2020 N Atlantic Ave Unit 112-S · Cocoa Beach, FL 32931

$210,000

2 bd · 1.5 ba · 816 sqft · Condo public records · 219 Days on market

Built 1964 $645/mo HOA · 26% of rent

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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 +9.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Ocean complex in great location with large heated pool, shuffleboard, pickleball and clubhouse. This 2 bedroom 1 1/2 bath condo is ready for you to make it your own. Well maintained grounds and short distance to restaurants and shopping.

Key facts

• Clubhouse
• Pickleball
• Shuffleboard

Tags

• HEATED POOL
• SHUFFLEBOARD
• PICKLEBALL
• CLUBHOUSE
• WELL MAINTAINED GROUNDS

Property features AI

Finance

• HOA & community: Located in Twin Towers Condo association; Monthly association fee of $645; Association amenities include cable TV, car wash area, clubhouse, elevators, laundry, pickleball, shuffleboard court; Association fee covers cable TV, insurance, grounds maintenance, pest control, sewer, trash, and water

Exterior

• Parking: Detached carport (1 space); On-site parking lot
• Security: Secured lobby
• Utilities: Public sewer; Cable connected; Electricity connected; Water available and connected
• Home design: Condominium; South-facing entry; Entry level: 1; 6-story building
• Construction: Concrete construction
• Exterior features: Front and rear sprinklers; Oceanfront with ocean access

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms (1 full, 1 half)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Secured lobby
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (12.7% below list).
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $183k (12.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 71/100 on livability (#398 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A, employment B; Watch: cost of living C-, 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.
• 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; 33 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 33% of the median local income ($89k/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

• It's been on market 219 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $210k implies a 419% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,280 (12.7% 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 219 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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 A-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: 1.17% ✓
• Cap rate: 5.43%
• Cash-on-cash: -3.09%
• DSCR: 0.86
• GRM: 7.1

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: -19.4%
• Equity multiple: 0.31×
• Total profit: $-40,568
• Equity at exit: $31,312

10-year hold

• IRR: -8.9%
• Equity multiple: 0.41×
• Total profit: $-34,809
• Equity at exit: $18,157

Cash invested: $58,800 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,451 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$254 /mo · $3,044/yr
• Insurance: −$88
• HOA: −$645
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $-151

Break-even live

Break-even rent $2,642

Max offer price $183,280

Occupancy floor —

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2020 N Atlantic Ave Unit 210N Cocoa Beach, FL	2.0	2.0	816	$2,150	$2.63	13d	1	0.02mi
2020 N Atlantic Ave Unit 117S Cocoa Beach, FL	2.0	2.0	912	$2,300	$2.52	23d	1	0.02mi
2020 N Atlantic Ave Unit 215N Cocoa Beach, FL	1.0	1.0	816	$1,950	$2.39	23d	1	0.02mi
2020 N Atlantic Ave Unit 317S Cocoa Beach, FL	2.0	2.0	912	$2,800	$3.07	23d	1	0.02mi
1830 N Atlantic Ave #205 Cocoa Beach, FL	1.0	1.0	888	$2,400	$2.70	23d	1	0.06mi
2020 N Atlantic Ave #209 Cocoa Beach, FL	2.0	1.5	816	$2,100	$2.57	23d	1	0.11mi
2100 N Atlantic Ave Cocoa Beach, FL	1.0–2.0	1.0–2.5	1250	$5,000	$4.00	14d	6	0.15mi
3060 N Atlantic Ave Cocoa Beach, FL	1.0–2.0	1.0–2.0	1284	$2,900	$2.26	21d	4	0.27mi
3060 N Atlantic Ave Cocoa Beach, FL	1.0–2.0	1.0–2.0	1284	$2,500	$1.95	14d	3	0.27mi
3150 N Atlantic Ave Unit 770-3 Cocoa Beach, FL	2.0	1.0	800	$1,950	$2.44	14d	1	0.29mi
3150 N Atlantic Ave Cocoa Beach, FL	2.0	1.0	750	$2,100	$2.80	21d	4	0.29mi
770 Diplomat Blvd Unit 14 Good Vibes Condo Cocoa Beach, FL	2.0	1.0	800	$1,850	$2.31	23d	1	0.34mi
1999 S Banana River Blvd #313 Cocoa Beach, FL	2.0	2.0	1092	$2,200	$2.01	23d	1	0.39mi
3190 N Atlantic Ave Cocoa Beach, FL	1.0–2.0	1.0	657	$2,300	$3.50	23d	4	0.42mi
3190 N Atlantic Ave Cocoa Beach, FL	1.0–2.0	1.0	657	$2,300	$3.50	19d	3	0.42mi
325 S Banana River Blvd #209 Cocoa Beach, FL	2.0	2.0	1014	$2,500	$2.47	23d	1	0.42mi
3500 Ocean Beach Blvd #2 Cocoa Beach, FL	2.0	1.0	812	$1,850	$2.28	23d	1	0.62mi
199 Wakulla Ln #33 Cocoa Beach, FL	2.0	1.0	725	$1,700	$2.34	23d	1	0.68mi
199 Wakulla Ln Unit 1044458P Cocoa Beach, FL	2.0	1.0	721	$3,876	$5.38	19d	1	0.68mi
199 Wakulla Ln #29 Cocoa Beach, FL	2.0	1.0	725	$2,000	$2.76	23d	1	0.68mi
3820 Ocean Beach Blvd Cocoa Beach, FL	1.0	1.0	787	$2,350	$2.99	23d	2	0.81mi
3820 Ocean Beach Blvd #238 Cocoa Beach, FL	1.0	1.0	787	$3,000	$3.81	14d	1	0.82mi
201 Saint Lucie Ln #201 Cocoa Beach, FL	2.0	2.0	1030	$1,750	$1.70	23d	1	0.84mi
3799 S Banana River Blvd #612 Cocoa Beach, FL	2.0	2.0	1058	$2,400	$2.27	14d	1	0.89mi
3799 S Banana River Blvd #505 Cocoa Beach, FL	2.0	2.0	1058	$1,950	$1.84	23d	1	0.89mi
4105 Ocean Beach Blvd #121 Cocoa Beach, FL	2.0	2.0	1101	$2,000	$1.82	23d	1	0.93mi
4100 Ocean Beach Blvd #307 Cocoa Beach, FL	2.0	2.0	1101	$2,450	$2.23	23d	1	0.93mi
4100 Ocean Beach Blvd #406 Cocoa Beach, FL	2.0	2.0	1101	$2,500	$2.27	23d	1	0.93mi
383 N Atlantic Ave #308 Cocoa Beach, FL	2.0	2.0	1049	$2,600	$2.48	23d	1	1.15mi
333 N Atlantic Ave #207 Cocoa Beach, FL	2.0	2.0	1100	$2,800	$2.55	14d	1	1.19mi
4700 Ocean Beach Blvd Cocoa Beach, FL	2.0	2.0	1018	$2,100	$2.06	23d	2	1.39mi
171 N Atlantic Ave #39 Cocoa Beach, FL	2.0	1.5	1088	$2,700	$2.48	23d	1	1.44mi
4800 Ocean Beach Blvd Cocoa Beach, FL	2.0–3.0	2.0	1186	$2,350	$1.98	23d	2	1.47mi

HOA detail condo

• Monthly dues: $645 · $7,740/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $210,000 Active 219 DOM
2. 2026-06-17
   days on market $210,000 Active 218 DOM
3. 2026-06-16
   days on market $210,000 Active 217 DOM
4. 2026-06-15
   days on market $210,000 Active 216 DOM
5. 2026-06-14
   days on market $210,000 Active 214 DOM
6. 2026-06-10
   days on market $210,000 Active 211 DOM
7. 2026-06-08
   days on market $210,000 Active 209 DOM
8. 2026-06-07
   days on market $210,000 Active 208 DOM
9. 2026-06-05
   days on market $210,000 Active 205 DOM
10. 2026-06-03
    days on market $210,000 Active 204 DOM
11. 2026-06-02
    days on market $210,000 Active 203 DOM
12. 2026-06-01
    days on market $210,000 Active 202 DOM
13. 2026-05-31
    days on market $210,000 Active 201 DOM
14. 2026-05-31
    days on market $210,000 Active 200 DOM
15. 2026-04-21
    price $210,000
16. 2026-02-05
    price $215,000
17. 2025-11-10
    listed $225,000 Active
18. 1978-08-01
    soldstatus $40,500

ⓘ 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: $3,044 · $254/mo
• Projected year-2 tax: $3,044 · $254/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 5/10 Major FEMA zone X (unshaded) · 45% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 24 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: $29,410
• − Mortgage interest: −$11,763
• − Property taxes: −$3,044
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,353
• − Management: −$2,353
• − HOA: −$7,740
• − Depreciation: −$6,109
• Taxable loss: −$5,002
• Est. tax savings @ 24.0%: +$1,200
• After-tax cash flow: $-615/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 Beach

• Score: 71/100
• State rank: #398
• US rank: #7077

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cocoa Beach, FL
• County: Brevard County · 602,871 people
• City population: 14,174
• 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

+418.5% since first listed

4 events — show timeline

• 2026-04-21 Price Changed $210,000 SCMLS
• 2026-02-05 Price Changed $215,000 SCMLS
• 2025-11-10 Listed $225,000 SCMLS
• 1978-08-01 Sold (Public Records) $40,500 Public Records

Property tax history

+6.6%/yr

Latest (2025): $3,044 · -3.8% YoY. Source: county tax records.