25 E Charlotte Ave · Eustis, FL 32726

$263,900

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 45 Days on market

Built 1953 9,450 sqft lot Est $277k · at est.

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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).

• Cash flow +11.8/30.0
• ARV discount +9.7/15.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• Rent growth +3.3/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Starter home conveniently located in Eustis!

Key facts

• Updated
• Natural light
• Energy efficiency

Tags

• UPDATED
• NATURAL LIGHT
• BRAND NEW WINDOWS
• ENERGY EFFICIENCY
• QUIET RESIDENTIAL SETTING

Property features AI

Finance

• HOA & community: No HOA/association

Exterior

• Utilities: Public water; Septic tank sewer; Public utilities
• Home design: Single family residence; One story; Faces south; Residential zoning (R-1)
• Construction: Block construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Sidewalk; Paved lot; Asphalt road frontage

Interior

• Kitchen: Convection oven; Dishwasher
• Bedrooms: 4 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Thermostat
• Laundry & utility: Washer hookup; Electric dryer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $264k.

Deal economics

• At list price, monthly cash flow is $-72 ($-867/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (21.6% below list).
• Recommended offer: $207k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 39% 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 $2k of loan paydown is wiped out by about $8k 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 45 days — a 3% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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.
• Current owner paid $150k; list at $264k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,004 (21.6% 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 45 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.78% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.17%
• DSCR: 0.95
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $277,344
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88 E Charlotte Ave	0.04mi	3/2.0	1,362 (+5%)	12mo	$280,000	$206	80
1701 S Grove St	0.39mi	3/2.0	1,290 (-0%)	10mo	$280,000	$217	73
326 Bluff Pass Dr	0.32mi	3/2.0	1,309 (+1%)	15mo	$245,000	$187	71
1606 S Center St	0.43mi	3/2.0	1,308 (+1%)	14mo	$280,000	$214	66
1701 Blackberry Ct	0.40mi	3/2.0	1,366 (+5%)	18mo	$300,000	$220	57
520 W Charlotte Ave	0.42mi	3/2.0	1,473 (+14%)	5mo	$285,000	$193	54
410 W Seminole Ave	0.34mi	3/3.0	1,133 (-13%)	12mo	$277,000	$244	49
1300 Monterey Dr	0.72mi	3/2.0	1,204 (-7%)	22mo	$252,000	$209	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: -18.0%
• Equity multiple: 0.36×
• Total profit: $-46,987
• Equity at exit: $39,348

10-year hold

• IRR: -9.9%
• Equity multiple: 0.39×
• Total profit: $-45,284
• Equity at exit: $22,817

Cash invested: $73,892 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,070 high
• Mortgage (P&I): −$1,384
• Tax from tax record: −$214 /mo · $2,564/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-72

Break-even live

Break-even rent $2,161

Max offer price $251,137

Occupancy floor 98%

Sensitivity live

Price	-10% $77	-5% $2	+0% $-72	+5% $-147	+10% $-222
Rent	-10% $-236	-5% $-154	+0% $-72	+5% $10	+10% $91
Rate	-1.0pp $61	-0.5pp $-5	base $-72	+0.5pp $-141	+1.0pp $-210

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: $65,975
• Closing costs: $7,917
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 E Idlewild Ave Eustis, FL	4.0	2.5	1863	$2,349	$1.26	18d	1	0.28mi
336 Ryans Ridge Ave Eustis, FL	4.0	2.0	1317	$2,000	$1.52	26d	1	0.30mi
101 E Atwater Ave Eustis, FL	3.0	2.0	1200	$1,900	$1.58	26d	1	0.58mi
131 W Atwater Ave Eustis, FL	3.0	1.0	1400	$2,100	$1.50	26d	1	0.59mi
1411 S Mary St Eustis, FL	3.0	2.0	1580	$1,950	$1.23	13d	1	0.63mi
3437 Nettle Loop Tavares, FL	4.0	2.0	1665	$2,060	$1.24	26d	1	0.74mi
4021 Lake Saunders Dr Mount Dora, FL	2.0	1.0	1100	$1,450	$1.32	0d	1	0.75mi
4229 Evernia Rd Tavares, FL	3.0	2.0	1504	$2,100	$1.40	7d	1	0.76mi
1124 Virginia Ct Eustis, FL	2.0	1.5	900	$1,750	$1.94	26d	1	0.77mi
902 S Grove St Eustis, FL	3.0	1.0	1389	$1,350	$0.97	26d	1	0.85mi
3031 Jessamine Dr Tavares, FL	3.0	2.5	1451	$2,016	$1.39	7d	1	0.88mi
3422 Salvia Ct Tavares, FL	4.0	2.0	1839	$2,299	$1.25	22d	1	0.96mi
3422 Salvia Ct Tavares, FL	4.0	2.0	1839	$2,299	$1.25	26d	1	0.96mi
1401 E Crooked Lake Dr Eustis, FL	3.0	2.0	1710	$1,750	$1.02	6d	1	1.14mi
2698 Rowan St Tavares, FL	3.0	2.0	1614	$2,399	$1.49	4d	1	1.21mi
1115 Lake Nettie Dr Eustis, FL	3.0	2.0	1756	$2,200	$1.25	20d	1	1.27mi
2460 Ann Rou Rd Unit 606 Tavares, FL	2.0	2.0	1167	$1,750	$1.50	20d	1	1.29mi
507 Lakeshore Dr Eustis, FL	3.0	2.0	1806	$4,350	$2.41	26d	1	1.30mi
116 Dewitt Ct Unit 116 Eustis, FL	3.0	2.0	1296	$1,850	$1.43	20d	1	1.35mi
116 Dewitt Ct Eustis, FL	3.0	2.0	1299	$1,890	$1.45	26d	1	1.35mi
3342 Landing View Tavares, FL	3.0	2.0	1690	$1,995	$1.18	5d	1	1.35mi
3550 Lake Center Dr Mount Dora, FL	1.0–3.0	1.0–2.0	1026	$1,899	$1.85	0d	25	1.36mi
528 Citrus Ave Unit 1 Eustis, FL	3.0	2.0	1168	$1,700	$1.46	7d	1	1.39mi

Listing history 9 events

1. 2026-05-14
   status Pending
2. 2026-04-17
   price $263,900
3. 2026-03-30
   listed $274,900 Active
4. 2006-12-18
   soldstatus $150,000 50-char remark

   Show marketing remark (50 chars)

   Great Starter home conveniently located in Eustis!

5. 2006-12-18
   soldstatus $150,000

   Show marketing remark (50 chars)

   Great Starter home conveniently located in Eustis!

6. 2006-10-30
   listed $165,000 50-char remark

   Show marketing remark (50 chars)

   Great Starter home conveniently located in Eustis!

7. 1998-07-20
   soldstatus $54,000
8. 1994-11-10
   soldstatus $47,000
9. 1987-05-01
   soldstatus $42,000

ⓘ 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: $2,564 · $214/mo
• Projected year-2 tax: $2,564 · $214/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 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: $24,840
• − Mortgage interest: −$14,783
• − Property taxes: −$2,564
• − Insurance: −$1,320
• − Repairs & maintenance: −$1,987
• − Management: −$1,987
• − Depreciation: −$7,677
• Taxable loss: −$5,478
• Est. tax savings @ 24.0%: +$1,315
• After-tax cash flow: $448/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

+528.3% since first listed

9 events — show timeline

• 2026-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $263,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Listed $274,900 Stellar MLS as Distributed by MLS Grid
• 2006-12-18 Sold (Public Records) $150,000 Public Records
• 2006-12-18 Sold (MLS) $150,000 Stellar MLS as Distributed by MLS Grid
• 2006-10-30 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 1998-07-20 Sold (Public Records) $54,000 Public Records
• 1994-11-10 Sold (Public Records) $47,000 Public Records
• 1987-05-01 Sold (Public Records) $42,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $2,564 · +3.2% YoY. Source: county tax records.