1735 Harrison St #133 · Titusville, FL 32780

$137,500

2 bd · 2.0 ba · 915 sqft · Condo public records · 671 Days on market

Built 1985 $335/mo HOA · 22% 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 +11.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• DSCR +3.4/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Downstairs unit - in a very desirable location. Close to grocery store, banks and post office. Open floor plan with living and dining room combination. Inside laundry, washer and dryer to stay. Black glass cook top range, recent refrigerator. Recent a/c. Water purifying system. Berber carpet. Screened porch. THIS IS A SHORT SALE

Key facts

• Clubhouse and pool
• Screened porch
• Walk-in shower

Tags

• WALK-IN SHOWER
• BREAKFAST BAR
• SCREENED PORCH
• CLUBHOUSE AND POOL

Property features AI

Finance

• HOA & community: Village Square Condo Association; Monthly association fee of $335; Association amenities include clubhouse and other community features

Exterior

• Parking: Assigned parking
• Utilities: Public sewer; Water connected; Sewer connected; Electricity connected; Cable available
• Home design: Condominium; One story; Entry level: 1; Faces west; Property is attached
• Construction: Block construction; Built as part of a 2-story building
• Exterior features: Rear screened porch; Cleared lot; Greenbelt

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air
• Interior features: Breakfast bar; Ceiling fan(s); Primary bathroom with shower (no tub)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $138k.

Deal economics

• At list price, monthly cash flow is $-45 ($-544/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (5.8% below list).
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $121k (12.0% 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); 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 $951 of loan paydown is wiped out by about $4k 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 671 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $27k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $138k implies a 294% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% 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 $121,000 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 671 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.11% ✓
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 7.5

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: -21.0%
• Equity multiple: 0.28×
• Total profit: $-27,540
• Equity at exit: $20,502

10-year hold

• IRR: -20.2%
• Equity multiple: 0.04×
• Total profit: $-37,090
• Equity at exit: $11,888

Cash invested: $38,500 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,526 high
• Mortgage (P&I): −$721
• Tax from tax record: −$138 /mo · $1,652/yr
• Insurance: −$57
• HOA: −$335
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $-45

Break-even live

Break-even rent $1,584

Max offer price $129,497

Occupancy floor 98%

Sensitivity live

Price	-10% $33	-5% $-6	+0% $-45	+5% $-84	+10% $-123
Rent	-10% $-166	-5% $-106	+0% $-45	+5% $15	+10% $75
Rate	-1.0pp $24	-0.5pp $-10	base $-45	+0.5pp $-81	+1.0pp $-117

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: $34,375
• Closing costs: $4,125
• 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	21d	1	0.04mi
3072 Finsterwald Dr Titusville, FL	1.0	1.0	750	$1,775	$2.37	25d	1	0.28mi
1237 Country Club Dr Titusville, FL	2.0	2.0	970	$1,600	$1.65	25d	1	0.55mi
1209 Country Club Dr Titusville, FL	2.0	2.0	935	$1,700	$1.82	25d	1	0.55mi
1099 Country Club Dr #811 Titusville, FL	2.0	2.0	940	$1,800	$1.91	25d	1	0.63mi
1041 Country Club Dr #426 Titusville, FL	2.0	2.0	1020	$1,800	$1.76	25d	1	0.68mi
1041 Country Club Dr Titusville, FL	2.0	2.0	1020	$1,900	$1.86	25d	1	0.68mi
1039 Country Club Dr Titusville, FL	2.0	2.0	1020	$1,800	$1.76	25d	1	0.68mi
2999 Sir Hamilton Cir #9 Titusville, FL	2.0	1.0	960	$1,250	$1.30	25d	1	0.82mi
2511 Country Club Dr Unit B118 Titusville, FL	2.0	1.5	1075	$1,200	$1.12	25d	1	0.82mi
3645 Barna Ave Titusville, FL	1.0–2.0	1.0	895	$1,350	$1.51	25d	4	0.86mi
1590 S Deleon Ave Titusville, FL	3.0	1.0	1072	$1,600	$1.49	25d	1	0.86mi
3119 Sir Hamilton Cir Titusville, FL	2.0	1.0	960	$1,250	$1.30	16d	1	0.87mi
3142 Sir Hamilton Cir Titusville, FL	1.0	1.0	736	$1,250	$1.70	25d	1	0.88mi
3039 Sir Hamilton Cir #8 Titusville, FL	2.0	2.0	960	$1,500	$1.56	25d	1	0.89mi
3021 Sir Hamilton Cir Titusville, FL	2.0	2.0	1040	$1,275	$1.23	25d	1	0.89mi
3035 Sir Hamilton Cir Titusville, FL	2.0	2.0	960	$1,400	$1.46	16d	1	0.89mi
3147 Sir Hamilton Cir #10 Titusville, FL	2.0	1.0	960	$1,400	$1.46	25d	1	0.90mi
2170 Knox Mc Rae Dr #39 Titusville, FL	1.0	1.0	550	$1,000	$1.82	16d	1	0.94mi
2170 Knox Mc Rae Dr #38 Titusville, FL	1.0	1.0	550	$1,050	$1.91	25d	1	0.94mi
2170 Knox Mc Rae Dr #5 Titusville, FL	2.0	2.0	831	$1,100	$1.32	23d	1	0.94mi
2192 Knox McRae Dr Unit 1 Titusville, FL	2.0	1.0	817	$1,100	$1.35	25d	1	0.95mi
2190 Knox McRae Dr Unit D Titusville, FL	2.0	1.0	820	$1,100	$1.34	21d	1	0.95mi
2190 Knox McRae Dr Unit F Titusville, FL	2.0	1.0	820	$1,050	$1.28	25d	1	0.95mi
2205 Knox McRae Dr Unit 14 Titusville, FL	2.0	2.0	840	$1,125	$1.34	25d	1	1.01mi
933 Gibson St Titusville, FL	3.0	1.0	816	$1,275	$1.56	16d	1	1.02mi
3550 Sable Palm Ln Unit L Titusville, FL	1.0	1.0	695	$1,150	$1.65	25d	1	1.15mi
1710 S Washington Ave #16 Titusville, FL	2.0	1.0	710	$1,100	$1.55	25d	1	1.16mi
1710 S Washington Ave Unit 1 Titusville, FL	2.0	1.0	710	$1,250	$1.76	25d	1	1.16mi
1516 Roger Dr Unit 2 Titusville, FL	1.0	1.0	550	$1,600	$2.91	25d	1	1.17mi
3570 Sable Palm Ln Titusville, FL	1.0–2.0	1.0–2.0	779	$1,350	$1.73	23d	3	1.18mi
3555 Sable Palm Ln Unit 7K Titusville, FL	2.0	2.0	864	$1,300	$1.50	25d	1	1.20mi
3555 Sable Palm Ln Unit F Titusville, FL	2.0	2.0	864	$1,350	$1.56	25d	1	1.20mi
3590 Sable Palm Ln Unit G Titusville, FL	1.0	1.0	695	$1,125	$1.62	25d	1	1.23mi
2825 S Washington Ave Titusville, FL	2.0	1.0	613	$2,050	$3.34	16d	31	1.25mi
2825 S Washington Ave Titusville, FL	2.0	1.0	613	$2,050	$3.34	16d	31	1.25mi
1540 Riverside Dr #402 Titusville, FL	2.0	2.0	1120	$1,800	$1.61	25d	1	1.26mi
102 Court St Titusville, FL	1.0–2.0	1.0	721	$1,550	$2.15	25d	6	1.27mi
2465 S Washington Ave #108 Titusville, FL	2.0	2.0	830	$1,800	$2.17	25d	1	1.27mi
2465 S Washington Ave Unit A202 Titusville, FL	2.0	2.0	830	$1,900	$2.29	16d	1	1.27mi

HOA detail condo

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

Listing history 32 events

1. 2026-06-22
   days on market $137,500 Active 671 DOM
2. 2026-06-18
   days on market $137,500 Active 668 DOM
3. 2026-06-17
   days on market $137,500 Active 667 DOM
4. 2026-06-16
   days on market $137,500 Active 666 DOM
5. 2026-06-15
   days on market $137,500 Active 665 DOM
6. 2026-06-14
   days on market $137,500 Active 663 DOM
7. 2026-06-10
   days on market $137,500 Active 660 DOM
8. 2026-06-08
   days on market $137,500 Active 658 DOM
9. 2026-06-07
   days on market $137,500 Active 657 DOM
10. 2026-06-05
    days on market $137,500 Active 654 DOM
11. 2026-06-03
    days on market $137,500 Active 653 DOM
12. 2026-06-02
    days on market $137,500 Active 652 DOM
13. 2026-06-01
    days on market $137,500 Active 651 DOM
14. 2026-05-31
    days on market $137,500 Active 650 DOM
15. 2026-05-31
    days on market $137,500 Active 649 DOM
16. 2026-01-10
    status Active
17. 2025-12-26
    status Pending
18. 2025-12-03
    price $137,500
19. 2025-09-26
    status Active
20. 2025-09-08
    status Pending
21. 2024-07-17
    listed $164,900 Active
22. 2016-08-16
    historical 330-char remark

    Show marketing remark (330 chars)

    Downstairs unit - in a very desirable location. Close to grocery store, banks and post office. Open floor plan with living and dining room combination. Inside laundry, washer and dryer to stay. Black glass cook top range, recent refrigerator. Recent a/c. Water purifying system. Berber carpet. Screened porch. THIS IS A SHORT SALE

23. 2013-03-11
    soldstatus $34,900 262-char remark

    Show marketing remark (262 chars)

    Come live the a life of less worries in this community. This is a ground floor unit with a great location. Open floor plan with living and dining room combination. Inside laundry make it easy! Purchase this home for as little as 3% down using HomePath Financing.

24. 2012-12-21
    listed $34,900 262-char remark

    Show marketing remark (262 chars)

    Come live the a life of less worries in this community. This is a ground floor unit with a great location. Open floor plan with living and dining room combination. Inside laundry make it easy! Purchase this home for as little as 3% down using HomePath Financing.

25. 2007-10-23
    listed $54,900 330-char remark

    Show marketing remark (330 chars)

    Downstairs unit - in a very desirable location. Close to grocery store, banks and post office. Open floor plan with living and dining room combination. Inside laundry, washer and dryer to stay. Black glass cook top range, recent refrigerator. Recent a/c. Water purifying system. Berber carpet. Screened porch. THIS IS A SHORT SALE

26. 2005-08-10
    soldstatus $119,900
27. 2005-08-09
    soldstatus $119,900
28. 2005-04-15
    listed $119,900
29. 2001-08-28
    soldstatus $49,500
30. 1999-09-24
    soldstatus $39,900
31. 1992-05-01
    soldstatus $43,000
32. 1989-10-01
    soldstatus $42,000

ⓘ 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: $1,652 · $138/mo
• Projected year-2 tax: $1,652 · $138/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) · 73% 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: $18,315
• − Mortgage interest: −$7,702
• − Property taxes: −$1,652
• − Insurance: −$688
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − HOA: −$4,020
• − Depreciation: −$4,000
• Taxable loss: −$2,677
• Est. tax savings @ 24.0%: +$643
• After-tax cash flow: $99/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

+227.4% since first listed

17 events — show timeline

• 2026-01-10 Relisted — SCMLS
• 2025-12-26 Pending — SCMLS
• 2025-12-03 Price Changed $137,500 SCMLS
• 2025-09-26 Relisted — SCMLS
• 2025-09-08 Pending — SCMLS
• 2024-07-17 Listed $164,900 SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2013-03-11 Sold (MLS) $34,900 SCMLS
• 2012-12-21 Listed $34,900 SCMLS
• 2007-10-23 Listed $54,900 SCMLS
• 2005-08-10 Sold (Public Records) $119,900 Public Records
• 2005-08-09 Sold (MLS) $119,900 SCMLS
• 2005-04-15 Listed $119,900 SCMLS
• 2001-08-28 Sold (Public Records) $49,500 Public Records
• 1999-09-24 Sold (Public Records) $39,900 Public Records
• 1992-05-01 Sold (Public Records) $43,000 Public Records
• 1989-10-01 Sold (Public Records) $42,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,652 · +2.1% YoY. Source: county tax records.