824 Indian River Ave · Titusville, FL 32780

$275,000

3 bd · 1.0 ba · 1,576 sqft · SingleFamily public records · 272 Days on market

Built 1945 9,148 sqft lot

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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 +13.8/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• DSCR +4.2/10.0
• Livability +4.2/5.0
• Rent growth +2.8/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover timeless character in this 1945 concrete block residence, where original hardwood floors set a warm and inviting tone. The main level offers a comfortable living space that opens to a delightful kitchen with a sunny breakfast nook and an adjacent dining room overlooking the peaceful backyard. A full bathroom and a light-filled sunroom complete the downstairs, blending practicality with charm. Upstairs, you'll find three bedrooms and another full bathroom. Two of the bedrooms enjoy charming glimpses of the river, while hurricane-rated impact windows protect the eastern side of the home. The upstairs bathroom provides a spa-like retreat, offering a relaxing escape at the end of the d

Key facts

• 9,148 sq ft lot
• 2 parking spots
• Built 1945

Property features AI

Exterior

• Parking: Attached carport with 2 spaces
• Utilities: Public sewer; Electricity connected; Water connected; Propane available
• Home design: Single family residence; Single-story (entry level: 1); East-facing
• Construction: Concrete construction; Shingle roof
• Exterior features: Historic area; Many trees; No private pool

Interior

• Kitchen: Induction cooktop; Refrigerator; Gas water heater
• Bedrooms: 3 bedrooms
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast nook; Wood-burning fireplace (1)
• Laundry & utility: Laundry located in the carport

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $26 ($313/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 $210k (23.7% below list).
• Recommended offer: $210k (23.7% below list) — sets the bar for 1% rule.

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: Apollo Elementary School (math 47% / reading 51%, grade D, #1,134 of 2,144 statewide, top 54%, 730 students, 68% 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 60% FRL vs 43% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.3%/yr); 462 active listings in the ZIP; 17 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 37% 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 $2k of loan paydown is wiped out by about $8k 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 272 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $125k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $275k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,833 (23.7% below list)

Questions for the listing agent

1. It's been on market 272 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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 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: 0.76% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 10.9

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: -17.4%
• Equity multiple: 0.40×
• Total profit: $-46,584
• Equity at exit: $41,003

10-year hold

• IRR: -12.5%
• Equity multiple: 0.31×
• Total profit: $-53,043
• Equity at exit: $23,777

Cash invested: $77,000 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,098 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$75 /mo · $899/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $26

Break-even live

Break-even rent $2,065

Max offer price $275,000

Occupancy floor 94%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
513 Warren St Unit 513 Titusville, FL	2.0	1.0	1410	$1,480	$1.05	23d	1	0.31mi
405 Dummitt Ave Titusville, FL	3.0	2.0	1320	$2,150	$1.63	21d	1	0.44mi
1405 Riverside Dr Titusville, FL	3.0	2.5	2100	$4,500	$2.14	23d	1	0.48mi
1428 Riverside Dr Titusville, FL	3.0	1.0	1412	$2,200	$1.56	23d	1	0.54mi
1023 S Park Ave Titusville, FL	2.0–3.0	2.0	1002	$1,400	$1.40	13d	1	0.65mi
1540 Riverside Dr #402 Titusville, FL	2.0	2.0	1120	$1,800	$1.61	23d	1	0.68mi
660 Minnie St Titusville, FL	3.0	1.5	1860	$1,500	$0.81	23d	1	0.79mi
5 N Deleon Ave Unit Sfr Titusville, FL	3.0	1.0	2168	$1,700	$0.78	23d	1	0.81mi
1590 S Deleon Ave Titusville, FL	3.0	1.0	1072	$1,600	$1.49	23d	1	0.82mi
1825 Riverside Dr Titusville, FL	2.0	2.0	1201	$2,555	$2.13	14d	3	0.92mi
1640 Elizabeth Ave Titusville, FL	3.0	2.0	1319	$2,100	$1.59	23d	1	0.95mi
1795 S Lilac Cir Titusville, FL	3.0	2.0	1584	$2,000	$1.26	23d	1	1.09mi
1279 Macon Dr Titusville, FL	3.0	2.0	1620	$2,000	$1.23	23d	1	1.14mi
1885 White Sands Dr Titusville, FL	3.0	2.0	1800	$2,400	$1.33	14d	1	1.14mi
1049 Macon Dr Titusville, FL	3.0	2.0	1865	$2,200	$1.18	23d	1	1.32mi
888 Macon Dr Titusville, FL	3.0	2.0	1865	$2,000	$1.07	23d	1	1.34mi
919 Macon Dr Titusville, FL	3.0	2.0	1620	$2,000	$1.23	23d	1	1.37mi

Listing history 25 events

1. 2026-06-18
   days on market $275,000 Active 272 DOM
2. 2026-06-17
   days on market $275,000 Active 271 DOM
3. 2026-06-16
   days on market $275,000 Active 270 DOM
4. 2026-06-15
   days on market $275,000 Active 269 DOM
5. 2026-06-14
   days on market $275,000 Active 267 DOM
6. 2026-06-10
   pricedays on market $275,000 Active 264 DOM
7. 2026-06-08
   days on market $299,000 Active 262 DOM
8. 2026-06-07
   days on market $299,000 Active 261 DOM
9. 2026-06-05
   days on market $299,000 Active 258 DOM
10. 2026-06-03
    days on market $299,000 Active 257 DOM
11. 2026-06-02
    days on market $299,000 Active 256 DOM
12. 2026-06-01
    days on market $299,000 Active 255 DOM
13. 2026-05-31
    days on market $299,000 Active 254 DOM
14. 2026-05-31
    days on market $299,000 Active 253 DOM
15. 2026-05-08
    price $299,000
16. 2026-03-13
    price $325,000
17. 2026-02-18
    status Active
18. 2026-02-13
    historical Active Under Contract
19. 2026-01-04
    price $370,000
20. 2025-11-19
    price $375,000
21. 2025-09-19
    listed $399,999 Active
22. 2025-09-18
    historical $399,999
23. 1998-01-12
    soldstatus $115,000
24. 1989-10-01
    soldstatus $82,500
25. 1984-07-01
    soldstatus $65,000

ⓘ 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: $899 · $75/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$1,384/yr (+$115/mo · 154.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 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: $25,180
• − Mortgage interest: −$15,404
• − Property taxes: −$899
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − Depreciation: −$8,000
• Taxable loss: −$4,527
• Est. tax savings @ 24.0%: +$1,086
• After-tax cash flow: $1,399/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

+360.0% since first listed

11 events — show timeline

• 2026-05-08 Price Changed $299,000 SCMLS
• 2026-03-13 Price Changed $325,000 SCMLS
• 2026-02-18 Relisted — SCMLS
• 2026-02-13 Contingent — SCMLS
• 2026-01-04 Price Changed $370,000 SCMLS
• 2025-11-19 Price Changed $375,000 SCMLS
• 2025-09-19 Listed $399,999 SCMLS
• 2025-09-18 Coming Soon $399,999 SCMLS
• 1998-01-12 Sold (Public Records) $115,000 Public Records
• 1989-10-01 Sold (Public Records) $82,500 Public Records
• 1984-07-01 Sold (Public Records) $65,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $899 · +5.1% YoY. Source: county tax records.