800 N Fiske Blvd #111 · Cocoa, FL 32922

$55,000

2 bd · 1.0 ba · 850 sqft · Condo public records · 22 Days on market

Built 1964 $538/mo HOA · 41% 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 +23.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 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 MLS

Great investment for someone like you. Tenant already in place Other 2 bedroom units currently renting for $900 to $950 per month. You will find NOTHING like this for under $70k anywhere in Brevard County. Investors - start to build up your inventory while you can. This is a gated community. The unit features central AC, city water and sewer. Fridge and stove convey.

Key facts

• Ground floor access
• Nearby beaches
• Ample cabinet space

Tags

• GROUND FLOOR ACCESS
• OPEN LIVING AND DINING AREA
• AMPLE CABINET SPACE
• QUICK ACCESS TO PORT CANAVERAL
• NEARBY BEACHES

Property features AI

Finance

• Other: Unit is unfurnished; No lease restrictions reported
• Financial info: Total annual association fees: $6,456
• HOA & community: Monthly HOA fee of $538 (includes no additional services); Association name: Rick Alexander; Association fee required; No community amenities listed; Pets not allowed

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; Residential property; Two-story building; Faces east; Entry on first floor
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of a 2-story building
• Exterior features: Asphalt road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms (1st floor)
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floor plan; Four total rooms
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $55k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.

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.
• Market conditions: Rents rising fast (+4.1%/yr); 167 active listings in the ZIP; 40 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 35% 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 $380 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 + 4.1% rent growth), your $15k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago 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 $20k; list at $55k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,175 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 2.38% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.59%
• DSCR: 1.34
• GRM: 3.5

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-844
• Equity at exit: $8,201

10-year hold

• IRR: 11.1%
• Equity multiple: 1.98×
• Total profit: $15,034
• Equity at exit: $4,755

Cash invested: $15,400 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,308 high
• Mortgage (P&I): −$288
• Tax from tax record: −$86 /mo · $1,036/yr
• Insurance: −$23
• HOA: −$538
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $97

Break-even live

Break-even rent $1,184

Max offer price $55,000

Occupancy floor 88%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 N Fiske Blvd Cocoa, FL	1.0–2.0	1.0	850	$1,200	$1.41	23d	2	0.02mi
1010 N Fiske Blvd Cocoa, FL	2.0	1.0–1.5	750	$1,275	$1.70	14d	8	0.09mi
1050 N Fiske Blvd Cocoa, FL	1.0–2.0	1.0	708	$1,200	$1.69	23d	2	0.22mi
1050 N Fiske Blvd #406 Cocoa, FL	2.0	1.0	816	$1,200	$1.47	19d	1	0.22mi
870 N Cocoa Blvd Unit 1 Cocoa, FL	1.0	1.0	700	$1,250	$1.79	21d	1	0.40mi
1305 N Fiske Blvd Cocoa, FL	2.0	1.0	750	$1,275	$1.70	19d	1	0.46mi
1305 N Fiske Blvd Cocoa, FL	1.0	1.0	600	$950	$1.58	23d	1	0.46mi
118 Olive St Cocoa, FL	2.0	1.0	933	$1,350	$1.45	23d	1	0.55mi
647 School St Cocoa, FL	2.0	1.0	844	$1,495	$1.77	23d	1	0.55mi
317 Pineda St Unit B Cocoa, FL	2.0	1.0	984	$1,200	$1.22	14d	1	0.59mi
802 Forrest Ave Unit B Cocoa, FL	2.0	1.0	1000	$1,500	$1.50	23d	1	0.59mi
19 Highland St Cocoa, FL	2.0	1.0	728	$1,600	$2.20	23d	1	0.65mi
1343 W Point Dr Apt 1 Cocoa, FL	2.0	1.0	543	$1,000	$1.84	23d	1	0.67mi
1341 W Point Dr Unit 3 Cocoa, FL	2.0	1.0	543	$1,050	$1.93	23d	1	0.67mi
1341 W Point Dr Unit 1 Cocoa, FL	2.0	1.0	543	$1,150	$2.12	23d	1	0.67mi
1341 W Point Dr Unit 4 Cocoa, FL	2.0	1.0	543	$850	$1.57	14d	1	0.67mi
1341 W Point Dr Unit 7 Cocoa, FL	2.0	1.0	543	$1,000	$1.84	23d	1	0.68mi
14 Carmalt St Unit CSB105 Cocoa, FL	2.0	1.0	1000	$1,300	$1.30	23d	1	0.72mi
330 Palm Ave Unit PAL332 Cocoa, FL	2.0	1.0	700	$1,200	$1.71	23d	1	0.72mi
302 Palm Ave Cocoa, FL	2.0	1.0	820	$1,600	$1.95	14d	1	0.77mi
11 Parkway St Cocoa, FL	2.0	1.0	690	$1,700	$2.46	23d	1	0.80mi
301 Forrest Ave Cocoa, FL	2.0	1.0–2.0	619	$1,699	$2.74	23d	5	0.84mi
1706 Pineda St Cocoa, FL	3.0	2.0	1020	$1,700	$1.67	23d	1	0.94mi
1616 Terrace St Cocoa, FL	3.0	2.0	850	$1,600	$1.88	23d	1	0.97mi
1711 Dixon Blvd Cocoa, FL	2.0	1.0	740	$1,262	$1.70	19d	2	1.02mi
1711 Dixon Blvd #246 Cocoa, FL	2.0	1.0	837	$1,350	$1.61	14d	1	1.06mi
439 Barbara Jenkins St Unit A Cocoa, FL	2.0	1.0	620	$1,250	$2.02	14d	1	1.07mi
1515 Peachtree St Cocoa, FL	3.0	2.0	1056	$1,475	$1.40	23d	1	1.08mi
240 Stone St Unit 7 Cocoa, FL	2.0	1.0	660	$925	$1.40	23d	1	1.09mi
1717 Dixon Blvd #91 Cocoa, FL	2.0	1.0	661	$1,150	$1.74	23d	1	1.10mi
1723 Dixon Blvd #11 Cocoa, FL	2.0	1.0	621	$1,150	$1.85	14d	1	1.14mi
616 S Kentucky Ave Cocoa, FL	3.0	1.0	960	$1,600	$1.67	19d	1	1.15mi
613 Paw Paw St Cocoa, FL	2.0	1.0	552	$1,050	$1.90	23d	1	1.18mi
613 Paw Paw St Apt A Cocoa, FL	2.0	1.0	1104	$1,175	$1.06	23d	1	1.18mi
801 Washington St Unit B Cocoa, FL	2.0	1.0	700	$1,290	$1.84	23d	1	1.23mi
801 Washington St Unit A Cocoa, FL	3.0	1.5	1000	$1,760	$1.76	23d	1	1.23mi
1514 Clearlake Rd #110 Cocoa, FL	2.0	2.0	1070	$1,295	$1.21	23d	1	1.25mi
808 Johnson St Cocoa, FL	2.0	1.0	540	$1,095	$2.03	23d	1	1.27mi
1524 Clearlake Rd Cocoa, FL	1.0–2.0	1.0	720	$1,822	$2.53	19d	6	1.33mi
1105 Santa Rosa Dr Rockledge, FL	3.0	2.0	1096	$2,000	$1.82	23d	1	1.41mi

HOA detail condo

• Monthly dues: $538 · $6,456/yr
• Likely covers: watersewersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $55,000 Active 22 DOM
2. 2026-06-17
   days on market $55,000 Active 21 DOM
3. 2026-06-16
   days on market $55,000 Active 20 DOM
4. 2026-06-08
   days on market $55,000 Active 19 DOM
5. 2026-06-07
   days on market $55,000 Active 18 DOM
6. 2026-06-05
   status $55,000 Active 15 DOM
7. 2026-05-11
   listed $55,000 Active
8. 2024-05-02
   soldstatus $20,000 Closed 371-char remark

   Show marketing remark (371 chars)

   Great investment for someone like you. Tenant already in place Other 2 bedroom units currently renting for $900 to $950 per month. You will find NOTHING like this for under $70k anywhere in Brevard County. Investors - start to build up your inventory while you can. This is a gated community. The unit features central AC, city water and sewer. Fridge and stove convey.

9. 2024-04-30
   soldstatus $20,000
10. 2024-04-15
    status Pending 371-char remark

    Show marketing remark (371 chars)

    Great investment for someone like you. Tenant already in place Other 2 bedroom units currently renting for $900 to $950 per month. You will find NOTHING like this for under $70k anywhere in Brevard County. Investors - start to build up your inventory while you can. This is a gated community. The unit features central AC, city water and sewer. Fridge and stove convey.

11. 2024-03-25
    status Active 371-char remark

    Show marketing remark (371 chars)

    Great investment for someone like you. Tenant already in place Other 2 bedroom units currently renting for $900 to $950 per month. You will find NOTHING like this for under $70k anywhere in Brevard County. Investors - start to build up your inventory while you can. This is a gated community. The unit features central AC, city water and sewer. Fridge and stove convey.

12. 2024-03-12
    status Pending 371-char remark

    Show marketing remark (371 chars)

    Great investment for someone like you. Tenant already in place Other 2 bedroom units currently renting for $900 to $950 per month. You will find NOTHING like this for under $70k anywhere in Brevard County. Investors - start to build up your inventory while you can. This is a gated community. The unit features central AC, city water and sewer. Fridge and stove convey.

13. 2024-01-03
    status Active 371-char remark

    Show marketing remark (371 chars)

    Great investment for someone like you. Tenant already in place Other 2 bedroom units currently renting for $900 to $950 per month. You will find NOTHING like this for under $70k anywhere in Brevard County. Investors - start to build up your inventory while you can. This is a gated community. The unit features central AC, city water and sewer. Fridge and stove convey.

14. 2023-12-31
    historical 371-char remark

    Show marketing remark (371 chars)

    Great investment for someone like you. Tenant already in place Other 2 bedroom units currently renting for $900 to $950 per month. You will find NOTHING like this for under $70k anywhere in Brevard County. Investors - start to build up your inventory while you can. This is a gated community. The unit features central AC, city water and sewer. Fridge and stove convey.

15. 2023-02-02
    price $50,900 371-char remark

    Show marketing remark (371 chars)

    Great investment for someone like you. Tenant already in place Other 2 bedroom units currently renting for $900 to $950 per month. You will find NOTHING like this for under $70k anywhere in Brevard County. Investors - start to build up your inventory while you can. This is a gated community. The unit features central AC, city water and sewer. Fridge and stove convey.

16. 2022-12-23
    listed $55,900 Active 371-char remark

    Show marketing remark (371 chars)

    Great investment for someone like you. Tenant already in place Other 2 bedroom units currently renting for $900 to $950 per month. You will find NOTHING like this for under $70k anywhere in Brevard County. Investors - start to build up your inventory while you can. This is a gated community. The unit features central AC, city water and sewer. Fridge and stove convey.

17. 1997-12-05
    soldstatus $7,100
18. 1994-03-01
    soldstatus $1,261,100
19. 1992-12-01
    soldstatus $4,175,600
20. 1989-04-01
    soldstatus $2,616,000

ⓘ 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: $1,036 · $86/mo
• Projected year-2 tax: $1,036 · $86/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 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: $15,693
• − Mortgage interest: −$3,081
• − Property taxes: −$1,036
• − Insurance: −$275
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − HOA: −$6,456
• − Depreciation: −$1,600
• Taxable income: $734
• Est. tax owed @ 24.0%: −$176
• After-tax cash flow: $993/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

-97.9% since first listed

14 events — show timeline

• 2026-05-11 Listed $55,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-02 Sold (MLS) $20,000 SCMLS
• 2024-04-30 Sold (Public Records) $20,000 Public Records
• 2024-04-15 Pending — SCMLS
• 2024-03-25 Relisted — SCMLS
• 2024-03-12 Pending — SCMLS
• 2024-01-03 Relisted — SCMLS
• 2023-12-31 Listing Removed — SCMLS
• 2023-02-02 Price Changed $50,900 SCMLS
• 2022-12-23 Listed $55,900 SCMLS
• 1997-12-05 Sold (Public Records) $7,100 Public Records
• 1994-03-01 Sold (Public Records) $1,261,100 Public Records
• 1992-12-01 Sold (Public Records) $4,175,600 Public Records
• 1989-04-01 Sold (Public Records) $2,616,000 Public Records

Property tax history

+17.1%/yr

Latest (2025): $1,036 · +187.0% YoY. Source: county tax records.