242 A Ln · Cocoa West, FL 32926

$129,900

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 511 Days on market

Built 1965 4,792 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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +4.7/10.0
• Rent growth +3.9/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This cozy two bedroom, one bathroom house offers lots of potential for the aspiring handyperson. The property includes a porch, fenced-in backyard, and storage space out back. It is connected to city water and septic systems. The house is being sold AS-IS.

Key facts

• Storage space
• Fenced-in backyard
• 4,792 sq ft lot

Tags

• FENCED-IN BACKYARD
• STORAGE SPACE

Property features AI

Finance

• Other: Pets allowed with no restrictions
• HOA & community: No association amenities reported

Exterior

• Parking: Detached garage (1 garage space); 1 covered parking space
• Utilities: Public water; Septic tank sewer; Three-phase electric service; Water is available to the property
• Home design: Single-family residence; Single-story; Faces west; Resale condition
• Construction: Frame construction; Built with a foundation typical for the area
• Exterior features: Screened porch; Porch

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating available (type: other); Cooling via wall/window unit(s)
• Interior features: Unfurnished; No notable built-in interior features reported

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#481 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools F, amenities F, commute 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.
• Market conditions: Rents rising fast (+5.6%/yr); 291 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $898 of loan paydown is wiped out by about $4k 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 + 5.6% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 511 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y 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 $15k; list at $130k implies a 766% 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; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 511 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 1965 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.23% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.61%
• DSCR: 1.61
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.6% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.26×
• Total profit: $9,524
• Equity at exit: $19,369

10-year hold

• IRR: 18.0%
• Equity multiple: 2.67×
• Total profit: $60,720
• Equity at exit: $11,231

Cash invested: $36,372 (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 32926

• Home prices YoY: -16.9%
• Rents YoY: 5.6%
• Active inventory: 291
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,602 high
• Mortgage (P&I): −$681
• Tax from tax record: −$117 /mo · $1,407/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $413

Break-even live

Break-even rent $1,079

Max offer price $129,900

Occupancy floor 69%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
557 Cox St Cocoa, FL	3.0	1.0	814	$1,730	$2.13	23d	1	0.87mi
2506 Stratford Dr Cocoa, FL	3.0	1.5	936	$1,700	$1.82	23d	1	1.04mi
902 Canal Dr Cocoa, FL	2.0	1.0	928	$1,350	$1.45	14d	1	1.06mi
2467 Mercury Dr Cocoa, FL	2.0	1.5	814	$1,400	$1.72	23d	1	1.28mi
706 Lunar Lake Cir Unit B Cocoa, FL	2.0	2.0	843	$1,450	$1.72	18d	1	1.29mi
412 Country Lane Dr Cocoa, FL	2.0	1.0	816	$1,300	$1.59	14d	1	1.31mi
2449 Mercury Dr Cocoa, FL	2.0	2.0	984	$1,650	$1.68	21d	1	1.33mi
739 Lunar Lake Cir Cocoa, FL	2.0	1.0	814	$1,100	$1.35	23d	1	1.39mi

Listing history 30 events

1. 2026-06-18
   days on market $129,900 Active 511 DOM
2. 2026-06-17
   days on market $129,900 Active 510 DOM
3. 2026-06-16
   days on market $129,900 Active 509 DOM
4. 2026-06-15
   days on market $129,900 Active 508 DOM
5. 2026-06-14
   days on market $129,900 Active 506 DOM
6. 2026-06-10
   days on market $129,900 Active 503 DOM
7. 2026-06-08
   days on market $129,900 Active 501 DOM
8. 2026-06-07
   days on market $129,900 Active 500 DOM
9. 2026-06-05
   days on market $129,900 Active 497 DOM
10. 2026-06-03
    days on market $129,900 Active 496 DOM
11. 2026-06-02
    days on market $129,900 Active 495 DOM
12. 2026-06-01
    days on market $129,900 Active 494 DOM
13. 2026-05-31
    days on market $129,900 Active 493 DOM
14. 2026-05-31
    days on market $129,900 Active 492 DOM
15. 2025-01-23
    listed $129,900 Active
16. 2024-12-01
    historical
17. 2024-09-11
    status Active
18. 2024-08-31
    historical
19. 2024-06-07
    status Active
20. 2024-05-03
    status Pending
21. 2024-04-25
    listed $129,900 Active
22. 2023-08-31
    historical
23. 2023-07-19
    listed $129,900 Active
24. 2020-12-11
    status Pending
25. 2020-12-09
    historical
26. 2020-10-23
    listed $69,900 Active
27. 2020-09-01
    historical
28. 2020-03-12
    listed $69,900 Active
29. 1991-10-30
    soldstatus $15,000
30. 1983-09-01
    soldstatus $13,900

ⓘ 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: $1,407 · $117/mo
• Projected year-2 tax: $1,407 · $117/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 5/10 Major
• 🌡 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: $19,218
• − Mortgage interest: −$7,276
• − Property taxes: −$1,407
• − Insurance: −$650
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$3,779
• Taxable income: $3,031
• Est. tax owed @ 24.0%: −$727
• After-tax cash flow: $4,224/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 West

• Score: 69/100
• State rank: #481
• US rank: #8792

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cocoa West, FL
• County: Brevard County · 602,871 people
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 23,505
• Household income: $70,735
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 782.0

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 (72%)
• Race & ethnicity: White 72% Black 11% Hispanic / Latino 10% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 5% · Canada, Vietnam, Jamaica
• Languages at home: 91% English-only · Spanish 6% Vietnamese 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: ▼ -68.32%
• Current HPI: 335.1251
• Rent YoY: ▲ 5.60%
• 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

+834.5% since first listed

16 events — show timeline

• 2025-01-23 Listed $129,900 Beaches MLS
• 2024-12-01 Listing Removed — Beaches MLS
• 2024-09-11 Relisted — Beaches MLS
• 2024-08-31 Listing Removed — Beaches MLS
• 2024-06-07 Relisted — Beaches MLS
• 2024-05-03 Pending — Beaches MLS
• 2024-04-25 Listed $129,900 Beaches MLS
• 2023-08-31 Listing Removed — Beaches MLS
• 2023-07-19 Listed $129,900 Beaches MLS
• 2020-12-11 Pending — Beaches MLS
• 2020-12-09 Listing Removed — Beaches MLS
• 2020-10-23 Listed $69,900 Beaches MLS
• 2020-09-01 Listing Removed — Beaches MLS
• 2020-03-12 Listed $69,900 Beaches MLS
• 1991-10-30 Sold (Public Records) $15,000 Public Records
• 1983-09-01 Sold (Public Records) $13,900 Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,407 · +21.6% YoY. Source: county tax records.