5600 N Banana River Blvd #14 · Cocoa Beach, FL 32931

$159,900

2 bd · 1.0 ba · 759 sqft · Condo public records · 24 Days on market

Built 1965 $450/mo HOA

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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 +19.8/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 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 MLS

Welcome to Florida beachside living! This adorable 2-bedroom, 1st floor condo is also an end unit in the cutest complex in Cocoa Beach! Minutes from Port Canaveral and a few short blocks to the Cocoa Beach pier, this community has a sparkling pool with an onsite laundry convenient to this condo. This home is light and bright and has been freshly painted from top to bottom! It features tile flooring and has been upgraded with a tankless water heater. Association dues cover water, sewer, trash, cable and wifi. 30-day rental restrictions with board approval required for this complex. Convenient to major thoroughfares, shopping and all area attractions. You do not want to miss this opportunity for beachside living on the Space Coast!

Key facts

• Private trail
• Heated pool
• $450 HOA

Tags

• PRIVATE TRAIL
• HEATED POOL
• ONSITE LAUNDRY FACILITIES
• TANKLESS WATER HEATER
• DEDICATED STORAGE BUILDING

Property features AI

Finance

• Other: Unfurnished unit; No private pool
• HOA & community: Community association (Windward Apts); Monthly association fee of $450; Association covers cable TV, sewer, trash and water; Community amenities: Cable TV, Clubhouse, Laundry, Storage, Trash, Water

Exterior

• Parking: Assigned parking; Guest parking; Off-street parking (Assigned Parking #26)
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; 2-story building; Entry at level 1; South-facing
• Construction: Block and concrete construction; Shingle roof; Built as part of a multi-story structure
• Exterior features: Corner lot; City street frontage; Asphalt road surface; Shed(s)

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Ceiling fans; Open floor plan; Primary bathroom with tub and shower
• Laundry & utility: Tankless water heater

🏢 Co-op / cooperative unit. The $159,900 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#398 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A, employment B; Watch: cost of living C-, amenities F, commute 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: Cape View Elementary School (math 62% / reading 62%, grade B, #608 of 2,144 statewide, top 29%, 305 students, 61% FRL); Cocoa Beach Junior/Senior High School (math 65% / reading 66%, grade B, #75 of 667 statewide, top 11%, 982 students, 30% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 315 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 24 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 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 $26k; list at $160k implies a 517% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 22% of rent.
• Climate carrying-cost: severe flood risk; 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 $157,501 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. 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.
8. 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.
9. 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: 1.26% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.23
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.07% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.65×
• Total profit: $-15,674
• Equity at exit: $23,842

10-year hold

• IRR: 1.9%
• Equity multiple: 1.15×
• Total profit: $6,580
• Equity at exit: $13,825

Cash invested: $44,772 (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 32931

• Rents YoY: 4.1%
• Active inventory: 315
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,008 high
• Mortgage (P&I): −$839
• Tax from tax record: −$42 /mo · $510/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$450
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $122

Break-even live

Break-even rent $1,853

Max offer price $159,900

Occupancy floor 89%

Sensitivity live

Price	-10% $213	-5% $168	+0% $122	+5% $77	+10% $32
Rent	-10% $-36	-5% $43	+0% $122	+5% $202	+10% $281
Rate	-1.0pp $203	-0.5pp $163	base $122	+0.5pp $81	+1.0pp $39

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5600 N Banana River Blvd Cocoa Beach, FL	2.0	1.0–1.5	792	$1,800	$2.27	15d	2	0.03mi
5800 N Banana River Blvd #123 Cape Canaveral, FL	2.0	2.0	1116	$1,825	$1.64	24d	1	0.12mi
145 E Alachua Ln #12 Cocoa Beach, FL	1.0	1.0	528	$1,300	$2.46	15d	1	0.38mi
5350 Ocean Beach Blvd #103 Cocoa Beach, FL	2.0	2.0	1081	$1,450	$1.34	24d	1	0.38mi
135 Roosevelt Ave Unit A Cocoa Beach, FL	2.0	1.0	730	$1,550	$2.12	24d	1	0.43mi
4800 Ocean Beach Blvd Cocoa Beach, FL	2.0–3.0	2.0	1186	$2,350	$1.98	24d	2	0.50mi
205 Cleveland Ave #1 Cocoa Beach, FL	2.0	1.0	675	$1,595	$2.36	24d	1	0.53mi
230 Cape Shores Cir Unit 17G Cape Canaveral, FL	2.0	2.0	1034	$1,950	$1.89	20d	1	0.54mi
209 Cleveland Ave Unit 4 Cocoa Beach, FL	2.0	1.0	624	$1,400	$2.24	15d	1	0.54mi
209 Cleveland Ave Unit 4B Cocoa Beach, FL	1.0	1.0	624	$1,400	$2.24	20d	1	0.54mi
4700 Ocean Beach Blvd Cocoa Beach, FL	2.0	2.0	1018	$2,100	$2.06	24d	2	0.56mi
220 Cape Shores Cir Unit 12B Cape Canaveral, FL	2.0	2.0	1034	$1,650	$1.60	15d	1	0.56mi
150 Intrepid Way Unit 8D Cape Canaveral, FL	1.0	1.5	737	$1,550	$2.10	24d	1	0.61mi
315 Grant Ave Cocoa Beach, FL	2.0	2.0	720	$1,795	$2.49	24d	1	0.78mi
315 Grant Ave Cocoa Beach, FL	2.0	2.0	720	$1,795	$2.49	15d	1	0.78mi
515 Hayes Ave Unit 1543008P Cocoa Beach, FL	1.0	1.0	613	$3,011	$4.91	15d	1	0.79mi
4105 Ocean Beach Blvd #121 Cocoa Beach, FL	2.0	2.0	1101	$2,000	$1.82	24d	1	0.95mi
4100 Ocean Beach Blvd #406 Cocoa Beach, FL	2.0	2.0	1101	$2,500	$2.27	24d	1	0.97mi
4100 Ocean Beach Blvd #307 Cocoa Beach, FL	2.0	2.0	1101	$2,450	$2.23	24d	1	0.97mi
206 Pierce Ave Cape Canaveral, FL	2.0	1.0	1000	$2,000	$2.00	15d	1	0.98mi
7101 Ridgewood Ave #203 Cape Canaveral, FL	2.0	1.5	1110	$1,900	$1.71	24d	1	0.99mi
3799 S Banana River Blvd #505 Cocoa Beach, FL	2.0	2.0	1058	$1,950	$1.84	24d	1	1.03mi
3799 S Banana River Blvd #612 Cocoa Beach, FL	2.0	2.0	1058	$2,400	$2.27	15d	1	1.03mi
201 Saint Lucie Ln #201 Cocoa Beach, FL	2.0	2.0	1030	$1,750	$1.70	24d	1	1.04mi
330 Pierce Ave Cape Canaveral, FL	1.0	1.0	800	$1,800	$2.25	24d	1	1.04mi
3820 Ocean Beach Blvd #238 Cocoa Beach, FL	1.0	1.0	787	$3,000	$3.81	15d	1	1.08mi
3820 Ocean Beach Blvd Cocoa Beach, FL	1.0	1.0	787	$2,350	$2.99	24d	2	1.08mi
500 Fillmore Ave Unit 1320142P Cape Canaveral, FL	2.0	2.0	968	$4,115	$4.25	22d	1	1.11mi
7301 Ridgewood Ave Unit A101 Cape Canaveral, FL	2.0	2.0	1045	$1,900	$1.82	24d	1	1.12mi
310 Taylor Ave Unit C19 Cape Canaveral, FL	2.0	1.0	921	$1,525	$1.66	15d	1	1.12mi
310 Taylor Ave Cape Canaveral, FL	1.0–2.0	1.0	820	$1,600	$1.95	24d	3	1.12mi
355 Polk Ave #8 Cape Canaveral, FL	1.0	1.0	550	$1,300	$2.36	15d	1	1.15mi
375 Polk Ave Unit 12A4 Cape Canaveral, FL	2.0	1.5	868	$2,100	$2.42	15d	1	1.16mi
375 Polk Ave Unit A18 Cape Canaveral, FL	2.0	1.0	921	$1,700	$1.85	24d	1	1.16mi
199 Wakulla Ln Unit 1044458P Cocoa Beach, FL	2.0	1.0	721	$3,876	$5.38	20d	1	1.19mi
199 Wakulla Ln #29 Cocoa Beach, FL	2.0	1.0	725	$2,000	$2.76	24d	1	1.19mi
199 Wakulla Ln #33 Cocoa Beach, FL	2.0	1.0	725	$1,700	$2.34	24d	1	1.19mi
3500 Ocean Beach Blvd #2 Cocoa Beach, FL	2.0	1.0	812	$1,850	$2.28	24d	1	1.24mi
201 International Dr #653 Cape Canaveral, FL	2.0	2.0	1050	$2,400	$2.29	24d	1	1.25mi
415 Harrison Ave #4 Cape Canaveral, FL	2.0	1.0	900	$1,300	$1.44	24d	1	1.30mi

HOA detail condo

• Monthly dues: $450 · $5,400/yr
• Likely covers: watersewertrashinternetcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $159,900 Active 24 DOM
2. 2026-06-17
   days on market $159,900 Active 23 DOM
3. 2026-06-01
   days on market $159,900 Active 95 DOM
4. 2026-05-31
   days on market $159,900 Active 94 DOM
5. 2026-05-31
   days on market $159,900 Active 93 DOM
6. 2026-04-14
   status Active
7. 2026-03-21
   historical Active Under Contract
8. 2026-02-27
   listed $159,900 Active
9. 2026-01-16
   historical 739-char remark

   Show marketing remark (739 chars)

   Welcome to Florida beachside living! This adorable 2-bedroom, 1st floor condo is also an end unit in the cutest complex in Cocoa Beach! Minutes from Port Canaveral and a few short blocks to the Cocoa Beach pier, this community has a sparkling pool with an onsite laundry convenient to this condo. This home is light and bright and has been freshly painted from top to bottom! It features tile flooring and has been upgraded with a tankless water heater. Association dues cover water, sewer, trash, cable and wifi. 30-day rental restrictions with board approval required for this complex. Convenient to major thoroughfares, shopping and all area attractions. You do not want to miss this opportunity for beachside living on the Space Coast!

10. 2025-12-09
    price $185,000 739-char remark

    Show marketing remark (739 chars)

    Welcome to Florida beachside living! This adorable 2-bedroom, 1st floor condo is also an end unit in the cutest complex in Cocoa Beach! Minutes from Port Canaveral and a few short blocks to the Cocoa Beach pier, this community has a sparkling pool with an onsite laundry convenient to this condo. This home is light and bright and has been freshly painted from top to bottom! It features tile flooring and has been upgraded with a tankless water heater. Association dues cover water, sewer, trash, cable and wifi. 30-day rental restrictions with board approval required for this complex. Convenient to major thoroughfares, shopping and all area attractions. You do not want to miss this opportunity for beachside living on the Space Coast!

11. 2025-10-18
    status Active 739-char remark

    Show marketing remark (739 chars)

    Welcome to Florida beachside living! This adorable 2-bedroom, 1st floor condo is also an end unit in the cutest complex in Cocoa Beach! Minutes from Port Canaveral and a few short blocks to the Cocoa Beach pier, this community has a sparkling pool with an onsite laundry convenient to this condo. This home is light and bright and has been freshly painted from top to bottom! It features tile flooring and has been upgraded with a tankless water heater. Association dues cover water, sewer, trash, cable and wifi. 30-day rental restrictions with board approval required for this complex. Convenient to major thoroughfares, shopping and all area attractions. You do not want to miss this opportunity for beachside living on the Space Coast!

12. 2025-09-26
    historical 739-char remark

    Show marketing remark (739 chars)

    Welcome to Florida beachside living! This adorable 2-bedroom, 1st floor condo is also an end unit in the cutest complex in Cocoa Beach! Minutes from Port Canaveral and a few short blocks to the Cocoa Beach pier, this community has a sparkling pool with an onsite laundry convenient to this condo. This home is light and bright and has been freshly painted from top to bottom! It features tile flooring and has been upgraded with a tankless water heater. Association dues cover water, sewer, trash, cable and wifi. 30-day rental restrictions with board approval required for this complex. Convenient to major thoroughfares, shopping and all area attractions. You do not want to miss this opportunity for beachside living on the Space Coast!

13. 2025-07-09
    listed $190,000 Active 739-char remark

    Show marketing remark (739 chars)

    Welcome to Florida beachside living! This adorable 2-bedroom, 1st floor condo is also an end unit in the cutest complex in Cocoa Beach! Minutes from Port Canaveral and a few short blocks to the Cocoa Beach pier, this community has a sparkling pool with an onsite laundry convenient to this condo. This home is light and bright and has been freshly painted from top to bottom! It features tile flooring and has been upgraded with a tankless water heater. Association dues cover water, sewer, trash, cable and wifi. 30-day rental restrictions with board approval required for this complex. Convenient to major thoroughfares, shopping and all area attractions. You do not want to miss this opportunity for beachside living on the Space Coast!

14. 1978-05-01
    soldstatus $25,900

ⓘ 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: $510 · $42/mo
• Projected year-2 tax: $1,327 · $111/mo
• Expected delta: +$818/yr (+$68/mo · 160.5%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $24,100
• − Mortgage interest: −$8,957
• − Property taxes: −$510
• − Insurance: −$1,597
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − HOA: −$5,400
• − Depreciation: −$4,652
• Taxable loss: −$871
• Est. tax savings @ 24.0%: +$209
• After-tax cash flow: $1,679/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 Beach

• Score: 71/100
• State rank: #398
• US rank: #7077

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cocoa Beach, FL
• County: Brevard County · 602,871 people
• City population: 14,174
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 14,174
• Household income: $89,457
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 445.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 7% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 4% Italian 3%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -249.02%
• Current HPI: 312.0196
• Rent YoY: ▲ 4.07%
• 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

+517.4% since first listed

9 events — show timeline

• 2026-04-14 Relisted — SCMLS
• 2026-03-21 Contingent — SCMLS
• 2026-02-27 Listed $159,900 SCMLS
• 2026-01-16 Listing Removed — SCMLS
• 2025-12-09 Price Changed $185,000 SCMLS
• 2025-10-18 Relisted — SCMLS
• 2025-09-26 Listing Removed — SCMLS
• 2025-07-09 Listed $190,000 SCMLS
• 1978-05-01 Sold (Public Records) $25,900 Public Records

Property tax history

+1.2%/yr

Latest (2025): $510 · +1.5% YoY. Source: county tax records.