315 Arthur Ave · Cape Canaveral, FL 32931

$650,000

9 bd · 3.0 ba · 1,590 sqft · MultiFamily public records · 68 Days on market

Built 1958 4,356 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 +12.2/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• DSCR +3.6/10.0
• Rent growth +3.5/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Incredible location just 1 minute walk from the beach, this turnkey coastal triplex offers an unbeatable setting in the heart of Cocoa Beach. Fully furnished and a proven successful Airbnb, this charming property includes three units: one 1-bedroom/1-bath with full kitchen, and two 1-bedroom/1-bath units with partial kitchens, offering flexible rental opportunities. Each unit also features its own private courtyard, enhancing guest privacy and outdoor enjoyment. Two additional rear buildings add value, one with common laundry and an extra full bathroom, and another ideal for storage. With no HOA, you're within walking distance to the beach, Cocoa Beach Pier, restaurants, and nightlife, and

Key facts

• 4,356 sq ft lot
• Built 1958
• Listed 68 days

Property features AI

Finance

• Financial info: Property used as investment / multi-family

Exterior

• Parking: Shared driveway; Unassigned parking
• Security: Smoke detector(s)
• Utilities: Public sewer; Water connected; Sewer connected; Electricity connected; Cable connected
• Home design: Triplex; One story; Entry level 1; North-facing
• Construction: Block and stucco construction; Membrane roof; 1 building
• Exterior features: Outdoor shower; Shed(s) and other outbuildings; Dead-end street; City street frontage; Asphalt road surface

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Electric cooling; Wall/window unit(s)
• Interior features: Tile flooring; Smoke detector(s); Outdoor shower
• Laundry & utility: Washer; Dryer; Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1-bath units multifamily listed at $650k.

Deal economics

• At list price, monthly cash flow is $-125 ($-2k/yr) — negative. Per door: $-42/mo.
• To cash-flow at today's rent, offer at most $628k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $503k (22.6% below list).
• Recommended offer: $503k (22.6% below list) — sets the bar for 1% rule.

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 (+4.1%/yr); 315 active listings in the ZIP; solid renter incomes; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• At $5,033/mo this rent would consume 68% of the median local household income ($89k/yr) (locally 445% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $20k 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 68 days — a 6% lower offer ($611k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $108k; list at $650k implies a 502% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $503,300 (22.6% 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. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.77% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.82%
• DSCR: 0.96
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.07% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.41×
• Total profit: $-107,977
• Equity at exit: $96,917

10-year hold

• IRR: -6.8%
• Equity multiple: 0.55×
• Total profit: $-81,977
• Equity at exit: $56,200

Cash invested: $182,000 (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 32931

• Rents YoY: 4.1%
• Active inventory: 315
• Price-to-rent: 32.3×

Monthly cashflow live

• Estimated rent: $5,033 high
• Mortgage (P&I): −$3,409
• Tax from tax record: −$422 /mo · $5,059/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,057
• Net cashflow: $-125

Break-even live

Break-even rent $5,191

Max offer price $627,919

Occupancy floor 97%

Sensitivity live

Price	-10% $243	-5% $59	+0% $-125	+5% $-309	+10% $-493
Rent	-10% $-523	-5% $-324	+0% $-125	+5% $74	+10% $273
Rate	-1.0pp $202	-0.5pp $40	base $-125	+0.5pp $-293	+1.0pp $-465

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$5,034
Total (3 units)			$5,033

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $650,000 Active 68 DOM
2. 2026-06-17
   days on market $650,000 Active 67 DOM
3. 2026-06-16
   days on market $650,000 Active 66 DOM
4. 2026-06-15
   days on market $650,000 Active 65 DOM
5. 2026-06-14
   days on market $650,000 Active 63 DOM
6. 2026-06-10
   days on market $650,000 Active 60 DOM
7. 2026-06-08
   days on market $650,000 Active 58 DOM
8. 2026-06-07
   days on market $650,000 Active 57 DOM
9. 2026-06-05
   days on market $650,000 Active 54 DOM
10. 2026-06-03
    days on market $650,000 Active 53 DOM
11. 2026-06-02
    days on market $650,000 Active 52 DOM
12. 2026-06-01
    days on market $650,000 Active 51 DOM
13. 2026-05-31
    days on market $650,000 Active 50 DOM
14. 2026-05-31
    days on market $650,000 Active 49 DOM
15. 2026-04-11
    listed $699,900 Active
16. 2026-04-10
    historical $699,900
17. 2002-11-06
    soldstatus $108,000
18. 1983-08-01
    soldstatus $50,000

ⓘ 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: $5,059 · $422/mo
• Projected year-2 tax: $5,395 · $450/mo
• Expected delta: +$336/yr (+$28/mo · 6.6%)

ⓘ 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) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $60,396
• − Mortgage interest: −$36,410
• − Property taxes: −$5,059
• − Insurance: −$3,250
• − Repairs & maintenance: −$4,832
• − Management: −$4,832
• − Depreciation: −$18,909
• Taxable loss: −$12,895
• Est. tax savings @ 24.0%: +$3,095
• After-tax cash flow: $1,595/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

• County: Brevard County · 602,871 people
• City population: 10,005
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 14,174
• Household income: $89,457
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 445.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 7% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 4% Italian 3%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -249.02%
• Current HPI: 312.0196
• Rent YoY: ▲ 4.07%
• 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

+1299.8% since first listed

4 events — show timeline

• 2026-04-11 Listed $699,900 SCMLS
• 2026-04-10 Coming Soon $699,900 SCMLS
• 2002-11-06 Sold (Public Records) $108,000 Public Records
• 1983-08-01 Sold (Public Records) $50,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $5,059 · +6.3% YoY. Source: county tax records.