2870 Alameda Del Norte · Eustis, FL 32726

$200,000

3 bd · 2.0 ba · 2,258 sqft · SingleFamily public records · 1 Days on market

Built 1992 0.46 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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.1/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Always longed for a mountain retreat? It's as close as can be! This wonderful spacious log home pool home on a shady tree-filled lot will delight you! Truly unique with lots of upgrades!Wonderful cedar log home! Wait till you see the master suite! Amazing customized closet (5K!) by California Closets! Private balcony off master suite overlooking screened deck and pool area! This pool shatters all your preconceived notions about above ground pools! Quality all the way, and the brick pavers go entirely beneath in case new owners do not wish to have a pool. Underground plumbing for quiet control! Great utility shed adjacent. Woodsy hilly lot feels like the mountains! Wired for surround sound! 25' ceilings in great room! French doors! 25x27 screened deck! Awesome! Small office space in loft area with wiring for 3 phone lines! Vacant and ready to move in! Priced to sell quickly! AND. .. .in addition to lake access close by, seller owns more property on E. Crooked Lake and will provide new owners with conditional use of beachfront!

Key facts

• 0.46 acre lot
• 2 garage spots
• Built 1992

Property features AI

Finance

• Other: Lot size approximately 0.46 acres (0.25–0.5 acre range)
• Financial info: No lease restrictions; Annual tax noted (2025)
• HOA & community: No HOA association indicated

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Well water; Septic tank; Public utilities available
• Home design: Single family residence; Residential property; Two levels; Faces east; Fixer condition; Homestead exempt
• Construction: Cedar construction; Shingle roof; Slab foundation; Built area about 2,928 total; living area about 2,258
• Exterior features: Exterior lighting; Asphalt paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; High ceilings; Thermostat; Wood-burning fireplace
• Laundry & utility: Laundry room inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 8.4% 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: Rents rising (+3.2%/yr); 305 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 42% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.70%
• DSCR: 1.34
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $501,276
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2209 Dogwood Cir	0.68mi	3/2.0	2,029 (-10%)	9mo	$450,000	$222	44
3213 Victoria Ln	0.65mi	4/2.0 (+1)	2,213 (-2%)	22mo	$455,000	$206	43

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-9,031
• Equity at exit: $29,821

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $23,630
• Equity at exit: $17,292

Cash invested: $56,000 (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 32726

• Home prices YoY: -21.3%
• Rents YoY: 3.2%
• Active inventory: 305
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,225 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$266 /mo · $3,192/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $359

Break-even live

Break-even rent $1,770

Max offer price $200,000

Occupancy floor 79%

Sensitivity live

Price	-10% $473	-5% $416	+0% $359	+5% $303	+10% $246
Rent	-10% $184	-5% $271	+0% $359	+5% $447	+10% $535
Rate	-1.0pp $460	-0.5pp $410	base $359	+0.5pp $308	+1.0pp $255

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2486 W Moonlight Ln Eustis, FL	3.0	2.0	1651	$1,250	$0.76	4d	1	0.38mi
1625 Abrams Rd Eustis, FL	4.0	2.5	2140	$3,700	$1.73	3d	1	0.81mi
812 Northside Dr Mount Dora, FL	3.0	2.5	2371	$2,800	$1.18	24d	1	0.87mi
1064 Remington Ave Eustis, FL	3.0	2.0	1605	$2,080	$1.30	3d	1	1.10mi
1401 E Crooked Lake Dr Eustis, FL	3.0	2.0	1710	$1,750	$1.02	4d	1	1.20mi
1115 Lake Nettie Dr Eustis, FL	3.0	2.0	1756	$2,200	$1.25	18d	1	1.25mi
932 Vanderbilt Dr Eustis, FL	3.0	2.0	1855	$2,115	$1.14	4d	1	1.28mi

Listing history 2 events

1. 2026-06-13
   remarks 95-char remark
2. 2026-06-13
   listed $200,000 Pending 1 DOM

ⓘ 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: $3,192 · $266/mo
• Projected year-2 tax: $3,192 · $266/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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: $26,696
• − Mortgage interest: −$11,203
• − Property taxes: −$3,192
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,136
• − Management: −$2,136
• − Depreciation: −$5,818
• Taxable income: $1,211
• Est. tax owed @ 24.0%: −$291
• After-tax cash flow: $4,021/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

• County: Lake County · 364,602 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: 584.0

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

Price history

+49.0% since first listed

6 events — show timeline

• 2026-06-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-06-11 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2004-11-23 Sold (Public Records) $250,000 Public Records
• 2004-11-18 Sold (MLS) $250,000 Stellar MLS as Distributed by MLS Grid
• 2004-08-16 Listed $269,900 Stellar MLS as Distributed by MLS Grid
• 1998-06-24 Sold (Public Records) $134,200 Public Records

Property tax history

+1.9%/yr

Latest (2025): $3,192 · +2.5% YoY. Source: county tax records.