 Active 172 DOM
4. 2026-06-03
   days on market $179,800 Active 171 DOM
5. 2026-06-02
   days on market $179,800 Active 170 DOM
6. 2026-06-01
   days on market $179,800 Active 169 DOM
7. 2026-05-31
   days on market $179,800 Active 168 DOM
8. 2026-05-31
   days on market $179,800 Active 167 DOM
9. 2026-04-22
   price $179,800
10. 2026-04-01
    price $179,900
11. 2026-01-26
    price $189,000
12. 2025-12-14
    listed $193,000 Active
13. 2025-09-24
    historical $1,400
14. 2025-08-01
    listed $1,400
15. 1983-11-30
    soldstatus $57,900
16. 1983-11-01
    soldstatus $57,900

ⓘ 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: $2,242 · $187/mo
• Projected year-2 tax: $2,242 · $187/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,529
• − Mortgage interest: −$10,072
• − Property taxes: −$2,242
• − Insurance: −$899
• − Repairs & maintenance: −$2,042
• − Management: −$2,042
• − HOA: −$4,224
• − Depreciation: −$5,231
• Taxable loss: −$1,223
• Est. tax savings @ 24.0%: +$293
• After-tax cash flow: $1,782/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 — Viera West

• Score: 70/100
• State rank: #450
• US rank: #8106

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brevard County · 602,871 people
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 41,008
• Household income: $86,457
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1273.0

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 (69%)
• Race & ethnicity: White 69% Black 14% Hispanic / Latino 9% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Slovak 3% Romanian 2% Serbian 2%
• Foreign-born: 7% · Canada, Jamaica, Mexico
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 2%

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: ▼ -81.70%
• Current HPI: 312.7435
• Rent YoY: ▲ 0.12%
• 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

+210.5% since first listed

8 events — show timeline

• 2026-04-22 Price Changed $179,800 SCMLS
• 2026-04-01 Price Changed $179,900 SCMLS
• 2026-01-26 Price Changed $189,000 SCMLS
• 2025-12-14 Listed $193,000 SCMLS
• 2025-09-24 Rental Removed $1,400 SCMLS
• 2025-08-01 Listed for Rent $1,400 SCMLS
• 1983-11-30 Sold (Public Records) $57,900 Public Records
• 1983-11-01 Sold (Public Records) $57,900 Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,242 · +6.2% YoY. Source: county tax records.