1106 Abington St · Cocoa, FL 32922

$165,000

3 bd · 2.0 ba · 1,458 sqft · SingleFamily public records · 1 Days on market

Built 1959 7,405 sqft lot

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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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.2/10.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful brick home with a 2015 Roof, 2015 A/C, the Master bedroom has a large walk-in closet and over-sized updated bathroom, the kitchen is fairly large for the year of this home and has been updated with canned lighting and polished terrazzo floor. This home also boasts a large family room with a wood burning fireplace, a living/ dining combo, built-in wooden shelving and beautiful mature trees. The backyard is fenced and has an enclosed lanai for enjoying our awesome Florida weather. This home has been well loved and cared for. Schedule your appointment today!

Key facts

• 7,405 sq ft lot
• Parking
• Built 1959

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).

Location & tenants

• Location reads 72/100 on livability (#344 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities F, employment D-.
• 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: Cambridge Elementary Magnet School (math 38% / reading 31%, grade F, #1,709 of 2,144 statewide, top 81%, 495 students, 78% FRL); Cocoa High School (math 21% / reading 27%, grade F, #529 of 667 statewide, top 80%, 1,551 students, 73% FRL) — zoned schools average 76% FRL vs 43% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 55% district-wide (-26 pts) — the specific schools serving this property underperform the Brevard average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.1%/yr); 167 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• At $1,690/mo this rent would consume 46% of the median local household income ($44k/yr) (locally 1007% 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 $1k of loan paydown is wiped out by about $5k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y ago; this cycle's ask is 27% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $120k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $165,000

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.02% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.55%
• DSCR: 1.29
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.13% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-8,733
• Equity at exit: $24,602

10-year hold

• IRR: 5.9%
• Equity multiple: 1.46×
• Total profit: $21,210
• Equity at exit: $14,266

Cash invested: $46,200 (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 32922

• Home prices YoY: -20.3%
• Rents YoY: 4.1%
• Active inventory: 167
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,690 high
• Mortgage (P&I): −$865
• Tax from tax record: −$149 /mo · $1,790/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $252

Break-even live

Break-even rent $1,371

Max offer price $165,000

Occupancy floor 80%

Sensitivity live

Price	-10% $346	-5% $299	+0% $252	+5% $206	+10% $159
Rent	-10% $119	-5% $186	+0% $252	+5% $319	+10% $386
Rate	-1.0pp $335	-0.5pp $294	base $252	+0.5pp $210	+1.0pp $166

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1105 Myrtle Ln Cocoa, FL	3.0	1.5	1232	$1,800	$1.46	15d	1	0.17mi
1010 N Fiske Blvd Cocoa, FL	2.0	1.0–1.5	750	$1,275	$1.70	15d	8	0.39mi
1706 Pineda St Cocoa, FL	3.0	2.0	1020	$1,700	$1.67	24d	1	0.47mi
1202 Princeton Rd Cocoa, FL	3.0	2.0	1473	$2,150	$1.46	24d	1	0.52mi
420 N Fiske Blvd Cocoa, FL	3.0	1.5	1382	$1,695	$1.23	24d	1	0.73mi
1514 Clearlake Rd #110 Cocoa, FL	2.0	2.0	1070	$1,295	$1.21	24d	1	0.78mi
317 Pineda St Unit B Cocoa, FL	2.0	1.0	984	$1,200	$1.22	15d	1	0.87mi
305 Edinburgh Dr Cocoa, FL	3.0	1.5	1280	$1,750	$1.37	24d	1	0.93mi
305 Prospect Ave Cocoa, FL	3.0	1.0	1180	$1,595	$1.35	24d	1	0.93mi
1660 Rosetine St Unit 1 Cocoa, FL	2.0	2.0	1200	$1,645	$1.37	20d	1	0.94mi
118 Olive St Cocoa, FL	2.0	1.0	933	$1,350	$1.45	24d	1	1.00mi
802 Forrest Ave Unit B Cocoa, FL	2.0	1.0	1000	$1,500	$1.50	24d	1	1.03mi
39 Carmalt St Unit B Cocoa, FL	2.0	1.0	1514	$1,550	$1.02	24d	1	1.15mi
14 Carmalt St Unit CSB105 Cocoa, FL	2.0	1.0	1000	$1,300	$1.30	24d	1	1.16mi
318 Lucerne Dr Cocoa, FL	3.0	1.0	1145	$1,700	$1.48	20d	1	1.17mi
214 Lucerne Dr Unit 1381666P Cocoa, FL	3.0	1.0	1151	$3,539	$3.07	15d	1	1.20mi
1515 Peachtree St Cocoa, FL	3.0	2.0	1056	$1,475	$1.40	24d	1	1.28mi
301 Forrest Ave Cocoa, FL	2.0	1.0–2.0	619	$1,699	$2.74	24d	5	1.31mi
312 Bellair Dr Cocoa, FL	2.0	1.0	984	$1,700	$1.73	24d	1	1.40mi
2392 Mars Ct Unit 2392 Cocoa, FL	2.0	1.5	1628	$1,295	$0.80	24d	1	1.48mi
2811 N Indian River Dr Cocoa, FL	3.0	1.5	1800	$2,600	$1.44	24d	1	1.48mi

Listing history 5 events

1. 2026-06-03
   status $165,000 Pending 1 DOM
2. 2026-06-01
   statusdays on market $165,000 Active 1 DOM
3. 2026-05-31
   days on market $165,000 Coming Soon 2 DOM
4. 2026-05-31
   remarks 237-char remark
5. 2026-05-31
   listed $165,000 Coming Soon 1 DOM

ⓘ 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: $1,790 · $149/mo
• Projected year-2 tax: $1,790 · $149/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 4/10 Moderate
• 🌡 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: $20,286
• − Mortgage interest: −$9,243
• − Property taxes: −$1,790
• − Insurance: −$825
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$4,800
• Taxable income: $383
• Est. tax owed @ 24.0%: −$92
• After-tax cash flow: $2,936/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

• Score: 72/100
• State rank: #344
• US rank: #5979

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cocoa, FL
• County: Brevard County · 602,871 people
• City population: 67,424
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 14,700
• Household income: $44,469
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1007.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 45% Black 29% Hispanic / Latino 21% Two or more races 12%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1% Cuban 4%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 14% · Canada
• Languages at home: 81% English-only · Spanish 16% German/W. Germanic 2%

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: ▼ -68.95%
• Current HPI: 271.1139
• Rent YoY: ▲ 4.13%
• 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

+89.9% since first listed

8 events — show timeline

• 2026-05-29 Coming Soon $165,000 SCMLS
• 2019-07-03 Sold (Public Records) $120,000 Public Records
• 2019-07-01 Sold (MLS) $120,000 SCMLS
• 2019-05-21 Listed $129,900 SCMLS
• 2014-11-19 Sold (Public Records) $46,700 Public Records
• 2014-11-17 Sold (MLS) $46,700 SCMLS
• 2014-01-20 Listed $46,700 SCMLS
• 2003-07-28 Sold (Public Records) $86,900 Public Records

Property tax history

+11.2%/yr

Latest (2025): $1,790 · +3.2% YoY. Source: county tax records.