2535 Stratford Dr · Cocoa West, FL 32926

$221,000

3 bd · 2.0 ba · 1,044 sqft · SingleFamily public records · 11 Days on market

Built 1963 6,534 sqft lot

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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 +13.0/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• DSCR +3.9/10.0
• Rent growth +3.9/5.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The perfect place to call home! Completely remodeled to include a brand new metal roof and gutters, granite counter tops, under mount stainless steel kitchen sink, new stainless steel appliances. Plus hard wired smoke detectors and new doors throughout as well as a new slider in DR. HVAC, tile floors, all new plumbing in and under the house to the road, garage door about 5 years ago. Also includes updated electrical panel, outlets and switches. Nothing has been overlooked here.

Key facts

• Covered patio
• Fresh interior paint
• 6,534 sq ft lot

Tags

• COVERED PATIO
• STAINLESS STEEL APPLIANCES
• FRESH INTERIOR PAINT

Property features AI

Finance

• Other: Unfurnished; Living area reported as 1,036 square feet
• Financial info: Lease restrictions apply
• HOA & community: No community association fees (none listed); No community features

Exterior

• Parking: Driveway; Attached garage (1 car)
• Security: Owned security system
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family residence; One story; Faces East; Residential zoning
• Construction: Block and stucco construction; Metal and shingle roof; Slab foundation; Built on a 0.15-acre lot
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Eat-in kitchen; Stone counters
• Bedrooms: 3 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Stone countertops; Other interior features
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $221k.

Deal economics

• At list price, monthly cash flow is $-13 ($-157/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (22.2% below list).
• Recommended offer: $172k (22.2% below list) — sets the bar for 1% rule.

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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $171,876 (22.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.25%
• DSCR: 0.99
• GRM: 10.7

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: -14.2%
• Equity multiple: 0.48×
• Total profit: $-32,100
• Equity at exit: $32,952

10-year hold

• IRR: -2.0%
• Equity multiple: 0.85×
• Total profit: $-9,342
• Equity at exit: $19,108

Cash invested: $61,880 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,719 high
• Mortgage (P&I): −$1,159
• Tax from tax record: −$120 /mo · $1,438/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-13

Break-even live

Break-even rent $1,735

Max offer price $218,693

Occupancy floor 96%

Sensitivity live

Price	-10% $112	-5% $49	+0% $-13	+5% $-76	+10% $-138
Rent	-10% $-149	-5% $-81	+0% $-13	+5% $55	+10% $123
Rate	-1.0pp $98	-0.5pp $43	base $-13	+0.5pp $-70	+1.0pp $-129

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: $55,250
• Closing costs: $6,630
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2506 Stratford Dr Cocoa, FL	3.0	1.5	936	$1,700	$1.82	24d	1	0.15mi
902 Canal Dr Cocoa, FL	2.0	1.0	928	$1,350	$1.45	15d	1	0.28mi
2467 Mercury Dr Cocoa, FL	2.0	1.5	814	$1,400	$1.72	24d	1	0.39mi
706 Lunar Lake Cir Unit B Cocoa, FL	2.0	2.0	843	$1,450	$1.72	20d	1	0.43mi
2449 Mercury Dr Cocoa, FL	2.0	2.0	984	$1,650	$1.68	22d	1	0.44mi
412 Country Lane Dr Cocoa, FL	2.0	1.0	816	$1,300	$1.59	15d	1	0.49mi
739 Lunar Lake Cir Cocoa, FL	2.0	1.0	814	$1,100	$1.35	24d	1	0.51mi
4164 Fishermans Pl Cocoa, FL	2.0	2.0	1200	$1,625	$1.35	24d	1	0.86mi
305 Laredo Dr Cocoa, FL	1.0–3.0	1.0–2.0	1481	$2,319	$1.57	14d	28	0.94mi
1616 Terrace St Cocoa, FL	3.0	2.0	850	$1,600	$1.88	24d	1	1.15mi
3782 Catalina Dr Cocoa, FL	3.0	2.0	1404	$2,075	$1.48	24d	1	1.15mi
527 A Ln Cocoa, FL	3.0	1.0	1500	$1,800	$1.20	24d	1	1.16mi
1711 Dixon Blvd #246 Cocoa, FL	2.0	1.0	837	$1,350	$1.61	15d	1	1.20mi
1711 Dixon Blvd Cocoa, FL	2.0	1.0	740	$1,262	$1.70	20d	2	1.25mi
557 Cox St Cocoa, FL	3.0	1.0	814	$1,730	$2.13	24d	1	1.29mi
1515 Peachtree St Cocoa, FL	3.0	2.0	1056	$1,475	$1.40	24d	1	1.38mi

Listing history 8 events

1. 2026-06-18
   days on market $221,000 Active 11 DOM
2. 2026-06-17
   days on market $221,000 Active 10 DOM
3. 2026-06-16
   days on market $221,000 Active 9 DOM
4. 2026-06-15
   days on market $221,000 Active 8 DOM
5. 2026-06-14
   pricedays on market $221,000 Active 6 DOM
6. 2026-06-10
   days on market $225,000 Active 3 DOM
7. 2026-06-08
   remarks 450-char remark
8. 2026-06-08
   listed $225,000 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: $1,438 · $120/mo
• Projected year-2 tax: $1,834 · $153/mo
• Expected delta: +$396/yr (+$33/mo · 27.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $20,625
• − Mortgage interest: −$12,379
• − Property taxes: −$1,438
• − Insurance: −$1,105
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$6,429
• Taxable loss: −$4,027
• Est. tax savings @ 24.0%: +$966
• After-tax cash flow: $810/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

• Census place: Cocoa West, FL
• 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

+437.0% since first listed

12 events — show timeline

• 2026-06-07 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-22 Sold (Public Records) $237,000 Public Records
• 2018-10-05 Sold (Public Records) $126,000 Public Records
• 2018-10-03 Sold (MLS) $126,000 SCMLS
• 2018-07-02 Listed $129,900 SCMLS
• 2010-10-08 Sold (MLS) $8,700 SCMLS
• 2010-08-29 Listed $9,900 SCMLS
• 2001-04-17 Sold (Public Records) $51,400 Public Records
• 1997-01-31 Sold (Public Records) $42,900 Public Records
• 1994-04-27 Sold (Public Records) $13,300 Public Records
• 1990-08-01 Sold (Public Records) $34,200 Public Records
• 1985-07-01 Sold (Public Records) $41,900 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,438 · +7.8% YoY. Source: county tax records.