1942 Pine Meadows Golfcourse Unit R · Eustis, FL 32726

$312,400

4 bd · 2.0 ba · 1,824 sqft · SingleFamily · 38 Days on market

Built 2026 Good condition 2-car garage $171/sqft · 8% below area Est $339k · 8% under

---

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).

• ARV discount +11.1/15.0
• Cash flow +10.2/30.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This new single-story home is a modern take on a classic design. Down the foyer is a spacious and open-plan family room which has direct access to the cozy dining room, well-equipped kitchen and attached patio, perfect for everyday living. In a private corner is the owner's suite with a convenient adjoining bathroom, while on the opposite side of the home are three secondary bedrooms to offer restful retreats.

Key facts

• Adjoining bathroom
• Owner's suite
• Single-story home

Tags

• SINGLE-STORY HOME
• OPEN-PLAN FAMILY ROOM
• WELL-EQUIPPED KITCHEN
• ATTACHED PATIO
• OWNER'S SUITE
• ADJOINING BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $312k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (19.7% below list).
• Recommended offer: $251k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.0% 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-, 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 Heights Elementary School (math 49% / reading 42%, grade D-, #1,247 of 2,144 statewide, top 59%, 676 students, 69% 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); 527 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 75d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $2,508/mo this rent would consume 48% 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 $9k 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 38 days — a 3% lower offer ($303k) is reasonable based on typical stale-listing flexibility.

Recommended offer $250,846 (19.7% 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 38 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.80% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.43%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $339,356
• List price: $312,400
• Delta: -7.94%
• 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
1947 Pine Meadows Golfcourse Rd	0.60mi	4/2.0	1,824 (0%)	0mo	$302,450	$166	72
1933 Pine Meadows Golfcourse Rd	0.60mi	4/2.0	1,824 (0%)	1mo	$312,450	$171	71
1935 Pine Meadows Golfcourse Rd	0.60mi	4/2.0	1,824 (0%)	1mo	$323,723	$177	71
1948 Pine Meadows Golfcourse Rd	0.74mi	4/2.0	1,824 (0%)	0mo	$329,042	$180	66
1952 Pine Meadows Golfcourse Rd	0.74mi	4/2.0	1,824 (0%)	0mo	$321,295	$176	65
1956 Pine Meadows Golfcourse Rd	0.74mi	4/2.0	1,824 (0%)	0mo	$299,950	$164	65
1531 Willow Garden Loop	0.60mi	4/2.5	1,874 (+3%)	1mo	$319,000	$170	64
2493 Hallow Garden Rd	0.67mi	4/2.5	1,874 (+3%)	0mo	$340,590	$182	62
1564 Willow Garden Loop	0.69mi	4/2.5	1,874 (+3%)	0mo	$329,042	$176	61
2473 Hallow Garden Rd	0.68mi	4/2.5	1,874 (+3%)	0mo	$310,890	$166	61
2501 Hallow Garden Rd	0.67mi	4/2.5	1,874 (+3%)	1mo	$320,240	$171	61
2485 Hallow Garden Rd	0.68mi	4/2.5	1,874 (+3%)	2mo	$340,792	$182	60

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: -20.1%
• Equity multiple: 0.30×
• Total profit: $-61,367
• Equity at exit: $46,580

10-year hold

• IRR: -12.6%
• Equity multiple: 0.25×
• Total profit: $-65,736
• Equity at exit: $27,011

Cash invested: $87,472 (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: 68 active · 51 under contract
• Months of supply: 14.1 mo (7%/mo absorbed)
• Median asking: $329,290 ($168/sqft)
• Median days on market: 25 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: +11.0% above 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: 527
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,508 high
• Mortgage (P&I): −$1,638
• Tax est. 1.5%: −$390 /mo · $4,686/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $-177

Break-even live

Break-even rent $2,733

Max offer price $286,753

Occupancy floor —

Sensitivity live

Price	-10% $39	-5% $-69	+0% $-177	+5% $-285	+10% $-393
Rent	-10% $-375	-5% $-276	+0% $-177	+5% $-78	+10% $21
Rate	-1.0pp $-20	-0.5pp $-98	base $-177	+0.5pp $-258	+1.0pp $-341

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: $78,100
• Closing costs: $9,372
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1912 Pine Meadows Golf Course Rd Eustis, FL	4.0	3.0	2174	$2,500	$1.15	10d	1	0.01mi
1912 Pine Meadows Golf Course Rd Eustis, FL	4.0	3.0	2174	$2,600	$1.20	124d	1	0.01mi
1914 Pine Meadows Golf Course Rd Eustis, FL	4.0	3.0	2174	$2,600	$1.20	145d	1	0.01mi
1438 Acorn Meadow Loop Eustis, FL	4.0	3.0	1898	$2,100	$1.11	105d	1	0.48mi
1491 Willow Garden Loop Eustis, FL	4.0	3.0	2174	$2,600	$1.20	131d	1	0.61mi
2510 Hallow Garden Rd Eustis, FL	4.0	2.5	1874	$2,450	$1.31	10d	1	0.65mi
2510 Hallow Garden Rd Eustis, FL	4.0	2.5	1880	$2,550	$1.36	164d	1	0.65mi
2501 Hallow Garden Rd Eustis, FL	4.0	2.5	1874	$2,150	$1.15	10d	1	0.68mi
2466 Hallow Garden Rd Eustis, FL	4.0	2.5	1874	$2,550	$1.36	129d	1	0.68mi
2466 Hallow Garden Rd Eustis, FL	4.0	2.5	1874	$2,500	$1.33	3d	1	0.68mi
2470 Hallow Garden Rd Eustis, FL	4.0	2.5	1874	$2,525	$1.35	10d	1	0.69mi
2470 Hallow Garden Rd Eustis, FL	4.0	2.5	1880	$2,600	$1.38	121d	1	0.69mi
2486 Hallow Garden Rd Eustis, FL	3.0	2.0	1429	$2,350	$1.64	134d	1	0.69mi
2461 Hallow Garden Rd Eustis, FL	4.0	2.5	1880	$2,300	$1.22	10d	1	0.70mi
1580 Willow Garden Loop Eustis, FL	3.0	2.0	1429	$2,350	$1.64	3d	1	0.70mi
1580 Willow Garden Loop Eustis, FL	3.0	2.0	1429	$2,350	$1.64	109d	1	0.70mi
1917 Pine Meadows Golf Course Rd Eustis, FL	4.0	2.0	1825	$1,940	$1.06	10d	1	0.81mi
37350 Turner Dr Umatilla, FL	3.0	2.0	1530	$2,200	$1.44	10d	1	0.87mi
1433 Osprey Ridge Dr Eustis, FL	4.0	2.0	1932	$2,281	$1.18	75d	1	1.38mi

Property features AI

Finance

• Financial info: List price $309,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Celeste plan
• Construction: Built/listed 2026
• Exterior features: Located on Pine Meadows Golf Course

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 baths (both full)
• Interior features: Spec home (new construction)

Listing history 24 events

1. 2026-07-02
   days on market $312,400 Active 38 DOM
2. 2026-07-01
   days on market $312,400 Active 37 DOM
3. 2026-06-30
   days on market $312,400 Active 36 DOM
4. 2026-06-29
   days on market $312,400 Active 35 DOM
5. 2026-06-28
   days on market $312,400 Active 34 DOM
6. 2026-06-27
   days on market $312,400 Active 33 DOM
7. 2026-06-26
   days on market $312,400 Active 32 DOM
8. 2026-06-24
   days on market $312,400 Active 30 DOM
9. 2026-06-22
   days on market $312,400 Active 28 DOM
10. 2026-06-21
    pricedays on market $312,400 Active 27 DOM
11. 2026-06-18
    days on market $317,400 Active 24 DOM
12. 2026-06-17
    pricedays on market $317,400 Active 23 DOM
13. 2026-06-16
    days on market $314,900 Active 22 DOM
14. 2026-06-15
    price $314,900 Active 21 DOM
15. 2026-06-15
    days on market $309,900 Active 21 DOM
16. 2026-06-13
    days on market $309,900 Active 19 DOM
17. 2026-06-09
    days on market $309,900 Active 15 DOM
18. 2026-06-08
    days on market $309,900 Active 14 DOM
19. 2026-06-07
    days on market $309,900 Active 13 DOM
20. 2026-06-04
    days on market $309,900 Active 10 DOM
21. 2026-06-03
    days on market $309,900 Active 9 DOM
22. 2026-06-02
    pricedays on market $309,900 Active 8 DOM
23. 2026-06-02
    days on market $314,900 Active 7 DOM
24. 2026-05-31
    days on market $314,900 Active 6 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: $30,102
• − Mortgage interest: −$17,499
• − Property taxes: −$4,686
• − Insurance: −$1,562
• − Repairs & maintenance: −$2,408
• − Management: −$2,408
• − Depreciation: −$9,088
• Taxable loss: −$7,550
• Est. tax savings @ 24.0%: +$1,812
• After-tax cash flow: $-315/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 · 17 photos

Good 80/100 Cosmetic rehab Est. rehab $9,120–$27,360 screening

This modern single-story home is in good condition with a fresh, updated look. Minor exterior and interior touch-ups would enhance its curb appeal and value.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal ↑
• Resale Paint interior trim — Freshens the interior look ↑
• Both Replace countertops — Modernizes the kitchen and adds value ↑
• Both Install smart home features — Improves functionality and appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Eustis Heights Elementary School D- FL #1,247/2,144 Nat'l #15,746/41,679 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%
• 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

• Financial info: List price $309,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Celeste plan
• Construction: Built/listed 2026
• Exterior features: Located on Pine Meadows Golf Course

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 baths (both full)
• Interior features: Spec home (new construction)