4739 Sisson Rd · Titusville, FL 32780

$165,000

3 bd · 3.0 ba · 1,520 sqft · Townhouse public records · 18 Days on market

Built 1981 2,178 sqft lot $125/mo HOA · 7% 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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +6.2/10.0
• 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

Fresh, updated, and move-in ready! This Titusville home at 4739 Sisson Road features a NEWER ROOF, upgraded electrical panel, new luxury vinyl flooring upstairs, fresh interior paint, and brand-new appliances--giving you peace of mind and modern comfort from day one. Enjoy a functional layout with bright living spaces and a spacious lot offering room to relax, entertain, or expand. Whether you're a first-time buyer, investor, or looking for a low-maintenance Florida property, this one checks all the boxes. Conveniently located near shopping, dining, and just minutes from the Space Coast and Kennedy Space Center. Act fast--homes with this many upgrades at this price point don't last!

Key facts

• Brand new appliances
• Newer roof
• Functional layout

Tags

• NEWER ROOF
• UPGRADED ELECTRICAL PANEL
• NEW LUXURY VINYL FLOORING
• FRESH INTERIOR PAINT
• BRAND NEW APPLIANCES
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $165k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% 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: 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); 462 active listings in the ZIP; 17 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 33% 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 $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 18 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $165k implies a 312% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,525 (1.5% 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. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.57%
• DSCR: 1.29
• GRM: 7.4

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-13,706
• Equity at exit: $24,602

10-year hold

• IRR: -1.2%
• Equity multiple: 0.93×
• Total profit: $-3,358
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,856 high
• Mortgage (P&I): −$865
• Tax from tax record: −$154 /mo · $1,852/yr
• Insurance: −$69
• HOA: −$125
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $253

Break-even live

Break-even rent $1,536

Max offer price $165,000

Occupancy floor 81%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4749 Sisson Rd Titusville, FL	2.0	1.5	1140	$1,550	$1.36	23d	1	0.02mi
4793 Sisson Rd Titusville, FL	2.0	1.5	1140	$1,450	$1.27	23d	1	0.05mi
583 Hollow Glen Dr Titusville, FL	4.0	2.0	1980	$2,295	$1.16	23d	1	0.19mi
605 Key Largo Dr S Titusville, FL	3.0	2.0	1416	$1,800	$1.27	23d	1	0.42mi
4225 Abbott Ave Titusville, FL	3.0	1.0	1176	$1,600	$1.36	23d	1	0.53mi
4005 Mount Sterling Ave Titusville, FL	3.0	2.0	1520	$1,736	$1.14	23d	1	0.83mi
628 Timber Trace Ln Titusville, FL	2.0–3.0	2.0	1104	$1,467	$1.33	23d	1	0.83mi
345 Newcastle Ct Titusville, FL	3.0	2.0	1978	$2,475	$1.25	23d	1	0.91mi
890 Cynthia Dr Titusville, FL	3.0	2.0	1290	$2,165	$1.68	14d	1	0.95mi
190 E Olmstead Dr Titusville, FL	2.0–3.0	1.0–2.0	1091	$1,800	$1.65	23d	5	0.99mi
412 Waterside Cir Titusville, FL	3.0	2.0	1923	$2,575	$1.34	14d	1	1.09mi
631 Waterside Cir Titusville, FL	3.0	2.0	1935	$2,700	$1.40	23d	1	1.09mi
5305 S Washington Ave Titusville, FL	2.0–3.0	2.0	1927	$2,909	$1.51	14d	11	1.11mi
3945 Trinidad Ave Titusville, FL	4.0	2.0	1602	$1,900	$1.19	14d	1	1.11mi
1635 Nassau St Titusville, FL	3.0	2.0	1161	$1,900	$1.64	19d	1	1.14mi
1081 Solamere Dr Titusville, FL	1.0–3.0	1.0–2.0	1331	$2,101	$1.58	14d	17	1.35mi
4795 Pasco Ave Titusville, FL	3.0	2.0	1700	$1,995	$1.17	23d	1	1.38mi

HOA detail

• Monthly dues: $125 · $1,500/yr
• Likely covers: electric

Listing history 8 events

1. 2026-04-06
   status Pending
2. 2026-03-19
   listed $165,000 Active
3. 1993-09-10
   soldstatus $40,000
4. 1993-04-26
   soldstatus $1,000
5. 1988-02-28
   soldstatus $24,000
6. 1988-02-01
   soldstatus $24,000
7. 1984-10-01
   soldstatus $45,000
8. 1981-03-01
   soldstatus $46,900

ⓘ 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: $1,852 · $154/mo
• Projected year-2 tax: $1,852 · $154/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 · 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: $22,270
• − Mortgage interest: −$9,243
• − Property taxes: −$1,852
• − Insurance: −$825
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − HOA: −$1,500
• − Depreciation: −$4,800
• Taxable income: $487
• Est. tax owed @ 24.0%: −$117
• After-tax cash flow: $2,916/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

+251.8% since first listed

8 events — show timeline

• 2026-04-06 Pending — SCMLS
• 2026-03-19 Listed $165,000 SCMLS
• 1993-09-10 Sold (Public Records) $40,000 Public Records
• 1993-04-26 Sold (Public Records) $1,000 Public Records
• 1988-02-28 Sold (Public Records) $24,000 Public Records
• 1988-02-01 Sold (Public Records) $24,000 Public Records
• 1984-10-01 Sold (Public Records) $45,000 Public Records
• 1981-03-01 Sold (Public Records) $46,900 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,852 · -4.7% YoY. Source: county tax records.