1933 Quail Ridge Ct #1101 · Cocoa, FL 32926

$171,850

2 bd · 2.0 ba · 1,067 sqft · Condo public records · 20 Days on market

Built 1990 $445/mo HOA · 24% 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 +9.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +4.7/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A truly hidden treasure! At 1,067 sqft, this 2 bed/2 bath condo is located in Quail Ridge. It is within walking distance to both shopping and bus transportation. The kitchen was fully renovated in 2014 with new cabinets, granite countertops and ceramic flooring. The bathrooms were also renovated in 2014 with beautiful tile. The master bath has a walk-in shower with new cabinets, granite countertops and flooring. A new AC unit was installed in 2019. There are ceilings fans in all rooms and custom retractable blinds on the skylight. The bedrooms and living/dining have laminated wood flooring. Enjoy views of space launches from this development. Located close to Eastern FL St College.

Key facts

• Corner unit
• Extra green space
• Vaulted ceilings

Tags

• CORNER UNIT
• EXTRA GREEN SPACE
• VAULTED CEILINGS
• SKYLIGHT
• SPLIT-BEDROOM FLOOR PLAN
• LARGE WALK-IN CLOSETS

Property features AI

Finance

• HOA & community: Association present (Quail Ridge of Cocoa Condominium Association); Monthly association fee; Association amenities include clubhouse; Association fee covers cable TV, insurance, structure maintenance, pest control, and trash

Exterior

• Parking: Other parking type
• Utilities: Public sewer; Cable available and connected; Electricity available; Water available
• Home design: Condominium; Single-story; Entry on level 1; North-facing
• Construction: Wood siding and other exterior materials; Shingle roof; Built as single-story structure
• Exterior features: Covered, screened patio; Wood fencing; Private paved road frontage

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (main level)
• Flooring: Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Breakfast bar; Ceiling fans; Pantry; Split bedroom layout; Vaulted ceilings
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $172k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (11.2% below list).
• Meets the 1% rule at list price ($2k rent vs $172k).
• Recommended offer: $153k (11.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 72/100 on livability (#344 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities F, employment D-.
• 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: Cambridge Elementary Magnet School (math 38% / reading 31%, grade F, #1,709 of 2,144 statewide, top 81%, 495 students, 78% FRL); Cocoa High School (math 21% / reading 27%, grade F, #529 of 667 statewide, top 80%, 1,551 students, 73% FRL) — zoned schools average 76% FRL vs 43% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 55% district-wide (-26 pts) — the specific schools serving this property underperform the Brevard average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.6%/yr); 291 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 32% of the median local income ($71k/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 $5k 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 20 days — a 2% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,635 (11.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 1.10% ✓
• Cap rate: 5.53%
• Cash-on-cash: -2.71%
• DSCR: 0.88
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.6% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.39×
• Total profit: $-29,432
• Equity at exit: $25,623

10-year hold

• IRR: -3.1%
• Equity multiple: 0.76×
• Total profit: $-11,498
• Equity at exit: $14,858

Cash invested: $48,118 (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 32926

• Home prices YoY: -16.9%
• Rents YoY: 5.6%
• Active inventory: 291
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,886 high
• Mortgage (P&I): −$901
• Tax from tax record: −$181 /mo · $2,171/yr
• Insurance: −$72
• HOA: −$445
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-109

Break-even live

Break-even rent $2,024

Max offer price $152,635

Occupancy floor —

Sensitivity live

Price	-10% $-11	-5% $-60	+0% $-109	+5% $-157	+10% $-206
Rent	-10% $-258	-5% $-183	+0% $-109	+5% $-34	+10% $40
Rate	-1.0pp $-22	-0.5pp $-65	base $-109	+0.5pp $-153	+1.0pp $-199

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: $42,962
• Closing costs: $5,156
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3070 Cirrus Dr Cocoa, FL	3.0	1.0–2.0	1002	$2,326	$2.32	14d	29	0.46mi
3028 Winchester Dr Cocoa, FL	3.0	2.0	1125	$1,915	$1.70	21d	1	0.62mi
1710 University Ln #408 Cocoa, FL	2.0	2.0	864	$1,400	$1.62	15d	1	0.68mi
1704 University Ln #701 Cocoa, FL	2.0	2.0	864	$1,225	$1.42	24d	1	0.73mi
312 Bellair Dr Cocoa, FL	2.0	1.0	984	$1,700	$1.73	24d	1	0.79mi
1524 Clearlake Rd Cocoa, FL	1.0–2.0	1.0	720	$1,822	$2.53	19d	6	0.84mi
318 Lucerne Dr Cocoa, FL	3.0	1.0	1145	$1,700	$1.48	19d	1	0.86mi
1660 Rosetine St Unit 1 Cocoa, FL	2.0	2.0	1200	$1,645	$1.37	19d	1	0.90mi
1514 Clearlake Rd #110 Cocoa, FL	2.0	2.0	1070	$1,295	$1.21	24d	1	0.90mi
214 Lucerne Dr Unit 1381666P Cocoa, FL	3.0	1.0	1151	$3,539	$3.07	14d	1	0.91mi
1202 Princeton Rd Cocoa, FL	3.0	2.0	1473	$2,150	$1.46	24d	1	1.16mi
1706 Pineda St Cocoa, FL	3.0	2.0	1020	$1,700	$1.67	24d	1	1.23mi

HOA detail condo

• Monthly dues: $445 · $5,340/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-18
   days on market $171,850 Active 20 DOM
2. 2026-06-17
   days on market $171,850 Active 19 DOM
3. 2026-06-16
   days on market $171,850 Active 18 DOM
4. 2026-06-15
   days on market $171,850 Active 17 DOM
5. 2026-06-14
   days on market $171,850 Active 15 DOM
6. 2026-06-10
   days on market $171,850 Active 12 DOM
7. 2026-06-08
   days on market $171,850 Active 10 DOM
8. 2026-06-07
   days on market $171,850 Active 9 DOM
9. 2026-06-05
   days on market $171,850 Active 6 DOM
10. 2026-06-03
    days on market $171,850 Active 5 DOM
11. 2026-06-02
    days on market $171,850 Active 4 DOM
12. 2026-06-01
    days on market $171,850 Active 3 DOM
13. 2026-05-31
    days on market $171,850 Active 2 DOM
14. 2026-05-31
    remarks 699-char remark
15. 2026-05-31
    pricedays on marketlisting id $171,850 Active 1 DOM
16. 2026-05-20
    price $165,000
17. 2026-05-04
    price $169,900
18. 2026-04-22
    price $174,900
19. 2026-03-20
    price $179,900
20. 2026-03-05
    price $181,900
21. 2026-02-16
    price $184,895
22. 2026-01-21
    price $184,900
23. 2026-01-09
    price $187,900
24. 2025-12-12
    price $189,900
25. 2025-11-25
    price $194,900
26. 2025-11-17
    price $196,600
27. 2025-10-29
    status Active
28. 2025-10-28
    price $196,700
29. 2025-10-11
    historical Active Under Contract
30. 2025-10-03
    listed $197,000 Active
31. 2021-11-30
    soldstatus $150,000
32. 2021-11-24
    soldstatus $150,000 Closed 692-char remark

    Show marketing remark (692 chars)

    A truly hidden treasure! At 1,067 sqft, this 2 bed/2 bath condo is located in Quail Ridge. It is within walking distance to both shopping and bus transportation. The kitchen was fully renovated in 2014 with new cabinets, granite countertops and ceramic flooring. The bathrooms were also renovated in 2014 with beautiful tile. The master bath has a walk-in shower with new cabinets, granite countertops and flooring. A new AC unit was installed in 2019. There are ceilings fans in all rooms and custom retractable blinds on the skylight. The bedrooms and living/dining have laminated wood flooring. Enjoy views of space launches from this development. Located close to Eastern FL St College.

33. 2021-11-16
    historical Contingent 692-char remark

    Show marketing remark (692 chars)

    A truly hidden treasure! At 1,067 sqft, this 2 bed/2 bath condo is located in Quail Ridge. It is within walking distance to both shopping and bus transportation. The kitchen was fully renovated in 2014 with new cabinets, granite countertops and ceramic flooring. The bathrooms were also renovated in 2014 with beautiful tile. The master bath has a walk-in shower with new cabinets, granite countertops and flooring. A new AC unit was installed in 2019. There are ceilings fans in all rooms and custom retractable blinds on the skylight. The bedrooms and living/dining have laminated wood flooring. Enjoy views of space launches from this development. Located close to Eastern FL St College.

34. 2021-11-04
    status Active 692-char remark

    Show marketing remark (692 chars)

    A truly hidden treasure! At 1,067 sqft, this 2 bed/2 bath condo is located in Quail Ridge. It is within walking distance to both shopping and bus transportation. The kitchen was fully renovated in 2014 with new cabinets, granite countertops and ceramic flooring. The bathrooms were also renovated in 2014 with beautiful tile. The master bath has a walk-in shower with new cabinets, granite countertops and flooring. A new AC unit was installed in 2019. There are ceilings fans in all rooms and custom retractable blinds on the skylight. The bedrooms and living/dining have laminated wood flooring. Enjoy views of space launches from this development. Located close to Eastern FL St College.

35. 2021-10-18
    historical Backups 692-char remark

    Show marketing remark (692 chars)

    A truly hidden treasure! At 1,067 sqft, this 2 bed/2 bath condo is located in Quail Ridge. It is within walking distance to both shopping and bus transportation. The kitchen was fully renovated in 2014 with new cabinets, granite countertops and ceramic flooring. The bathrooms were also renovated in 2014 with beautiful tile. The master bath has a walk-in shower with new cabinets, granite countertops and flooring. A new AC unit was installed in 2019. There are ceilings fans in all rooms and custom retractable blinds on the skylight. The bedrooms and living/dining have laminated wood flooring. Enjoy views of space launches from this development. Located close to Eastern FL St College.

36. 2021-10-13
    listed $156,000 Active 692-char remark

    Show marketing remark (692 chars)

    A truly hidden treasure! At 1,067 sqft, this 2 bed/2 bath condo is located in Quail Ridge. It is within walking distance to both shopping and bus transportation. The kitchen was fully renovated in 2014 with new cabinets, granite countertops and ceramic flooring. The bathrooms were also renovated in 2014 with beautiful tile. The master bath has a walk-in shower with new cabinets, granite countertops and flooring. A new AC unit was installed in 2019. There are ceilings fans in all rooms and custom retractable blinds on the skylight. The bedrooms and living/dining have laminated wood flooring. Enjoy views of space launches from this development. Located close to Eastern FL St College.

37. 2016-08-16
    historical 185-char remark

    Show marketing remark (185 chars)

    IF AN ACCEPTABLE OFFER IS RECEIVED, SELLER WILL ESCROW, FOR BUYER, THE ESTIMATED TAXES FOR ONE YEAR (APPROXIMATELY $2,300) AND CONDO FEES FOR ONE YEAR (CURRENTLY $2,700). WHAT A DEAL!!!

38. 2014-03-21
    soldstatus $50,000
39. 2014-03-10
    soldstatus $50,000
40. 2014-01-02
    listed $56,000
41. 2007-07-20
    listed $129,000 185-char remark

    Show marketing remark (185 chars)

    IF AN ACCEPTABLE OFFER IS RECEIVED, SELLER WILL ESCROW, FOR BUYER, THE ESTIMATED TAXES FOR ONE YEAR (APPROXIMATELY $2,300) AND CONDO FEES FOR ONE YEAR (CURRENTLY $2,700). WHAT A DEAL!!!

42. 1997-11-24
    soldstatus $50,000
43. 1990-12-01
    soldstatus $49,900

ⓘ 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: $2,171 · $181/mo
• Projected year-2 tax: $2,171 · $181/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $22,632
• − Mortgage interest: −$9,626
• − Property taxes: −$2,171
• − Insurance: −$859
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − HOA: −$5,340
• − Depreciation: −$4,999
• Taxable loss: −$3,985
• Est. tax savings @ 24.0%: +$956
• After-tax cash flow: $-349/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

• Score: 72/100
• State rank: #344
• US rank: #5979

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cocoa, FL
• County: Brevard County · 602,871 people
• City population: 67,424
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 23,505
• Household income: $70,735
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 782.0

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 (72%)
• Race & ethnicity: White 72% Black 11% Hispanic / Latino 10% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 5% · Canada, Vietnam, Jamaica
• Languages at home: 91% English-only · Spanish 6% Vietnamese 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: ▼ -68.32%
• Current HPI: 335.1251
• Rent YoY: ▲ 5.60%
• 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

+230.7% since first listed

28 events — show timeline

• 2026-05-20 Price Changed $165,000 SCMLS
• 2026-05-04 Price Changed $169,900 SCMLS
• 2026-04-22 Price Changed $174,900 SCMLS
• 2026-03-20 Price Changed $179,900 SCMLS
• 2026-03-05 Price Changed $181,900 SCMLS
• 2026-02-16 Price Changed $184,895 SCMLS
• 2026-01-21 Price Changed $184,900 SCMLS
• 2026-01-09 Price Changed $187,900 SCMLS
• 2025-12-12 Price Changed $189,900 SCMLS
• 2025-11-25 Price Changed $194,900 SCMLS
• 2025-11-17 Price Changed $196,600 SCMLS
• 2025-10-29 Relisted — SCMLS
• 2025-10-28 Price Changed $196,700 SCMLS
• 2025-10-11 Contingent — SCMLS
• 2025-10-03 Listed $197,000 SCMLS
• 2021-11-30 Sold (Public Records) $150,000 Public Records
• 2021-11-24 Sold (MLS) $150,000 SCMLS
• 2021-11-16 Contingent — SCMLS
• 2021-11-04 Relisted — SCMLS
• 2021-10-18 Contingent — SCMLS
• 2021-10-13 Listed $156,000 SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2014-03-21 Sold (Public Records) $50,000 Public Records
• 2014-03-10 Sold (MLS) $50,000 SCMLS
• 2014-01-02 Listed $56,000 SCMLS
• 2007-07-20 Listed $129,000 SCMLS
• 1997-11-24 Sold (Public Records) $50,000 Public Records
• 1990-12-01 Sold (Public Records) $49,900 Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,171 · +3.1% YoY. Source: county tax records.