6020 Cannon Ave · Port St. John, FL 32927

$269,900

3 bd · 2.0 ba · 1,353 sqft · SingleFamily public records · 104 Days on market

Built 1988 10,019 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 +18.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Schools +4.7/10.0
• 1% rule +4.4/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two Master Suites! This one owner home has been well maintained over the years. ( tax rolls are wrong because there is no pool) This split plan has a sunny bay window living room, a formal dining room, breakfast bar in the kitchen & a huge family room. Hardwood floors in all the dry areas ( 2003) with ceramic tile in the kitchen and on the screened porch. The kitchen has a newer refrigerator and built-in microwave and there is a kitchen pantry. Inside laundry room complete with a washer & dryer plus an over sized two car garage. Sliding glass doors lead to a large screened porch ( 18 X 12 ) and a screened patio in the back yard. New ROOF SHINGLES in May, 2014 and new HVAC in 2017. New exterior paint and a FENCED BACK YARD for your pets. Nice home ready for a new owner.

Key facts

• Cosmetic updates
• Added guest privacy
• Quick access to i-95

Tags

• SPLIT PRIMARY SUITE LAYOUT
• MULTI-GENERATIONAL LIVING
• ADDED GUEST PRIVACY
• STRONG RENTAL POTENTIAL
• COSMETIC UPDATES
• QUICK ACCESS TO I-95

Property features AI

Finance

• Other: Pets allowed; Unfurnished

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Septic tank; Electricity connected; Water connected
• Home design: Single-family residence; One level; Facing East
• Construction: Frame construction; Wood siding
• Exterior features: Patio; Porch; Screened porch; Cleared lot

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (heat pump); Central air conditioning (electric)
• Interior features: Breakfast bar; Ceiling fan(s); Eat-in kitchen; Pantry; Primary bathroom with shower (no tub); Split bedroom layout; Walk-in closet(s)
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (6.3% below list).
• Recommended offer: $246k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Challenger 7 Elementary School (math 63% / reading 63%, grade B, #582 of 2,144 statewide, top 28%, 501 students, 56% FRL); Space Coast Junior/Senior High School (math 45% / reading 44%, grade F, #237 of 667 statewide, top 36%, 1,534 students, 49% FRL).
• Market conditions: Rents rising (+2.5%/yr); 224 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• This rent runs 35% of the median local income ($86k/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 $2k of loan paydown is wiped out by about $8k 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 104 days — a 9% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $200k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 7.41%
• Cash-on-cash: 4.00%
• DSCR: 1.18
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.48% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.62×
• Total profit: $-29,058
• Equity at exit: $40,243

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-10,150
• Equity at exit: $23,336

Cash invested: $75,572 (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 32927

• Home prices YoY: -19.4%
• Rents YoY: 2.5%
• Active inventory: 224
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,529 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$219 /mo · $2,624/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $252

Break-even live

Break-even rent $2,211

Max offer price $269,900

Occupancy floor 85%

Sensitivity live

Price	-10% $404	-5% $328	+0% $252	+5% $175	+10% $99
Rent	-10% $52	-5% $152	+0% $252	+5% $352	+10% $451
Rate	-1.0pp $388	-0.5pp $320	base $252	+0.5pp $182	+1.0pp $111

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5215 Holden Rd Cocoa, FL	3.0	2.0	1480	$2,185	$1.48	19d	1	0.23mi
4855 Balfern St Cocoa, FL	4.0	2.0	1621	$3,500	$2.16	24d	1	0.44mi
5935 Acme Ave Cocoa, FL	3.0	2.0	1404	$1,990	$1.42	24d	1	0.75mi
6655 Corto Rd Cocoa, FL	3.0	2.0	1441	$3,300	$2.29	15d	1	0.80mi
5075 Hogan Pl Unit 2 Cocoa, FL	2.0	1.0	1200	$1,500	$1.25	24d	1	0.83mi
5960 Homestead Ave Cocoa, FL	3.0	2.0	1274	$2,065	$1.62	24d	1	1.00mi

Listing history 14 events

1. 2026-06-05
   statusdays on market $269,900 Pending 104 DOM
2. 2026-06-03
   days on market $269,900 Active Under Contract 103 DOM
3. 2026-06-02
   days on market $269,900 Active Under Contract 102 DOM
4. 2026-06-01
   days on market $269,900 Active Under Contract 101 DOM
5. 2026-05-31
   days on market $269,900 Active Under Contract 100 DOM
6. 2026-05-31
   days on market $269,900 Active Under Contract 99 DOM
7. 2026-05-11
   historical Active Under Contract
8. 2026-04-15
   price $269,900
9. 2026-03-07
   price $274,900
10. 2026-02-20
    listed $284,900 Active
11. 2020-11-05
    soldstatus $200,000 Closed 797-char remark

    Show marketing remark (797 chars)

    Two Master Suites! This one owner home has been well maintained over the years. ( tax rolls are wrong because there is no pool) This split plan has a sunny bay window living room, a formal dining room, breakfast bar in the kitchen & a huge family room. Hardwood floors in all the dry areas ( 2003) with ceramic tile in the kitchen and on the screened porch. The kitchen has a newer refrigerator and built-in microwave and there is a kitchen pantry. Inside laundry room complete with a washer & dryer plus an over sized two car garage. Sliding glass doors lead to a large screened porch ( 18 X 12 ) and a screened patio in the back yard. New ROOF SHINGLES in May, 2014 and new HVAC in 2017. New exterior paint and a FENCED BACK YARD for your pets. Nice home ready for a new owner.

12. 2020-09-18
    historical Contingent 797-char remark

    Show marketing remark (797 chars)

    Two Master Suites! This one owner home has been well maintained over the years. ( tax rolls are wrong because there is no pool) This split plan has a sunny bay window living room, a formal dining room, breakfast bar in the kitchen & a huge family room. Hardwood floors in all the dry areas ( 2003) with ceramic tile in the kitchen and on the screened porch. The kitchen has a newer refrigerator and built-in microwave and there is a kitchen pantry. Inside laundry room complete with a washer & dryer plus an over sized two car garage. Sliding glass doors lead to a large screened porch ( 18 X 12 ) and a screened patio in the back yard. New ROOF SHINGLES in May, 2014 and new HVAC in 2017. New exterior paint and a FENCED BACK YARD for your pets. Nice home ready for a new owner.

13. 2020-09-14
    listed $204,000 Active 797-char remark

    Show marketing remark (797 chars)

    Two Master Suites! This one owner home has been well maintained over the years. ( tax rolls are wrong because there is no pool) This split plan has a sunny bay window living room, a formal dining room, breakfast bar in the kitchen & a huge family room. Hardwood floors in all the dry areas ( 2003) with ceramic tile in the kitchen and on the screened porch. The kitchen has a newer refrigerator and built-in microwave and there is a kitchen pantry. Inside laundry room complete with a washer & dryer plus an over sized two car garage. Sliding glass doors lead to a large screened porch ( 18 X 12 ) and a screened patio in the back yard. New ROOF SHINGLES in May, 2014 and new HVAC in 2017. New exterior paint and a FENCED BACK YARD for your pets. Nice home ready for a new owner.

14. 1982-07-01
    soldstatus $30,000

ⓘ 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: $2,624 · $219/mo
• Projected year-2 tax: $2,624 · $219/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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 22 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: $30,352
• − Mortgage interest: −$15,119
• − Property taxes: −$2,624
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,428
• − Management: −$2,428
• − Depreciation: −$7,852
• Taxable loss: −$1,448
• Est. tax savings @ 24.0%: +$348
• After-tax cash flow: $3,368/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 — Port St. John

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Port St. John, FL
• County: Brevard County · 602,871 people
• City population: 28,493
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 29,219
• Household income: $86,075
• Rent vs Own: 7.7% rent · 92.3% own
• Severe rent burden: 192.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 5% Black 5%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -79.36%
• Current HPI: 330.5099
• Rent YoY: ▲ 2.48%
• 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

+799.7% since first listed

8 events — show timeline

• 2026-05-11 Contingent — SCMLS
• 2026-04-15 Price Changed $269,900 SCMLS
• 2026-03-07 Price Changed $274,900 SCMLS
• 2026-02-20 Listed $284,900 SCMLS
• 2020-11-05 Sold (MLS) $200,000 SCMLS
• 2020-09-18 Contingent — SCMLS
• 2020-09-14 Listed $204,000 SCMLS
• 1982-07-01 Sold (Public Records) $30,000 Public Records

Property tax history

+10.2%/yr

Latest (2025): $2,624 · +7.1% YoY. Source: county tax records.