223 Columbia Dr #122 · Cape Canaveral, FL 32920

$130,000

2 bd · 1.0 ba · 936 sqft · Condo public records · 259 Days on market

Built 1966 $566/mo HOA · 31% 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 +14.6/30.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• DSCR +4.5/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Just blocks from the beach, this ground-floor condo in the heart of Cape Canaveral is a rare find! Unit 122 offers excellent rental potential or the perfect coastal retreat, with the added advantage of being vacant and ready for immediate enjoyment or updates. Recent plumbing improvements include a new 30-gallon lowboy water heater, updated shut-off valves at the kitchen and bathroom sinks, new bathroom sink supply lines, and new faucets in both bathrooms. The location couldn't be better--only minutes from Port Canaveral, shopping, dining, and the world-famous Cocoa Beach. Whether you're expanding your investment portfolio, seeking a vacation escape, or planning a renovation project with st

Key facts

• $566 HOA
• Community pool
• Built 1966

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Condo association (The Plaza Owners Association, Inc.); Monthly association fee of $495; Association covers insurance, grounds maintenance, structure maintenance, pest control, sewer, trash and water

Exterior

• Parking: Parking lot
• Utilities: Public sewer; Water connected; Sewer connected
• Home design: Condominium; Ground-floor entry (entry level 1); 3-story building
• Construction: Concrete and stucco construction
• Exterior features: Small lot (approximately 0.02 acres); Lot listed as 'Other'; North-facing

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: In-unit laundry; Unfurnished
• Laundry & utility: Washer/dryer in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $32 ($381/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% 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 23d 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 $899 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 259 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $103k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 259 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.41% ✓
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 5.9

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-16,795
• Equity at exit: $19,383

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-2,648
• Equity at exit: $11,240

Cash invested: $36,400 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,834 high
• Mortgage (P&I): −$682
• Tax from tax record: −$115 /mo · $1,379/yr
• Insurance: −$54
• HOA: −$566
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $32

Break-even live

Break-even rent $1,793

Max offer price $130,000

Occupancy floor 93%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 Columbia Dr #319 Cape Canaveral, FL	1.0	1.0	680	$1,400	$2.06	23d	1	0.03mi
220 Columbia Dr #31 Cape Canaveral, FL	2.0	1.0	835	$1,350	$1.62	23d	1	0.10mi
111 Columbia Dr Cape Canaveral, FL	2.0	2.0	936	$2,100	$2.24	23d	1	0.17mi
200 International Dr #510 Cape Canaveral, FL	2.0	2.0	1023	$2,000	$1.96	23d	1	0.24mi
200 International Dr Unit CANB51 Cape Canaveral, FL	2.0	2.0	1023	$2,100	$2.05	14d	1	0.24mi
8401 N Atlantic Ave Cape Canaveral, FL	1.0–2.0	1.0	707	$1,550	$2.19	21d	5	0.28mi
8401 N Atlantic Ave Cape Canaveral, FL	1.0–2.0	1.0	707	$1,495	$2.11	14d	5	0.28mi
201 International Dr #653 Cape Canaveral, FL	2.0	2.0	1050	$2,400	$2.29	23d	1	0.30mi
8515 N Atlantic Ave Unit 27 Cape Canaveral, FL	2.0	2.0	1070	$1,550	$1.45	23d	1	0.35mi
128 Adams Ave Unit 1 Cape Canaveral, FL	2.0	1.0	663	$1,500	$2.26	14d	1	0.41mi
120 Madison Ave Cape Canaveral, FL	2.0	2.5	1080	$2,800	$2.59	23d	1	0.41mi
8522 N Atlantic Ave #71 Cape Canaveral, FL	1.0	1.0	673	$1,550	$2.30	23d	1	0.48mi
201 Chandler St Cape Canaveral, FL	1.0–2.0	1.0–2.0	700	$1,595	$2.28	19d	1	0.51mi
211 Caroline St Cape Canaveral, FL	2.0	1.0	705	$1,545	$2.19	23d	1	0.55mi
300 Monroe Ave #21 Cape Canaveral, FL	1.0	1.0	608	$1,500	$2.47	14d	1	0.56mi
227 Canaveral Beach Blvd Unit 5 Cape Canaveral, FL	1.0	1.0	700	$1,600	$2.29	21d	1	0.59mi
227 Canaveral Beach Blvd Cape Canaveral, FL	1.0	1.0	700	$1,600	$2.29	19d	1	0.59mi
240 Canaveral Beach Blvd Cape Canaveral, FL	2.0	1.0	828	$2,200	$2.66	14d	1	0.61mi
236 Chandler St Unit C Cape Canaveral, FL	2.0	1.5	992	$1,900	$1.92	23d	1	0.61mi
411 Jefferson Ave Cape Canaveral, FL	2.0	1.0	780	$1,700	$2.18	23d	1	0.63mi
411 Madison Ave Unit N202 Cape Canaveral, FL	1.0	1.0	672	$1,650	$2.46	23d	1	0.64mi
258 Canaveral Beach Blvd Unit 1245234P Cape Canaveral, FL	2.0	1.5	818	$2,570	$3.14	14d	1	0.64mi
262 Canaveral Beach Blvd Unit 1464867P Cape Canaveral, FL	2.0	1.5	968	$2,245	$2.32	14d	1	0.65mi
401 Monroe Ave Unit C201 Cape Canaveral, FL	2.0	1.0	828	$1,650	$1.99	23d	1	0.65mi
7777 Magnolia Ave Unit 8 Cape Canaveral, FL	2.0	1.0	891	$1,800	$2.02	23d	1	0.66mi
419 Madison Ave Unit 102 Cape Canaveral, FL	1.0	1.0	672	$1,450	$2.16	23d	1	0.66mi
408 Harrison Ave Unit 1346830P Cape Canaveral, FL	1.0	1.0	947	$4,114	$4.34	19d	1	0.68mi
355 Polk Ave #8 Cape Canaveral, FL	1.0	1.0	550	$1,300	$2.36	14d	1	0.70mi
310 Taylor Ave Unit C19 Cape Canaveral, FL	2.0	1.0	921	$1,525	$1.66	14d	1	0.70mi
310 Taylor Ave Cape Canaveral, FL	1.0–2.0	1.0	820	$1,600	$1.95	23d	3	0.71mi
375 Polk Ave Unit A18 Cape Canaveral, FL	2.0	1.0	921	$1,700	$1.85	23d	1	0.72mi
375 Polk Ave Unit 12A4 Cape Canaveral, FL	2.0	1.5	868	$2,100	$2.42	14d	1	0.72mi
415 Harrison Ave #4 Cape Canaveral, FL	2.0	1.0	900	$1,300	$1.44	23d	1	0.72mi
8800 Sea Shell Ln Cape Canaveral, FL	3.0	2.0	1025	$3,200	$3.12	23d	1	0.73mi
467 Jackson Ave Unit Back Unit Cape Canaveral, FL	1.0	1.0	528	$1,500	$2.84	23d	1	0.73mi
206 Pierce Ave Cape Canaveral, FL	2.0	1.0	1000	$2,000	$2.00	14d	1	0.74mi
7801 Ridgewood Ave Cape Canaveral, FL	1.0–3.0	1.0–2.0	893	$1,850	$2.07	21d	3	0.74mi
523 Jefferson Ave Cape Canaveral, FL	1.0	1.0	1000	$2,300	$2.30	23d	1	0.75mi
237 Cherie Down Ln Unit 1 Cape Canaveral, FL	2.0	2.5	960	$2,150	$2.24	23d	1	0.79mi
8154 Ridgewood Ave Cape Canaveral, FL	2.0	2.0	1104	$2,500	$2.26	23d	1	0.79mi

HOA detail condo

• Monthly dues: $566 · $6,792/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-15
   days on market $130,000 Active 259 DOM
2. 2026-06-14
   days on market $130,000 Active 257 DOM
3. 2026-06-10
   days on market $130,000 Active 254 DOM
4. 2026-06-08
   days on market $130,000 Active 252 DOM
5. 2026-06-07
   pricedays on market $130,000 Active 251 DOM
6. 2026-06-05
   days on market $135,000 Active 248 DOM
7. 2026-06-03
   days on market $135,000 Active 247 DOM
8. 2026-06-02
   days on market $135,000 Active 246 DOM
9. 2026-06-01
   days on market $135,000 Active 245 DOM
10. 2026-05-31
    days on market $135,000 Active 244 DOM
11. 2026-05-31
    days on market $135,000 Active 243 DOM
12. 2026-04-06
    status Active
13. 2026-01-25
    status Pending
14. 2025-07-22
    status Active
15. 2025-07-17
    status Active
16. 2025-07-16
    status Active
17. 2025-07-16
    historical
18. 2025-07-16
    historical
19. 2025-07-16
    historical
20. 2025-07-11
    listed $135,000 Active
21. 2004-10-07
    soldstatus $102,900

ⓘ 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: $1,379 · $115/mo
• Projected year-2 tax: $1,379 · $115/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $22,004
• − Mortgage interest: −$7,282
• − Property taxes: −$1,379
• − Insurance: −$650
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − HOA: −$6,792
• − Depreciation: −$3,782
• Taxable loss: −$1,402
• Est. tax savings @ 24.0%: +$336
• After-tax cash flow: $718/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

+31.2% since first listed

10 events — show timeline

• 2026-04-06 Relisted — SCMLS
• 2026-01-25 Pending — SCMLS
• 2025-07-22 Relisted — SCMLS
• 2025-07-17 Relisted — SCMLS
• 2025-07-16 Relisted — SCMLS
• 2025-07-16 Listing Removed — SCMLS
• 2025-07-16 Listing Removed — SCMLS
• 2025-07-16 Listing Removed — SCMLS
• 2025-07-11 Listed $135,000 SCMLS
• 2004-10-07 Sold (Public Records) $102,900 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,379 · -5.4% YoY. Source: county tax records.