7456 Camio Ave · Port St. John, FL 32927

$295,000

3 bd · 2.0 ba · 1,582 sqft · SingleFamily public records · 191 Days on market

Built 1989 0.26 ac 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 +12.7/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• DSCR +3.8/10.0
• 1% rule +3.4/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this amazing 3-bedroom, 2-bath home in beautiful Cocoa—packed with charm, space, and the perfect Florida lifestyle! Step inside to a spacious open floor plan featuring a cozy wood-burning fireplace, ideal for relaxing evenings or entertaining guests. The inviting living room flows seamlessly out to a large enclosed patio, offering the perfect spot for morning coffee or year-round enjoyment. Beyond the patio, you’ll find a very spacious, fully fenced backyard, providing plenty of room for outdoor activities, pets, or future upgrades. Perfectly positioned between I-95 and US Highway 1, this home offers quick access to pristine beaches, the Space Coast, local dining

Key facts

• Open floor plan
• Fenced backyard
• Enclosed patio

Tags

• OPEN FLOOR PLAN
• WOOD BURNING FIREPLACE
• ENCLOSED PATIO
• FENCED BACKYARD
• QUICK ACCESS TO BEACHES
• ACCESS TO LOCAL DINING

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Lot size about 0.26 acres (1/4 to less than 1/2 acre); Zoning: RU-1-9; Building total area reported as 2,284 square feet (public records)
• HOA & community: No association / HOA reported

Exterior

• Parking: Attached garage (2 car)
• Utilities: Public water; Septic tank; Public utilities
• Home design: Single family residence; One story; Faces southwest
• Construction: Stucco exterior; Shingle roof; Slab foundation; Built with approximately 1,582 living area (per public records)
• Exterior features: Sliding doors; Paved road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Wood-burning fireplace in the living room
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-33 ($-401/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (15.7% below list).
• Recommended offer: $249k (15.7% below list) — sets the bar for 1% rule.

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.
• Market conditions: Rents rising (+2.5%/yr); 224 active listings in the ZIP; 5 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 $9k 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 191 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $248,794 (15.7% 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 191 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.84% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.49%
• DSCR: 0.98
• GRM: 9.9

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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-51,211
• Equity at exit: $43,985

10-year hold

• IRR: -10.8%
• Equity multiple: 0.36×
• Total profit: $-52,537
• Equity at exit: $25,506

Cash invested: $82,600 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,488 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$329 /mo · $3,947/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-33

Break-even live

Break-even rent $2,530

Max offer price $289,102

Occupancy floor 96%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4270 Fairfax St Cocoa, FL	3.0	2.0	1357	$2,800	$2.06	23d	1	1.02mi
5075 Hogan Pl Unit 2 Cocoa, FL	2.0	1.0	1200	$1,500	$1.25	23d	1	1.04mi
6655 Corto Rd Cocoa, FL	3.0	2.0	1441	$3,300	$2.29	14d	1	1.05mi
865 Dunbar St Cocoa, FL	3.0	2.0	1307	$2,350	$1.80	23d	1	1.18mi
426 Oakridge Ave Cocoa, FL	3.0	2.0	1286	$1,550	$1.21	23d	1	1.48mi

Listing history 27 events

1. 2026-06-18
   days on market $295,000 Active 191 DOM
2. 2026-06-17
   days on market $295,000 Active 190 DOM
3. 2026-06-16
   days on market $295,000 Active 189 DOM
4. 2026-06-15
   days on market $295,000 Active 188 DOM
5. 2026-06-14
   days on market $295,000 Active 186 DOM
6. 2026-06-10
   days on market $295,000 Active 183 DOM
7. 2026-06-08
   days on market $295,000 Active 181 DOM
8. 2026-06-07
   days on market $295,000 Active 180 DOM
9. 2026-06-05
   days on market $295,000 Active 177 DOM
10. 2026-06-03
    days on market $295,000 Active 176 DOM
11. 2026-06-02
    days on market $295,000 Active 175 DOM
12. 2026-06-01
    days on market $295,000 Active 174 DOM
13. 2026-05-31
    days on market $295,000 Active 173 DOM
14. 2026-05-31
    days on market $295,000 Active 172 DOM
15. 2026-05-14
    price $300,000
16. 2026-04-29
    price $309,900
17. 2026-04-08
    price $315,000
18. 2026-03-20
    price $319,900
19. 2026-03-08
    status Active
20. 2026-03-02
    status Pending
21. 2026-02-17
    price $325,000
22. 2026-01-28
    price $330,000
23. 2026-01-08
    price $339,000
24. 2025-12-03
    listed $345,000 Active
25. 2025-10-21
    soldstatus $345,000
26. 1992-04-01
    soldstatus $85,000
27. 1972-03-31
    soldstatus $2,000

ⓘ 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: $3,947 · $329/mo
• Projected year-2 tax: $3,947 · $329/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 ≥107°F today · 21 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: $29,855
• − Mortgage interest: −$16,525
• − Property taxes: −$3,947
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,388
• − Management: −$2,388
• − Depreciation: −$8,582
• Taxable loss: −$5,450
• Est. tax savings @ 24.0%: +$1,308
• After-tax cash flow: $907/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

+14900.0% since first listed

13 events — show timeline

• 2026-05-14 Price Changed $300,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $309,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $315,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $319,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-17 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-28 Price Changed $330,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-08 Price Changed $339,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-03 Listed $345,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-21 Sold (Public Records) $345,000 Public Records
• 1992-04-01 Sold (Public Records) $85,000 Public Records
• 1972-03-31 Sold (Public Records) $2,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $3,947 · +7.3% YoY. Source: county tax records.