1605 Rose Ln · Eustis, FL 32726

$64,900

2 bd · 1.0 ba · 720 sqft · SingleFamily · 824 Days on market

Built 1963 Poor condition 3,960 sqft lot $90/sqft · 63% below area ↓ 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 +1.0/5.0
• 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.

Key facts

• 3,960 sq ft lot
• Built 1963
• Listed 823 days

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $529 ($6k/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 16.1% vs local median 4.3% 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); 456 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 68d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% 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).

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 824 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 824 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.91% ✓
• Cap rate: 16.07%
• Cash-on-cash: 34.91%
• DSCR: 2.55
• GRM: 4.4

CMA / ARV

• ARV (median comp): $173,187
• List price: $64,900
• Delta: -62.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2024 Dixie Ave	0.33mi	1/1.0 (-1)	801 (+11%)	1mo	$118,000	$147	60
2011 Bates Ave	0.29mi	2/1.0	680 (-6%)	31mo	$100,000	$147	57
2204 Suanee Ave	0.43mi	3/1.0 (+1)	864 (+20%)	2mo	$205,000	$237	49
507 Ohio Blvd	0.78mi	2/1.0	736 (+2%)	28mo	$180,000	$245	41
402 Cardinal Dr	0.35mi	2/1.0	600 (-17%)	27mo	$175,000	$292	39
503 Ohio Blvd	0.77mi	2/1.0	768 (+7%)	23mo	$225,900	$294	35
3150 E County Road 44	0.88mi	1/1.0 (-1)	698 (-3%)	32mo	$205,000	$294	35
708 Cricket Hollow Ln	0.68mi	2/1.0	812 (+13%)	26mo	$235,000	$289	27
105 Cricket Hollow Ln	0.74mi	2/1.0	800 (+11%)	30mo	$227,000	$284	27
315 Palm Ave	1.34mi	2/1.5	872 (+21%)	23mo	$207,000	$237	19
1210 Monterey Dr	1.36mi	2/2.0	837 (+16%)	21mo	$199,500	$238	19
406 Haselton St	0.70mi	3/1.0 (+1)	864 (+20%)	24mo	$145,900	$169	18

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: 30.7%
• Equity multiple: 2.29×
• Total profit: $23,418
• Equity at exit: $9,677

10-year hold

• IRR: 38.0%
• Equity multiple: 4.57×
• Total profit: $64,847
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 3 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $141,500 ($220/sqft)
• Median days on market: 14 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +9.1% vs 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: 456
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,237 high
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $529

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 52%

Sensitivity live

Price	-10% $573	-5% $551	+0% $529	+5% $506	+10% $484
Rent	-10% $431	-5% $480	+0% $529	+5% $577	+10% $626
Rate	-1.0pp $561	-0.5pp $545	base $529	+0.5pp $512	+1.0pp $495

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	119d	1	0.41mi
1147 E McDonald Ave Unit 202 Eustis, FL	1.0	1.0	720	$1,150	$1.60	42d	1	0.41mi
1002 E McDonald Ave Unit 4 Eustis, FL	2.0	1.0	500	$1,000	$2.00	42d	1	0.49mi
1002 E McDonald Ave #3 Eustis, FL	2.0	1.0	500	$1,000	$2.00	29d	1	0.49mi
527 Hill St Unit B Eustis, FL	1.0	1.0	480	$750	$1.56	27d	1	0.77mi
510 E Orange Ave Eustis, FL	1.0	1.0	700	$1,195	$1.71	67d	1	0.81mi
345 N Dewey St Eustis, FL	1.0	1.0	520	$1,362	$2.62	74d	2	0.83mi
218 Floral Ave Apt 2 Eustis, FL	1.0	1.0	674	$895	$1.33	117d	1	0.85mi
346 N Dewey St Eustis, FL	2.0	1.0	660	$1,425	$2.16	82d	1	0.86mi
77 Wildwood Ln Eustis, FL	2.0	1.0	720	$1,150	$1.60	83d	1	1.32mi
195 Mae St Unit B Eustis, FL	1.0	1.0	350	$1,300	$3.71	29d	1	1.33mi

Property features AI

Finance

• Other: Lot approximately 0.09 acresAsphalt public road accessLiving area listed from public records
• Financial info: No lease restrictionsTaxes listed (not included per instructions)
• HOA & community: No HOA/association

Exterior

• Parking: Off-street parking
• Security: No security features listed
• Utilities: Public waterSeptic tank sewerCable availableElectricity connectedWater connected
• Home design: Single family residenceOne levelFaces north
• Construction: Block constructionMetal roofCrawlspace foundationBuilt area approximately 760 square feet
• Exterior features: Covered front porchOther exterior features

Interior

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

Listing history 50 events

1. 2026-09-23
   days on market $64,900 Active 824 DOM
2. 2026-09-22
   days on market $64,900 Active 823 DOM
3. 2026-09-21
   days on market $64,900 Active 822 DOM
4. 2026-09-20
   days on market $64,900 Active 821 DOM
5. 2026-09-19
   days on market $64,900 Active 820 DOM
6. 2026-09-18
   days on market $64,900 Active 819 DOM
7. 2026-09-17
   days on market $64,900 Active 818 DOM
8. 2026-09-16
   days on market $64,900 Active 817 DOM
9. 2026-09-15
   days on market $64,900 Active 816 DOM
10. 2026-09-14
    days on market $64,900 Active 815 DOM
11. 2026-09-13
    days on market $64,900 Active 814 DOM
12. 2026-09-12
    days on market $64,900 Active 813 DOM
13. 2026-09-11
    days on market $64,900 Active 812 DOM
14. 2026-09-05
    days on market $64,900 Active 806 DOM
15. 2026-09-04
    days on market $64,900 Active 805 DOM
16. 2026-09-03
    days on market $64,900 Active 804 DOM
17. 2026-08-31
    days on market $64,900 Active 801 DOM
18. 2026-08-30
    days on market $64,900 Active 800 DOM
19. 2026-08-29
    days on market $64,900 Active 799 DOM
20. 2026-08-28
    days on market $64,900 Active 798 DOM
21. 2026-08-27
    days on market $64,900 Active 797 DOM
22. 2026-08-25
    days on market $64,900 Active 795 DOM
23. 2026-08-24
    days on market $64,900 Active 794 DOM
24. 2026-08-22
    days on market $64,900 Active 792 DOM
25. 2026-08-21
    days on market $64,900 Active 791 DOM
26. 2026-08-20
    days on market $64,900 Active 790 DOM
27. 2026-08-19
    days on market $64,900 Active 789 DOM
28. 2026-08-18
    days on market $64,900 Active 788 DOM
29. 2026-08-17
    days on market $64,900 Active 787 DOM
30. 2026-08-16
    days on market $64,900 Active 786 DOM
31. 2026-08-15
    days on market $64,900 Active 785 DOM
32. 2026-08-14
    days on market $64,900 Active 784 DOM
33. 2026-08-13
    days on market $64,900 Active 783 DOM
34. 2026-08-12
    days on market $64,900 Active 782 DOM
35. 2026-08-11
    days on market $64,900 Active 781 DOM
36. 2026-08-10
    days on market $64,900 Active 780 DOM
37. 2026-08-09
    days on market $64,900 Active 779 DOM
38. 2026-08-08
    days on market $64,900 Active 778 DOM
39. 2026-08-06
    days on market $64,900 Active 776 DOM
40. 2026-08-05
    days on market $64,900 Active 775 DOM
41. 2026-08-04
    days on market $64,900 Active 774 DOM
42. 2026-08-03
    days on market $64,900 Active 773 DOM
43. 2026-07-31
    days on market $64,900 Active 770 DOM
44. 2026-07-30
    days on market $64,900 Active 769 DOM
45. 2026-07-30
    days on market $64,900 Active 768 DOM
46. 2026-07-28
    days on market $64,900 Active 767 DOM
47. 2026-07-26
    days on market $64,900 Active 765 DOM
48. 2026-07-24
    days on market $64,900 Active 763 DOM
49. 2026-07-23
    days on market $64,900 Active 762 DOM
50. 2026-07-22
    days on market $64,900 Active 761 DOM

ⓘ 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: $14,842
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$1,888
• Taxable income: $5,646
• Est. tax owed @ 24.0%: −$1,355
• After-tax cash flow: $4,988/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 · 9 photos

Poor 20/100 Extensive rehab Est. rehab $36,000–$64,800 screening

This property requires extensive repairs and renovations to bring it up to a livable condition. Significant work is needed on the roof, exterior siding, flooring, interior walls, landscaping, and fencing.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — Significant damage to the roof structure is visible.
• Major Windows (windows) — Windows appear to be broken or missing, indicating severe damage.
• Major Electrical (electrical) — The interior is in a state of disrepair, suggesting significant electrical issues.
• Major Plumbing (plumbing) — The interior is in a state of disrepair, indicating potential plumbing issues.
• Major Exterior (exterior) — The exterior walls and roof appear to be in a state of disrepair.

Repairs flagged

• Major roof — Significant damage visible
• Major exterior siding — Peeling and poor condition
• Major flooring — Visible damage
• Major interior walls — Visible damage
• Major landscaping — Overgrown and poor condition
• Major fencing — Poor condition

Value-add opportunities

• Both New roof — Improves both resale and rental value ↑
• Both New exterior siding — Improves both resale and rental value ↑
• Both New flooring — Improves both resale and rental value ↑
• Both New interior walls — Improves both resale and rental value ↑
• Both Landscaping — Improves both resale and rental value ↑
• Both New fencing — Improves both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Extensive 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

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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%

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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%

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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

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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

• Other: Lot approximately 0.09 acresAsphalt public road accessLiving area listed from public records
• Financial info: No lease restrictionsTaxes listed (not included per instructions)
• HOA & community: No HOA/association

Exterior

• Parking: Off-street parking
• Security: No security features listed
• Utilities: Public waterSeptic tank sewerCable availableElectricity connectedWater connected
• Home design: Single family residenceOne levelFaces north
• Construction: Block constructionMetal roofCrawlspace foundationBuilt area approximately 760 square feet
• Exterior features: Covered front porchOther exterior features

Interior

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

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