2551 S Park Ave · Titusville, FL 32780

$179,900

2 bd · 2.0 ba · 1,342 sqft · Townhouse public records · 107 Days on market

Built 1984 1,307 sqft lot $100/mo HOA · 6% 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
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.7/10.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

REDUCED! Spacious 2 bedroom, 2 -1/2 bath townhome located in a great location. This townhome has lots of closet space including a 5 x 5 walk-in closet in the master. It features a new roof, new outside deck, new carpet, new tile, new ceiling fans, new lighting, and new inside paint. Owner has paid $450 out of $600 assessment to paint the outside of the unit.

Key facts

• $100 HOA
• Built 1984
• Listed 107 days

Property features AI

Finance

• HOA & community: HOA: Oak Tree Gardens Townhomes HOA; Association fee $100 monthly (includes grounds maintenance)

Exterior

• Parking: Assigned parking in a parking lot
• Security: Owned security system; Smoke detectors
• Utilities: 150 amp electric service (underground); Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Townhouse; Two levels; Entry level: 1; Faces west; Attached property
• Construction: Frame and stucco construction; Shingle roof
• Exterior features: Balcony; Courtyard; Awning(s); Deck; Patio; Corner lot; City street frontage; Asphalt road surface

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Ice maker
• Bedrooms: 2 bedrooms (one located on the second level)
• Flooring: Laminate; Tile
• Bathrooms: 3 total bathrooms — 2 full, 1 half
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Ceiling fans; Primary bathroom with shower (no tub)
• Laundry & utility: Washer and dryer in unit (upper level); Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (2.5% below list).
• Recommended offer: $164k (9.0% 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); 462 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 31% of the median local income ($68k/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 107 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $180k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.39%
• DSCR: 1.24
• GRM: 8.5

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: -9.8%
• Equity multiple: 0.65×
• Total profit: $-17,739
• Equity at exit: $26,824

10-year hold

• IRR: -2.8%
• Equity multiple: 0.83×
• Total profit: $-8,765
• Equity at exit: $15,554

Cash invested: $50,372 (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: 462
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,754 high
• Mortgage (P&I): −$943
• Tax from tax record: −$41 /mo · $494/yr
• Insurance: −$75
• HOA: −$100
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $226

Break-even live

Break-even rent $1,468

Max offer price $179,900

Occupancy floor 82%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2605 S Park Ave Titusville, FL	3.0	2.5	1525	$1,950	$1.28	23d	1	0.05mi
2511 Country Club Dr Unit B118 Titusville, FL	2.0	1.5	1075	$1,200	$1.12	23d	1	0.29mi
2408 Devonswood Rd Titusville, FL	3.0	2.0	1310	$2,100	$1.60	23d	1	0.78mi
3535 Nicklaus Dr Titusville, FL	3.0	2.0	1709	$1,895	$1.11	23d	1	0.86mi
3136 Finsterwald Dr Titusville, FL	2.0	2.5	1280	$2,000	$1.56	23d	1	0.87mi
3645 Barna Ave Titusville, FL	1.0–2.0	1.0	895	$1,350	$1.51	23d	4	0.99mi
1081 Solamere Dr Titusville, FL	1.0–3.0	1.0–2.0	1331	$1,872	$1.41	13d	17	1.01mi
1735 Harrison St #231 Titusville, FL	2.0	2.0	915	$1,700	$1.86	19d	1	1.09mi
1635 Nassau St Titusville, FL	3.0	2.0	1161	$1,900	$1.64	19d	1	1.11mi
3433 Joe Murell Dr Titusville, FL	2.0	1.5	1088	$1,500	$1.38	23d	1	1.16mi
1209 Country Club Dr Titusville, FL	2.0	2.0	935	$1,700	$1.82	23d	1	1.23mi
1237 Country Club Dr Titusville, FL	2.0	2.0	970	$1,600	$1.65	23d	1	1.23mi
3165 South St Titusville, FL	2.0	2.0	928	$1,695	$1.83	23d	1	1.28mi
1099 Country Club Dr #811 Titusville, FL	2.0	2.0	940	$1,800	$1.91	23d	1	1.33mi
1965 Dipol Courtway Titusville, FL	3.0	2.5	1669	$1,775	$1.06	23d	1	1.35mi
1039 Country Club Dr Titusville, FL	2.0	2.0	1020	$1,800	$1.76	23d	1	1.39mi
1041 Country Club Dr #426 Titusville, FL	2.0	2.0	1020	$1,800	$1.76	23d	1	1.39mi
1041 Country Club Dr Titusville, FL	2.0	2.0	1020	$1,900	$1.86	23d	1	1.39mi
1700 Chaucer Rd Titusville, FL	3.0	1.5	897	$1,600	$1.78	23d	1	1.40mi
4795 Pasco Ave Titusville, FL	3.0	2.0	1700	$1,995	$1.17	23d	1	1.43mi
1696 S Park Ave Titusville, FL	2.0	2.5	1300	$1,850	$1.42	23d	1	1.44mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 22 events

1. 2026-06-18
   days on market $179,900 Active 107 DOM
2. 2026-06-17
   days on market $179,900 Active 106 DOM
3. 2026-06-16
   days on market $179,900 Active 105 DOM
4. 2026-06-15
   days on market $179,900 Active 104 DOM
5. 2026-06-14
   days on market $179,900 Active 102 DOM
6. 2026-06-10
   days on market $179,900 Active 99 DOM
7. 2026-06-08
   days on market $179,900 Active 97 DOM
8. 2026-06-07
   days on market $179,900 Active 96 DOM
9. 2026-06-05
   days on market $179,900 Active 93 DOM
10. 2026-06-03
    days on market $179,900 Active 92 DOM
11. 2026-06-02
    days on market $179,900 Active 91 DOM
12. 2026-06-01
    days on market $179,900 Active 90 DOM
13. 2026-05-31
    days on market $179,900 Active 89 DOM
14. 2026-05-31
    days on market $179,900 Active 88 DOM
15. 2026-04-18
    price $184,900
16. 2026-03-03
    listed $189,900 Active
17. 2026-03-03
    historical $189,900
18. 2007-02-28
    soldstatus $119,900 360-char remark

    Show marketing remark (360 chars)

    REDUCED! Spacious 2 bedroom, 2 -1/2 bath townhome located in a great location. This townhome has lots of closet space including a 5 x 5 walk-in closet in the master. It features a new roof, new outside deck, new carpet, new tile, new ceiling fans, new lighting, and new inside paint. Owner has paid $450 out of $600 assessment to paint the outside of the unit.

19. 2007-02-28
    soldstatus $119,900

    Show marketing remark (360 chars)

    REDUCED! Spacious 2 bedroom, 2 -1/2 bath townhome located in a great location. This townhome has lots of closet space including a 5 x 5 walk-in closet in the master. It features a new roof, new outside deck, new carpet, new tile, new ceiling fans, new lighting, and new inside paint. Owner has paid $450 out of $600 assessment to paint the outside of the unit.

20. 2006-12-01
    listed $119,900 360-char remark

    Show marketing remark (360 chars)

    REDUCED! Spacious 2 bedroom, 2 -1/2 bath townhome located in a great location. This townhome has lots of closet space including a 5 x 5 walk-in closet in the master. It features a new roof, new outside deck, new carpet, new tile, new ceiling fans, new lighting, and new inside paint. Owner has paid $450 out of $600 assessment to paint the outside of the unit.

21. 2005-05-09
    soldstatus $60,000
22. 1984-08-01
    soldstatus $55,900

ⓘ 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: $494 · $41/mo
• Projected year-2 tax: $1,493 · $124/mo
• Expected delta: +$1,000/yr (+$83/mo · 202.5%)

ⓘ 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 9/10 Extreme 7 d/yr ≥108°F today · 21 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: $21,048
• − Mortgage interest: −$10,077
• − Property taxes: −$494
• − Insurance: −$900
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − HOA: −$1,200
• − Depreciation: −$5,233
• Taxable loss: −$223
• Est. tax savings @ 24.0%: +$54
• After-tax cash flow: $2,768/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

+230.8% since first listed

8 events — show timeline

• 2026-04-18 Price Changed $184,900 SCMLS
• 2026-03-03 Listed $189,900 SCMLS
• 2026-03-03 Coming Soon $189,900 SCMLS
• 2007-02-28 Sold (Public Records) $119,900 Public Records
• 2007-02-28 Sold (MLS) $119,900 SCMLS
• 2006-12-01 Listed $119,900 SCMLS
• 2005-05-09 Sold (Public Records) $60,000 Public Records
• 1984-08-01 Sold (Public Records) $55,900 Public Records

Property tax history

+4.4%/yr

Latest (2025): $494 · +5.7% YoY. Source: county tax records.