3849 Weaver St · Cocoa West, FL 32926

$190,000

3 bd · 2.0 ba · 1,366 sqft · SingleFamily public records · 26 Days on market

Built 1965 7,405 sqft lot

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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 +25.0/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +4.7/10.0
• Rent growth +3.9/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming and well-maintained home located in the heart of Cocoa! Situated on a spacious lot, this inviting property offers the perfect combination of comfort, functionality, and Florida living. Step inside to discover a bright and open floor plan filled with natural light, spacious living areas, and a layout designed for both everyday living and entertaining. The kitchen provides ample cabinet and counter space, flowing seamlessly into the dining and living areas for easy gatherings with family and friends. Generously sized bedrooms offer comfort and privacy, while the outdoor space provides endless possibilities for relaxing, gardening, or creating your own backyard oasis.

Key facts

• Spacious lot
• Outdoor space
• 7,405 sq ft lot

Tags

• SPACIOUS LOT
• BRIGHT OPEN FLOOR PLAN
• OUTDOOR SPACE
• QUICK ACCESS TO BEACHES
• ACCESS TO PORT CANAVERAL
• ACCESS TO ORLANDO ATTRACTIONS

Property features AI

Finance

• Other: Homestead exemption indicated
• Financial info: No lease restrictions indicated
• HOA & community: No association / HOA indicated

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Single-family residence; One-story; Faces east; Residential property
• Construction: Other construction materials; Other roof type; Block foundation; Built on a single level
• Exterior features: Paved road access; Lot dimensions approximately 75 x 100; Lot size about 0.17 acres

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan
• Laundry & utility: No laundry room features listed; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#481 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools F, 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.
• Market conditions: Rents rising fast (+5.6%/yr); 291 active listings in the ZIP; 6 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 36% 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 $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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $53k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $187,150 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.29%
• DSCR: 1.41
• GRM: 7.5

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $1,119
• Equity at exit: $28,330

10-year hold

• IRR: 12.6%
• Equity multiple: 2.11×
• Total profit: $59,305
• Equity at exit: $16,428

Cash invested: $53,200 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$996
• Tax from tax record: −$182 /mo · $2,190/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $412

Break-even live

Break-even rent $1,592

Max offer price $190,000

Occupancy floor 76%

Sensitivity live

Price	-10% $519	-5% $466	+0% $412	+5% $358	+10% $304
Rent	-10% $245	-5% $328	+0% $412	+5% $495	+10% $579
Rate	-1.0pp $508	-0.5pp $460	base $412	+0.5pp $363	+1.0pp $313

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3782 Catalina Dr Cocoa, FL	3.0	2.0	1404	$2,075	$1.48	24d	1	0.10mi
527 A Ln Cocoa, FL	3.0	1.0	1500	$1,800	$1.20	24d	1	0.33mi
305 Laredo Dr Cocoa, FL	1.0–3.0	1.0–2.0	1481	$2,319	$1.57	15d	28	1.15mi
2506 Stratford Dr Cocoa, FL	3.0	1.5	936	$1,700	$1.82	24d	1	1.30mi
902 Canal Dr Cocoa, FL	2.0	1.0	928	$1,350	$1.45	15d	1	1.45mi
4164 Fishermans Pl Cocoa, FL	2.0	2.0	1200	$1,625	$1.35	24d	1	1.49mi

Listing history 13 events

1. 2026-06-16
   statusdays on market $190,000 Pending 26 DOM
2. 2026-06-15
   days on market $190,000 Active 25 DOM
3. 2026-06-14
   days on market $190,000 Active 23 DOM
4. 2026-06-10
   days on market $190,000 Active 20 DOM
5. 2026-06-08
   days on market $190,000 Active 18 DOM
6. 2026-06-07
   days on market $190,000 Active 17 DOM
7. 2026-06-05
   days on market $190,000 Active 14 DOM
8. 2026-06-03
   days on market $190,000 Active 13 DOM
9. 2026-06-02
   days on market $190,000 Active 12 DOM
10. 2026-06-01
    days on market $190,000 Active 11 DOM
11. 2026-05-31
    days on market $190,000 Active 10 DOM
12. 2026-05-31
    days on market $190,000 Active 9 DOM
13. 2026-05-21
    listed $190,000 Active

ⓘ 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: $2,190 · $182/mo
• Projected year-2 tax: $2,190 · $182/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $25,366
• − Mortgage interest: −$10,643
• − Property taxes: −$2,190
• − Insurance: −$950
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$5,527
• Taxable income: $1,998
• Est. tax owed @ 24.0%: −$479
• After-tax cash flow: $4,464/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 West

• Score: 69/100
• State rank: #481
• US rank: #8792

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cocoa West, 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

1 event — show timeline

• 2026-05-21 Listed $190,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+12.2%/yr

Latest (2025): $2,190 · +3.7% YoY. Source: county tax records.