4799 Sisson Rd · Titusville, FL 32780

$169,900

2 bd · 3.0 ba · 1,140 sqft · Townhouse public records · 30 Days on market

Built 1981 1,742 sqft lot $125/mo HOA · 8% of rent

---

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 +13.4/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• 1% rule +4.1/10.0
• DSCR +4.0/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

$2,000 BONUS TO SELLING AGENT IF CLOSED BY if closed by 7/31/06. Upgraded 2 BR, 1.5 townhome. New roof, tile, dishwasher, slider, freshly painted and ready to move in. Perfect for the professional or young couple starting out. Easy access to shopping and beaches.

Key facts

• Two closets
• Updated wood treads
• En suite bath

Tags

• PRIVATE FENCED BACKYARD
• UPDATED WOOD TREADS
• WHITE CABINETRY
• DOUBLE STAINLESS STEEL SINK
• TWO CLOSETS
• EN SUITE BATH

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info:
• HOA & community: HOA with $125 monthly fee; HOA covers pool, grounds maintenance, and sewer; Association approval not required; Deed restrictions; Community pool; Sidewalks; Pets allowed

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer; Electricity connected; Cable connected
• Home design: Townhouse; Residential property; Two stories; Faces west; Homestead exempt
• Construction: Stucco construction; Concrete roof; Block foundation; Built as part of building number 4799
• Exterior features: Sidewalk

Interior

• Kitchen: Built-in oven; Dishwasher; Disposal; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Thermostat; Total of 5 rooms
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $2 ($22/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 $154k (9.2% below list).
• Recommended offer: $154k (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: 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; 25 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 30 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 $34k; list at $170k implies a 400% 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,274 (9.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 6.31%
• Cash-on-cash: 0.05%
• DSCR: 1.00
• 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: -18.2%
• Equity multiple: 0.37×
• Total profit: $-29,972
• Equity at exit: $25,333

10-year hold

• IRR: -14.3%
• Equity multiple: 0.24×
• Total profit: $-36,092
• Equity at exit: $14,690

Cash invested: $47,572 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,543 high
• Mortgage (P&I): −$891
• Tax from tax record: −$130 /mo · $1,561/yr
• Insurance: −$71
• HOA: −$125
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $2

Break-even live

Break-even rent $1,540

Max offer price $169,900

Occupancy floor 95%

Sensitivity live

Price	-10% $98	-5% $50	+0% $2	+5% $-46	+10% $-94
Rent	-10% $-120	-5% $-59	+0% $2	+5% $63	+10% $124
Rate	-1.0pp $87	-0.5pp $45	base $2	+0.5pp $-42	+1.0pp $-87

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4793 Sisson Rd Titusville, FL	2.0	1.5	1140	$1,450	$1.27	25d	1	0.04mi
4749 Sisson Rd Titusville, FL	2.0	1.5	1140	$1,550	$1.36	25d	1	0.08mi
605 Key Largo Dr S Titusville, FL	3.0	2.0	1416	$1,800	$1.27	25d	1	0.33mi
1281 Cheney Hwy Unit E Titusville, FL	2.0	2.0	962	$1,450	$1.51	25d	1	0.57mi
1293 Cheney Hwy Unit G Titusville, FL	2.0	2.0	962	$1,389	$1.44	16d	1	0.59mi
4225 Abbott Ave Titusville, FL	3.0	1.0	1176	$1,600	$1.36	25d	1	0.59mi
1321 Cheney Hwy Unit F Titusville, FL	2.0	2.5	962	$1,500	$1.56	25d	1	0.64mi
1321 Cheney Hwy Titusville, FL	2.0	2.0	962	$1,600	$1.66	25d	1	0.64mi
628 Timber Trace Ln Titusville, FL	2.0–3.0	2.0	1104	$1,267	$1.15	25d	1	0.75mi
4171 David Dr Titusville, FL	2.0	1.0	900	$1,075	$1.19	25d	1	0.84mi
890 Cynthia Dr Titusville, FL	3.0	2.0	1290	$2,165	$1.68	16d	1	0.86mi
4124 Mount Vernon Ave Titusville, FL	2.0	1.0	901	$1,200	$1.33	16d	1	0.86mi
4050 Mount Sterling Ave Titusville, FL	3.0	1.0	960	$1,700	$1.77	16d	1	0.88mi
1700 Chaucer Rd Titusville, FL	3.0	1.5	897	$1,600	$1.78	25d	1	0.96mi
190 E Olmstead Dr Unit M1 Titusville, FL	2.0	2.0	1023	$1,800	$1.76	25d	1	1.04mi
3805 S Hopkins Ave Titusville, FL	1.0–2.0	1.0	720	$1,790	$2.49	15d	7	1.04mi
4700 Barna Ave Titusville, FL	2.0	1.0	825	$1,298	$1.57	16d	3	1.05mi
190 E Olmstead Dr Titusville, FL	2.0–3.0	1.0–2.0	1091	$1,350	$1.24	25d	5	1.08mi
4487 Barna Ave #4487 Titusville, FL	2.0	1.0	800	$1,450	$1.81	16d	1	1.09mi
1635 Nassau St Titusville, FL	3.0	2.0	1161	$1,900	$1.64	21d	1	1.13mi
3570 Sable Palm Ln Titusville, FL	1.0–2.0	1.0–2.0	779	$1,350	$1.73	23d	3	1.31mi
3555 Sable Palm Ln Unit 7K Titusville, FL	2.0	2.0	864	$1,300	$1.50	25d	1	1.35mi
3555 Sable Palm Ln Unit F Titusville, FL	2.0	2.0	864	$1,350	$1.56	25d	1	1.35mi
1081 Solamere Dr Titusville, FL	1.0–3.0	1.0–2.0	1331	$1,872	$1.41	16d	17	1.37mi
3645 Barna Ave Titusville, FL	1.0–2.0	1.0	895	$1,350	$1.51	25d	4	1.45mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 28 events

1. 2026-06-22
   days on market $169,900 Active 30 DOM
2. 2026-06-18
   days on market $169,900 Active 27 DOM
3. 2026-06-17
   days on market $169,900 Active 26 DOM
4. 2026-06-16
   days on market $169,900 Active 25 DOM
5. 2026-06-15
   days on market $169,900 Active 24 DOM
6. 2026-06-14
   days on market $169,900 Active 22 DOM
7. 2026-06-10
   days on market $169,900 Active 19 DOM
8. 2026-06-08
   days on market $169,900 Active 17 DOM
9. 2026-06-07
   days on market $169,900 Active 16 DOM
10. 2026-06-05
    days on market $169,900 Active 13 DOM
11. 2026-06-03
    days on market $169,900 Active 12 DOM
12. 2026-06-02
    days on market $169,900 Active 11 DOM
13. 2026-06-01
    days on market $169,900 Active 10 DOM
14. 2026-05-31
    days on market $169,900 Active 9 DOM
15. 2026-05-31
    days on market $169,900 Active 8 DOM
16. 2026-05-22
    listed $169,900 Active
17. 2016-08-16
    historical 263-char remark

    Show marketing remark (543 chars)

    This two-story 2/1.5 townhome is back on the market after being upgraded! New roof, new carpet, new tile, new dishwasher, new slider, freshly painted and ready to move in. This is a highly desirable growing area perfect for the professional or young couple starting out. If you desire a place to live with easy access to shopping, beaches, and more, this is the place for you! $3,000 credit to Buyer if Contract received and accepted by January 31, 2006! '||chr(10)||'Addendum - $3,000 credit to Buyer if Contract received by January 31, 2006!

18. 2016-08-16
    historical 543-char remark

    Show marketing remark (543 chars)

    This two-story 2/1.5 townhome is back on the market after being upgraded! New roof, new carpet, new tile, new dishwasher, new slider, freshly painted and ready to move in. This is a highly desirable growing area perfect for the professional or young couple starting out. If you desire a place to live with easy access to shopping, beaches, and more, this is the place for you! $3,000 credit to Buyer if Contract received and accepted by January 31, 2006! '||chr(10)||'Addendum - $3,000 credit to Buyer if Contract received by January 31, 2006!

19. 2016-08-16
    historical

    Show marketing remark (543 chars)

    This two-story 2/1.5 townhome is back on the market after being upgraded! New roof, new carpet, new tile, new dishwasher, new slider, freshly painted and ready to move in. This is a highly desirable growing area perfect for the professional or young couple starting out. If you desire a place to live with easy access to shopping, beaches, and more, this is the place for you! $3,000 credit to Buyer if Contract received and accepted by January 31, 2006! '||chr(10)||'Addendum - $3,000 credit to Buyer if Contract received by January 31, 2006!

20. 2016-08-16
    historical

    Show marketing remark (543 chars)

    This two-story 2/1.5 townhome is back on the market after being upgraded! New roof, new carpet, new tile, new dishwasher, new slider, freshly painted and ready to move in. This is a highly desirable growing area perfect for the professional or young couple starting out. If you desire a place to live with easy access to shopping, beaches, and more, this is the place for you! $3,000 credit to Buyer if Contract received and accepted by January 31, 2006! '||chr(10)||'Addendum - $3,000 credit to Buyer if Contract received by January 31, 2006!

21. 2016-08-16
    historical

    Show marketing remark (543 chars)

    This two-story 2/1.5 townhome is back on the market after being upgraded! New roof, new carpet, new tile, new dishwasher, new slider, freshly painted and ready to move in. This is a highly desirable growing area perfect for the professional or young couple starting out. If you desire a place to live with easy access to shopping, beaches, and more, this is the place for you! $3,000 credit to Buyer if Contract received and accepted by January 31, 2006! '||chr(10)||'Addendum - $3,000 credit to Buyer if Contract received by January 31, 2006!

22. 2010-02-22
    listed $51,900
23. 2006-05-04
    listed $139,000 263-char remark

    Show marketing remark (263 chars)

    $2,000 BONUS TO SELLING AGENT IF CLOSED BY if closed by 7/31/06. Upgraded 2 BR, 1.5 townhome. New roof, tile, dishwasher, slider, freshly painted and ready to move in. Perfect for the professional or young couple starting out. Easy access to shopping and beaches.

24. 2005-12-08
    listed $149,000 543-char remark

    Show marketing remark (543 chars)

    This two-story 2/1.5 townhome is back on the market after being upgraded! New roof, new carpet, new tile, new dishwasher, new slider, freshly painted and ready to move in. This is a highly desirable growing area perfect for the professional or young couple starting out. If you desire a place to live with easy access to shopping, beaches, and more, this is the place for you! $3,000 credit to Buyer if Contract received and accepted by January 31, 2006! '||chr(10)||'Addendum - $3,000 credit to Buyer if Contract received by January 31, 2006!

25. 2005-05-28
    listed $129,900
26. 2005-05-28
    listed $119,900
27. 1994-04-01
    soldstatus $34,000
28. 1981-06-01
    soldstatus $23,300

ⓘ 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: $1,561 · $130/mo
• Projected year-2 tax: $1,561 · $130/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $18,513
• − Mortgage interest: −$9,517
• − Property taxes: −$1,561
• − Insurance: −$850
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − HOA: −$1,500
• − Depreciation: −$4,943
• Taxable loss: −$2,820
• Est. tax savings @ 24.0%: +$677
• After-tax cash flow: $699/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

+629.2% since first listed

13 events — show timeline

• 2026-05-22 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2016-08-16 Listing Removed — SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2010-02-22 Listed $51,900 SCMLS
• 2006-05-04 Listed $139,000 SCMLS
• 2005-12-08 Listed $149,000 SCMLS
• 2005-05-28 Listed $119,900 SCMLS
• 2005-05-28 Listed $129,900 SCMLS
• 1994-04-01 Sold (Public Records) $34,000 Public Records
• 1981-06-01 Sold (Public Records) $23,300 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,561 · +1.8% YoY. Source: county tax records.