3051 Sir Hamilton Cir #8 · Titusville, FL 32780

$105,000

2 bd · 1.0 ba · 960 sqft · Condo public records · 80 Days on market

Built 1984 $389/mo HOA · 26% 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 +16.2/30.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 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

Listing remarks MLS

Great investment opportunity, turn key 2/1 condo with private view of woods. SHORT SALE APPROVED

Key facts

• View rocket launches
• Screened porch
• Washer dryer hookups

Tags

• KITCHEN RENOVATIONS
• SCREENED PORCH
• WASHER DRYER HOOKUPS
• VIEW ROCKET LAUNCHES
• CONVENIENT TO SHOPPING

Property features AI

Finance

• Other: Unit is unfurnished; Pets not allowed
• HOA & community: Condo association (Camelot Estates/Dragon Property Mgmt); Monthly association fee of $295; Additional monthly fee of $94.60; Association covers cable TV, internet, insurance, grounds maintenance, structure maintenance, trash, and other items; Association amenities: grounds maintenance, structure maintenance, trash

Exterior

• Parking: Assigned parking in a parking lot
• Utilities: Public sewer; Water connected; Electricity connected; Cable available; Sewer connected
• Home design: Condominium; 2-story building; Unit entry on level 2; North-facing
• Construction: Concrete and stucco construction; Other construction materials; Shingle roof; Built as part of a multi-story building
• Exterior features: Covered screened porch; Other exterior features

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Ceiling fan(s); Pantry
• Laundry & utility: In-unit laundry; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $56 ($670/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% 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; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k 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 80 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $105k implies a 412% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: major flood risk; 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 $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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: 1.41% ✓
• Cap rate: 6.93%
• Cash-on-cash: 2.28%
• DSCR: 1.10
• GRM: 5.9

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: -15.3%
• Equity multiple: 0.47×
• Total profit: $-15,699
• Equity at exit: $15,656

10-year hold

• IRR: -11.4%
• Equity multiple: 0.39×
• Total profit: $-17,945
• Equity at exit: $9,078

Cash invested: $29,400 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,476 high
• Mortgage (P&I): −$551
• Tax from tax record: −$127 /mo · $1,526/yr
• Insurance: −$44
• HOA: −$389
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $56

Break-even live

Break-even rent $1,406

Max offer price $105,000

Occupancy floor 91%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3039 Sir Hamilton Cir #8 Titusville, FL	2.0	2.0	960	$1,500	$1.56	23d	1	0.02mi
3021 Sir Hamilton Cir Titusville, FL	2.0	2.0	1040	$1,275	$1.23	23d	1	0.02mi
3035 Sir Hamilton Cir Titusville, FL	2.0	2.0	960	$1,400	$1.46	14d	1	0.02mi
3119 Sir Hamilton Cir Titusville, FL	2.0	1.0	960	$1,250	$1.30	14d	1	0.02mi
3147 Sir Hamilton Cir #10 Titusville, FL	2.0	1.0	960	$1,400	$1.46	23d	1	0.08mi
2999 Sir Hamilton Cir #9 Titusville, FL	2.0	1.0	960	$1,250	$1.30	23d	1	0.08mi
3142 Sir Hamilton Cir Titusville, FL	1.0	1.0	736	$1,250	$1.70	23d	1	0.09mi
102 Court St Titusville, FL	1.0–2.0	1.0	721	$1,550	$2.15	23d	6	0.37mi
1041 Country Club Dr #426 Titusville, FL	2.0	2.0	1020	$1,800	$1.76	23d	1	0.38mi
1041 Country Club Dr Titusville, FL	2.0	2.0	1020	$1,900	$1.86	23d	1	0.38mi
1039 Country Club Dr Titusville, FL	2.0	2.0	1020	$1,800	$1.76	23d	1	0.38mi
2825 S Washington Ave Titusville, FL	2.0	1.0	613	$2,050	$3.34	14d	31	0.43mi
2825 S Washington Ave Titusville, FL	2.0	1.0	613	$2,050	$3.34	14d	31	0.43mi
1099 Country Club Dr #811 Titusville, FL	2.0	2.0	940	$1,800	$1.91	23d	1	0.43mi
3550 Sable Palm Ln Unit L Titusville, FL	1.0	1.0	695	$1,150	$1.65	23d	1	0.44mi
3555 Sable Palm Ln Unit F Titusville, FL	2.0	2.0	864	$1,350	$1.56	23d	1	0.46mi
3555 Sable Palm Ln Unit 7K Titusville, FL	2.0	2.0	864	$1,300	$1.50	23d	1	0.46mi
3570 Sable Palm Ln Titusville, FL	1.0–2.0	1.0–2.0	779	$1,350	$1.73	21d	3	0.48mi
1237 Country Club Dr Titusville, FL	2.0	2.0	970	$1,600	$1.65	23d	1	0.53mi
1209 Country Club Dr Titusville, FL	2.0	2.0	935	$1,700	$1.82	23d	1	0.53mi
3590 Sable Palm Ln Unit G Titusville, FL	1.0	1.0	695	$1,125	$1.62	23d	1	0.55mi
2465 S Washington Ave #108 Titusville, FL	2.0	2.0	830	$1,800	$2.17	23d	1	0.57mi
2465 S Washington Ave Unit A202 Titusville, FL	2.0	2.0	830	$1,900	$2.29	14d	1	0.57mi
2467 S Washington Ave Unit 210 B Titusville, FL	2.0	2.0	830	$1,800	$2.17	23d	1	0.57mi
3805 S Hopkins Ave Titusville, FL	1.0–2.0	1.0	720	$1,790	$2.49	14d	7	0.81mi
3645 Barna Ave Titusville, FL	1.0–2.0	1.0	895	$1,350	$1.51	23d	4	0.93mi
1735 Harrison St #231 Titusville, FL	2.0	2.0	915	$1,700	$1.86	19d	1	0.93mi
1710 S Washington Ave #16 Titusville, FL	2.0	1.0	710	$1,100	$1.55	23d	1	0.94mi
1710 S Washington Ave Unit 1 Titusville, FL	2.0	1.0	710	$1,250	$1.76	23d	1	0.94mi
3072 Finsterwald Dr Titusville, FL	1.0	1.0	750	$1,775	$2.37	23d	1	0.94mi
4050 Mount Sterling Ave Titusville, FL	3.0	1.0	960	$1,700	$1.77	14d	1	1.02mi
190 E Olmstead Dr Titusville, FL	2.0–3.0	1.0–2.0	1091	$1,350	$1.24	23d	5	1.05mi
1540 Riverside Dr #402 Titusville, FL	2.0	2.0	1120	$1,800	$1.61	23d	1	1.07mi
4171 David Dr Titusville, FL	2.0	1.0	900	$1,075	$1.19	23d	1	1.08mi
190 E Olmstead Dr Unit M1 Titusville, FL	2.0	2.0	1023	$1,800	$1.76	23d	1	1.10mi
1516 Roger Dr Unit 2 Titusville, FL	1.0	1.0	550	$1,600	$2.91	23d	1	1.11mi
4124 Mount Vernon Ave Titusville, FL	2.0	1.0	901	$1,200	$1.33	14d	1	1.12mi
1590 S Deleon Ave Titusville, FL	3.0	1.0	1072	$1,600	$1.49	23d	1	1.14mi
933 Gibson St Titusville, FL	3.0	1.0	816	$1,275	$1.56	14d	1	1.25mi
2170 Knox Mc Rae Dr #5 Titusville, FL	2.0	2.0	831	$1,100	$1.32	21d	1	1.35mi

HOA detail condo

• Monthly dues: $389 · $4,668/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-05-31
   statusdays on market $105,000 Pending 80 DOM
2. 2026-05-18
   price $105,000
3. 2026-03-11
   listed $115,000 Active
4. 2017-03-30
   soldstatus $20,500
5. 2016-08-16
   historical 96-char remark

   Show marketing remark (111 chars)

   Back on Market. Buyer walked away. Great investment opportunity, turn key 2/1 condo with private view of woods.

6. 2016-08-16
   historical 111-char remark

   Show marketing remark (111 chars)

   Back on Market. Buyer walked away. Great investment opportunity, turn key 2/1 condo with private view of woods.

7. 2011-03-17
   soldstatus $16,900
8. 2010-09-10
   listed $17,900
9. 2010-02-22
   listed $17,000 111-char remark

   Show marketing remark (111 chars)

   Back on Market. Buyer walked away. Great investment opportunity, turn key 2/1 condo with private view of woods.

10. 2009-01-15
    listed $27,000 96-char remark

    Show marketing remark (96 chars)

    Great investment opportunity, turn key 2/1 condo with private view of woods. SHORT SALE APPROVED

11. 2005-09-16
    soldstatus $104,900
12. 2005-09-13
    soldstatus $104,900
13. 2005-04-08
    listed $104,900
14. 2005-03-17
    soldstatus $62,900
15. 2005-03-07
    soldstatus $62,900
16. 2005-01-24
    listed $64,900
17. 2003-08-13
    soldstatus $35,000
18. 2000-02-03
    soldstatus $27,000
19. 1996-10-10
    soldstatus $20,000

ⓘ 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: $1,526 · $127/mo
• Projected year-2 tax: $1,526 · $127/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) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $17,716
• − Mortgage interest: −$5,882
• − Property taxes: −$1,526
• − Insurance: −$525
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − HOA: −$4,668
• − Depreciation: −$3,055
• Taxable loss: −$773
• Est. tax savings @ 24.0%: +$186
• After-tax cash flow: $855/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

+425.0% since first listed

18 events — show timeline

• 2026-05-18 Price Changed $105,000 SCMLS
• 2026-03-11 Listed $115,000 SCMLS
• 2017-03-30 Sold (Public Records) $20,500 Public Records
• 2016-08-16 Listing Removed — SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2011-03-17 Sold (MLS) $16,900 SCMLS
• 2010-09-10 Listed $17,900 SCMLS
• 2010-02-22 Listed $17,000 SCMLS
• 2009-01-15 Listed $27,000 SCMLS
• 2005-09-16 Sold (Public Records) $104,900 Public Records
• 2005-09-13 Sold (MLS) $104,900 SCMLS
• 2005-04-08 Listed $104,900 SCMLS
• 2005-03-17 Sold (Public Records) $62,900 Public Records
• 2005-03-07 Sold (MLS) $62,900 SCMLS
• 2005-01-24 Listed $64,900 SCMLS
• 2003-08-13 Sold (Public Records) $35,000 Public Records
• 2000-02-03 Sold (Public Records) $27,000 Public Records
• 1996-10-10 Sold (Public Records) $20,000 Public Records

Property tax history

+11.8%/yr

Latest (2025): $1,526 · +3.6% YoY. Source: county tax records.