4699 Sisson Rd · Titusville, FL 32780

$147,000

2 bd · 3.0 ba · 1,140 sqft · Townhouse public records · 471 Days on market

Built 1981 1,307 sqft lot $120/mo HOA · 8% 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 +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +5.5/10.0
• 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

Welcome Home to this private area of Pinetree Gardens! No traffic or parking directly outside your front door. The fully furnished home is located just two doors away from the beautiful 50' swimming pool. Spacious 2 bedroom, 2 bath unit with private screened back porch. Separate dining room and galley kitchen lead to an open family room. Exterior has been recently painted, including treatment of lanai roofing. Centrally located townhouse close to shopping and restaurants. Enjoy beautiful Playa Linda Beach and Kennedy Space Center rocket launches.

Key facts

• $120 HOA
• Community pool
• Built 1981

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $147k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $147k).
• Recommended offer: $129k (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: 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; 25 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 $1k 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 471 days — a 12% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $28k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; 34% 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 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 471 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 7.38%
• Cash-on-cash: 3.88%
• DSCR: 1.17
• GRM: 8.0

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: -12.2%
• Equity multiple: 0.57×
• Total profit: $-17,879
• Equity at exit: $21,918

10-year hold

• IRR: -6.0%
• Equity multiple: 0.64×
• Total profit: $-14,714
• Equity at exit: $12,710

Cash invested: $41,160 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,540 high
• Mortgage (P&I): −$771
• Tax from tax record: −$131 /mo · $1,576/yr
• Insurance: −$61
• HOA: −$120
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $133

Break-even live

Break-even rent $1,371

Max offer price $147,000

Occupancy floor 86%

Sensitivity live

Price	-10% $216	-5% $175	+0% $133	+5% $92	+10% $50
Rent	-10% $12	-5% $72	+0% $133	+5% $194	+10% $255
Rate	-1.0pp $207	-0.5pp $171	base $133	+0.5pp $95	+1.0pp $56

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4749 Sisson Rd Titusville, FL	2.0	1.5	1140	$1,550	$1.36	24d	1	0.07mi
4793 Sisson Rd Titusville, FL	2.0	1.5	1140	$1,450	$1.27	24d	1	0.12mi
4225 Abbott Ave Titusville, FL	3.0	1.0	1176	$1,600	$1.36	24d	1	0.47mi
605 Key Largo Dr S Titusville, FL	3.0	2.0	1416	$1,800	$1.27	24d	1	0.48mi
1281 Cheney Hwy Unit E Titusville, FL	2.0	2.0	962	$1,450	$1.51	24d	1	0.61mi
1293 Cheney Hwy Unit G Titusville, FL	2.0	2.0	962	$1,389	$1.44	14d	1	0.65mi
1321 Cheney Hwy Unit F Titusville, FL	2.0	2.5	962	$1,500	$1.56	24d	1	0.70mi
1321 Cheney Hwy Titusville, FL	2.0	2.0	962	$1,600	$1.66	24d	1	0.70mi
4124 Mount Vernon Ave Titusville, FL	2.0	1.0	901	$1,200	$1.33	14d	1	0.71mi
4050 Mount Sterling Ave Titusville, FL	3.0	1.0	960	$1,700	$1.77	15d	1	0.73mi
4171 David Dr Titusville, FL	2.0	1.0	900	$1,075	$1.19	24d	1	0.76mi
190 E Olmstead Dr Unit M1 Titusville, FL	2.0	2.0	1023	$1,800	$1.76	24d	1	0.89mi
3805 S Hopkins Ave Titusville, FL	1.0–2.0	1.0	720	$1,790	$2.49	14d	7	0.90mi
628 Timber Trace Ln Titusville, FL	2.0–3.0	2.0	1104	$1,267	$1.15	24d	1	0.90mi
190 E Olmstead Dr Titusville, FL	2.0–3.0	1.0–2.0	1091	$1,350	$1.24	24d	5	0.93mi
1700 Chaucer Rd Titusville, FL	3.0	1.5	897	$1,600	$1.78	24d	1	0.99mi
890 Cynthia Dr Titusville, FL	3.0	2.0	1290	$2,165	$1.68	14d	1	1.01mi
1635 Nassau St Titusville, FL	3.0	2.0	1161	$1,900	$1.64	19d	1	1.10mi
4487 Barna Ave #4487 Titusville, FL	2.0	1.0	800	$1,450	$1.81	15d	1	1.11mi
4700 Barna Ave Titusville, FL	2.0	1.0	825	$1,298	$1.57	14d	3	1.11mi
3570 Sable Palm Ln Titusville, FL	1.0–2.0	1.0–2.0	779	$1,350	$1.73	21d	3	1.18mi
3555 Sable Palm Ln Unit 7K Titusville, FL	2.0	2.0	864	$1,300	$1.50	24d	1	1.21mi
3555 Sable Palm Ln Unit F Titusville, FL	2.0	2.0	864	$1,350	$1.56	24d	1	1.21mi
1081 Solamere Dr Titusville, FL	1.0–3.0	1.0–2.0	1331	$1,872	$1.41	14d	17	1.30mi
3645 Barna Ave Titusville, FL	1.0–2.0	1.0	895	$1,350	$1.51	24d	4	1.37mi

HOA detail

• Monthly dues: $120 · $1,440/yr
• Likely covers: pool

Listing history 18 events

1. 2026-04-22
   status Pending
2. 2026-02-16
   price $147,000
3. 2026-01-20
   status Active
4. 2025-11-30
   historical
5. 2025-09-08
   price $165,000
6. 2025-05-02
   status Active
7. 2025-04-30
   historical
8. 2025-04-11
   price $169,900
9. 2024-11-14
   listed $175,500 Active
10. 2023-10-01
    historical 553-char remark

    Show marketing remark (553 chars)

    Welcome Home to this private area of Pinetree Gardens! No traffic or parking directly outside your front door. The fully furnished home is located just two doors away from the beautiful 50' swimming pool. Spacious 2 bedroom, 2 bath unit with private screened back porch. Separate dining room and galley kitchen lead to an open family room. Exterior has been recently painted, including treatment of lanai roofing. Centrally located townhouse close to shopping and restaurants. Enjoy beautiful Playa Linda Beach and Kennedy Space Center rocket launches.

11. 2023-04-02
    listed $175,900 Active 553-char remark

    Show marketing remark (553 chars)

    Welcome Home to this private area of Pinetree Gardens! No traffic or parking directly outside your front door. The fully furnished home is located just two doors away from the beautiful 50' swimming pool. Spacious 2 bedroom, 2 bath unit with private screened back porch. Separate dining room and galley kitchen lead to an open family room. Exterior has been recently painted, including treatment of lanai roofing. Centrally located townhouse close to shopping and restaurants. Enjoy beautiful Playa Linda Beach and Kennedy Space Center rocket launches.

12. 2006-10-03
    soldstatus $110,000
13. 1993-03-19
    soldstatus $32,500
14. 1992-09-01
    soldstatus $32,500
15. 1991-12-01
    soldstatus $37,300
16. 1990-06-01
    soldstatus $36,000
17. 1984-05-01
    soldstatus $43,000
18. 1981-03-01
    soldstatus $37,900

ⓘ 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: $1,576 · $131/mo
• Projected year-2 tax: $1,576 · $131/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 8 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: $18,480
• − Mortgage interest: −$8,234
• − Property taxes: −$1,576
• − Insurance: −$735
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − HOA: −$1,440
• − Depreciation: −$4,276
• Taxable loss: −$738
• Est. tax savings @ 24.0%: +$177
• After-tax cash flow: $1,775/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

+287.9% since first listed

18 events — show timeline

• 2026-04-22 Pending — SCMLS
• 2026-02-16 Price Changed $147,000 SCMLS
• 2026-01-20 Relisted — SCMLS
• 2025-11-30 Listing Removed — SCMLS
• 2025-09-08 Price Changed $165,000 SCMLS
• 2025-05-02 Relisted — SCMLS
• 2025-04-30 Listing Removed — SCMLS
• 2025-04-11 Price Changed $169,900 SCMLS
• 2024-11-14 Listed $175,500 SCMLS
• 2023-10-01 Listing Removed — SCMLS
• 2023-04-02 Listed $175,900 SCMLS
• 2006-10-03 Sold (Public Records) $110,000 Public Records
• 1993-03-19 Sold (Public Records) $32,500 Public Records
• 1992-09-01 Sold (Public Records) $32,500 Public Records
• 1991-12-01 Sold (Public Records) $37,300 Public Records
• 1990-06-01 Sold (Public Records) $36,000 Public Records
• 1984-05-01 Sold (Public Records) $43,000 Public Records
• 1981-03-01 Sold (Public Records) $37,900 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,576 · +1.8% YoY. Source: county tax records.