2470 Hallow Garden Rd · Eustis, FL 32726

$304,990

4 bd · 2.5 ba · 1,874 sqft · SingleFamily · 4 Days on market

Built 2026 Good condition 4,356 sqft lot $50/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +7.7/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 1% rule +2.4/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. This expansive two-story Columbus has a well-designed layout, featuring a first floor dedicated to shared living and entertaining. The open concept design seamlessly connects the kitchen, dining room and family room, with a patio extending the interior space outdoors. Upstairs, a spacious loft separates the three secondary bedrooms from the serene owner's suite. Completing the home is a convenient two-car garage. Pine Meadows is a masterplan community of new single-family homes with a lovely back to nature feel. Nearby you will find Pine Meadows conservation area. Close to Woodland Center Shopping Mall. Conveniently located near UF Health, Advent Health, Orlando Health.

Key facts

• Conservation area
• Masterplan community
• Open concept design

Tags

• OPEN CONCEPT DESIGN
• PATIO
• SPACIOUS LOFT
• MASTERPLAN COMMUNITY
• CONSERVATION AREA

🏗️ New construction. The $304,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $339,194.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $305k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-399 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (17.2% below list).
• Recommended offer: $253k (17.2% 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 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); 305 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• At $2,525/mo this rent would consume 48% of the median local household income ($63k/yr) (locally 584% of renters already pay >50% of income on rent) — 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $252,516 (17.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.74% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.04%
• DSCR: 0.78
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $339,194
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2490 Hallow Garden Rd	0.05mi	4/2.5	1,880 (+0%)	1mo	$351,278	$187	96
1507 Willow Garden Loop	0.13mi	4/2.5	1,874 (0%)	2mo	$326,990	$174	92
1313 Acorn Meadow Loop	0.11mi	4/2.5	1,874 (0%)	13mo	$339,990	$181	84
1455 Acorn Meadow Loop	0.19mi	4/2.5	1,874 (0%)	9mo	$346,440	$185	84
1427 Acorn Meadow Loop	0.23mi	4/2.5	1,874 (0%)	11mo	$334,490	$178	80
1409 Acorn Meadow Loop	0.27mi	4/2.5	1,874 (0%)	12mo	$339,990	$181	78
2494 Hallow Garden Rd	0.01mi	5/2.5 (+1)	2,112 (+13%)	1mo	$336,990	$160	73
1014 Pine Tree Dr	0.60mi	3/2.0 (-1)	1,827 (-2%)	6mo	$339,900	$186	56
1439 Acorn Meadow Loop	0.21mi	5/2.5 (+1)	2,112 (+13%)	10mo	$355,640	$168	56
1345 Acorn Meadow Loop	0.17mi	5/2.5 (+1)	2,112 (+13%)	13mo	$352,490	$167	55
1393 Acorn Meadow Loop	0.25mi	5/2.5 (+1)	2,112 (+13%)	11mo	$334,890	$159	53
37207 Oak Ln	0.65mi	3/3.0 (-1)	2,060 (+10%)	12mo	$375,000	$182	36

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: -24.6%
• Equity multiple: 0.16×
• Total profit: $-79,812
• Equity at exit: $50,575

10-year hold

• IRR: -19.6%
• Equity multiple: -0.05×
• Total profit: $-99,862
• Equity at exit: $29,327

Cash invested: $94,974 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,525 medium
• Mortgage (P&I): −$1,779
• Tax est. 1.5%: −$424 /mo · $5,088/yr
• Insurance: −$141
• HOA: −$50
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $-399

Break-even live

Break-even rent $3,030

Max offer price $281,427

Occupancy floor —

Sensitivity live

Price	-10% $-165	-5% $-282	+0% $-399	+5% $-516	+10% $-634
Rent	-10% $-599	-5% $-499	+0% $-399	+5% $-299	+10% $-200
Rate	-1.0pp $-228	-0.5pp $-313	base $-399	+0.5pp $-487	+1.0pp $-577

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: $84,798
• Closing costs: $10,176
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2486 Hallow Garden Rd Eustis, FL	3.0	2.0	1429	$2,400	$1.68	4d	1	0.01mi
2510 Hallow Garden Rd Eustis, FL	4.0	2.5	1880	$2,550	$1.36	24d	1	0.11mi
1914 Pine Meadows Golf Course Rd Eustis, FL	4.0	3.0	2174	$2,600	$1.20	4d	1	0.69mi
612 Kensington St Eustis, FL	3.0	1.5	1400	$1,900	$1.36	24d	1	1.49mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 2 events

1. 2026-04-26
   status Pending
2. 2026-04-22
   listed $304,990 Active

ⓘ 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: $30,302
• − Mortgage interest: −$19,000
• − Property taxes: −$5,088
• − Insurance: −$1,696
• − Repairs & maintenance: −$2,424
• − Management: −$2,424
• − HOA: −$600
• − Depreciation: −$9,867
• Taxable loss: −$10,798
• Est. tax savings @ 24.0%: +$2,591
• After-tax cash flow: $-2,199/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 · 6 photos

Good 80/100 None rehab

This under-construction home is in good condition with a modern design and well-maintained exterior. It has the potential to be a move-in-ready property with minor updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers.
• Both Upgrading the flooring in the kitchen and bathrooms — Modern flooring can improve the overall look and feel of the home.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers.
• Both Upgrading the bathroom fixtures — Modern fixtures can make the bathroom more functional and appealing to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers. ↑
• Both Upgrading the flooring in the kitchen and bathrooms — Modern flooring can improve the overall look and feel of the home. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers. ↑
• Both Upgrading the bathroom fixtures — Modern fixtures can make the bathroom more functional and appealing to potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Eustis, FL
• 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

2 events — show timeline

• 2026-04-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Listed $304,990 Stellar MLS as Distributed by MLS Grid