223 Columbia Dr #317 · Cape Canaveral, FL 32920

$75,000

1 bd · 1.0 ba · 680 sqft · Condo public records · 144 Days on market

Built 1966 $566/mo HOA · 38% 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 +19.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Desirable 1 bedroom & 1 bathroom condo in a secure building located at The Plaza condo. Tile flooring throughout, open floor plan, window treatment, walk-in closet, ceiling fans, and sliding glass door to balcony. The complex offers a fenced in-ground community pool, open parking, elevators, on-site laundry room on each floor, and secured building entrance. XLNT location near all thoroughfares with easy access to Port Canaveral, Kennedy Space Center, amenities & services, shopping centers, restaurants, downtown Cocoa Beach, 520, 528, entertainments, Patrick AFB, and just an hour to Orlando/ attractions.

Key facts

• On-site laundry room
• $566 HOA
• Community pool

Tags

• ON-SITE LAUNDRY ROOM
• SECURED BUILDING ENTRANCE

Property features AI

Finance

• Financial info: Association fee: $566 monthly
• HOA & community: Has association: The Plaza Condo; Association amenities include elevator(s) and laundry; Monthly association fee

Exterior

• Parking: Guest parking in a parking lot
• Security: Secured lobby; Smoke detectors
• Utilities: Public sewer; Cable available; Electricity available; Sewer available; Water available
• Home design: Condominium; Three or more levels; 3 total stories; Faces north; Entry on level 3; Residential use
• Construction: Concrete and stucco construction
• Exterior features: Balcony; Paved road access; Lot features: Other

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom (Entry level: 3)
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Open floor plan; Primary bathroom with tub and shower; Walk-in closet
• Laundry & utility: Building offers laundry (association amenity)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $78 ($941/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 84/100 on livability (#34 in FL, #677 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+; Watch: amenities 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 (+4.0%/yr); 219 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $519 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.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $26k; list at $75k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 1.97% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.02% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.75×
• Total profit: $-5,254
• Equity at exit: $11,183

10-year hold

• IRR: 5.7%
• Equity multiple: 1.47×
• Total profit: $9,793
• Equity at exit: $6,485

Cash invested: $21,000 (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 32920

• Home prices YoY: -29.5%
• Rents YoY: 4.0%
• Active inventory: 219
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,478 high
• Mortgage (P&I): −$393
• Tax from tax record: −$99 /mo · $1,188/yr
• Insurance: −$31
• HOA: −$566
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $78

Break-even live

Break-even rent $1,379

Max offer price $75,000

Occupancy floor 90%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 Columbia Dr #319 Cape Canaveral, FL	1.0	1.0	680	$1,400	$2.06	23d	1	0.03mi
8401 N Atlantic Ave Cape Canaveral, FL	1.0–2.0	1.0	707	$1,200	$1.70	14d	5	0.28mi
8401 N Atlantic Ave Cape Canaveral, FL	1.0–2.0	1.0	707	$1,250	$1.77	21d	5	0.28mi
128 Adams Ave Unit 1 Cape Canaveral, FL	2.0	1.0	663	$1,500	$2.26	14d	1	0.41mi
8522 N Atlantic Ave #71 Cape Canaveral, FL	1.0	1.0	673	$1,550	$2.30	23d	1	0.48mi
201 Chandler St Cape Canaveral, FL	1.0–2.0	1.0–2.0	700	$1,150	$1.64	18d	1	0.51mi
211 Caroline St Cape Canaveral, FL	2.0	1.0	705	$1,345	$1.91	23d	1	0.55mi
300 Monroe Ave #21 Cape Canaveral, FL	1.0	1.0	608	$1,500	$2.47	14d	1	0.56mi
211 Circle Dr Cape Canaveral, FL	1.0	1.0	409	$1,450	$3.55	18d	1	0.58mi
227 Canaveral Beach Blvd Unit 5 Cape Canaveral, FL	1.0	1.0	700	$1,600	$2.29	21d	1	0.59mi
227 Canaveral Beach Blvd Cape Canaveral, FL	1.0	1.0	700	$1,600	$2.29	18d	1	0.59mi
411 Madison Ave Unit N202 Cape Canaveral, FL	1.0	1.0	672	$1,650	$2.46	23d	1	0.64mi
419 Madison Ave Unit 102 Cape Canaveral, FL	1.0	1.0	672	$1,450	$2.16	23d	1	0.66mi
355 Polk Ave #8 Cape Canaveral, FL	1.0	1.0	550	$1,300	$2.36	14d	1	0.70mi
310 Taylor Ave Cape Canaveral, FL	1.0–2.0	1.0	820	$1,475	$1.80	23d	3	0.71mi
467 Jackson Ave Unit Back Unit Cape Canaveral, FL	1.0	1.0	528	$1,500	$2.84	23d	1	0.73mi
7801 Ridgewood Ave Cape Canaveral, FL	1.0–3.0	1.0–2.0	893	$1,400	$1.57	21d	3	0.74mi
7605 Ridgewood Ave Unit 11-1 Cape Canaveral, FL	1.0	1.0	484	$1,650	$3.41	14d	1	0.75mi
610 Jefferson Ave Cape Canaveral, FL	1.0	1.0	619	$2,000	$3.23	18d	2	0.81mi
610 Jefferson Ave Cape Canaveral, FL	1.0	1.0	619	$2,000	$3.23	23d	3	0.81mi
7165 Ridgewood Ave #7 Cape Canaveral, FL	1.0	1.0	487	$1,900	$3.90	23d	1	0.85mi
201 Ocean Park Ln Unit V41 Cape Canaveral, FL	1.0	1.0	703	$1,800	$2.56	23d	1	0.88mi
150 Intrepid Way Unit 8D Cape Canaveral, FL	1.0	1.5	737	$1,550	$2.10	23d	1	0.93mi
315 Grant Ave Cocoa Beach, FL	2.0	2.0	720	$1,795	$2.49	23d	1	1.00mi
315 Grant Ave Cocoa Beach, FL	2.0	2.0	720	$1,795	$2.49	13d	1	1.00mi
515 Hayes Ave Unit 1543008P Cocoa Beach, FL	1.0	1.0	613	$3,011	$4.91	14d	1	1.09mi
205 Cleveland Ave #1 Cocoa Beach, FL	2.0	1.0	675	$1,595	$2.36	23d	1	1.16mi
209 Cleveland Ave Unit 4B Cocoa Beach, FL	1.0	1.0	624	$1,400	$2.24	18d	1	1.17mi
209 Cleveland Ave Unit 4 Cocoa Beach, FL	2.0	1.0	624	$1,400	$2.24	14d	1	1.17mi
135 Roosevelt Ave Unit A Cocoa Beach, FL	2.0	1.0	730	$1,550	$2.12	23d	1	1.28mi

HOA detail condo

• Monthly dues: $566 · $6,792/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-03
   status $75,000 Pending 144 DOM
2. 2026-06-02
   days on market $75,000 Active 144 DOM
3. 2026-06-01
   days on market $75,000 Active 143 DOM
4. 2026-05-31
   days on market $75,000 Active 142 DOM
5. 2026-05-31
   days on market $75,000 Active 141 DOM
6. 2026-05-20
   price $75,000
7. 2026-05-13
   price $79,900
8. 2026-03-18
   price $85,000
9. 2026-01-09
   listed $100,000 Active
10. 1999-08-05
    soldstatus $26,500
11. 1995-06-08
    soldstatus $26,500
12. 1981-09-01
    soldstatus $36,600

ⓘ 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: $1,188 · $99/mo
• Projected year-2 tax: $1,188 · $99/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $17,741
• − Mortgage interest: −$4,201
• − Property taxes: −$1,188
• − Insurance: −$375
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − HOA: −$6,792
• − Depreciation: −$2,182
• Taxable income: $165
• Est. tax owed @ 24.0%: −$39
• After-tax cash flow: $901/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 — Cape Canaveral

• Score: 84/100
• State rank: #34
• US rank: #677

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cape Canaveral, FL
• County: Brevard County · 602,871 people
• City population: 10,005
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 10,005
• Household income: $66,955
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 477.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6%
• Common ancestry: Romanian 5% Lithuanian 5% Serbian 2%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 4% Russian/Polish/Slavic 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: ▼ -125.71%
• Current HPI: 300.9707
• Rent YoY: ▲ 4.02%
• 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

+104.9% since first listed

7 events — show timeline

• 2026-05-20 Price Changed $75,000 SCMLS
• 2026-05-13 Price Changed $79,900 SCMLS
• 2026-03-18 Price Changed $85,000 SCMLS
• 2026-01-09 Listed $100,000 SCMLS
• 1999-08-05 Sold (Public Records) $26,500 Public Records
• 1995-06-08 Sold (Public Records) $26,500 Public Records
• 1981-09-01 Sold (Public Records) $36,600 Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,188 · -5.3% YoY. Source: county tax records.