300 Beech Ct · Cocoa West, FL 32926

$149,000

2 bd · 2.0 ba · 1,193 sqft · Manufactured public records · 58 Days on market

Built 1993 0.53 ac lot $115/mo HOA · 6% of rent

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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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +4.7/10.0
• Rent growth +3.9/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy relaxed waterfront living in this 2-bedroom, 2-bath manufactured home located in the desirable gated 55+ community of Forest Lakes. This home features a spacious primary bedroom plus a versatile bonus room ideal for a home office or guest space. Take in peaceful lake views from your private wood deck--perfect for morning coffee or evening unwinding. Residents enjoy an active lifestyle with access to a clubhouse, pool, shuffleboard, and a full calendar of social events. RV storage is also available. With a low HOA and a welcoming atmosphere, this home offers the perfect blend of comfort, convenience, and community in the heart of Cocoa. Schedule your private showing today!

Key facts

• Gated community
• Private wood deck
• Clubhouse

Tags

• WATERFRONT LIVING
• PRIVATE WOOD DECK
• LAKE VIEWS
• GATED COMMUNITY
• CLUBHOUSE
• POOL

Property features AI

Finance

• Other: Lot size approximately 0.53 acres; Road surface: asphalt
• Financial info: Lease restrictions apply
• HOA & community: HOA: Forest Lakes of Cocoa; Monthly HOA fee $115 (required); association approval required; Senior community; Pets allowed (cats and dogs), max pet weight 40 lbs

Exterior

• Parking: Asphalt road access
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured double-wide home; Single-story; Faces south; Residential property
• Construction: Vinyl siding; Shingle roof; Crawlspace and slab foundation; Built as a manufactured home
• Exterior features: Storage; Other exterior features

Interior

• Kitchen: Range; Refrigerator; Dryer
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Wood-burning fireplace
• Laundry & utility: Inside laundry room; Washer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.

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: schools F, 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.
• Market conditions: Rents rising fast (+5.6%/yr); 291 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• This rent runs 31% 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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; list at $149k implies a 124% 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; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 1.21% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.95%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.6% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.12×
• Total profit: $5,007
• Equity at exit: $22,216

10-year hold

• IRR: 15.0%
• Equity multiple: 2.36×
• Total profit: $56,777
• Equity at exit: $12,883

Cash invested: $41,720 (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 32926

• Home prices YoY: -16.9%
• Rents YoY: 5.6%
• Active inventory: 291
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,810 high
• Mortgage (P&I): −$781
• Tax from tax record: −$91 /mo · $1,087/yr
• Insurance: −$62
• HOA: −$115
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $381

Break-even live

Break-even rent $1,328

Max offer price $149,000

Occupancy floor 74%

Sensitivity live

Price	-10% $465	-5% $423	+0% $381	+5% $339	+10% $296
Rent	-10% $238	-5% $309	+0% $381	+5% $452	+10% $524
Rate	-1.0pp $456	-0.5pp $419	base $381	+0.5pp $342	+1.0pp $303

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
527 A Ln Cocoa, FL	3.0	1.0	1500	$1,800	$1.20	24d	1	0.56mi
3782 Catalina Dr Cocoa, FL	3.0	2.0	1404	$2,075	$1.48	24d	1	0.94mi
6500 June Dr Cocoa, FL	2.0	1.0	720	$1,500	$2.08	24d	1	0.95mi
557 Cox St Cocoa, FL	3.0	1.0	814	$1,730	$2.13	24d	1	1.06mi
4164 Fishermans Pl Cocoa, FL	2.0	2.0	1200	$1,625	$1.35	24d	1	1.39mi

HOA detail

• Monthly dues: $115 · $1,380/yr
• Likely covers: waterpoolsecurity

Listing history 34 events

1. 2026-06-18
   days on market $149,000 Active 58 DOM
2. 2026-06-17
   days on market $149,000 Active 57 DOM
3. 2026-06-16
   days on market $149,000 Active 56 DOM
4. 2026-06-15
   days on market $149,000 Active 55 DOM
5. 2026-06-14
   days on market $149,000 Active 53 DOM
6. 2026-06-10
   days on market $149,000 Active 50 DOM
7. 2026-06-09
   price $149,000 Active 48 DOM
8. 2026-06-08
   days on market $159,000 Active 48 DOM
9. 2026-06-07
   days on market $159,000 Active 47 DOM
10. 2026-06-05
    days on market $159,000 Active 44 DOM
11. 2026-06-03
    days on market $159,000 Active 43 DOM
12. 2026-06-02
    days on market $159,000 Active 42 DOM
13. 2026-06-01
    days on market $159,000 Active 41 DOM
14. 2026-05-31
    days on market $159,000 Active 40 DOM
15. 2026-05-31
    days on market $159,000 Active 39 DOM
16. 2026-05-18
    price $159,000

    Show marketing remark (686 chars)

    Enjoy relaxed waterfront living in this 2-bedroom, 2-bath manufactured home located in the desirable gated 55+ community of Forest Lakes. This home features a spacious primary bedroom plus a versatile bonus room ideal for a home office or guest space. Take in peaceful lake views from your private wood deck--perfect for morning coffee or evening unwinding. Residents enjoy an active lifestyle with access to a clubhouse, pool, shuffleboard, and a full calendar of social events. RV storage is also available. With a low HOA and a welcoming atmosphere, this home offers the perfect blend of comfort, convenience, and community in the heart of Cocoa. Schedule your private showing today!

17. 2026-05-18
    price $159,000 686-char remark

    Show marketing remark (686 chars)

    Enjoy relaxed waterfront living in this 2-bedroom, 2-bath manufactured home located in the desirable gated 55+ community of Forest Lakes. This home features a spacious primary bedroom plus a versatile bonus room ideal for a home office or guest space. Take in peaceful lake views from your private wood deck--perfect for morning coffee or evening unwinding. Residents enjoy an active lifestyle with access to a clubhouse, pool, shuffleboard, and a full calendar of social events. RV storage is also available. With a low HOA and a welcoming atmosphere, this home offers the perfect blend of comfort, convenience, and community in the heart of Cocoa. Schedule your private showing today!

18. 2026-04-21
    listed $169,000 Active
19. 2026-04-20
    historical
20. 2026-04-18
    listed $169,000 Active 686-char remark

    Show marketing remark (686 chars)

    Enjoy relaxed waterfront living in this 2-bedroom, 2-bath manufactured home located in the desirable gated 55+ community of Forest Lakes. This home features a spacious primary bedroom plus a versatile bonus room ideal for a home office or guest space. Take in peaceful lake views from your private wood deck--perfect for morning coffee or evening unwinding. Residents enjoy an active lifestyle with access to a clubhouse, pool, shuffleboard, and a full calendar of social events. RV storage is also available. With a low HOA and a welcoming atmosphere, this home offers the perfect blend of comfort, convenience, and community in the heart of Cocoa. Schedule your private showing today!

21. 2026-04-14
    historical
22. 2026-03-17
    price $196,800
23. 2026-02-22
    price $198,000
24. 2025-12-24
    price $199,900
25. 2025-12-23
    price $199,900
26. 2025-10-29
    listed $220,000 Active
27. 2025-10-27
    listed $220,000 Active
28. 2013-03-08
    soldstatus $66,500
29. 2013-03-01
    soldstatus $66,500
30. 2012-08-20
    listed $79,900
31. 2000-12-06
    soldstatus $85,500
32. 1993-09-29
    soldstatus $45,000
33. 1993-08-25
    soldstatus $40,000
34. 1992-09-01
    soldstatus $152,400

ⓘ 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: $1,087 · $91/mo
• Projected year-2 tax: $1,237 · $103/mo
• Expected delta: +$150/yr (+$12/mo · 13.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 21 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: $21,720
• − Mortgage interest: −$8,346
• − Property taxes: −$1,087
• − Insurance: −$745
• − Repairs & maintenance: −$1,738
• − Management: −$1,738
• − HOA: −$1,380
• − Depreciation: −$4,335
• Taxable income: $2,351
• Est. tax owed @ 24.0%: −$564
• After-tax cash flow: $4,006/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 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

• County: Brevard County · 602,871 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: 782.0

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 (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%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 5% · Canada, Vietnam, Jamaica
• Languages at home: 91% English-only · Spanish 6% Vietnamese 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: ▼ -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

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

+4.3% since first listed

19 events — show timeline

• 2026-05-18 Price Changed $159,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Price Changed $159,000 SCMLS
• 2026-04-21 Listed $169,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-18 Listed $169,000 SCMLS
• 2026-04-14 Listing Removed — SCMLS
• 2026-03-17 Price Changed $196,800 Stellar MLS as Distributed by MLS Grid
• 2026-02-22 Price Changed $198,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-24 Price Changed $199,900 SCMLS
• 2025-12-23 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-29 Listed $220,000 SCMLS
• 2025-10-27 Listed $220,000 Stellar MLS as Distributed by MLS Grid
• 2013-03-08 Sold (Public Records) $66,500 Public Records
• 2013-03-01 Sold (MLS) $66,500 SCMLS
• 2012-08-20 Listed $79,900 SCMLS
• 2000-12-06 Sold (Public Records) $85,500 Public Records
• 1993-09-29 Sold (Public Records) $45,000 Public Records
• 1993-08-25 Sold (Public Records) $40,000 Public Records
• 1992-09-01 Sold (Public Records) $152,400 Public Records

Property tax history

-2.2%/yr

Latest (2025): $1,087 · +7.2% YoY. Source: county tax records.