499 Arbor Ridge Ln · Titusville, FL 32780

$249,900

3 bd · 2.0 ba · 1,758 sqft · Townhouse public records · 94 Days on market

Built 1996 3,049 sqft lot $110/mo HOA · 5% 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 +13.1/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• DSCR +3.9/10.0
• 1% rule +3.0/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NOT A SHORT SALE! You don''t have to wait months for an approval on this one! This beautiful townhome has so many great details, such as skylights, ceramic tile floors, 2 master suites, big walk-in closets, hurricane shutters and much more. It''s also located close to grocery stores, Walmart, Target, I95, Kennedy Space Ctr. and the beaches. You have to come and see this one for yourself!

Key facts

• Screened back porch
• Fenced yard
• Community pool

Tags

• PRIVATE BATHROOM
• WALK-IN CLOSET
• SCREENED BACK PORCH
• FENCED YARD
• COMMUNITY POOL
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• HOA & community: Homeowners association (Arbor Ridge HOA); Monthly association fee of $110; Association amenities include pickleball; Association fee covers cable TV, internet, grounds maintenance, and trash

Exterior

• Parking: 2-car garage with garage door opener
• Utilities: Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected
• Home design: Townhouse; Two levels; North-facing; Property is attached; Used as residential single-family
• Construction: Frame and stucco construction; Shingle roof
• Exterior features: Rear porch; Back yard fencing; Wood fence; Few trees; Concrete road frontage

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Pantry; Primary bathroom with tub and separate shower; Vaulted ceilings; Walk-in closet; One fireplace
• Laundry & utility: In-unit washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $-9 ($-104/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (19.5% below list).
• Recommended offer: $201k (19.5% 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: Imperial Estates Elementary School (math 46% / reading 50%, grade D, #1,171 of 2,144 statewide, top 55%, 658 students, 58% 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).
• Market conditions: Rents rising (+1.3%/yr); 465 active listings in the ZIP; 10 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).
• This rent runs 36% 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 $7k 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 94 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $35k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $250k implies a 108% 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,120 (19.5% 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 94 days. Have you received any prior offers? Is the seller open to a 20% 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. 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. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.15%
• DSCR: 0.99
• GRM: 10.4

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: -18.4%
• Equity multiple: 0.36×
• Total profit: $-44,500
• Equity at exit: $37,261

10-year hold

• IRR: -14.2%
• Equity multiple: 0.24×
• Total profit: $-53,152
• Equity at exit: $21,607

Cash invested: $69,972 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,011 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$73 /mo · $875/yr
• Insurance: −$104
• HOA: −$110
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-9

Break-even live

Break-even rent $2,022

Max offer price $248,365

Occupancy floor 95%

Sensitivity live

Price	-10% $133	-5% $62	+0% $-9	+5% $-79	+10% $-150
Rent	-10% $-168	-5% $-88	+0% $-9	+5% $71	+10% $150
Rate	-1.0pp $117	-0.5pp $55	base $-9	+0.5pp $-73	+1.0pp $-139

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Key Largo Dr S Titusville, FL	3.0	2.0	1416	$1,800	$1.27	25d	1	0.12mi
628 Timber Trace Ln Titusville, FL	2.0–3.0	2.0	1104	$1,467	$1.33	25d	1	0.33mi
583 Hollow Glen Dr Titusville, FL	4.0	2.0	1980	$2,295	$1.16	25d	1	0.38mi
890 Cynthia Dr Titusville, FL	3.0	2.0	1290	$2,165	$1.68	15d	1	0.41mi
345 Newcastle Ct Titusville, FL	3.0	2.0	1978	$2,475	$1.25	25d	1	0.68mi
5305 S Washington Ave Titusville, FL	2.0–3.0	2.0	1927	$2,909	$1.51	15d	11	1.04mi
4795 Pasco Ave Titusville, FL	3.0	2.0	1700	$1,995	$1.17	25d	1	1.22mi
4005 Mount Sterling Ave Titusville, FL	3.0	2.0	1520	$1,736	$1.14	25d	1	1.36mi
3945 Trinidad Ave Titusville, FL	4.0	2.0	1602	$1,900	$1.19	16d	1	1.40mi
1911 Columbia Blvd Titusville, FL	1.0–3.0	1.0–2.5	1125	$3,050	$2.71	0d	204	1.41mi

HOA detail

• Monthly dues: $110 · $1,320/yr

Listing history 27 events

1. 2026-06-22
   days on market $249,900 Active 94 DOM
2. 2026-06-18
   days on market $249,900 Active 91 DOM
3. 2026-06-17
   pricedays on market $249,900 Active 90 DOM
4. 2026-06-16
   days on market $264,000 Active 89 DOM
5. 2026-06-15
   days on market $264,000 Active 88 DOM
6. 2026-06-14
   days on market $264,000 Active 86 DOM
7. 2026-06-10
   days on market $264,000 Active 83 DOM
8. 2026-06-08
   days on market $264,000 Active 81 DOM
9. 2026-06-07
   days on market $264,000 Active 80 DOM
10. 2026-06-05
    days on market $264,000 Active 77 DOM
11. 2026-06-03
    days on market $264,000 Active 76 DOM
12. 2026-06-02
    days on market $264,000 Active 75 DOM
13. 2026-06-01
    days on market $264,000 Active 74 DOM
14. 2026-05-31
    days on market $264,000 Active 73 DOM
15. 2026-05-31
    days on market $264,000 Active 72 DOM
16. 2026-05-18
    price $264,000
17. 2026-05-04
    price $269,900
18. 2026-04-10
    price $279,900
19. 2026-03-19
    listed $284,900 Active
20. 2008-05-20
    soldstatus $120,000
21. 2008-05-14
    soldstatus $120,000 390-char remark

    Show marketing remark (390 chars)

    NOT A SHORT SALE! You don''t have to wait months for an approval on this one! This beautiful townhome has so many great details, such as skylights, ceramic tile floors, 2 master suites, big walk-in closets, hurricane shutters and much more. It''s also located close to grocery stores, Walmart, Target, I95, Kennedy Space Ctr. and the beaches. You have to come and see this one for yourself!

22. 2008-02-02
    listed $125,000 390-char remark

    Show marketing remark (390 chars)

    NOT A SHORT SALE! You don''t have to wait months for an approval on this one! This beautiful townhome has so many great details, such as skylights, ceramic tile floors, 2 master suites, big walk-in closets, hurricane shutters and much more. It''s also located close to grocery stores, Walmart, Target, I95, Kennedy Space Ctr. and the beaches. You have to come and see this one for yourself!

23. 2005-11-01
    soldstatus $215,000
24. 2005-10-28
    soldstatus $215,000 709-char remark

    Show marketing remark (709 chars)

    Beautiful townhome with grouted tile, new carpet, gorgeous fireplace, vaulted ceilings, skylights in the living room and a screened porch. 2 master suites upstairs with walk-in closets. The largest master suite has jetted tub, separate shower, double sinks, and a linen closet. The second suite has a tub/shower combination. The laundry area is upstairs between the 2 suites- very convenient. Kitchen has a pantry and 2 car garage is just off of it. The entry foyer is nice and large and there`s unde '||chr(10)||'Addendum - r the stairs storage. Also there`s privacy in the back yard - no neighbors. Sprinkler system too. Community pool and tennis. Don`t miss this one! ( * Agents please see agent remarks. )

25. 2005-06-27
    listed $225,000 709-char remark

    Show marketing remark (709 chars)

    Beautiful townhome with grouted tile, new carpet, gorgeous fireplace, vaulted ceilings, skylights in the living room and a screened porch. 2 master suites upstairs with walk-in closets. The largest master suite has jetted tub, separate shower, double sinks, and a linen closet. The second suite has a tub/shower combination. The laundry area is upstairs between the 2 suites- very convenient. Kitchen has a pantry and 2 car garage is just off of it. The entry foyer is nice and large and there`s unde '||chr(10)||'Addendum - r the stairs storage. Also there`s privacy in the back yard - no neighbors. Sprinkler system too. Community pool and tennis. Don`t miss this one! ( * Agents please see agent remarks. )

26. 2000-04-04
    soldstatus $85,000
27. 1993-05-01
    soldstatus $130,000

ⓘ 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: $875 · $73/mo
• Projected year-2 tax: $2,074 · $173/mo
• Expected delta: +$1,199/yr (+$100/mo · 137.1%)

ⓘ 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 2/10 Low
• 💨 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: $24,134
• − Mortgage interest: −$13,998
• − Property taxes: −$875
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − HOA: −$1,320
• − Depreciation: −$7,270
• Taxable loss: −$4,440
• Est. tax savings @ 24.0%: +$1,066
• After-tax cash flow: $961/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

+103.1% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $264,000 SCMLS
• 2026-05-04 Price Changed $269,900 SCMLS
• 2026-04-10 Price Changed $279,900 SCMLS
• 2026-03-19 Listed $284,900 SCMLS
• 2008-05-20 Sold (Public Records) $120,000 Public Records
• 2008-05-14 Sold (MLS) $120,000 SCMLS
• 2008-02-02 Listed $125,000 SCMLS
• 2005-11-01 Sold (Public Records) $215,000 Public Records
• 2005-10-28 Sold (MLS) $215,000 SCMLS
• 2005-06-27 Listed $225,000 SCMLS
• 2000-04-04 Sold (Public Records) $85,000 Public Records
• 1993-05-01 Sold (Public Records) $130,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $875 · +3.3% YoY. Source: county tax records.