202 Caroline St #208 · Cape Canaveral, FL 32920

$110,000

1 bd · 1.0 ba · 480 sqft · Condo public records · 57 Days on market

Built 1963 $320/mo HOA · 23% of rent

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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 +14.9/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• DSCR +4.6/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in Ready and Fully Remodeled 1 bed / 1 bath condo in walking distance from the beach. New Kitchen with Granite Countertop, New Windows, New AC, New Water Heater, New tile and Vanity in Bath Room, New Flooring and Fresh Paint!

Key facts

• Mini split a/c
• Heating
• Stove

Tags

• 2 MILES FROM COCOA BEACH PIER
• WATER HEATER
• MINI SPLIT A/C
• HEATING
• WALL MOUNT A/C
• STOVE

Property features AI

Finance

• HOA & community: Association: Golden Gate Manor; Monthly association fee of $320; Association amenities include grounds and structure maintenance and full-time management; Association fee includes pest control, sewer, trash and water

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Cable connected; Sewer connected; Water connected
• Home design: Condominium; 2-story building; Faces east; Entry level: 2; Residential use
• Construction: Block and concrete construction
• Exterior features: Shingle roof; City street frontage; Lot features: Other

Interior

• Kitchen: Disposal; Electric cooktop; Electric oven; Electric range; Microwave; Refrigerator; Freezer
• Bedrooms: 1 bedroom (entry level 2)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating varies by unit; Cooling via wall/window units and split system
• Interior features: Primary bathroom with a shower (no tub); Partially furnished
• Laundry & utility: In-unit laundry (washer and dryer) on lower level; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $32 ($389/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% 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; 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 $761 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.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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 $80k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.26% ✓
• Cap rate: 6.65%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 6.6

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: -12.5%
• Equity multiple: 0.54×
• Total profit: $-14,109
• Equity at exit: $16,401

10-year hold

• IRR: -1.2%
• Equity multiple: 0.91×
• Total profit: $-2,742
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,390 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$123 /mo · $1,471/yr
• Insurance: −$46
• HOA: −$320
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $32

Break-even live

Break-even rent $1,348

Max offer price $110,000

Occupancy floor 93%

Sensitivity live

Price	-10% $95	-5% $64	+0% $32	+5% $1	+10% $-30
Rent	-10% $-77	-5% $-22	+0% $32	+5% $87	+10% $142
Rate	-1.0pp $88	-0.5pp $60	base $32	+0.5pp $4	+1.0pp $-25

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $320 · $3,840/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-14
   statusdays on market $110,000 Pending 57 DOM
2. 2026-06-10
   days on market $110,000 Active 55 DOM
3. 2026-06-08
   days on market $110,000 Active 53 DOM
4. 2026-06-07
   days on market $110,000 Active 52 DOM
5. 2026-06-05
   days on market $110,000 Active 49 DOM
6. 2026-06-03
   days on market $110,000 Active 48 DOM
7. 2026-06-02
   days on market $110,000 Active 47 DOM
8. 2026-06-01
   days on market $110,000 Active 46 DOM
9. 2026-05-31
   days on market $110,000 Active 45 DOM
10. 2026-05-31
    days on market $110,000 Active 44 DOM
11. 2026-04-16
    listed $110,000 Active
12. 2024-08-28
    historical $1,100
13. 2024-08-26
    listed $1,100
14. 2024-08-26
    historical $1,100
15. 2024-07-31
    historical $1,100
16. 2024-07-30
    price $1,100
17. 2024-07-30
    listed $1,200
18. 2024-06-20
    listed $1,200
19. 2024-06-20
    historical $1,300
20. 2024-06-19
    listed $1,300
21. 2023-11-28
    historical $1,200
22. 2023-11-15
    price $1,200
23. 2023-11-10
    listed $1,300
24. 2021-12-16
    soldstatus $79,900
25. 2021-12-15
    soldstatus $79,900 Closed 230-char remark

    Show marketing remark (230 chars)

    Move in Ready and Fully Remodeled 1 bed / 1 bath condo in walking distance from the beach. New Kitchen with Granite Countertop, New Windows, New AC, New Water Heater, New tile and Vanity in Bath Room, New Flooring and Fresh Paint!

26. 2021-11-06
    historical Backups 230-char remark

    Show marketing remark (230 chars)

    Move in Ready and Fully Remodeled 1 bed / 1 bath condo in walking distance from the beach. New Kitchen with Granite Countertop, New Windows, New AC, New Water Heater, New tile and Vanity in Bath Room, New Flooring and Fresh Paint!

27. 2021-11-03
    price $79,900 230-char remark

    Show marketing remark (230 chars)

    Move in Ready and Fully Remodeled 1 bed / 1 bath condo in walking distance from the beach. New Kitchen with Granite Countertop, New Windows, New AC, New Water Heater, New tile and Vanity in Bath Room, New Flooring and Fresh Paint!

28. 2021-10-08
    listed $89,900 Active 230-char remark

    Show marketing remark (230 chars)

    Move in Ready and Fully Remodeled 1 bed / 1 bath condo in walking distance from the beach. New Kitchen with Granite Countertop, New Windows, New AC, New Water Heater, New tile and Vanity in Bath Room, New Flooring and Fresh Paint!

29. 1999-06-14
    soldstatus $21,000
30. 1994-10-07
    soldstatus $18,200
31. 1984-06-01
    soldstatus $27,000
32. 1980-09-01
    soldstatus $24,400

ⓘ 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: $1,471 · $123/mo
• Projected year-2 tax: $1,471 · $123/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 6/10 Major FEMA zone X (shaded) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 24 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: $16,675
• − Mortgage interest: −$6,162
• − Property taxes: −$1,471
• − Insurance: −$550
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − HOA: −$3,840
• − Depreciation: −$3,200
• Taxable loss: −$1,216
• Est. tax savings @ 24.0%: +$292
• After-tax cash flow: $681/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

+350.8% since first listed

22 events — show timeline

• 2026-04-16 Listed $110,000 SCMLS
• 2024-08-28 Rental Removed $1,100 APPFOLIO
• 2024-08-26 Listed for Rent $1,100 APPFOLIO
• 2024-08-26 Rental Removed $1,100 SCMLS
• 2024-07-31 Rental Removed $1,100 APPFOLIO
• 2024-07-30 Price Changed $1,100 SCMLS
• 2024-07-30 Listed for Rent $1,200 APPFOLIO
• 2024-06-20 Listed for Rent $1,200 SCMLS
• 2024-06-20 Rental Removed $1,300 APPFOLIO
• 2024-06-19 Listed for Rent $1,300 APPFOLIO
• 2023-11-28 Rental Removed $1,200 SCMLS
• 2023-11-15 Price Changed $1,200 SCMLS
• 2023-11-10 Listed for Rent $1,300 SCMLS
• 2021-12-16 Sold (Public Records) $79,900 Public Records
• 2021-12-15 Sold (MLS) $79,900 SCMLS
• 2021-11-06 Contingent — SCMLS
• 2021-11-03 Price Changed $79,900 SCMLS
• 2021-10-08 Listed $89,900 SCMLS
• 1999-06-14 Sold (Public Records) $21,000 Public Records
• 1994-10-07 Sold (Public Records) $18,200 Public Records
• 1984-06-01 Sold (Public Records) $27,000 Public Records
• 1980-09-01 Sold (Public Records) $24,400 Public Records

Property tax history

+11.5%/yr

Latest (2025): $1,471 · +14.1% YoY. Source: county tax records.