1765 Harrison St #204 · Titusville, FL 32780

$115,000

2 bd · 2.0 ba · 915 sqft · Condo public records · 65 Days on market

Built 1983 $335/mo HOA · 22% of rent

---

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 +21.8/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 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

Beautiful corner unit 2 bedrooms, 2 baths screened balcony. The sale of this property is contingent on the seller finding suitable housing. New owner may not rent or lease their unit for the first year of ownership. After that will be placed on waiting list.

Key facts

• In unit laundry
• Major updates
• New ac

Tags

• PRIVATE SCREENED BALCONY
• SPACIOUS LAYOUT
• IN UNIT LAUNDRY
• MAJOR UPDATES
• NEW AC
• NEW ROOF

Property features AI

Finance

• Other: No private pool; Lot features: Other
• HOA & community: Condo association (Village Square of Titusville Condo Ph I); Monthly association fee of $335; Association amenities include clubhouse and grounds maintenance; Association fees cover grounds maintenance, structure maintenance, and security

Exterior

• Parking: Assigned parking in a parking lot
• Security: Association provides security
• Utilities: Public sewer; Cable available and connected; Electricity available and connected; Water connected; Sewer connected
• Home design: Condominium; Two-story building; Entry level: 2; Faces south
• Construction: Brick, frame, and wood siding construction; Shingle roof; Built on foundation (existing structure)
• Exterior features: Balcony; Screened porch/patio

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Dryer
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: In-unit laundry; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (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: Apollo Elementary School (math 47% / reading 51%, grade D, #1,134 of 2,144 statewide, top 54%, 730 students, 68% 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 60% FRL vs 43% district-wide (18 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 $795 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 65 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $44k; list at $115k implies a 161% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• 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 $108,100 (6.0% 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. 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: 1.31% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.66%
• DSCR: 1.30
• GRM: 6.3

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-9,658
• Equity at exit: $17,147

10-year hold

• IRR: -1.6%
• Equity multiple: 0.90×
• Total profit: $-3,253
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,510 high
• Mortgage (P&I): −$603
• Tax from tax record: −$29 /mo · $342/yr
• Insurance: −$48
• HOA: −$335
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $179

Break-even live

Break-even rent $1,284

Max offer price $115,000

Occupancy floor 83%

Sensitivity live

Price	-10% $244	-5% $211	+0% $179	+5% $146	+10% $113
Rent	-10% $59	-5% $119	+0% $179	+5% $238	+10% $298
Rate	-1.0pp $236	-0.5pp $208	base $179	+0.5pp $149	+1.0pp $118

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1735 Harrison St #231 Titusville, FL	2.0	2.0	915	$1,700	$1.86	19d	1	0.05mi
3072 Finsterwald Dr Titusville, FL	1.0	1.0	750	$1,775	$2.37	24d	1	0.34mi
1237 Country Club Dr Titusville, FL	2.0	2.0	970	$1,600	$1.65	24d	1	0.64mi
1209 Country Club Dr Titusville, FL	2.0	2.0	935	$1,700	$1.82	24d	1	0.64mi
1099 Country Club Dr #811 Titusville, FL	2.0	2.0	940	$1,800	$1.91	24d	1	0.72mi
1041 Country Club Dr #426 Titusville, FL	2.0	2.0	1020	$1,800	$1.76	24d	1	0.77mi
1041 Country Club Dr Titusville, FL	2.0	2.0	1020	$1,900	$1.86	24d	1	0.77mi
1039 Country Club Dr Titusville, FL	2.0	2.0	1020	$1,800	$1.76	24d	1	0.78mi
2511 Country Club Dr Unit B118 Titusville, FL	2.0	1.5	1075	$1,200	$1.12	24d	1	0.81mi
1590 S Deleon Ave Titusville, FL	3.0	1.0	1072	$1,600	$1.49	24d	1	0.83mi
2999 Sir Hamilton Cir #9 Titusville, FL	2.0	1.0	960	$1,250	$1.30	24d	1	0.90mi
3645 Barna Ave Titusville, FL	1.0–2.0	1.0	895	$1,350	$1.51	24d	4	0.94mi
3119 Sir Hamilton Cir Titusville, FL	2.0	1.0	960	$1,250	$1.30	15d	1	0.96mi
3142 Sir Hamilton Cir Titusville, FL	1.0	1.0	736	$1,250	$1.70	24d	1	0.96mi
3021 Sir Hamilton Cir Titusville, FL	2.0	2.0	1040	$1,275	$1.23	24d	1	0.97mi
3035 Sir Hamilton Cir Titusville, FL	2.0	2.0	960	$1,400	$1.46	15d	1	0.97mi
3039 Sir Hamilton Cir #8 Titusville, FL	2.0	2.0	960	$1,500	$1.56	24d	1	0.97mi
3147 Sir Hamilton Cir #10 Titusville, FL	2.0	1.0	960	$1,400	$1.46	24d	1	0.98mi
2170 Knox Mc Rae Dr #5 Titusville, FL	2.0	2.0	831	$1,100	$1.32	21d	1	0.98mi
2170 Knox Mc Rae Dr #38 Titusville, FL	1.0	1.0	550	$1,050	$1.91	24d	1	0.98mi
2170 Knox Mc Rae Dr #39 Titusville, FL	1.0	1.0	550	$1,000	$1.82	15d	1	0.98mi
2192 Knox McRae Dr Unit 1 Titusville, FL	2.0	1.0	817	$1,100	$1.35	24d	1	0.99mi
2190 Knox McRae Dr Unit D Titusville, FL	2.0	1.0	820	$1,100	$1.34	19d	1	0.99mi
2190 Knox McRae Dr Unit F Titusville, FL	2.0	1.0	820	$1,050	$1.28	24d	1	0.99mi
933 Gibson St Titusville, FL	3.0	1.0	816	$1,275	$1.56	14d	1	0.99mi
2205 Knox McRae Dr Unit 14 Titusville, FL	2.0	2.0	840	$1,125	$1.34	24d	1	1.05mi
1516 Roger Dr Unit 2 Titusville, FL	1.0	1.0	550	$1,600	$2.91	24d	1	1.17mi
1710 S Washington Ave Unit 1 Titusville, FL	2.0	1.0	710	$1,250	$1.76	24d	1	1.17mi
1710 S Washington Ave #16 Titusville, FL	2.0	1.0	710	$1,100	$1.55	24d	1	1.17mi
3550 Sable Palm Ln Unit L Titusville, FL	1.0	1.0	695	$1,150	$1.65	24d	1	1.24mi
1023 S Park Ave Titusville, FL	2.0–3.0	2.0	1002	$1,210	$1.21	14d	1	1.24mi
1540 Riverside Dr #402 Titusville, FL	2.0	2.0	1120	$1,800	$1.61	24d	1	1.27mi
3570 Sable Palm Ln Titusville, FL	1.0–2.0	1.0–2.0	779	$1,350	$1.73	21d	3	1.27mi
3555 Sable Palm Ln Unit F Titusville, FL	2.0	2.0	864	$1,350	$1.56	24d	1	1.29mi
3555 Sable Palm Ln Unit 7K Titusville, FL	2.0	2.0	864	$1,300	$1.50	24d	1	1.29mi
915 S Park Ave Titusville, FL	2.0	1.0	780	$1,150	$1.47	24d	1	1.31mi
2825 S Washington Ave Titusville, FL	2.0	1.0	613	$2,050	$3.34	15d	31	1.32mi
2825 S Washington Ave Titusville, FL	2.0	1.0	613	$2,050	$3.34	14d	31	1.32mi
3590 Sable Palm Ln Unit G Titusville, FL	1.0	1.0	695	$1,125	$1.62	24d	1	1.32mi
2465 S Washington Ave #108 Titusville, FL	2.0	2.0	830	$1,800	$2.17	24d	1	1.33mi

HOA detail condo

• Monthly dues: $335 · $4,020/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $115,000 Active 65 DOM
2. 2026-06-17
   days on market $115,000 Active 64 DOM
3. 2026-06-16
   days on market $115,000 Active 63 DOM
4. 2026-06-15
   days on market $115,000 Active 62 DOM
5. 2026-06-14
   days on market $115,000 Active 60 DOM
6. 2026-06-10
   days on market $115,000 Active 57 DOM
7. 2026-06-08
   days on market $115,000 Active 55 DOM
8. 2026-06-07
   days on market $115,000 Active 54 DOM
9. 2026-06-05
   days on market $115,000 Active 51 DOM
10. 2026-06-03
    days on market $115,000 Active 50 DOM
11. 2026-06-02
    days on market $115,000 Active 49 DOM
12. 2026-06-01
    days on market $115,000 Active 48 DOM
13. 2026-05-31
    days on market $115,000 Active 47 DOM
14. 2026-05-31
    pricedays on market $115,000 Active 46 DOM
15. 2026-04-14
    listed $121,000 Active
16. 2021-10-29
    historical 258-char remark

    Show marketing remark (258 chars)

    Beautiful corner unit 2 bedrooms, 2 baths screened balcony. The sale of this property is contingent on the seller finding suitable housing. New owner may not rent or lease their unit for the first year of ownership. After that will be placed on waiting list.

17. 2021-08-20
    status Active 258-char remark

    Show marketing remark (258 chars)

    Beautiful corner unit 2 bedrooms, 2 baths screened balcony. The sale of this property is contingent on the seller finding suitable housing. New owner may not rent or lease their unit for the first year of ownership. After that will be placed on waiting list.

18. 2021-08-12
    historical Contingent 258-char remark

    Show marketing remark (258 chars)

    Beautiful corner unit 2 bedrooms, 2 baths screened balcony. The sale of this property is contingent on the seller finding suitable housing. New owner may not rent or lease their unit for the first year of ownership. After that will be placed on waiting list.

19. 2021-08-10
    historical 258-char remark

    Show marketing remark (258 chars)

    Beautiful corner unit 2 bedrooms, 2 baths screened balcony. The sale of this property is contingent on the seller finding suitable housing. New owner may not rent or lease their unit for the first year of ownership. After that will be placed on waiting list.

20. 2021-08-10
    status Active 258-char remark

    Show marketing remark (258 chars)

    Beautiful corner unit 2 bedrooms, 2 baths screened balcony. The sale of this property is contingent on the seller finding suitable housing. New owner may not rent or lease their unit for the first year of ownership. After that will be placed on waiting list.

21. 2021-07-27
    historical Contingent 258-char remark

    Show marketing remark (258 chars)

    Beautiful corner unit 2 bedrooms, 2 baths screened balcony. The sale of this property is contingent on the seller finding suitable housing. New owner may not rent or lease their unit for the first year of ownership. After that will be placed on waiting list.

22. 2021-06-16
    listed $107,000 Active 258-char remark

    Show marketing remark (258 chars)

    Beautiful corner unit 2 bedrooms, 2 baths screened balcony. The sale of this property is contingent on the seller finding suitable housing. New owner may not rent or lease their unit for the first year of ownership. After that will be placed on waiting list.

23. 1994-10-03
    soldstatus $44,000
24. 1984-10-01
    soldstatus $51,000
25. 1984-02-28
    soldstatus $42,500

ⓘ 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: $342 · $29/mo
• Projected year-2 tax: $954 · $80/mo
• Expected delta: +$612/yr (+$51/mo · 178.7%)

ⓘ 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 ≥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: $18,123
• − Mortgage interest: −$6,442
• − Property taxes: −$342
• − Insurance: −$575
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − HOA: −$4,020
• − Depreciation: −$3,345
• Taxable income: $499
• Est. tax owed @ 24.0%: −$120
• After-tax cash flow: $2,023/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

+184.7% since first listed

11 events — show timeline

• 2026-04-14 Listed $121,000 SCMLS
• 2021-10-29 Listing Removed — SCMLS
• 2021-08-20 Relisted — SCMLS
• 2021-08-12 Contingent — SCMLS
• 2021-08-10 Listing Removed — SCMLS
• 2021-08-10 Relisted — SCMLS
• 2021-07-27 Contingent — SCMLS
• 2021-06-16 Listed $107,000 SCMLS
• 1994-10-03 Sold (Public Records) $44,000 Public Records
• 1984-10-01 Sold (Public Records) $51,000 Public Records
• 1984-02-28 Sold (Public Records) $42,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $342 · +8.3% YoY. Source: county tax records.