1052 Broadmoor Dr · Cocoa, FL 32922

$153,000

3 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 2 Days on market

Built 1951 7,841 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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special with plenty of potential. Solid concrete block 3-bedroom, 1-bath home ready for renovation and updates. The enclosed carport offers flexibility for additional living space or the possibility of conversion back to a one-car carport. Fully fenced chain-link yard. Property requires significant improvements, including a complete bathroom renovation. Central A/C system is not operational. Roof age is unknown and permit records are unavailable. Gas meter present for water heater and dryer (condition unknown). Visible settlement exists within portions of the enclosed carport area and does not appear to affect the main living area; buyers are encouraged to conduct their own inspect

Key facts

• 7,841 sq ft lot
• Built 1951
• Listed 2 days

Property features AI

Finance

• Other: Lot size approximately 0.18 acres

Exterior

• Parking: Other parking type (details not specified)
• Utilities: Public sewer; Other utilities (not specified)
• Home design: Single Family Residence; Entry level is 1; Faces south
• Construction: Block construction; Shingle roof; Built on a foundation (type not specified)
• Exterior features: Chain link fenced yard; Fenced lot; City street frontage; Asphalt road access; Private pool: none

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Wall/window unit(s); No built-in heating listed
• Interior features: Primary bathroom with tub and shower
• Laundry & utility: Unfurnished (no included appliances listed)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $153k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $153k).

Location & tenants

• Location reads 72/100 on livability (#344 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities F, employment D-.
• 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); Cocoa High School (math 21% / reading 27%, grade F, #529 of 667 statewide, top 80%, 1,551 students, 73% FRL) — zoned schools average 72% FRL vs 43% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 21% at this address vs 55% district-wide (-34 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 (+4.1%/yr); 167 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• This rent runs 43% of the median local income ($44k/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.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $117k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,000

Questions for the listing agent

1. Built in 1951 — 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. Schools are B-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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.04% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.39%
• DSCR: 1.42
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.13% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,681
• Equity at exit: $22,813

10-year hold

• IRR: 9.7%
• Equity multiple: 1.78×
• Total profit: $33,437
• Equity at exit: $13,229

Cash invested: $42,840 (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 32922

• Home prices YoY: -20.3%
• Rents YoY: 4.1%
• Active inventory: 167
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,587 high
• Mortgage (P&I): −$802
• Tax from tax record: −$52 /mo · $627/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $335

Break-even live

Break-even rent $1,163

Max offer price $153,000

Occupancy floor 74%

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: $38,250
• Closing costs: $4,590
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Prospect Ave Cocoa, FL	3.0	1.0	1180	$1,595	$1.35	23d	1	0.18mi
317 Pineda St Unit B Cocoa, FL	2.0	1.0	984	$1,200	$1.22	14d	1	0.19mi
420 N Fiske Blvd Cocoa, FL	3.0	1.5	1382	$1,695	$1.23	23d	1	0.21mi
305 Edinburgh Dr Cocoa, FL	3.0	1.5	1280	$1,750	$1.37	23d	1	0.23mi
647 School St Cocoa, FL	2.0	1.0	844	$1,495	$1.77	23d	1	0.28mi
330 Palm Ave Unit PAL332 Cocoa, FL	2.0	1.0	700	$1,200	$1.71	23d	1	0.39mi
302 Palm Ave Cocoa, FL	2.0	1.0	820	$1,600	$1.95	14d	1	0.40mi
800 N Fiske Blvd Cocoa, FL	1.0–2.0	1.0	850	$1,200	$1.41	23d	2	0.52mi
1010 N Fiske Blvd Cocoa, FL	2.0	1.0–1.5	750	$1,275	$1.70	14d	8	0.57mi
1515 Peachtree St Cocoa, FL	3.0	2.0	1056	$1,475	$1.40	23d	1	0.65mi
616 S Kentucky Ave Cocoa, FL	3.0	1.0	960	$1,600	$1.67	19d	1	0.66mi
516 Donley St Cocoa, FL	2.0	2.0	1485	$1,800	$1.21	19d	1	0.66mi
118 Olive St Cocoa, FL	2.0	1.0	933	$1,350	$1.45	23d	1	0.67mi
1050 N Fiske Blvd Cocoa, FL	1.0–2.0	1.0	708	$1,200	$1.69	23d	2	0.69mi
1050 N Fiske Blvd #406 Cocoa, FL	2.0	1.0	816	$1,200	$1.47	19d	1	0.69mi
1105 Myrtle Ln Cocoa, FL	3.0	1.5	1232	$1,800	$1.46	14d	1	0.73mi
802 Forrest Ave Unit B Cocoa, FL	2.0	1.0	1000	$1,500	$1.50	23d	1	0.75mi
1616 Terrace St Cocoa, FL	3.0	2.0	850	$1,600	$1.88	23d	1	0.76mi
19 Highland St Cocoa, FL	2.0	1.0	728	$1,600	$2.20	23d	1	0.80mi
301 Forrest Ave Cocoa, FL	2.0	1.0–2.0	619	$1,699	$2.74	23d	5	0.80mi
14 Carmalt St Unit CSB105 Cocoa, FL	2.0	1.0	1000	$1,300	$1.30	23d	1	0.81mi
613 Paw Paw St Apt A Cocoa, FL	2.0	1.0	1104	$1,175	$1.06	23d	1	0.83mi
801 Washington St Unit B Cocoa, FL	2.0	1.0	700	$1,290	$1.84	23d	1	0.89mi
801 Washington St Unit A Cocoa, FL	3.0	1.5	1000	$1,760	$1.76	23d	1	0.89mi
1105 Santa Rosa Dr Rockledge, FL	3.0	2.0	1096	$2,000	$1.82	23d	1	0.94mi
1305 N Fiske Blvd Cocoa, FL	2.0	1.0	750	$1,275	$1.70	19d	1	0.94mi
944 Kentucky Ave Rockledge, FL	3.0	2.0	1236	$1,945	$1.57	19d	1	1.05mi
1711 Dixon Blvd Cocoa, FL	2.0	1.0	740	$1,262	$1.70	19d	2	1.12mi
1711 Dixon Blvd #246 Cocoa, FL	2.0	1.0	837	$1,350	$1.61	14d	1	1.14mi
295 Royal Tern CIR Rockledge, FL	1.0–3.0	1.0–2.0	1020	$2,467	$2.42	14d	33	1.28mi
1706 Pineda St Cocoa, FL	3.0	2.0	1020	$1,700	$1.67	23d	1	1.36mi
1202 Princeton Rd Cocoa, FL	3.0	2.0	1473	$2,150	$1.46	23d	1	1.40mi
412 Country Lane Dr Cocoa, FL	2.0	1.0	816	$1,300	$1.59	14d	1	1.41mi
305 Laredo Dr Cocoa, FL	1.0–3.0	1.0–2.0	1481	$2,319	$1.57	14d	28	1.49mi

Listing history 3 events

1. 2026-06-18
   days on market $153,000 Active 2 DOM
2. 2026-06-16
   remarks 699-char remark
3. 2026-06-16
   listed $153,000 Active 1 DOM

ⓘ 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: $627 · $52/mo
• Projected year-2 tax: $1,270 · $106/mo
• Expected delta: +$642/yr (+$54/mo · 102.4%)

ⓘ 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 · 24 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: $19,042
• − Mortgage interest: −$8,570
• − Property taxes: −$627
• − Insurance: −$765
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$4,451
• Taxable income: $1,581
• Est. tax owed @ 24.0%: −$380
• After-tax cash flow: $3,643/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 — Cocoa

• Score: 72/100
• State rank: #344
• US rank: #5979

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cocoa, FL
• County: Brevard County · 602,871 people
• City population: 67,424
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 14,700
• Household income: $44,469
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1007.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 45% Black 29% Hispanic / Latino 21% Two or more races 12%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1% Cuban 4%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 14% · Canada
• Languages at home: 81% English-only · Spanish 16% German/W. Germanic 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: ▼ -68.95%
• Current HPI: 271.1139
• Rent YoY: ▲ 4.13%
• 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

+325.0% since first listed

5 events — show timeline

• 2026-06-14 Listed $153,000 SCMLS
• 2007-08-23 Sold (Public Records) $117,000 Public Records
• 2007-05-11 Sold (Public Records) $66,000 Public Records
• 1992-02-01 Sold (Public Records) $26,000 Public Records
• 1988-04-01 Sold (Public Records) $36,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $627 · +4.6% YoY. Source: county tax records.