1605 Rose Ln · Eustis, FL 32726

$64,900

2 bd · 1.0 ba · 720 sqft · SingleFamily · 730 Days on market

Built 1963 3,960 sqft lot ↓ 19% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This house requires total rehab. Some renovation had been started and some unsound flooring already removed. Be careful when entering as there may be more unsound flooring. Enter at own risk. Windows are mostly boarded and electricity is turned off. .. bring your flashlight. Since this house has a crawlspace, reconfiguring the rooms and plumbing would be far easier than if it were on a slab. Seller also owns the house next door. #1603 Rose Lane is listed at $174,900. Consider the possibilities. .. live in one house while renovating the other to use for rental income or for a relative you want to live close by. #1603, a slightly larger two BR one bath home, is in reasonable condition and wou

Key facts

• 3,960 sq ft lot
• Built 1963
• Listed 729 days

Property features AI

Finance

• Other: Lot approximately 0.09 acres; Asphalt public road access; Living area listed from public records
• Financial info: No lease restrictions; Taxes listed (not included per instructions)
• HOA & community: No HOA/association

Exterior

• Parking: Off-street parking
• Security: No security features listed
• Utilities: Public water; Septic tank sewer; Cable available; Electricity connected; Water connected
• Home design: Single family residence; One level; Faces north
• Construction: Block construction; Metal roof; Crawlspace foundation; Built area approximately 760 square feet
• Exterior features: Covered front porch; Other exterior features

Interior

• Kitchen: No kitchen appliances listed
• Bedrooms: 2 bedrooms
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: No interior amenities listed
• Laundry & utility: No laundry facilities

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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-, 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); 311 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 730 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $25k (28%) 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 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 730 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.02% ✓
• Cap rate: 17.18%
• Cash-on-cash: 38.88%
• DSCR: 2.73
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $208,080
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 Cricket Hollow Ln	0.68mi	2/1.0	812 (+13%)	23mo	$235,000	$289	28

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: 35.3%
• Equity multiple: 2.50×
• Total profit: $27,271
• Equity at exit: $9,677

10-year hold

• IRR: 42.2%
• Equity multiple: 5.03×
• Total profit: $73,210
• Equity at exit: $5,611

Cash invested: $18,172 (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: 311
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,313 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $589

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 50%

Sensitivity live

Price	-10% $634	-5% $611	+0% $589	+5% $566	+10% $544
Rent	-10% $485	-5% $537	+0% $589	+5% $641	+10% $693
Rate	-1.0pp $622	-0.5pp $605	base $589	+0.5pp $572	+1.0pp $555

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1147 E McDonald Ave Unit 201 Eustis, FL	1.0	1.0	720	$1,150	$1.60	25d	1	0.41mi
345 N Dewey St Eustis, FL	1.0	1.0	500	$1,325	$2.65	6d	1	0.83mi
218 Floral Ave Apt 2 Eustis, FL	1.0	1.0	674	$895	$1.33	23d	1	0.85mi
77 Wildwood Ln Eustis, FL	2.0	1.0	720	$1,197	$1.66	25d	1	1.32mi
195 Mae St Unit B Eustis, FL	1.0	1.0	350	$1,350	$3.86	4d	1	1.33mi

Listing history 29 events

1. 2026-06-21
   days on market $64,900 Active 730 DOM
2. 2026-06-18
   days on market $64,900 Active 727 DOM
3. 2026-06-17
   days on market $64,900 Active 726 DOM
4. 2026-06-16
   days on market $64,900 Active 725 DOM
5. 2026-06-15
   days on market $64,900 Active 724 DOM
6. 2026-06-13
   days on market $64,900 Active 722 DOM
7. 2026-06-09
   days on market $64,900 Active 718 DOM
8. 2026-06-08
   days on market $64,900 Active 717 DOM
9. 2026-06-07
   days on market $64,900 Active 716 DOM
10. 2026-06-04
    days on market $64,900 Active 713 DOM
11. 2026-06-03
    days on market $64,900 Active 712 DOM
12. 2026-06-02
    days on market $64,900 Active 711 DOM
13. 2026-06-02
    days on market $64,900 Active 710 DOM
14. 2026-05-31
    days on market $64,900 Active 709 DOM
15. 2026-01-30
    price $64,900
16. 2025-06-27
    price $74,900
17. 2024-06-21
    listed $89,900 Active
18. 2024-01-20
    historical
19. 2023-10-03
    status Active
20. 2023-08-19
    status Pending
21. 2023-04-04
    status Active
22. 2023-03-30
    status Pending
23. 2023-01-20
    listed $79,900 Active
24. 2022-12-03
    historical
25. 2022-11-12
    status Active
26. 2022-10-13
    status Pending
27. 2022-06-23
    status Active
28. 2022-06-20
    status Pending
29. 2022-06-01
    listed $79,900 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $15,757
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$1,888
• Taxable income: $6,415
• Est. tax owed @ 24.0%: −$1,539
• After-tax cash flow: $5,526/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

• 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

-18.8% since first listed

15 events — show timeline

• 2026-01-30 Price Changed $64,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-27 Price Changed $74,900 Stellar MLS as Distributed by MLS Grid
• 2024-06-21 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 2024-01-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-10-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-08-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-04-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-03-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-01-20 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2022-12-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-11-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-10-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-06-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-06-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-06-01 Listed $79,900 Stellar MLS as Distributed by MLS Grid