1656 S Park Ave · Titusville, FL 32780

$199,999

2 bd · 2.0 ba · 1,332 sqft · Townhouse public records · 56 Days on market

Built 1984 2,614 sqft lot $160/mo HOA · 9% 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 +11.8/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• 1% rule +4.1/10.0
• DSCR +3.5/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LIKE NEW townhouse -- completely renovated. .. --READY for new owners. NEW Range, NEW Microwave, NEW Dish Washer, NEW Clothes Washer, NEW Tile Downstairs, NEW Carpet Upstairs NEW - Switch Plates, NEW Brass Door Hardware, NEW Faucets, NEW 2 Coats Sherwin Williams Best Paint, . Dryer is under warranty. Five Ceiling Fans, Everything is LIKE NEW. Bring your customers to see this one.

Key facts

• $160 HOA
• Community pool
• Built 1984

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $-55 ($-666/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (9.2% below list).
• Recommended offer: $182k (9.2% 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; 27 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 32% 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 $6k 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 56 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago 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 $63k; list at $200k implies a 217% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $181,506 (9.2% 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 56 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 0.91% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.19%
• DSCR: 0.95
• GRM: 9.2

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: -20.3%
• Equity multiple: 0.31×
• Total profit: $-38,919
• Equity at exit: $29,821

10-year hold

• IRR: -17.9%
• Equity multiple: 0.10×
• Total profit: $-50,234
• Equity at exit: $17,292

Cash invested: $56,000 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,815 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$197 /mo · $2,367/yr
• Insurance: −$83
• HOA: −$160
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-55

Break-even live

Break-even rent $1,885

Max offer price $190,200

Occupancy floor 98%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1696 S Park Ave Titusville, FL	2.0	2.5	1300	$1,850	$1.42	23d	1	0.05mi
1965 Dipol Courtway Titusville, FL	3.0	2.5	1669	$1,775	$1.06	23d	1	0.19mi
1640 Elizabeth Ave Titusville, FL	3.0	2.0	1319	$2,100	$1.59	23d	1	0.71mi
1885 White Sands Dr Titusville, FL	3.0	2.0	1800	$2,400	$1.33	14d	1	0.72mi
2408 Devonswood Rd Titusville, FL	3.0	2.0	1310	$2,100	$1.60	23d	1	0.76mi
1735 Harrison St #231 Titusville, FL	2.0	2.0	915	$1,700	$1.86	19d	1	0.86mi
1590 S Deleon Ave Titusville, FL	3.0	1.0	1072	$1,600	$1.49	23d	1	0.88mi
1023 S Park Ave Titusville, FL	2.0–3.0	2.0	1002	$1,210	$1.21	13d	1	0.88mi
3433 Joe Murell Dr Titusville, FL	2.0	1.5	1088	$1,500	$1.38	23d	1	1.05mi
3165 South St Titusville, FL	2.0	2.0	928	$1,695	$1.83	23d	1	1.05mi
1279 Macon Dr Titusville, FL	3.0	2.0	1620	$2,000	$1.23	23d	1	1.08mi
1049 Macon Dr Titusville, FL	3.0	2.0	1865	$2,200	$1.18	23d	1	1.08mi
3136 Finsterwald Dr Titusville, FL	2.0	2.5	1280	$2,000	$1.56	23d	1	1.16mi
919 Macon Dr Titusville, FL	3.0	2.0	1620	$2,000	$1.23	23d	1	1.19mi
888 Macon Dr Titusville, FL	3.0	2.0	1865	$2,000	$1.07	23d	1	1.20mi
513 Warren St Unit 513 Titusville, FL	2.0	1.0	1410	$1,480	$1.05	23d	1	1.21mi
2511 Country Club Dr Unit B118 Titusville, FL	2.0	1.5	1075	$1,200	$1.12	23d	1	1.22mi
1795 S Lilac Cir Titusville, FL	3.0	2.0	1584	$2,000	$1.26	23d	1	1.28mi
102 S Christmas Hill Rd Titusville, FL	3.0	2.0	1304	$2,200	$1.69	23d	1	1.33mi
102 S Christmas Hill Rd Titusville, FL	3.0	2.0	1304	$2,300	$1.76	14d	1	1.33mi
1237 Country Club Dr Titusville, FL	2.0	2.0	970	$1,600	$1.65	23d	1	1.45mi
1209 Country Club Dr Titusville, FL	2.0	2.0	935	$1,700	$1.82	23d	1	1.45mi
2965 La Cita Ln Titusville, FL	3.0	2.0	1456	$2,200	$1.51	14d	1	1.45mi
3535 Nicklaus Dr Titusville, FL	3.0	2.0	1709	$1,895	$1.11	23d	1	1.46mi
1428 Riverside Dr Titusville, FL	3.0	1.0	1412	$2,200	$1.56	23d	1	1.47mi
1540 Riverside Dr #402 Titusville, FL	2.0	2.0	1120	$1,800	$1.61	23d	1	1.48mi
680 Birchwood Ln Titusville, FL	3.0	2.0	1440	$1,900	$1.32	23d	1	1.48mi

HOA detail

• Monthly dues: $160 · $1,920/yr

Listing history 18 events

1. 2026-04-27
   status Pending
2. 2026-04-05
   price $199,999
3. 2026-03-02
   listed $205,000 Active
4. 2026-02-14
   historical $205,000
5. 2018-01-17
   historical 382-char remark

   Show marketing remark (382 chars)

   LIKE NEW townhouse -- completely renovated. .. --READY for new owners. NEW Range, NEW Microwave, NEW Dish Washer, NEW Clothes Washer, NEW Tile Downstairs, NEW Carpet Upstairs NEW - Switch Plates, NEW Brass Door Hardware, NEW Faucets, NEW 2 Coats Sherwin Williams Best Paint, . Dryer is under warranty. Five Ceiling Fans, Everything is LIKE NEW. Bring your customers to see this one.

6. 2018-01-17
   historical 382-char remark

   Show marketing remark (382 chars)

   LIKE NEW townhouse -- completely renovated. .. --READY for new owners. NEW Range, NEW Microwave, NEW Dish Washer, NEW Clothes Washer, NEW Tile Downstairs, NEW Carpet Upstairs NEW - Switch Plates, NEW Brass Door Hardware, NEW Faucets, NEW 2 Coats Sherwin Williams Best Paint, . Dryer is under warranty. Five Ceiling Fans, Everything is LIKE NEW. Bring your customers to see this one.

7. 2018-01-17
   historical

   Show marketing remark (382 chars)

   LIKE NEW townhouse -- completely renovated. .. --READY for new owners. NEW Range, NEW Microwave, NEW Dish Washer, NEW Clothes Washer, NEW Tile Downstairs, NEW Carpet Upstairs NEW - Switch Plates, NEW Brass Door Hardware, NEW Faucets, NEW 2 Coats Sherwin Williams Best Paint, . Dryer is under warranty. Five Ceiling Fans, Everything is LIKE NEW. Bring your customers to see this one.

8. 2016-08-16
   historical
9. 2013-05-29
   soldstatus $63,000
10. 2013-05-28
    soldstatus $63,000
11. 2013-03-05
    listed $67,900
12. 2009-02-12
    listed $108,500 382-char remark

    Show marketing remark (382 chars)

    LIKE NEW townhouse -- completely renovated. .. --READY for new owners. NEW Range, NEW Microwave, NEW Dish Washer, NEW Clothes Washer, NEW Tile Downstairs, NEW Carpet Upstairs NEW - Switch Plates, NEW Brass Door Hardware, NEW Faucets, NEW 2 Coats Sherwin Williams Best Paint, . Dryer is under warranty. Five Ceiling Fans, Everything is LIKE NEW. Bring your customers to see this one.

13. 2008-04-24
    listed $124,900 382-char remark

    Show marketing remark (382 chars)

    LIKE NEW townhouse -- completely renovated. .. --READY for new owners. NEW Range, NEW Microwave, NEW Dish Washer, NEW Clothes Washer, NEW Tile Downstairs, NEW Carpet Upstairs NEW - Switch Plates, NEW Brass Door Hardware, NEW Faucets, NEW 2 Coats Sherwin Williams Best Paint, . Dryer is under warranty. Five Ceiling Fans, Everything is LIKE NEW. Bring your customers to see this one.

14. 2007-10-02
    listed $139,000
15. 2007-06-09
    listed $145,000
16. 2000-09-15
    soldstatus $50,000
17. 1994-11-21
    soldstatus $50,000
18. 1986-12-30
    soldstatus $55,000

ⓘ 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: $2,367 · $197/mo
• Projected year-2 tax: $2,367 · $197/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $21,781
• − Mortgage interest: −$11,203
• − Property taxes: −$2,367
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − HOA: −$1,920
• − Depreciation: −$5,818
• Taxable loss: −$4,012
• Est. tax savings @ 24.0%: +$963
• After-tax cash flow: $297/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

+263.6% since first listed

18 events — show timeline

• 2026-04-27 Pending — SCMLS
• 2026-04-05 Price Changed $199,999 SCMLS
• 2026-03-02 Listed $205,000 SCMLS
• 2026-02-14 Coming Soon $205,000 SCMLS
• 2018-01-17 Listing Removed — SCMLS
• 2018-01-17 Listing Removed — SCMLS
• 2018-01-17 Listing Removed — SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2013-05-29 Sold (Public Records) $63,000 Public Records
• 2013-05-28 Sold (MLS) $63,000 SCMLS
• 2013-03-05 Listed $67,900 SCMLS
• 2009-02-12 Listed $108,500 SCMLS
• 2008-04-24 Listed $124,900 SCMLS
• 2007-10-02 Listed $139,000 SCMLS
• 2007-06-09 Listed $145,000 SCMLS
• 2000-09-15 Sold (Public Records) $50,000 Public Records
• 1994-11-21 Sold (Public Records) $50,000 Public Records
• 1986-12-30 Sold (Public Records) $55,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,367 · +3.5% YoY. Source: county tax records.