3590 Sable Palm Ln Unit B · Titusville, FL 32780

$119,900

2 bd · 2.0 ba · 864 sqft · Condo public records · 139 Days on market

Built 1986 $346/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 +10.1/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• DSCR +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out on this charming, 2 bed 2 bath condo. Great investment property with tenant already in place. All located in the beautiful community of Villas at La Cita which features swimming pool, clubhouse and gym. Walk to the inter coastal and close to shopping and dining.

Key facts

• Community amenities
• In-unit laundry
• Tennis courts

Tags

• IN-UNIT LAUNDRY
• SCREENED PORCH
• COMMUNITY AMENITIES
• POOL
• TENNIS COURTS
• SHUFFLEBOARD

Property features AI

Finance

• Other: Unit is unfurnished
• HOA & community: Member of Villas at LaCita Condo; Monthly association fee of $346.94; Association covers insurance, internet, grounds maintenance, structure maintenance, and trash; Community amenities: fitness center, laundry facilities, shuffleboard court, tennis courts

Exterior

• Parking: Assigned parking
• Security: Smoke detector(s)
• Utilities: Public sewer; Cable available; Electricity connected; Water connected
• Home design: Condominium; Two-story building; Entry level: 1; North-facing
• Construction: Frame and stucco construction; Shingle roof
• Exterior features: Rear screened porch; Wooded lot; Private road with asphalt surface

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Primary bathroom with tub and shower; Smoke detectors
• Laundry & utility: In-unit washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $-69 ($-832/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (10.2% below list).
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 84/100 on livability (#42 in FL, #668 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D, 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: Coquina Elementary School (math 38% / reading 45%, grade F, #1,437 of 2,144 statewide, top 68%, 557 students, 75% FRL); Andrew Jackson Middle School (math 52% / reading 47%, grade C, #259 of 571 statewide, top 46%, 551 students, 58% FRL); Titusville High School (math 33% / reading 52%, grade F, #264 of 667 statewide, top 41%, 1,314 students, 55% FRL) — zoned schools average 63% FRL vs 43% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.3%/yr); 465 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 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 139 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 10y ago; this cycle's ask has dropped $21k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $69k; list at $120k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% 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. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Crime grade is D 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.21% ✓
• Cap rate: 5.60%
• Cash-on-cash: -2.48%
• DSCR: 0.89
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.29% rent growth · sell at horizon

5-year hold

• IRR: -23.1%
• Equity multiple: 0.22×
• Total profit: $-26,038
• Equity at exit: $17,877

10-year hold

• IRR: -25.3%
• Equity multiple: -0.10×
• Total profit: $-37,031
• Equity at exit: $10,367

Cash invested: $33,572 (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 32780

• Rents YoY: 1.3%
• Active inventory: 465
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,450 high
• Mortgage (P&I): −$629
• Tax from tax record: −$190 /mo · $2,281/yr
• Insurance: −$50
• HOA: −$346
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-69

Break-even live

Break-even rent $1,538

Max offer price $107,654

Occupancy floor 100%

Sensitivity live

Price	-10% $-1	-5% $-35	+0% $-69	+5% $-103	+10% $-137
Rent	-10% $-184	-5% $-127	+0% $-69	+5% $-12	+10% $45
Rate	-1.0pp $-9	-0.5pp $-39	base $-69	+0.5pp $-100	+1.0pp $-132

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3590 Sable Palm Ln Unit G Titusville, FL	1.0	1.0	695	$1,125	$1.62	25d	1	0.02mi
3570 Sable Palm Ln Titusville, FL	1.0–2.0	1.0–2.0	779	$1,350	$1.73	23d	3	0.07mi
3550 Sable Palm Ln Unit L Titusville, FL	1.0	1.0	695	$1,150	$1.65	25d	1	0.11mi
3555 Sable Palm Ln Unit F Titusville, FL	2.0	2.0	864	$1,350	$1.56	25d	1	0.12mi
3555 Sable Palm Ln Unit 7K Titusville, FL	2.0	2.0	864	$1,300	$1.50	25d	1	0.12mi
3805 S Hopkins Ave Titusville, FL	1.0–2.0	1.0	720	$1,790	$2.49	15d	7	0.30mi
4050 Mount Sterling Ave Titusville, FL	3.0	1.0	960	$1,700	$1.77	16d	1	0.49mi
102 Court St Titusville, FL	1.0–2.0	1.0	721	$1,550	$2.15	25d	6	0.53mi
3039 Sir Hamilton Cir #8 Titusville, FL	2.0	2.0	960	$1,500	$1.56	25d	1	0.55mi
3035 Sir Hamilton Cir Titusville, FL	2.0	2.0	960	$1,400	$1.46	16d	1	0.55mi
3021 Sir Hamilton Cir Titusville, FL	2.0	2.0	1040	$1,275	$1.23	25d	1	0.55mi
1039 Country Club Dr Titusville, FL	2.0	2.0	1020	$1,800	$1.76	25d	1	0.55mi
1041 Country Club Dr #426 Titusville, FL	2.0	2.0	1020	$1,800	$1.76	25d	1	0.55mi
1041 Country Club Dr Titusville, FL	2.0	2.0	1020	$1,900	$1.86	25d	1	0.55mi
3119 Sir Hamilton Cir Titusville, FL	2.0	1.0	960	$1,250	$1.30	16d	1	0.55mi
1099 Country Club Dr #811 Titusville, FL	2.0	2.0	940	$1,800	$1.91	25d	1	0.60mi
4124 Mount Vernon Ave Titusville, FL	2.0	1.0	901	$1,200	$1.33	15d	1	0.61mi
4171 David Dr Titusville, FL	2.0	1.0	900	$1,075	$1.19	25d	1	0.62mi
2999 Sir Hamilton Cir #9 Titusville, FL	2.0	1.0	960	$1,250	$1.30	25d	1	0.62mi
3147 Sir Hamilton Cir #10 Titusville, FL	2.0	1.0	960	$1,400	$1.46	25d	1	0.62mi
190 E Olmstead Dr Titusville, FL	2.0–3.0	1.0–2.0	1091	$1,350	$1.24	25d	5	0.63mi
3142 Sir Hamilton Cir Titusville, FL	1.0	1.0	736	$1,250	$1.70	25d	1	0.64mi
190 E Olmstead Dr Unit M1 Titusville, FL	2.0	2.0	1023	$1,800	$1.76	25d	1	0.67mi
1209 Country Club Dr Titusville, FL	2.0	2.0	935	$1,700	$1.82	25d	1	0.69mi
1237 Country Club Dr Titusville, FL	2.0	2.0	970	$1,600	$1.65	25d	1	0.69mi
3645 Barna Ave Titusville, FL	1.0–2.0	1.0	895	$1,350	$1.51	25d	4	0.79mi
2825 S Washington Ave Titusville, FL	2.0	1.0	613	$2,050	$3.34	15d	31	0.79mi
2825 S Washington Ave Titusville, FL	2.0	1.0	613	$2,050	$3.34	16d	31	0.79mi
2467 S Washington Ave Unit 210 B Titusville, FL	2.0	2.0	830	$1,800	$2.17	25d	1	0.98mi
2465 S Washington Ave #108 Titusville, FL	2.0	2.0	830	$1,800	$2.17	25d	1	1.00mi
2465 S Washington Ave Unit A202 Titusville, FL	2.0	2.0	830	$1,900	$2.29	15d	1	1.00mi
3072 Finsterwald Dr Titusville, FL	1.0	1.0	750	$1,775	$2.37	25d	1	1.15mi
1281 Cheney Hwy Unit E Titusville, FL	2.0	2.0	962	$1,450	$1.51	25d	1	1.24mi
1735 Harrison St #231 Titusville, FL	2.0	2.0	915	$1,700	$1.86	21d	1	1.27mi
2170 Knox Mc Rae Dr #38 Titusville, FL	1.0	1.0	550	$1,050	$1.91	25d	1	1.27mi
2170 Knox Mc Rae Dr #5 Titusville, FL	2.0	2.0	831	$1,100	$1.32	23d	1	1.27mi
2170 Knox Mc Rae Dr #39 Titusville, FL	1.0	1.0	550	$1,000	$1.82	16d	1	1.27mi
1293 Cheney Hwy Unit G Titusville, FL	2.0	2.0	962	$1,389	$1.44	15d	1	1.31mi
1321 Cheney Hwy Titusville, FL	2.0	2.0	962	$1,600	$1.66	25d	1	1.32mi
1321 Cheney Hwy Unit F Titusville, FL	2.0	2.5	962	$1,500	$1.56	25d	1	1.32mi

HOA detail condo

• Monthly dues: $346 · $4,152/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 40 events

1. 2026-06-22
   days on market $119,900 Active 139 DOM
2. 2026-06-18
   days on market $119,900 Active 136 DOM
3. 2026-06-17
   days on market $119,900 Active 135 DOM
4. 2026-06-16
   pricedays on market $119,900 Active 134 DOM
5. 2026-06-15
   days on market $129,988 Active 133 DOM
6. 2026-06-14
   days on market $129,988 Active 131 DOM
7. 2026-06-10
   days on market $129,988 Active 128 DOM
8. 2026-06-09
   status $129,988 Active 126 DOM
9. 2026-06-08
   days on market $129,988 Active Under Contract 126 DOM
10. 2026-06-07
    days on market $129,988 Active Under Contract 125 DOM
11. 2026-06-05
    days on market $129,988 Active Under Contract 122 DOM
12. 2026-06-03
    days on market $129,988 Active Under Contract 121 DOM
13. 2026-06-02
    days on market $129,988 Active Under Contract 120 DOM
14. 2026-06-01
    days on market $129,988 Active Under Contract 119 DOM
15. 2026-05-31
    days on market $129,988 Active Under Contract 118 DOM
16. 2026-05-31
    days on market $129,988 Active Under Contract 117 DOM
17. 2026-05-07
    historical Active Under Contract
18. 2026-04-13
    price $129,988
19. 2026-03-04
    price $138,000
20. 2026-02-02
    listed $141,000 Active
21. 2026-01-31
    historical $1,350
22. 2026-01-27
    listed $1,350
23. 2026-01-27
    historical $1,350
24. 2026-01-14
    price $1,350
25. 2026-01-13
    price $1,375
26. 2025-12-18
    listed $1,450
27. 2025-12-10
    historical $1,450
28. 2025-11-20
    listed $1,450
29. 2025-11-20
    historical $1,450
30. 2025-11-12
    price $1,450
31. 2025-11-11
    listed $1,350
32. 2024-10-17
    historical $1,350
33. 2024-10-08
    listed $1,350
34. 2024-10-04
    historical $1,350
35. 2024-09-13
    listed $1,350
36. 2024-08-30
    historical $1,300
37. 2024-08-15
    listed $1,300
38. 2018-01-22
    soldstatus $68,800 277-char remark

    Show marketing remark (277 chars)

    Don't miss out on this charming, 2 bed 2 bath condo. Great investment property with tenant already in place. All located in the beautiful community of Villas at La Cita which features swimming pool, clubhouse and gym. Walk to the inter coastal and close to shopping and dining.

39. 2018-01-19
    soldstatus $68,800
40. 2016-02-16
    listed $69,900 277-char remark

    Show marketing remark (277 chars)

    Don't miss out on this charming, 2 bed 2 bath condo. Great investment property with tenant already in place. All located in the beautiful community of Villas at La Cita which features swimming pool, clubhouse and gym. Walk to the inter coastal and close to shopping and dining.

ⓘ 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: $2,281 · $190/mo
• Projected year-2 tax: $2,281 · $190/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 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: $17,399
• − Mortgage interest: −$6,716
• − Property taxes: −$2,281
• − Insurance: −$600
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − HOA: −$4,152
• − Depreciation: −$3,488
• Taxable loss: −$2,621
• Est. tax savings @ 24.0%: +$629
• After-tax cash flow: $-203/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 — Titusville

• Score: 84/100
• State rank: #42
• US rank: #668

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Titusville, FL
• County: Brevard County · 602,871 people
• City population: 60,286
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 40,064
• Household income: $67,690
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 1141.0

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 (70%)
• Race & ethnicity: White 70% Black 13% Hispanic / Latino 8% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 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: ▼ -162.54%
• Current HPI: 297.151
• Rent YoY: ▲ 1.29%
• 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

+86.0% since first listed

24 events — show timeline

• 2026-05-07 Contingent — SCMLS
• 2026-04-13 Price Changed $129,988 SCMLS
• 2026-03-04 Price Changed $138,000 SCMLS
• 2026-02-02 Listed $141,000 SCMLS
• 2026-01-31 Rental Removed $1,350 RENTEC
• 2026-01-27 Listed for Rent $1,350 RENTEC
• 2026-01-27 Rental Removed $1,350 SCMLS
• 2026-01-14 Price Changed $1,350 SCMLS
• 2026-01-13 Price Changed $1,375 SCMLS
• 2025-12-18 Listed for Rent $1,450 SCMLS
• 2025-12-10 Rental Removed $1,450 SCMLS
• 2025-11-20 Listed for Rent $1,450 SCMLS
• 2025-11-20 Rental Removed $1,450 RENTEC
• 2025-11-12 Price Changed $1,450 RENTEC
• 2025-11-11 Listed for Rent $1,350 RENTEC
• 2024-10-17 Rental Removed $1,350 RENTEC
• 2024-10-08 Listed for Rent $1,350 RENTEC
• 2024-10-04 Rental Removed $1,350 SCMLS
• 2024-09-13 Listed for Rent $1,350 SCMLS
• 2024-08-30 Rental Removed $1,300 SCMLS
• 2024-08-15 Listed for Rent $1,300 SCMLS
• 2018-01-22 Sold (MLS) $68,800 Stellar MLS as Distributed by MLS Grid
• 2018-01-19 Sold (Public Records) $68,800 Public Records
• 2016-02-16 Listed $69,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.5%/yr

Latest (2025): $2,281 · -2.0% YoY. Source: county tax records.