116 Garden Beach Ln · Cape Canaveral, FL 32920

$280,500

2 bd · 2.0 ba · 1,188 sqft · Townhouse public records · 141 Days on market

Built 1984 2,614 sqft 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 +13.3/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• DSCR +4.0/10.0
• Rent growth +3.5/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Huge price drop! Just a Short Walk to the Beach! Live the coastal lifestyle in this charming townhome located just minutes from the sand and surf. Enjoy relaxing in the sunshine or taking daily strolls along the shoreline—it's all right around the corner. This spacious home features plenty of indoor living space and a generously sized backyard, perfect for small entertaining or unwinding in private. And the best part? No HOA fees! Don't miss this opportunity to own a piece of paradise. Come take a look today!

Key facts

• No hoa fees
• Built 1984
• Listed 141 days

Tags

• SHORT WALK TO THE BEACH
• GENEROUSLY SIZED BACKYARD
• NO HOA FEES

Property features AI

Exterior

• Parking: Assigned parking
• Utilities: Public sewer; Cable available; Electricity available; Sewer available
• Home design: Townhouse; Two levels; Entry level: 1; Faces south
• Construction: Concrete, frame, stucco and vinyl siding construction; Shingle roof; Pets allowed; Built area approximately 1,264 (building area total)
• Exterior features: Courtyard; Front porch; Wood fencing; Dead-end street; Zero lot line

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning; Electric cooling
• Interior features: Ceiling fans; Vaulted ceilings
• Laundry & utility: Washer hookup; Electric dryer hookup; Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $280k.

Deal economics

• At list price, monthly cash flow is $2 ($28/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (18.6% below list).
• Recommended offer: $228k (18.6% below list) — sets the bar for 1% rule.

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: W. Melbourne Elementary School For Science (math 88% / reading 86%, grade A+, #24 of 2,144 statewide, top 1%, 549 students, 18% 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 average 24% FRL vs 43% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 76% at this address vs 55% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Brevard average implies; a family-tenant draw the district grade alone would hide.
• 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 41% 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 $2k of loan paydown is wiped out by about $8k 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 141 days — a 12% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $280k implies a 439% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $228,354 (18.6% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.81% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 10.2

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: -15.2%
• Equity multiple: 0.45×
• Total profit: $-42,985
• Equity at exit: $41,823

10-year hold

• IRR: -5.2%
• Equity multiple: 0.65×
• Total profit: $-27,520
• Equity at exit: $24,253

Cash invested: $78,540 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,284 high
• Mortgage (P&I): −$1,471
• Tax from tax record: −$214 /mo · $2,565/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $2

Break-even live

Break-even rent $2,281

Max offer price $280,500

Occupancy floor 95%

Sensitivity live

Price	-10% $161	-5% $82	+0% $2	+5% $-77	+10% $-156
Rent	-10% $-178	-5% $-88	+0% $2	+5% $93	+10% $183
Rate	-1.0pp $144	-0.5pp $74	base $2	+0.5pp $-70	+1.0pp $-144

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: $70,125
• Closing costs: $8,415
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
262 Canaveral Beach Blvd Unit 1464867P Cape Canaveral, FL	2.0	1.5	968	$2,245	$2.32	16d	1	0.02mi
258 Canaveral Beach Blvd Unit 1245234P Cape Canaveral, FL	2.0	1.5	818	$2,570	$3.14	16d	1	0.03mi
105 Garden Beach Ln Unit 1044317P Cape Canaveral, FL	2.0	2.0	1184	$2,986	$2.52	16d	1	0.04mi
240 Canaveral Beach Blvd Cape Canaveral, FL	2.0	1.0	828	$2,200	$2.66	16d	1	0.06mi
227 Canaveral Beach Blvd Cape Canaveral, FL	1.0	1.0	700	$1,600	$2.29	21d	1	0.09mi
227 Canaveral Beach Blvd Unit 5 Cape Canaveral, FL	1.0	1.0	700	$1,600	$2.29	23d	1	0.10mi
236 Chandler St Unit C Cape Canaveral, FL	2.0	1.5	992	$1,900	$1.92	25d	1	0.10mi
299 Chandler St Unit F Cape Canaveral, FL	2.0	2.5	1148	$2,100	$1.83	25d	1	0.11mi
299 Chandler St Cape Canaveral, FL	2.0	2.0	1140	$2,400	$2.11	25d	1	0.11mi
217 Canaveral Beach Blvd Cape Canaveral, FL	2.0	1.5	1240	$1,850	$1.49	25d	1	0.12mi
213 Canaveral Beach Blvd Cape Canaveral, FL	2.0	1.5	1200	$1,850	$1.54	21d	1	0.13mi
201 Chandler St Cape Canaveral, FL	1.0–2.0	1.0–2.0	700	$1,595	$2.28	21d	1	0.18mi
237 Cherie Down Ln Unit 1 Cape Canaveral, FL	2.0	2.5	960	$2,150	$2.24	25d	1	0.20mi
211 Caroline St Cape Canaveral, FL	2.0	1.0	705	$1,545	$2.19	25d	1	0.22mi
8309 Rosalind Ave Cape Canaveral, FL	3.0	2.5	1280	$3,000	$2.34	25d	1	0.23mi
8717 Jasmine Ct Cape Canaveral, FL	2.0	2.0	1178	$2,950	$2.50	25d	1	0.25mi
8761 Ilex Ct Cape Canaveral, FL	3.0	2.5	1416	$4,000	$2.82	25d	1	0.26mi
8494 Ridgewood Ave #4405 Cape Canaveral, FL	2.0	2.0	1316	$2,600	$1.98	25d	1	0.27mi
8494 Ridgewood Ave #4206 Cape Canaveral, FL	2.0	2.0	1316	$2,500	$1.90	25d	1	0.27mi
8754 Honeysuckle Way Unit 1543006P Cape Canaveral, FL	3.0	2.0	1108	$4,170	$3.76	16d	1	0.28mi
8751 Live Oak Ct Cape Canaveral, FL	2.0	2.0	1178	$3,500	$2.97	25d	1	0.29mi
8500 Ridgewood Ave #304 Cape Canaveral, FL	2.0	2.0	1222	$3,300	$2.70	25d	1	0.30mi
8500 Ridgewood Ave #303 Cape Canaveral, FL	2.0	2.0	1222	$3,200	$2.62	25d	1	0.30mi
8500 Ridgewood Ave #406 Cape Canaveral, FL	2.0	2.0	1316	$3,200	$2.43	25d	1	0.30mi
8600 Ridgewood Ave Unit 1346831P Cape Canaveral, FL	1.0	1.0	893	$4,722	$5.29	25d	1	0.30mi
8718 Bay Ct Cape Canaveral, FL	3.0	2.5	1416	$2,600	$1.84	25d	1	0.30mi
8800 Sea Shell Ln Cape Canaveral, FL	3.0	2.0	1025	$3,200	$3.12	25d	1	0.33mi
8515 N Atlantic Ave Unit 27 Cape Canaveral, FL	2.0	2.0	1070	$1,550	$1.45	25d	1	0.36mi
8208 Presidential Ct Cape Canaveral, FL	3.0	2.0	1185	$2,900	$2.45	25d	1	0.36mi
8154 Ridgewood Ave Cape Canaveral, FL	2.0	2.0	1104	$2,500	$2.26	25d	1	0.37mi
412 Beach Park Ln Unit 167 Cape Canaveral, FL	2.0	2.0	1014	$2,000	$1.97	25d	1	0.38mi
411 Jefferson Ave Cape Canaveral, FL	2.0	1.0	780	$1,700	$2.18	25d	1	0.38mi
401 Seaport Blvd Unit T144 Cape Canaveral, FL	3.0	2.5	1354	$3,000	$2.22	16d	1	0.38mi
8401 N Atlantic Ave Cape Canaveral, FL	1.0–2.0	1.0	707	$1,495	$2.11	16d	5	0.39mi
8401 N Atlantic Ave Cape Canaveral, FL	1.0–2.0	1.0	707	$1,550	$2.19	23d	5	0.39mi
125 Adams Ave Cape Canaveral, FL	2.0	2.0	1340	$2,800	$2.09	25d	1	0.39mi
523 Jefferson Ave Cape Canaveral, FL	1.0	1.0	1000	$2,300	$2.30	25d	1	0.40mi
123 Seaport Blvd Unit T10 Cape Canaveral, FL	2.0	2.5	1120	$2,300	$2.05	25d	1	0.40mi
419 Ocean Park Ln Unit V146 Cape Canaveral, FL	2.0	2.0	1014	$2,295	$2.26	16d	1	0.42mi
504 Seaport Blvd #162 Cape Canaveral, FL	2.0	2.0	1120	$2,000	$1.79	25d	1	0.43mi

Listing history 13 events

1. 2026-05-22
   status Pending
2. 2026-05-13
   price $280,500
3. 2026-04-21
   price $293,000
4. 2026-01-31
   price $295,000
5. 2026-01-01
   listed $299,900 Active
6. 2025-12-31
   historical 524-char remark

   Show marketing remark (524 chars)

   Huge price drop! Just a Short Walk to the Beach! Live the coastal lifestyle in this charming townhome located just minutes from the sand and surf. Enjoy relaxing in the sunshine or taking daily strolls along the shoreline—it's all right around the corner. This spacious home features plenty of indoor living space and a generously sized backyard, perfect for small entertaining or unwinding in private. And the best part? No HOA fees! Don't miss this opportunity to own a piece of paradise. Come take a look today!

7. 2025-11-05
   price $310,000 524-char remark

   Show marketing remark (524 chars)

   Huge price drop! Just a Short Walk to the Beach! Live the coastal lifestyle in this charming townhome located just minutes from the sand and surf. Enjoy relaxing in the sunshine or taking daily strolls along the shoreline—it's all right around the corner. This spacious home features plenty of indoor living space and a generously sized backyard, perfect for small entertaining or unwinding in private. And the best part? No HOA fees! Don't miss this opportunity to own a piece of paradise. Come take a look today!

8. 2025-11-05
   price $300,000 524-char remark

   Show marketing remark (524 chars)

   Huge price drop! Just a Short Walk to the Beach! Live the coastal lifestyle in this charming townhome located just minutes from the sand and surf. Enjoy relaxing in the sunshine or taking daily strolls along the shoreline—it's all right around the corner. This spacious home features plenty of indoor living space and a generously sized backyard, perfect for small entertaining or unwinding in private. And the best part? No HOA fees! Don't miss this opportunity to own a piece of paradise. Come take a look today!

9. 2025-10-31
   price $310,000 524-char remark

   Show marketing remark (524 chars)

   Huge price drop! Just a Short Walk to the Beach! Live the coastal lifestyle in this charming townhome located just minutes from the sand and surf. Enjoy relaxing in the sunshine or taking daily strolls along the shoreline—it's all right around the corner. This spacious home features plenty of indoor living space and a generously sized backyard, perfect for small entertaining or unwinding in private. And the best part? No HOA fees! Don't miss this opportunity to own a piece of paradise. Come take a look today!

10. 2025-07-25
    listed $320,000 Active 524-char remark

    Show marketing remark (524 chars)

    Huge price drop! Just a Short Walk to the Beach! Live the coastal lifestyle in this charming townhome located just minutes from the sand and surf. Enjoy relaxing in the sunshine or taking daily strolls along the shoreline—it's all right around the corner. This spacious home features plenty of indoor living space and a generously sized backyard, perfect for small entertaining or unwinding in private. And the best part? No HOA fees! Don't miss this opportunity to own a piece of paradise. Come take a look today!

11. 2025-07-16
    historical $320,000 524-char remark

    Show marketing remark (524 chars)

    Huge price drop! Just a Short Walk to the Beach! Live the coastal lifestyle in this charming townhome located just minutes from the sand and surf. Enjoy relaxing in the sunshine or taking daily strolls along the shoreline—it's all right around the corner. This spacious home features plenty of indoor living space and a generously sized backyard, perfect for small entertaining or unwinding in private. And the best part? No HOA fees! Don't miss this opportunity to own a piece of paradise. Come take a look today!

12. 1994-02-24
    soldstatus $52,000
13. 1984-09-01
    soldstatus $58,400

ⓘ 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: $2,565 · $214/mo
• Projected year-2 tax: $2,565 · $214/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 6/10 Major FEMA zone X (shaded) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $27,402
• − Mortgage interest: −$15,712
• − Property taxes: −$2,565
• − Insurance: −$1,402
• − Repairs & maintenance: −$2,192
• − Management: −$2,192
• − Depreciation: −$8,160
• Taxable loss: −$4,822
• Est. tax savings @ 24.0%: +$1,157
• After-tax cash flow: $1,186/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

+380.3% since first listed

13 events — show timeline

• 2026-05-22 Pending — SCMLS
• 2026-05-13 Price Changed $280,500 SCMLS
• 2026-04-21 Price Changed $293,000 SCMLS
• 2026-01-31 Price Changed $295,000 SCMLS
• 2026-01-01 Listed $299,900 SCMLS
• 2025-12-31 Listing Removed — SCMLS
• 2025-11-05 Price Changed $310,000 SCMLS
• 2025-11-05 Price Changed $300,000 SCMLS
• 2025-10-31 Price Changed $310,000 SCMLS
• 2025-07-25 Listed $320,000 SCMLS
• 2025-07-16 Coming Soon $320,000 SCMLS
• 1994-02-24 Sold (Public Records) $52,000 Public Records
• 1984-09-01 Sold (Public Records) $58,400 Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,565 · -0.5% YoY. Source: county tax records.