432 Beach Park Ln Unit V177 · Cape Canaveral, FL 32920

$198,000

2 bd · 2.0 ba · 1,014 sqft · Condo public records · 6 Days on market

Built 1985 $597/mo HOA · 26% of rent

---

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 +14.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.7/10.0
• DSCR +4.5/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bed. 2 Bath friendly condo community. Upgraded CAC 1yr old, 3 swimming pools, close to ocean, port Canaveral, Orlando Airport & Attractions. 2 Patios with windows & screens.

Key facts

• Pickle ball courts
• Tennis courts
• 3 pools

Tags

• GATED OCEANFRONT COMPLEX
• 3 POOLS
• TENNIS COURTS
• PICKLE BALL COURTS
• CLUBHOUSE WITH ROOFTOP DECK
• EQUIPPED FITNESS CENTER

Property features AI

Finance

• HOA & community: Monthly association dues; Association amenities include beach access, car wash area, clubhouse, fitness center, maintenance of grounds and structure, pickleball, racquetball, tennis courts, trash and water; Association fee includes cable TV, insurance, internet, grounds and structure maintenance, sewer, trash and water

Exterior

• Parking: Assigned parking; Guest parking
• Security: Gated community
• Utilities: Public sewer; Electricity connected; Sewer connected
• Home design: Condominium; One level entry; 2-story building; Entry level: 1
• Construction: Block and stucco construction
• Exterior features: Other lot features; South-facing

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Furnished
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $198k.

Deal economics

• At list price, monthly cash flow is $54 ($649/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $198k).

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 (+4.0%/yr); 221 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• This rent runs 42% of the median local income ($67k/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 $1k of loan paydown is wiped out by about $6k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y 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 $60k; list at $198k implies a 230% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• 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 $198,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 1.17% ✓
• Cap rate: 6.62%
• Cash-on-cash: 1.17%
• DSCR: 1.05
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.02% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.53×
• Total profit: $-25,955
• Equity at exit: $29,522

10-year hold

• IRR: -1.7%
• Equity multiple: 0.87×
• Total profit: $-6,944
• Equity at exit: $17,119

Cash invested: $55,440 (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 32920

• Home prices YoY: -29.5%
• Rents YoY: 4.0%
• Active inventory: 221
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,317 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$59 /mo · $703/yr
• Insurance: −$82
• HOA: −$597
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $54

Break-even live

Break-even rent $2,249

Max offer price $198,000

Occupancy floor 93%

Sensitivity live

Price	-10% $166	-5% $110	+0% $54	+5% $-2	+10% $-58
Rent	-10% $-129	-5% $-37	+0% $54	+5% $146	+10% $237
Rate	-1.0pp $154	-0.5pp $104	base $54	+0.5pp $3	+1.0pp $-49

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
441 Ocean Park Ln #157 Cape Canaveral, FL	2.0	2.0	1014	$1,900	$1.87	25d	1	0.03mi
419 Ocean Park Ln Unit V146 Cape Canaveral, FL	2.0	2.0	1014	$2,295	$2.26	16d	1	0.03mi
504 Seaport Blvd #162 Cape Canaveral, FL	2.0	2.0	1120	$2,000	$1.79	25d	1	0.05mi
412 Beach Park Ln Unit 167 Cape Canaveral, FL	2.0	2.0	1014	$2,000	$1.97	25d	1	0.05mi
401 Seaport Blvd Unit T144 Cape Canaveral, FL	3.0	2.5	1354	$3,000	$2.22	16d	1	0.06mi
8761 Ilex Ct Cape Canaveral, FL	3.0	2.5	1416	$4,000	$2.82	25d	1	0.19mi
217 Ocean Park Ln Unit V49 Cape Canaveral, FL	2.0	2.0	1014	$2,000	$1.97	21d	1	0.20mi
123 Seaport Blvd Unit T10 Cape Canaveral, FL	2.0	2.5	1120	$2,300	$2.05	25d	1	0.21mi
201 Ocean Park Ln Unit V41 Cape Canaveral, FL	1.0	1.0	703	$1,800	$2.56	25d	1	0.22mi
8754 Honeysuckle Way Unit 1543006P Cape Canaveral, FL	3.0	2.0	1108	$4,170	$3.76	16d	1	0.22mi
8751 Live Oak Ct Cape Canaveral, FL	2.0	2.0	1178	$3,500	$2.97	25d	1	0.23mi
8717 Jasmine Ct Cape Canaveral, FL	2.0	2.0	1178	$2,950	$2.50	25d	1	0.25mi
8718 Bay Ct Cape Canaveral, FL	3.0	2.5	1416	$2,600	$1.84	25d	1	0.27mi
8800 Sea Shell Ln Cape Canaveral, FL	3.0	2.0	1025	$3,200	$3.12	25d	1	0.30mi
8600 Ridgewood Ave Unit 1346831P Cape Canaveral, FL	1.0	1.0	893	$4,722	$5.29	25d	1	0.37mi
105 Garden Beach Ln Unit 1044317P Cape Canaveral, FL	2.0	2.0	1184	$2,986	$2.52	16d	1	0.45mi
262 Canaveral Beach Blvd Unit 1464867P Cape Canaveral, FL	2.0	1.5	968	$2,245	$2.32	16d	1	0.45mi
258 Canaveral Beach Blvd Unit 1245234P Cape Canaveral, FL	2.0	1.5	818	$2,570	$3.14	16d	1	0.46mi
8500 Ridgewood Ave #304 Cape Canaveral, FL	2.0	2.0	1222	$3,300	$2.70	25d	1	0.47mi
8500 Ridgewood Ave #406 Cape Canaveral, FL	2.0	2.0	1316	$3,200	$2.43	25d	1	0.47mi
8500 Ridgewood Ave #303 Cape Canaveral, FL	2.0	2.0	1222	$3,200	$2.62	25d	1	0.47mi
240 Canaveral Beach Blvd Cape Canaveral, FL	2.0	1.0	828	$2,200	$2.66	16d	1	0.48mi
161 Portside Ave #204 Cape Canaveral, FL	2.0	2.0	1211	$1,900	$1.57	25d	1	0.49mi
299 Chandler St Unit F Cape Canaveral, FL	2.0	2.5	1148	$2,100	$1.83	25d	1	0.52mi
299 Chandler St Cape Canaveral, FL	2.0	2.0	1140	$2,400	$2.11	25d	1	0.52mi
227 Canaveral Beach Blvd Cape Canaveral, FL	1.0	1.0	700	$1,600	$2.29	21d	1	0.52mi
227 Canaveral Beach Blvd Unit 5 Cape Canaveral, FL	1.0	1.0	700	$1,600	$2.29	23d	1	0.52mi
237 Cherie Down Ln Unit 1 Cape Canaveral, FL	2.0	2.5	960	$2,150	$2.24	25d	1	0.53mi
236 Chandler St Unit C Cape Canaveral, FL	2.0	1.5	992	$1,900	$1.92	25d	1	0.53mi
8494 Ridgewood Ave #4206 Cape Canaveral, FL	2.0	2.0	1316	$2,500	$1.90	25d	1	0.54mi
8494 Ridgewood Ave #4405 Cape Canaveral, FL	2.0	2.0	1316	$2,600	$1.98	25d	1	0.54mi
180 Portside Ave #102 Cape Canaveral, FL	2.0	2.0	1211	$1,700	$1.40	16d	1	0.54mi
217 Canaveral Beach Blvd Cape Canaveral, FL	2.0	1.5	1240	$1,850	$1.49	25d	1	0.54mi
213 Canaveral Beach Blvd Cape Canaveral, FL	2.0	1.5	1200	$1,850	$1.54	21d	1	0.55mi
201 Chandler St Cape Canaveral, FL	1.0–2.0	1.0–2.0	700	$1,595	$2.28	21d	1	0.59mi
8309 Rosalind Ave Cape Canaveral, FL	3.0	2.5	1280	$3,000	$2.34	25d	1	0.64mi
211 Caroline St Cape Canaveral, FL	2.0	1.0	705	$1,545	$2.19	25d	1	0.65mi
8515 N Atlantic Ave Unit 27 Cape Canaveral, FL	2.0	2.0	1070	$1,550	$1.45	25d	1	0.65mi
8208 Presidential Ct Cape Canaveral, FL	3.0	2.0	1185	$2,900	$2.45	25d	1	0.70mi
8154 Ridgewood Ave Cape Canaveral, FL	2.0	2.0	1104	$2,500	$2.26	25d	1	0.73mi

HOA detail condo

• Monthly dues: $597 · $7,164/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-22
   days on market $198,000 Active 6 DOM
2. 2026-06-18
   days on market $198,000 Active 3 DOM
3. 2026-06-17
   days on market $198,000 Active 2 DOM
4. 2026-06-16
   remarks 441-char remark
5. 2026-06-16
   listed $198,000 Active 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: $703 · $59/mo
• Projected year-2 tax: $1,643 · $137/mo
• Expected delta: +$941/yr (+$78/mo · 133.9%)

ⓘ 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) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°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: $27,804
• − Mortgage interest: −$11,091
• − Property taxes: −$703
• − Insurance: −$990
• − Repairs & maintenance: −$2,224
• − Management: −$2,224
• − HOA: −$7,164
• − Depreciation: −$5,760
• Taxable loss: −$2,352
• Est. tax savings @ 24.0%: +$565
• After-tax cash flow: $1,213/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

• Census place: Cape Canaveral, FL
• County: Brevard County · 602,871 people
• City population: 10,005
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 10,005
• Household income: $66,955
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 477.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6%
• Common ancestry: Romanian 5% Lithuanian 5% Serbian 2%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 4% Russian/Polish/Slavic 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: ▼ -125.71%
• Current HPI: 300.9707
• Rent YoY: ▲ 4.02%
• 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

+260.0% since first listed

5 events — show timeline

• 2026-06-15 Listed $198,000 SCMLS
• 2016-09-29 Listing Removed — SCMLS
• 2006-04-07 Listed $275,400 SCMLS
• 1994-06-01 Sold (Public Records) $60,000 Public Records
• 1986-06-01 Sold (Public Records) $55,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $703 · +3.6% YoY. Source: county tax records.