2755 Barna Ave · Titusville, FL 32780

$1,500,000

190 bd · None ba · 10,308 sqft · MultiFamily public records · 145 Days on market

Built 1986 0.53 ac 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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +6.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 10 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

This well-positioned 10-unit apartment complex offers a strong investment opportunity in the heart of town, just minutes from shopping and everyday conveniences. Property features a mix of four 3-bedroom units and six 2-bedroom units, appealing to a wide range of renters. Each unit is designed as a single level with a combo of ground-level and upstairs units providing variety and accessibility. Open parking ensures convenience for tenants and their guests. While the property offers no on-site amenities, its unbeatable central location keeps occupancy high and attracts long-term tenants seeking proximity to most needs. With strong rental demand and limited comparable inventory in the area, t

Key facts

• Strong rental demand
• Central location
• Open parking

Tags

• CENTRAL LOCATION
• OPEN PARKING
• STRONG RENTAL DEMAND

Property features AI

Finance

• Financial info: Tax year 2023

Exterior

• Parking: Space for 12 vehicles (total)
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Multi-family property; 2-story building; Single building on the lot
• Construction: Frame and stucco construction; Building area about 12,666 (total); Living area about 10,308
• Exterior features: Property faces south; Lot of about 0.53 acres

Interior

• Bedrooms: Total of 19 bedrooms across the property
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Multi-family current use; Unfurnished units

What this means for you Summary

Snapshot

• This is a 4×3bd/1.5ba + 6×2bd/1.5ba units multifamily listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive. Per door: $263/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.50M).
• Recommended offer: $1.32M (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); 462 active listings in the ZIP; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• At $16,455/mo this rent would consume 292% of the median local household income ($68k/yr) (locally 1141% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $10k of loan paydown is wiped out by about $45k 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 145 days — a 12% lower offer ($1.32M) 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 $78k; list at $1.50M implies a 1823% 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,320,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 8.40%
• Cash-on-cash: 7.52%
• DSCR: 1.33
• GRM: 7.6

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-102,939
• Equity at exit: $223,655

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $16,958
• Equity at exit: $129,693

Cash invested: $420,000 (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: 73.5×

Monthly cashflow live

• Estimated rent: $16,455 high
• Mortgage (P&I): −$7,866
• Tax est. 1.5%: −$1,875 /mo · $22,500/yr
• Insurance: −$625
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,456
• Net cashflow: $2,633

Break-even live

Break-even rent $13,122

Max offer price $1,500,000

Occupancy floor 79%

10-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	3	1.5	$6,808
▸ 6× units	2	1.5	$9,648
Total (10 units)			$16,455

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: $375,000
• Closing costs: $45,000
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $1,500,000 Active 145 DOM
2. 2026-06-17
   days on market $1,500,000 Active 144 DOM
3. 2026-06-16
   days on market $1,500,000 Active 143 DOM
4. 2026-06-15
   days on market $1,500,000 Active 142 DOM
5. 2026-06-14
   days on market $1,500,000 Active 140 DOM
6. 2026-06-10
   days on market $1,500,000 Active 137 DOM
7. 2026-06-08
   days on market $1,500,000 Active 135 DOM
8. 2026-06-07
   days on market $1,500,000 Active 134 DOM
9. 2026-06-05
   days on market $1,500,000 Active 131 DOM
10. 2026-06-03
    days on market $1,500,000 Active 130 DOM
11. 2026-06-02
    days on market $1,500,000 Active 129 DOM
12. 2026-06-01
    days on market $1,500,000 Active 128 DOM
13. 2026-05-31
    days on market $1,500,000 Active 127 DOM
14. 2026-05-31
    days on market $1,500,000 Active 126 DOM
15. 2026-01-27
    status Active
16. 2025-12-31
    historical
17. 2025-09-15
    status Active
18. 2025-09-15
    status Active
19. 2025-08-28
    status Pending
20. 2025-08-28
    status Pending
21. 2025-08-28
    historical
22. 2025-08-26
    listed $1,500,000 Active
23. 2025-08-25
    listed $1,500,000 Active
24. 2001-11-14
    soldstatus $78,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $197,460
• − Mortgage interest: −$84,023
• − Property taxes: −$22,500
• − Insurance: −$7,500
• − Repairs & maintenance: −$15,797
• − Management: −$15,797
• − Depreciation: −$43,636
• Taxable income: $8,207
• Est. tax owed @ 24.0%: −$1,970
• After-tax cash flow: $29,630/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

+1823.1% since first listed

10 events — show timeline

• 2026-01-27 Relisted — SCMLS
• 2025-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-09-15 Relisted — SCMLS
• 2025-08-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-28 Pending — SCMLS
• 2025-08-28 Listing Removed — SCMLS
• 2025-08-26 Listed $1,500,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-25 Listed $1,500,000 SCMLS
• 2001-11-14 Sold (Public Records) $78,000 Public Records

Property tax history

+12.3%/yr

Latest (2025): $1,526 · +12.4% YoY. Source: county tax records.