2497 Hallow Garden Rd · Eustis, FL 32726

$329,990

5 bd · 2.5 ba · 2,112 sqft · SingleFamily · 81 Days on market

Built 2026 Excellent condition 4,356 sqft lot 2-car garage $50/mo HOA · 2% 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 +7.8/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 1% rule +2.5/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The first floor of this new two-story home is host to an open-concept layout that combines the kitchen with the living and dining areas, and an outdoor patio is easily reached off the main living space. Upstairs, five bedrooms surround a versatile loft, including the luxe owner's suite, complete with a generous walk-in closet and en-suite bathroom.

Key facts

• Masterplan community
• Walk-in closet
• En-suite bathroom

Tags

• OPEN-CONCEPT LAYOUT
• OUTDOOR PATIO
• VERSATILE LOFT
• WALK-IN CLOSET
• EN-SUITE BATHROOM
• MASTERPLAN COMMUNITY

🏗️ New construction. The $329,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $342,202.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $330k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-377 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (21.8% below list).
• Recommended offer: $258k (21.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#309 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment C-, amenities F, commute F.
• Lake (suburban): math 49% / reading 50% proficiency, ranked #37 of 73 in FL (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eustis Elementary School (math 52% / reading 47%, grade D, #1,088 of 2,144 statewide, top 53%, 358 students, 65% FRL); Eustis Middle School (math 45% / reading 41%, grade D-, #331 of 571 statewide, top 59%, 824 students, 57% FRL); Eustis High School (math 33% / reading 40%, grade F, #351 of 667 statewide, top 54%, 1,368 students, 45% FRL).
• Market conditions: Rents rising (+3.2%/yr); 456 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 60d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• At $2,579/mo this rent would consume 49% of the median local household income ($63k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $257,925 (21.8% 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 81 days. Have you received any prior offers? Is the seller open to a 22% 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. 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.72%
• DSCR: 0.79
• GRM: 11.1

CMA / ARV

• ARV (median comp): $342,202
• List price: $329,990
• Delta: -3.57%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2521 Hallow Garden Rd	0.05mi	5/2.5	2,112 (0%)	1mo	$344,280	$163	97
2494 Hallow Garden Rd	0.06mi	5/2.5	2,112 (0%)	4mo	$336,990	$160	94
2142 Town Pasture Dr	0.12mi	4/3.0 (-1)	2,151 (+2%)	0mo	$415,224	$193	84
2485 Hallow Garden Rd	0.04mi	4/2.5 (-1)	1,874 (-11%)	0mo	$340,792	$182	74
2490 Hallow Garden Rd	0.03mi	4/2.5 (-1)	1,880 (-11%)	4mo	$351,278	$187	72
1507 Willow Garden Loop	0.08mi	4/2.5 (-1)	1,874 (-11%)	5mo	$326,990	$174	68
1931 Pine Meadows Golfcourse Rd	0.19mi	4/2.0 (-1)	1,824 (-14%)	1mo	$328,589	$180	60
1917 Pine Meadows Golfcourse Rd	0.19mi	4/2.0 (-1)	1,824 (-14%)	1mo	$309,869	$170	60
1925 Pine Meadows Golfcourse Rd	0.19mi	4/2.0 (-1)	1,824 (-14%)	2mo	$323,490	$177	60
1940 Pine Meadows Golfcourse Rd	0.67mi	4/3.0 (-1)	2,174 (+3%)	0mo	$329,900	$152	57
1930 Pine Meadows Golfcourse Rd	0.67mi	4/3.0 (-1)	2,174 (+3%)	4mo	$345,900	$159	53
1942 Pine Meadows Golfcourse Rd	0.67mi	4/2.0 (-1)	1,824 (-14%)	1mo	$330,400	$181	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.2% rent growth · sell at horizon

5-year hold

• IRR: -24.1%
• Equity multiple: 0.18×
• Total profit: $-78,890
• Equity at exit: $51,023

10-year hold

• IRR: -18.6%
• Equity multiple: -0.01×
• Total profit: $-97,211
• Equity at exit: $29,587

Cash invested: $95,816 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 50 active · 35 under contract
• Months of supply: 25.0 mo (4%/mo absorbed)
• Median asking: $335,400 ($170/sqft)
• Median days on market: 26 d
• This list price: 44% of active listings are priced below it
• ARV vs active asking: -4.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32726

• Home prices YoY: -21.3%
• Rents YoY: 3.2%
• Active inventory: 456
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,579 high
• Mortgage (P&I): −$1,795
• Tax est. 1.5%: −$428 /mo · $5,133/yr
• Insurance: −$143
• HOA: −$50
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $-377

Break-even live

Break-even rent $3,057

Max offer price $287,610

Occupancy floor —

Sensitivity live

Price	-10% $-141	-5% $-259	+0% $-377	+5% $-496	+10% $-614
Rent	-10% $-581	-5% $-479	+0% $-377	+5% $-275	+10% $-174
Rate	-1.0pp $-205	-0.5pp $-290	base $-377	+0.5pp $-466	+1.0pp $-556

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: $85,550
• Closing costs: $10,266
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2510 Hallow Garden Rd Eustis, FL	4.0	2.5	1880	$2,550	$1.36	119d	1	0.04mi
2510 Hallow Garden Rd Eustis, FL	4.0	2.5	1874	$2,450	$1.31	9d	1	0.04mi
2466 Hallow Garden Rd Eustis, FL	4.0	2.5	1874	$2,550	$1.36	83d	1	0.05mi
2466 Hallow Garden Rd Eustis, FL	4.0	2.5	1874	$2,500	$1.33	9d	1	0.05mi
2470 Hallow Garden Rd Eustis, FL	4.0	2.5	1874	$2,525	$1.35	9d	1	0.06mi
2470 Hallow Garden Rd Eustis, FL	4.0	2.5	1880	$2,600	$1.38	76d	1	0.06mi
2461 Hallow Garden Rd Eustis, FL	4.0	3.0	1880	$2,390	$1.27	7d	1	0.08mi
1491 Willow Garden Loop Eustis, FL	4.0	3.0	2174	$2,600	$1.20	86d	1	0.09mi
1438 Acorn Meadow Loop Eustis, FL	4.0	3.0	1898	$2,100	$1.11	59d	1	0.20mi
1917 Pine Meadows Golf Course Rd Eustis, FL	4.0	2.0	1825	$2,195	$1.20	9d	1	0.20mi
1912 Pine Meadows Golf Course Rd Eustis, FL	4.0	3.0	2174	$2,500	$1.15	29d	1	0.67mi
1912 Pine Meadows Golf Course Rd Eustis, FL	4.0	3.0	2174	$2,600	$1.20	79d	1	0.67mi
1914 Pine Meadows Golf Course Rd Eustis, FL	4.0	3.0	2174	$2,600	$1.20	99d	1	0.67mi

Property features AI

Finance

• Other: Community directions available
• Financial info: Other annual assessment: $1,480Monthly fees: $50; Total annual fees: $600Lease restrictions apply
• HOA & community: HOA managed by Empire Mgmt/Jake DotyMonthly HOA $50 (includes escrow reserves fund and private road)Association approval requiredCommunity amenities: pool, playground, street lightsPets allowed

Exterior

• Parking: Attached 2-car garage (19 x 20) with garage door openerDriveway
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerCable available and connectedElectricity available and connectedUnderground utilities
• Home design: Single family residenceTwo levelsUnder construction (projected completion Oct 31, 2026)Faces northResidential property
• Construction: Block and stucco constructionShingle roofSlab foundationNew construction by Lennar Homes (Builder model: Edison)
• Exterior features: PatioPorchSliding doorsPaved, private lotAsphalt road accessIrrigation equipment

Interior

• Kitchen: DishwasherDisposalMicrowaveRangeRefrigeratorSolid surface countersSolid wood cabinets
• Bedrooms: 5 bedrooms
• Flooring: CarpetCeramic tile
• Bathrooms: 2 full baths1 half bath
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: In-wall pest control systemOpen floor plan with kitchen/family room comboSolid surface countersSolid wood cabinetsThermostatWalk-in closetsThermal windows
• Laundry & utility: Inside laundryWasherDryerInside utility / family room

Listing history 50 events

1. 2026-08-18
   days on market $329,990 Active 81 DOM
2. 2026-08-17
   days on market $329,990 Active 80 DOM
3. 2026-08-16
   days on market $329,990 Active 79 DOM
4. 2026-08-15
   days on market $329,990 Active 78 DOM
5. 2026-08-14
   days on market $329,990 Active 77 DOM
6. 2026-08-13
   days on market $329,990 Active 76 DOM
7. 2026-08-12
   days on market $329,990 Active 75 DOM
8. 2026-08-11
   days on market $329,990 Active 74 DOM
9. 2026-08-10
   days on market $329,990 Active 73 DOM
10. 2026-08-09
    days on market $329,990 Active 72 DOM
11. 2026-08-08
    days on market $329,990 Active 71 DOM
12. 2026-08-06
    days on market $329,990 Active 69 DOM
13. 2026-08-05
    days on market $329,990 Active 68 DOM
14. 2026-08-04
    days on market $329,990 Active 67 DOM
15. 2026-08-03
    days on market $329,990 Active 66 DOM
16. 2026-07-31
    days on market $329,990 Active 63 DOM
17. 2026-07-30
    days on market $329,990 Active 62 DOM
18. 2026-07-30
    days on market $329,990 Active 61 DOM
19. 2026-07-28
    pricedays on market $329,990 Active 60 DOM
20. 2026-07-26
    days on market $327,990 Active 58 DOM
21. 2026-07-24
    days on market $327,990 Active 56 DOM
22. 2026-07-23
    days on market $327,990 Active 55 DOM
23. 2026-07-22
    days on market $327,990 Active 54 DOM
24. 2026-07-21
    days on market $327,990 Active 53 DOM
25. 2026-07-20
    days on market $327,990 Active 52 DOM
26. 2026-07-18
    days on market $327,990 Active 50 DOM
27. 2026-07-18
    days on market $327,990 Active 49 DOM
28. 2026-07-16
    pricedays on market $327,990 Active 48 DOM
29. 2026-07-15
    days on market $331,990 Active 47 DOM
30. 2026-07-14
    pricedays on market $331,990 Active 46 DOM
31. 2026-07-13
    days on market $337,490 Active 45 DOM
32. 2026-07-13
    days on market $337,490 Active 44 DOM
33. 2026-07-11
    days on market $337,490 Active 43 DOM
34. 2026-07-10
    days on market $337,490 Active 42 DOM
35. 2026-07-09
    days on market $337,490 Active 41 DOM
36. 2026-07-07
    days on market $337,490 Active 39 DOM
37. 2026-07-06
    days on market $337,490 Active 38 DOM
38. 2026-07-05
    days on market $337,490 Active 37 DOM
39. 2026-07-03
    days on market $337,490 Active 35 DOM
40. 2026-07-02
    days on market $337,490 Active 34 DOM
41. 2026-07-01
    days on market $337,490 Active 33 DOM
42. 2026-06-30
    days on market $337,490 Active 32 DOM
43. 2026-06-29
    days on market $337,490 Active 31 DOM
44. 2026-06-28
    days on market $337,490 Active 30 DOM
45. 2026-06-27
    days on market $337,490 Active 29 DOM
46. 2026-06-26
    days on market $337,490 Active 28 DOM
47. 2026-06-24
    days on market $337,490 Active 26 DOM
48. 2026-06-22
    pricedays on market $337,490 Active 24 DOM
49. 2026-06-21
    pricedays on market $335,490 Active 23 DOM
50. 2026-06-18
    days on market $340,490 Active 20 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,951
• − Mortgage interest: −$19,169
• − Property taxes: −$5,133
• − Insurance: −$1,711
• − Repairs & maintenance: −$2,476
• − Management: −$2,476
• − HOA: −$600
• − Depreciation: −$9,955
• Taxable loss: −$10,569
• Est. tax savings @ 24.0%: +$2,537
• After-tax cash flow: $-1,991/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.

Condition & rehab AI · 3 photos

Excellent 100/100 None rehab

This new construction home is move-in ready with a modern open-concept layout and high-end finishes, making it ideal for both resale and rental.

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary Eustis Elementary School D FL #1,088/2,144 Nat'l #12,785/41,679 Middle Eustis Middle School D- FL #331/571 Nat'l #5,160/14,009 High Eustis High School F FL #351/667 Nat'l #9,347/17,239

Schools (NCES district)

• District: Lake
• NCES district ID: 1201050
• Math proficiency: 49% ▼ -7.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $46,632
• Composite: 42.05/100
• National rank: #3327
• State rank: #37 of 73 in FL

B Composite livability gradescore 73/100

Livability — Eustis

• Score: 73/100
• State rank: #309
• US rank: #5286

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment C- Housing A+ Health & safety A User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eustis, FL
• County: Lake County · 386,640 people
• City population: 24,715
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 24,715
• Household income: $63,152
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 6% of renters

---

Population outlook (Lake County) Hauer SSP2

• Today (2025): 386,640 people
• By 2030: 417,107 · +7.9%
• By 2040: 476,676 · +23.3%
• By 2050: 531,296 · +37.4%
• By 2075: 648,303 · +67.7%
• By 2100: 698,530 · +80.7%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Black 19% Hispanic / Latino 17% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 4%
• Common ancestry: Hispanic 2% Romanian 2% Lithuanian 2%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 10% French/Haitian/Cajun 3% Other Indo-European 1%

---

Political lean MEDSL · Lake

• 2024 margin: Strong R (+24.7) · D 37.3% · R 62.0%
• 2008→2024 swing: -11.2pp toward R · 2008: -13.5pp · 2024: -24.7pp
• All cycles: 2024: R+24.7 2020: R+20.0 2016: R+23.1 2012: R+17.1 2008: R+13.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.12%
• Current HPI: 325.4692
• Rent YoY: ▲ 3.20%
• Metro: Orlando-Kissimmee-Sanford, 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

Property features AI

Finance

• Other: Community directions available
• Financial info: Other annual assessment: $1,480Monthly fees: $50; Total annual fees: $600Lease restrictions apply
• HOA & community: HOA managed by Empire Mgmt/Jake DotyMonthly HOA $50 (includes escrow reserves fund and private road)Association approval requiredCommunity amenities: pool, playground, street lightsPets allowed

Exterior

• Parking: Attached 2-car garage (19 x 20) with garage door openerDriveway
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerCable available and connectedElectricity available and connectedUnderground utilities
• Home design: Single family residenceTwo levelsUnder construction (projected completion Oct 31, 2026)Faces northResidential property
• Construction: Block and stucco constructionShingle roofSlab foundationNew construction by Lennar Homes (Builder model: Edison)
• Exterior features: PatioPorchSliding doorsPaved, private lotAsphalt road accessIrrigation equipment

Interior

• Kitchen: DishwasherDisposalMicrowaveRangeRefrigeratorSolid surface countersSolid wood cabinets
• Bedrooms: 5 bedrooms
• Flooring: CarpetCeramic tile
• Bathrooms: 2 full baths1 half bath
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: In-wall pest control systemOpen floor plan with kitchen/family room comboSolid surface countersSolid wood cabinetsThermostatWalk-in closetsThermal windows
• Laundry & utility: Inside laundryWasherDryerInside utility / family room

Price history

-0.1% since first listed

12 events — show timeline

• 2026-06-22 Price Changed $337,490 Stellar MLS as Distributed by MLS Grid
• 2026-06-20 Price Changed $337,490 Zillow
• 2026-06-19 Price Changed $335,490 Zillow
• 2026-06-19 Price Changed $335,490 Stellar MLS as Distributed by MLS Grid
• 2026-06-17 Price Changed $340,490 Stellar MLS as Distributed by MLS Grid
• 2026-06-16 Price Changed $340,490 Zillow
• 2026-06-15 Price Changed $337,990 Stellar MLS as Distributed by MLS Grid
• 2026-06-15 Price Changed $337,990 Zillow
• 2026-06-02 Price Changed $332,990 Zillow
• 2026-06-01 Price Changed $332,990 Stellar MLS as Distributed by MLS Grid
• 2026-05-29 Listed $337,990 Stellar MLS as Distributed by MLS Grid
• 2026-05-27 Listed $337,990 Zillow