3920 Mount Vernon Ave · Titusville, FL 32780

$179,900

3 bd · 2.0 ba · 1,140 sqft · Townhouse public records · 65 Days on market

Built 1980 1,742 sqft lot $60/mo HOA · 4% 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 +16.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +4.7/10.0
• 1% rule +4.4/10.0
• 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

This beautifully renovated townhome is move-in ready, featuring two bedrooms and two bathrooms within 1,140 square feet of living space. The interior boasts brand new laminate flooring, fresh paint, and modern shaker doors with sleek black hardware. The kitchen is a highlight, equipped with white shaker cabinetry, quartz countertops, and backsplash, complemented by new GE stainless steel appliances. Additional upgrades include a new HVAC system, an electric hot water heater, and updated fans and fixtures. With low HOA fees of just $60 per month, this property also offers a privacy-fenced backyard and a landscaped front lawn with new sod. Conveniently located in Titusville, it is only a block away from the Indian River.

Key facts

• $60 HOA
• Built 1980
• Listed 65 days

Property features AI

Finance

• Other: Total acreage: less than 1/4 acre
• HOA & community: HOA: Indian River Pines Townhomes; Monthly HOA fee $60 (includes grounds maintenance); Community sidewalks; Cats and dogs allowed

Exterior

• Parking: Driveway access (no specific garage info provided)
• Utilities: Public water; Public sewer; Electricity connected; Cable connected
• Home design: Attached townhouse; Two stories; Faces south
• Construction: Frame construction; Shingle roof; Slab foundation; Built as completed (existing property)
• Exterior features: French doors; Wood fencing; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Window treatments; Blinds
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/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 $169k (6.2% below list).
• Recommended offer: $169k (6.2% 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: 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); 465 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $1k of loan paydown is wiped out by about $5k 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 65 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,765 (6.2% below list)

Questions for the listing agent

1. It's been on market 65 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. 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: 0.94% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.48%
• DSCR: 1.11
• GRM: 8.9

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: -14.3%
• Equity multiple: 0.50×
• Total profit: $-25,358
• Equity at exit: $26,824

10-year hold

• IRR: -8.5%
• Equity multiple: 0.51×
• Total profit: $-24,793
• Equity at exit: $15,554

Cash invested: $50,372 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$943
• Tax from tax record: −$151 /mo · $1,809/yr
• Insurance: −$75
• HOA: −$60
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $104

Break-even live

Break-even rent $1,556

Max offer price $179,900

Occupancy floor 89%

Sensitivity live

Price	-10% $206	-5% $155	+0% $104	+5% $53	+10% $2
Rent	-10% $-29	-5% $37	+0% $104	+5% $171	+10% $237
Rate	-1.0pp $195	-0.5pp $150	base $104	+0.5pp $58	+1.0pp $10

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4050 Mount Sterling Ave Titusville, FL	3.0	1.0	960	$1,700	$1.77	16d	1	0.11mi
4124 Mount Vernon Ave Titusville, FL	2.0	1.0	901	$1,200	$1.33	16d	1	0.13mi
190 E Olmstead Dr Titusville, FL	2.0–3.0	1.0–2.0	1091	$1,800	$1.65	25d	5	0.19mi
190 E Olmstead Dr Unit M1 Titusville, FL	2.0	2.0	1023	$1,800	$1.76	25d	1	0.20mi
3805 S Hopkins Ave Titusville, FL	1.0–2.0	1.0	720	$1,790	$2.49	15d	7	0.21mi
4225 Abbott Ave Titusville, FL	3.0	1.0	1176	$1,600	$1.36	25d	1	0.50mi
3555 Sable Palm Ln Unit 7K Titusville, FL	2.0	2.0	864	$1,300	$1.50	25d	1	0.55mi
3555 Sable Palm Ln Unit F Titusville, FL	2.0	2.0	864	$1,350	$1.56	25d	1	0.55mi
3570 Sable Palm Ln Titusville, FL	1.0–2.0	1.0–2.0	779	$1,350	$1.73	23d	3	0.56mi
4171 David Dr Titusville, FL	2.0	1.0	900	$1,075	$1.19	25d	1	0.76mi
102 Court St Titusville, FL	1.0–2.0	1.0	721	$1,550	$2.15	25d	6	0.79mi
4749 Sisson Rd Titusville, FL	2.0	1.5	1140	$1,550	$1.36	25d	1	0.89mi
4793 Sisson Rd Titusville, FL	2.0	1.5	1140	$1,450	$1.27	25d	1	0.93mi
3021 Sir Hamilton Cir Titusville, FL	2.0	2.0	1040	$1,275	$1.23	25d	1	0.99mi
3039 Sir Hamilton Cir #8 Titusville, FL	2.0	2.0	960	$1,500	$1.56	25d	1	0.99mi
3035 Sir Hamilton Cir Titusville, FL	2.0	2.0	960	$1,400	$1.46	16d	1	0.99mi
3119 Sir Hamilton Cir Titusville, FL	2.0	1.0	960	$1,250	$1.30	16d	1	1.00mi
3147 Sir Hamilton Cir #10 Titusville, FL	2.0	1.0	960	$1,400	$1.46	25d	1	1.04mi
1039 Country Club Dr Titusville, FL	2.0	2.0	1020	$1,800	$1.76	25d	1	1.05mi
1041 Country Club Dr #426 Titusville, FL	2.0	2.0	1020	$1,800	$1.76	25d	1	1.05mi
1041 Country Club Dr Titusville, FL	2.0	2.0	1020	$1,900	$1.86	25d	1	1.05mi
2825 S Washington Ave Titusville, FL	2.0	1.0	613	$2,050	$3.34	15d	31	1.07mi
2825 S Washington Ave Titusville, FL	2.0	1.0	613	$2,050	$3.34	16d	31	1.07mi
2999 Sir Hamilton Cir #9 Titusville, FL	2.0	1.0	960	$1,250	$1.30	25d	1	1.07mi
1099 Country Club Dr #811 Titusville, FL	2.0	2.0	940	$1,800	$1.91	25d	1	1.10mi
1081 Solamere Dr Titusville, FL	1.0–3.0	1.0–2.0	1331	$2,101	$1.58	15d	17	1.17mi
2965 La Cita Ln Titusville, FL	3.0	2.0	1456	$2,200	$1.51	16d	1	1.18mi
1237 Country Club Dr Titusville, FL	2.0	2.0	970	$1,600	$1.65	25d	1	1.19mi
1209 Country Club Dr Titusville, FL	2.0	2.0	935	$1,700	$1.82	25d	1	1.19mi
1281 Cheney Hwy Unit E Titusville, FL	2.0	2.0	962	$1,450	$1.51	25d	1	1.19mi
3645 Barna Ave Titusville, FL	1.0–2.0	1.0	895	$1,350	$1.51	25d	4	1.20mi
680 Birchwood Ln Titusville, FL	3.0	2.0	1440	$1,900	$1.32	25d	1	1.20mi
1635 Nassau St Titusville, FL	3.0	2.0	1161	$1,900	$1.64	21d	1	1.23mi
2467 S Washington Ave Unit 210 B Titusville, FL	2.0	2.0	830	$1,800	$2.17	25d	1	1.25mi
1293 Cheney Hwy Unit G Titusville, FL	2.0	2.0	962	$1,389	$1.44	16d	1	1.26mi
2465 S Washington Ave #108 Titusville, FL	2.0	2.0	830	$1,800	$2.17	25d	1	1.28mi
2465 S Washington Ave Unit A202 Titusville, FL	2.0	2.0	830	$1,900	$2.29	16d	1	1.28mi
1321 Cheney Hwy Unit F Titusville, FL	2.0	2.5	962	$1,500	$1.56	25d	1	1.29mi
1321 Cheney Hwy Titusville, FL	2.0	2.0	962	$1,600	$1.66	25d	1	1.29mi
605 Key Largo Dr S Titusville, FL	3.0	2.0	1416	$1,800	$1.27	25d	1	1.30mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: waterelectric

Listing history 23 events

1. 2026-06-22
   days on market $179,900 Active 65 DOM
2. 2026-06-18
   days on market $179,900 Active 62 DOM
3. 2026-06-17
   days on market $179,900 Active 61 DOM
4. 2026-06-16
   days on market $179,900 Active 60 DOM
5. 2026-06-15
   days on market $179,900 Active 59 DOM
6. 2026-06-14
   days on market $179,900 Active 57 DOM
7. 2026-06-10
   days on market $179,900 Active 54 DOM
8. 2026-06-08
   days on market $179,900 Active 52 DOM
9. 2026-06-07
   days on market $179,900 Active 51 DOM
10. 2026-06-05
    days on market $179,900 Active 48 DOM
11. 2026-06-03
    days on market $179,900 Active 47 DOM
12. 2026-06-02
    days on market $179,900 Active 46 DOM
13. 2026-06-01
    days on market $179,900 Active 45 DOM
14. 2026-05-31
    days on market $179,900 Active 44 DOM
15. 2026-05-31
    pricedays on market $179,900 Active 43 DOM
16. 2026-05-13
    price $189,900

    Show marketing remark (728 chars)

    This beautifully renovated townhome is move-in ready, featuring two bedrooms and two bathrooms within 1,140 square feet of living space. The interior boasts brand new laminate flooring, fresh paint, and modern shaker doors with sleek black hardware. The kitchen is a highlight, equipped with white shaker cabinetry, quartz countertops, and backsplash, complemented by new GE stainless steel appliances. Additional upgrades include a new HVAC system, an electric hot water heater, and updated fans and fixtures. With low HOA fees of just $60 per month, this property also offers a privacy-fenced backyard and a landscaped front lawn with new sod. Conveniently located in Titusville, it is only a block away from the Indian River.

17. 2026-05-13
    price $189,900 728-char remark

    Show marketing remark (728 chars)

    This beautifully renovated townhome is move-in ready, featuring two bedrooms and two bathrooms within 1,140 square feet of living space. The interior boasts brand new laminate flooring, fresh paint, and modern shaker doors with sleek black hardware. The kitchen is a highlight, equipped with white shaker cabinetry, quartz countertops, and backsplash, complemented by new GE stainless steel appliances. Additional upgrades include a new HVAC system, an electric hot water heater, and updated fans and fixtures. With low HOA fees of just $60 per month, this property also offers a privacy-fenced backyard and a landscaped front lawn with new sod. Conveniently located in Titusville, it is only a block away from the Indian River.

18. 2026-04-17
    listed $199,900 Active

    Show marketing remark (728 chars)

    This beautifully renovated townhome is move-in ready, featuring two bedrooms and two bathrooms within 1,140 square feet of living space. The interior boasts brand new laminate flooring, fresh paint, and modern shaker doors with sleek black hardware. The kitchen is a highlight, equipped with white shaker cabinetry, quartz countertops, and backsplash, complemented by new GE stainless steel appliances. Additional upgrades include a new HVAC system, an electric hot water heater, and updated fans and fixtures. With low HOA fees of just $60 per month, this property also offers a privacy-fenced backyard and a landscaped front lawn with new sod. Conveniently located in Titusville, it is only a block away from the Indian River.

19. 2026-04-17
    listed $199,900 Active 728-char remark

    Show marketing remark (728 chars)

    This beautifully renovated townhome is move-in ready, featuring two bedrooms and two bathrooms within 1,140 square feet of living space. The interior boasts brand new laminate flooring, fresh paint, and modern shaker doors with sleek black hardware. The kitchen is a highlight, equipped with white shaker cabinetry, quartz countertops, and backsplash, complemented by new GE stainless steel appliances. Additional upgrades include a new HVAC system, an electric hot water heater, and updated fans and fixtures. With low HOA fees of just $60 per month, this property also offers a privacy-fenced backyard and a landscaped front lawn with new sod. Conveniently located in Titusville, it is only a block away from the Indian River.

20. 2005-11-14
    soldstatus $140,000
21. 2005-11-09
    soldstatus $140,000 429-char remark

    Show marketing remark (429 chars)

    Must see to appreciate the many upgrades. A pleasure to show! Move in soon. Home warranty being offered. Kitchen ceilings completely redone with light fixtures and appliances. Sliding door leads to recently fenced backyard. Central air/heat approx 3yrs old, .Recently updated items include: closet doors, ceiling fans, paint, ceramic tile, baths-just to name a few. Enjoy the cool breezes from the river thats only 2 blocks away.

22. 2005-10-01
    listed $144,900 429-char remark

    Show marketing remark (429 chars)

    Must see to appreciate the many upgrades. A pleasure to show! Move in soon. Home warranty being offered. Kitchen ceilings completely redone with light fixtures and appliances. Sliding door leads to recently fenced backyard. Central air/heat approx 3yrs old, .Recently updated items include: closet doors, ceiling fans, paint, ceramic tile, baths-just to name a few. Enjoy the cool breezes from the river thats only 2 blocks away.

23. 1980-03-01
    soldstatus $33,200

ⓘ 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: $1,809 · $151/mo
• Projected year-2 tax: $1,809 · $151/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 4/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 23 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: $20,252
• − Mortgage interest: −$10,077
• − Property taxes: −$1,809
• − Insurance: −$900
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − HOA: −$720
• − Depreciation: −$5,233
• Taxable loss: −$1,727
• Est. tax savings @ 24.0%: +$415
• After-tax cash flow: $1,664/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

+472.0% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $189,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-13 Price Changed $189,900 SCMLS
• 2026-04-17 Listed $199,900 SCMLS
• 2026-04-17 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2005-11-14 Sold (Public Records) $140,000 Public Records
• 2005-11-09 Sold (MLS) $140,000 SCMLS
• 2005-10-01 Listed $144,900 SCMLS
• 1980-03-01 Sold (Public Records) $33,200 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,809 · +2.4% YoY. Source: county tax records.