907 Fern Ave · Cocoa, FL 32922

$108,000

3 bd · 2.0 ba · 1,156 sqft · SingleFamily public records · 72 Days on market

Built 1964 8,712 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• 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

Many financing options available. Close to jobs, schools, and shopping. Features a large, fenced back yard. Don't miss out. Multi offers exist . Please submit highest and best offer by 11:59 pm est 04/30/2026 .

Key facts

• 8,712 sq ft lot
• Built 1964
• Listed 72 days

Tags

• LARGE FENCED BACK YARD

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Electricity available; Sewer available; Water available
• Home design: Single family residence; One story; Entry level 1; North-facing
• Construction: Block and stucco construction; Shingle roof; Built area approximately 1,156 (living area)
• Exterior features: Front porch; Chain link fencing; Lot is cleared; City street frontage; Asphalt road surface

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 bathrooms (1 full, 1 half)
• Heating & cooling: Electric heating; Wall/window air conditioning units
• Interior features: Five total rooms; Other interior features
• Laundry & utility: Unfurnished (no washer/dryer listed)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $102k (6.0% 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.
• Zoned schools: Endeavour Elementary School (math 15% / reading 20%, grade F, #2,117 of 2,144 statewide, top 99%, 717 students, 72% FRL); Ronald Mcnair Magnet Middle School (math 58% / reading 50%, grade B-, #196 of 571 statewide, top 36%, 364 students, 58% FRL); Cocoa High School (math 21% / reading 27%, grade F, #529 of 667 statewide, top 80%, 1,551 students, 73% FRL) — zoned schools average 68% FRL vs 43% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 55% district-wide (-23 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; 31 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 $747 of loan paydown is wiped out by about $3k 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 $30k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $108k implies a 140% 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,520 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.48% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.59%
• DSCR: 1.83
• GRM: 5.6

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: 11.7%
• Equity multiple: 1.47×
• Total profit: $14,223
• Equity at exit: $16,103

10-year hold

• IRR: 21.6%
• Equity multiple: 2.94×
• Total profit: $58,734
• Equity at exit: $9,338

Cash invested: $30,240 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,599 high
• Mortgage (P&I): −$566
• Tax from tax record: −$183 /mo · $2,197/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $468

Break-even live

Break-even rent $1,006

Max offer price $108,000

Occupancy floor 66%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
647 School St Cocoa, FL	2.0	1.0	844	$1,495	$1.77	23d	1	0.17mi
305 Prospect Ave Cocoa, FL	3.0	1.0	1180	$1,595	$1.35	23d	1	0.20mi
305 Edinburgh Dr Cocoa, FL	3.0	1.5	1280	$1,750	$1.37	23d	1	0.22mi
420 N Fiske Blvd Cocoa, FL	3.0	1.5	1382	$1,695	$1.23	23d	1	0.40mi
516 Donley St Cocoa, FL	2.0	2.0	1485	$1,800	$1.21	19d	1	0.44mi
317 Pineda St Unit B Cocoa, FL	2.0	1.0	984	$1,200	$1.22	14d	1	0.44mi
616 S Kentucky Ave Cocoa, FL	3.0	1.0	960	$1,600	$1.67	19d	1	0.47mi
613 Paw Paw St Apt A Cocoa, FL	2.0	1.0	1104	$1,175	$1.06	23d	1	0.56mi
118 Olive St Cocoa, FL	2.0	1.0	933	$1,350	$1.45	23d	1	0.60mi
302 Palm Ave Cocoa, FL	2.0	1.0	820	$1,600	$1.95	14d	1	0.61mi
801 Washington St Unit A Cocoa, FL	3.0	1.5	1000	$1,760	$1.76	23d	1	0.62mi
801 Washington St Unit B Cocoa, FL	2.0	1.0	700	$1,290	$1.84	23d	1	0.62mi
301 Forrest Ave Cocoa, FL	2.0	1.0–2.0	619	$1,699	$2.74	23d	5	0.62mi
330 Palm Ave Unit PAL332 Cocoa, FL	2.0	1.0	700	$1,200	$1.71	23d	1	0.63mi
802 Forrest Ave Unit B Cocoa, FL	2.0	1.0	1000	$1,500	$1.50	23d	1	0.69mi
14 Carmalt St Unit CSB105 Cocoa, FL	2.0	1.0	1000	$1,300	$1.30	23d	1	0.69mi
800 N Fiske Blvd Cocoa, FL	1.0–2.0	1.0	850	$1,200	$1.41	23d	2	0.70mi
19 Highland St Cocoa, FL	2.0	1.0	728	$1,600	$2.20	23d	1	0.71mi
1105 Santa Rosa Dr Rockledge, FL	3.0	2.0	1096	$2,000	$1.82	23d	1	0.72mi
1010 N Fiske Blvd Cocoa, FL	2.0	1.0–1.5	750	$1,275	$1.70	14d	8	0.77mi
1515 Peachtree St Cocoa, FL	3.0	2.0	1056	$1,475	$1.40	23d	1	0.78mi
944 Kentucky Ave Rockledge, FL	3.0	2.0	1236	$1,945	$1.57	19d	1	0.85mi
1050 N Fiske Blvd Cocoa, FL	1.0–2.0	1.0	708	$1,200	$1.69	23d	2	0.90mi
1050 N Fiske Blvd #406 Cocoa, FL	2.0	1.0	816	$1,200	$1.47	19d	1	0.90mi
1105 Myrtle Ln Cocoa, FL	3.0	1.5	1232	$1,800	$1.46	14d	1	0.97mi
295 Royal Tern CIR Rockledge, FL	1.0–3.0	1.0–2.0	1020	$2,467	$2.42	14d	33	1.00mi
1616 Terrace St Cocoa, FL	3.0	2.0	850	$1,600	$1.88	23d	1	1.00mi
1305 N Fiske Blvd Cocoa, FL	2.0	1.0	750	$1,275	$1.70	19d	1	1.14mi
1711 Dixon Blvd Cocoa, FL	2.0	1.0	740	$1,262	$1.70	19d	2	1.39mi
1711 Dixon Blvd #246 Cocoa, FL	2.0	1.0	837	$1,350	$1.61	14d	1	1.42mi
1525 S Fiske Blvd Rockledge, FL	1.0–2.0	1.0	890	$1,500	$1.69	23d	1	1.42mi

Listing history 18 events

1. 2026-06-18
   days on market $108,000 Active 72 DOM
2. 2026-06-17
   days on market $108,000 Active 71 DOM
3. 2026-06-16
   days on market $108,000 Active 70 DOM
4. 2026-06-15
   days on market $108,000 Active 69 DOM
5. 2026-06-14
   pricedays on market $108,000 Active 67 DOM
6. 2026-06-10
   days on market $114,000 Active 64 DOM
7. 2026-06-08
   days on market $114,000 Active 62 DOM
8. 2026-06-07
   days on market $114,000 Active 61 DOM
9. 2026-06-05
   days on market $114,000 Active 58 DOM
10. 2026-06-03
    days on market $114,000 Active 57 DOM
11. 2026-06-02
    days on market $114,000 Active 56 DOM
12. 2026-06-01
    days on market $114,000 Active 55 DOM
13. 2026-05-31
    days on market $114,000 Active 54 DOM
14. 2026-05-31
    days on market $114,000 Active 53 DOM
15. 2026-05-08
    price $114,000
16. 2026-05-07
    price $109,000
17. 2026-04-06
    listed $120,000 Active
18. 1986-10-01
    soldstatus $45,000

ⓘ 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: $2,197 · $183/mo
• Projected year-2 tax: $2,197 · $183/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: $19,182
• − Mortgage interest: −$6,050
• − Property taxes: −$2,197
• − Insurance: −$540
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$3,142
• Taxable income: $4,185
• Est. tax owed @ 24.0%: −$1,004
• After-tax cash flow: $4,616/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

+153.3% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $114,000 SCMLS
• 2026-05-07 Price Changed $109,000 SCMLS
• 2026-04-06 Listed $120,000 SCMLS
• 1986-10-01 Sold (Public Records) $45,000 Public Records

Property tax history

+24.2%/yr

Latest (2025): $2,197 · -1.5% YoY. Source: county tax records.