36101 Mattawan Dr · Eustis, FL 32736

$219,900

3 bd · 2.0 ba · 1,389 sqft · SingleFamily public records · 133 Days on market

Built 2013 0.38 ac lot

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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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.6/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your toys! Built in 2013 this concrete block constructed 3 bed/2 bath is situated on a . 38 acre fenced lot with NO HOA. Open floor plan, great for entertaining, features vaulted ceilings and sliding glass doors which lead to back porch and patio areas. Lots of storage with interior laundry room, attached two garage; two 8’x10’ sheds and “she shed” with electric. County taxes and easy access to SR 429 and SR 46. Call to see today!

Key facts

• Screened porch
• Expansive backyard
• Vaulted ceilings

Tags

• TREE SHADED LOT
• SCREENED PORCH
• EXPANSIVE BACKYARD
• MULTIPLE LIVING SPACES
• VAULTED CEILINGS

Property features AI

Finance

• Other: Zoning: RP
• Financial info: No lease restrictions
• HOA & community: No association; Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Well water; Septic tank; Private utilities
• Home design: Single family residence; One story; Faces west
• Construction: Stucco construction; Shingle roof; Slab foundation; Built on a 0.38-acre lot (approximately 118 x 140)
• Exterior features: Enclosed rear porch; Sliding doors; Dirt road access

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Sliding doors
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.5% in Eustis — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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-, schools D+, amenities 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.
• Market conditions: 191 active listings in the ZIP; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 133 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $65k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.35%
• DSCR: 1.19
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-21,319
• Equity at exit: $32,788

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $134
• Equity at exit: $19,013

Cash invested: $61,572 (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 32736

• Home prices YoY: -13.4%
• Active inventory: 191
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,331 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$374 /mo · $4,485/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $223

Break-even live

Break-even rent $2,049

Max offer price $219,900

Occupancy floor 85%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $219,900 Active 133 DOM
2. 2026-06-17
   days on market $219,900 Active 132 DOM
3. 2026-06-16
   days on market $219,900 Active 131 DOM
4. 2026-06-15
   days on market $219,900 Active 130 DOM
5. 2026-06-13
   days on market $219,900 Active 128 DOM
6. 2026-06-09
   days on market $219,900 Active 124 DOM
7. 2026-06-08
   days on market $219,900 Active 123 DOM
8. 2026-06-07
   days on market $219,900 Active 122 DOM
9. 2026-06-04
   pricedays on market $219,900 Active 119 DOM
10. 2026-06-03
    days on market $229,900 Active 118 DOM
11. 2026-06-02
    days on market $229,900 Active 117 DOM
12. 2026-06-02
    days on market $229,900 Active 116 DOM
13. 2026-05-31
    days on market $229,900 Active 115 DOM
14. 2026-04-25
    price $229,900
15. 2026-03-15
    price $269,900
16. 2026-02-04
    listed $284,900 Active
17. 2025-08-29
    soldstatus $249,759
18. 2022-03-03
    soldstatus $300,000
19. 2022-02-24
    soldstatus $300,000 Closed 464-char remark

    Show marketing remark (464 chars)

    Bring your toys! Built in 2013 this concrete block constructed 3 bed/2 bath is situated on a . 38 acre fenced lot with NO HOA. Open floor plan, great for entertaining, features vaulted ceilings and sliding glass doors which lead to back porch and patio areas. Lots of storage with interior laundry room, attached two garage; two 8’x10’ sheds and “she shed” with electric. County taxes and easy access to SR 429 and SR 46. Call to see today!

20. 2022-02-03
    price $2,080
21. 2022-01-19
    status Pending 464-char remark

    Show marketing remark (464 chars)

    Bring your toys! Built in 2013 this concrete block constructed 3 bed/2 bath is situated on a . 38 acre fenced lot with NO HOA. Open floor plan, great for entertaining, features vaulted ceilings and sliding glass doors which lead to back porch and patio areas. Lots of storage with interior laundry room, attached two garage; two 8’x10’ sheds and “she shed” with electric. County taxes and easy access to SR 429 and SR 46. Call to see today!

22. 2021-12-20
    listed $289,900 Active 464-char remark

    Show marketing remark (464 chars)

    Bring your toys! Built in 2013 this concrete block constructed 3 bed/2 bath is situated on a . 38 acre fenced lot with NO HOA. Open floor plan, great for entertaining, features vaulted ceilings and sliding glass doors which lead to back porch and patio areas. Lots of storage with interior laundry room, attached two garage; two 8’x10’ sheds and “she shed” with electric. County taxes and easy access to SR 429 and SR 46. Call to see today!

23. 2013-07-05
    soldstatus $115,000 269-char remark

    Show marketing remark (269 chars)

    NEW CONSTRUCTION! Looking for a great value? Here it is! Roomy 3 bed/2 bath with open floor plan, vaulted ceilings and ceramic tile flooring. Concrete block construction with 30 year architectural shingle roof and a one-year builder's warranty. Call for more details!

24. 2013-06-15
    listed $115,000 269-char remark

    Show marketing remark (269 chars)

    NEW CONSTRUCTION! Looking for a great value? Here it is! Roomy 3 bed/2 bath with open floor plan, vaulted ceilings and ceramic tile flooring. Concrete block construction with 30 year architectural shingle roof and a one-year builder's warranty. Call for more details!

25. 2009-08-24
    soldstatus $173,200
26. 2005-06-06
    soldstatus $220,000

ⓘ 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: $4,485 · $374/mo
• Projected year-2 tax: $4,485 · $374/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 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,977
• − Mortgage interest: −$12,318
• − Property taxes: −$4,485
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,238
• − Management: −$2,238
• − Depreciation: −$6,397
• Taxable loss: −$799
• Est. tax savings @ 24.0%: +$192
• After-tax cash flow: $2,871/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: 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

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

• City population: 24,715
• Population (ZIP): 11,582

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: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 7% Two or more races 7% Black 4% Native American 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Italian 4% Iranian 2% Slovak 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -52.56%
• Current HPI: 340.3233
• Rent YoY: —
• Metro: —
• 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

+4.5% since first listed

13 events — show timeline

• 2026-04-25 Price Changed $229,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-15 Price Changed $269,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-04 Listed $284,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-29 Sold (Public Records) $249,759 Public Records
• 2022-03-03 Sold (Public Records) $300,000 Public Records
• 2022-02-24 Sold (MLS) $300,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-03 Price Changed $2,080 RENT.
• 2022-01-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-20 Listed $289,900 Stellar MLS as Distributed by MLS Grid
• 2013-07-05 Sold (MLS) $115,000 Stellar MLS as Distributed by MLS Grid
• 2013-06-15 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2009-08-24 Sold (Public Records) $173,200 Public Records
• 2005-06-06 Sold (Public Records) $220,000 Public Records

Property tax history

+26.8%/yr

Latest (2025): $4,485 · +6.4% YoY. Source: county tax records.