8401 N Atlantic Ave Unit J2 · Cape Canaveral, FL 32920

$139,000

2 bd · 1.0 ba · 815 sqft · Condo public records · 16 Days on market

Built 1964 $450/mo HOA · 25% of rent

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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 +20.2/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Schools +4.7/10.0
• 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

Newly renovated, upper, end-unit condo that may well be the nicest unit in Atlantic Gardens. Make it your permanent home, your winter home. Buy it as an investment. A resort-like setting features a pool just steps from your door. Mature gardens accent this very well constructed well managed complex. Near Disney and the Orlando Attractions. A Short walk to the beach. Close to the cruise terminals. A great buy.

Key facts

• Near sr-520
• End-unit condo
• Near sr-528

Tags

• END-UNIT CONDO
• STEPS FROM THE POOL
• EASY ACCESS TO PORT CANAVERAL
• BEST ROCKET LAUNCH VIEWS
• NEAR SR-528
• NEAR SR-520

Property features AI

Finance

• Other: Private road frontage with paved/asphalt surface
• HOA & community: Association: Atlantic Gardens Owner Association; Monthly association fee of $450; Association amenities include laundry and other community features; Association fee includes cable TV, internet, grounds maintenance, pest control, sewer, trash and water

Exterior

• Parking: Carport (1 space); Additional parking
• Security: Other security features
• Utilities: Fuses electric system; Public sewer; Cable available and connected; Electricity available and connected; Sewer available and connected; Water available and connected
• Home design: Condominium; 2 stories; Entry level: 2nd floor; Faces south; Attached property
• Construction: Block, concrete and stucco construction; Other roof material; Pets not allowed
• Exterior features: Other exterior features; Other fencing; Other security features; No private pool

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Vinyl flooring; Laundry on lower level; Unfurnished unit
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $139k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $137k (1.5% below list) — sets the bar for market timing.

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); 219 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 33% 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 $961 of loan paydown is wiped out by about $4k 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 16 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $139k implies a 248% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 25% of rent.
• Climate carrying-cost: severe 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 $136,915 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.31% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 6.4

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-13,374
• Equity at exit: $20,725

10-year hold

• IRR: 2.1%
• Equity multiple: 1.16×
• Total profit: $6,318
• Equity at exit: $12,018

Cash invested: $38,920 (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: 219
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,821 high
• Mortgage (P&I): −$729
• Tax from tax record: −$25 /mo · $303/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$450
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $110

Break-even live

Break-even rent $1,682

Max offer price $139,000

Occupancy floor 89%

Sensitivity live

Price	-10% $189	-5% $149	+0% $110	+5% $71	+10% $-134
Rent	-10% $-34	-5% $38	+0% $110	+5% $182	+10% $254
Rate	-1.0pp $180	-0.5pp $145	base $110	+0.5pp $74	+1.0pp $37

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8401 N Atlantic Ave Cape Canaveral, FL	1.0–2.0	1.0	707	$1,495	$2.11	15d	5	0.05mi
8401 N Atlantic Ave Cape Canaveral, FL	1.0–2.0	1.0	707	$1,550	$2.19	22d	5	0.05mi
111 Columbia Dr Cape Canaveral, FL	2.0	2.0	936	$2,100	$2.24	24d	1	0.12mi
220 Columbia Dr #31 Cape Canaveral, FL	2.0	1.0	835	$1,350	$1.62	24d	1	0.16mi
8515 N Atlantic Ave Unit 27 Cape Canaveral, FL	2.0	2.0	1070	$1,550	$1.45	24d	1	0.17mi
128 Adams Ave Unit 1 Cape Canaveral, FL	2.0	1.0	663	$1,500	$2.26	15d	1	0.19mi
223 Columbia Dr #319 Cape Canaveral, FL	1.0	1.0	680	$1,400	$2.06	24d	1	0.23mi
120 Madison Ave Cape Canaveral, FL	2.0	2.5	1080	$2,800	$2.59	24d	1	0.25mi
200 International Dr #510 Cape Canaveral, FL	2.0	2.0	1023	$2,000	$1.96	24d	1	0.25mi
200 International Dr Unit CANB51 Cape Canaveral, FL	2.0	2.0	1023	$2,100	$2.05	15d	1	0.25mi
8522 N Atlantic Ave #71 Cape Canaveral, FL	1.0	1.0	673	$1,550	$2.30	24d	1	0.25mi
201 Chandler St Cape Canaveral, FL	1.0–2.0	1.0–2.0	700	$1,595	$2.28	20d	1	0.26mi
211 Caroline St Cape Canaveral, FL	2.0	1.0	705	$1,545	$2.19	24d	1	0.30mi
227 Canaveral Beach Blvd Unit 5 Cape Canaveral, FL	1.0	1.0	700	$1,600	$2.29	22d	1	0.33mi
227 Canaveral Beach Blvd Cape Canaveral, FL	1.0	1.0	700	$1,600	$2.29	20d	1	0.33mi
201 International Dr #653 Cape Canaveral, FL	2.0	2.0	1050	$2,400	$2.29	24d	1	0.34mi
236 Chandler St Unit C Cape Canaveral, FL	2.0	1.5	992	$1,900	$1.92	24d	1	0.35mi
240 Canaveral Beach Blvd Cape Canaveral, FL	2.0	1.0	828	$2,200	$2.66	15d	1	0.36mi
300 Monroe Ave #21 Cape Canaveral, FL	1.0	1.0	608	$1,500	$2.47	15d	1	0.38mi
258 Canaveral Beach Blvd Unit 1245234P Cape Canaveral, FL	2.0	1.5	818	$2,570	$3.14	15d	1	0.39mi
262 Canaveral Beach Blvd Unit 1464867P Cape Canaveral, FL	2.0	1.5	968	$2,245	$2.32	15d	1	0.40mi
411 Jefferson Ave Cape Canaveral, FL	2.0	1.0	780	$1,700	$2.18	24d	1	0.41mi
411 Madison Ave Unit N202 Cape Canaveral, FL	1.0	1.0	672	$1,650	$2.46	24d	1	0.44mi
419 Madison Ave Unit 102 Cape Canaveral, FL	1.0	1.0	672	$1,450	$2.16	24d	1	0.46mi
401 Monroe Ave Unit C201 Cape Canaveral, FL	2.0	1.0	828	$1,650	$1.99	24d	1	0.47mi
7777 Magnolia Ave Unit 8 Cape Canaveral, FL	2.0	1.0	891	$1,800	$2.02	24d	1	0.50mi
408 Harrison Ave Unit 1346830P Cape Canaveral, FL	1.0	1.0	947	$4,114	$4.34	20d	1	0.51mi
523 Jefferson Ave Cape Canaveral, FL	1.0	1.0	1000	$2,300	$2.30	24d	1	0.52mi
237 Cherie Down Ln Unit 1 Cape Canaveral, FL	2.0	2.5	960	$2,150	$2.24	24d	1	0.53mi
8800 Sea Shell Ln Cape Canaveral, FL	3.0	2.0	1025	$3,200	$3.12	24d	1	0.54mi
7801 Ridgewood Ave Cape Canaveral, FL	1.0–3.0	1.0–2.0	893	$1,850	$2.07	22d	3	0.55mi
467 Jackson Ave Unit Back Unit Cape Canaveral, FL	1.0	1.0	528	$1,500	$2.84	24d	1	0.55mi
8154 Ridgewood Ave Cape Canaveral, FL	2.0	2.0	1104	$2,500	$2.26	24d	1	0.55mi
415 Harrison Ave #4 Cape Canaveral, FL	2.0	1.0	900	$1,300	$1.44	24d	1	0.56mi
610 Jefferson Ave Cape Canaveral, FL	1.0	1.0	619	$2,000	$3.23	20d	2	0.58mi
610 Jefferson Ave Cape Canaveral, FL	1.0	1.0	619	$2,000	$3.23	24d	3	0.58mi
355 Polk Ave #8 Cape Canaveral, FL	1.0	1.0	550	$1,300	$2.36	15d	1	0.60mi
375 Polk Ave Unit 12A4 Cape Canaveral, FL	2.0	1.5	868	$2,100	$2.42	15d	1	0.60mi
375 Polk Ave Unit A18 Cape Canaveral, FL	2.0	1.0	921	$1,700	$1.85	24d	1	0.60mi
310 Taylor Ave Unit C19 Cape Canaveral, FL	2.0	1.0	921	$1,525	$1.66	15d	1	0.61mi

HOA detail condo

• Monthly dues: $450 · $5,400/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-14
   statusdays on market $139,000 Pending 16 DOM
2. 2026-06-10
   days on market $139,000 Active 13 DOM
3. 2026-06-08
   days on market $139,000 Active 11 DOM
4. 2026-06-07
   days on market $139,000 Active 10 DOM
5. 2026-06-05
   days on market $139,000 Active 7 DOM
6. 2026-06-03
   days on market $139,000 Active 6 DOM
7. 2026-06-02
   days on market $139,000 Active 5 DOM
8. 2026-06-01
   days on market $139,000 Active 4 DOM
9. 2026-05-31
   pricedays on market $139,000 Active 3 DOM
10. 2026-05-31
    days on market $149,000 Active 2 DOM
11. 2026-05-28
    listed $149,000 Active
12. 2016-08-16
    historical 412-char remark

    Show marketing remark (494 chars)

    Note: Lender is evaluating an offer. Back-ups are being accepted however, on this newly renovated, upper, end-unit condo that may well be the nicest unit in Atlantic Gardens. Make it your permanent home, your winter home. Buy it as an investment. A resort-like setting features a pool just steps from your door. Mature gardens accent this very well constructed well managed complex. Near Disney and the Orlando Attractions. A Short walk to the beach. Close to the cruise terminals. A great buy.

13. 2016-08-16
    historical 494-char remark

    Show marketing remark (494 chars)

    Note: Lender is evaluating an offer. Back-ups are being accepted however, on this newly renovated, upper, end-unit condo that may well be the nicest unit in Atlantic Gardens. Make it your permanent home, your winter home. Buy it as an investment. A resort-like setting features a pool just steps from your door. Mature gardens accent this very well constructed well managed complex. Near Disney and the Orlando Attractions. A Short walk to the beach. Close to the cruise terminals. A great buy.

14. 2010-11-03
    soldstatus $39,900
15. 2010-06-14
    listed $39,900
16. 2009-09-04
    listed $55,000 412-char remark

    Show marketing remark (412 chars)

    Newly renovated, upper, end-unit condo that may well be the nicest unit in Atlantic Gardens. Make it your permanent home, your winter home. Buy it as an investment. A resort-like setting features a pool just steps from your door. Mature gardens accent this very well constructed well managed complex. Near Disney and the Orlando Attractions. A Short walk to the beach. Close to the cruise terminals. A great buy.

17. 2008-07-24
    listed $55,000 494-char remark

    Show marketing remark (494 chars)

    Note: Lender is evaluating an offer. Back-ups are being accepted however, on this newly renovated, upper, end-unit condo that may well be the nicest unit in Atlantic Gardens. Make it your permanent home, your winter home. Buy it as an investment. A resort-like setting features a pool just steps from your door. Mature gardens accent this very well constructed well managed complex. Near Disney and the Orlando Attractions. A Short walk to the beach. Close to the cruise terminals. A great buy.

18. 2006-03-14
    soldstatus $125,000
19. 2006-03-06
    soldstatus $125,000
20. 2006-02-14
    listed $130,000
21. 2000-05-11
    soldstatus $37,000

ⓘ 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: $303 · $25/mo
• Projected year-2 tax: $1,154 · $96/mo
• Expected delta: +$850/yr (+$71/mo · 280.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $21,852
• − Mortgage interest: −$7,786
• − Property taxes: −$303
• − Insurance: −$1,492
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − HOA: −$5,400
• − Depreciation: −$4,044
• Taxable loss: −$670
• Est. tax savings @ 24.0%: +$161
• After-tax cash flow: $1,481/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

+302.7% since first listed

11 events — show timeline

• 2026-05-28 Listed $149,000 SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2010-11-03 Sold (MLS) $39,900 SCMLS
• 2010-06-14 Listed $39,900 SCMLS
• 2009-09-04 Listed $55,000 SCMLS
• 2008-07-24 Listed $55,000 SCMLS
• 2006-03-14 Sold (Public Records) $125,000 Public Records
• 2006-03-06 Sold (MLS) $125,000 SCMLS
• 2006-02-14 Listed $130,000 SCMLS
• 2000-05-11 Sold (Public Records) $37,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $303 · +5.5% YoY. Source: county tax records.