500 W Woodward Ave · Eustis, FL 32726

$244,000

3 bd · 1.5 ba · 1,724 sqft · SingleFamily public records · 138 Days on market

Built 1955 10,560 sqft lot Est $348k · 30% under

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Why this score? — see what drove the C 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 +17.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.5/10.0
• 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 MLS

Welcome home!! * * * * PRICED BELOW CURRENT APPRAISAL & SELLER WILL CONTRIBUTE $4,000 TOWARDS BUYER'S CLOSING COSTS! * * * * This 4 bedroom 2 bath home sits on an over-sized corner lot with lots of recent upgrades! Pride of ownership shows with the new paint inside and out (Dec 2018), new carpet installed throughout (Jan-19), kitchen cabinet refinished and painted, new tile in the master bath. Home offers separate utility room for washer and dryer. The Large backyard is fenced with well water for the irrigation. Huge shed/workshop with electricity, AC and plenty of space for all your do-it yourself projects. Home is conveniently located less than one mile from the public Boat ramp on beautiful Lake Eustis. Sunset Island Park and the museum are just blocks away!

Key facts

• 1/4-acre corner lot
• Own the land
• Spacious interior

Tags

• NO HOA
• OWN THE LAND
• SPACIOUS INTERIOR
• 1/4-ACRE CORNER LOT
• CLOSE TO DOWNTOWN EUSTIS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $244k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (4.6% below list).
• Recommended offer: $215k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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 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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 44% 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 $7k 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 138 days — a 12% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $115k; list at $244k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $214,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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 1955 — 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: 0.95% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.97%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $348,248
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1007 S Eustis St	0.49mi	3/2.0	1,748 (+1%)	9mo	$325,000	$186	66
512 Jackson St	0.20mi	3/2.0	1,912 (+11%)	15mo	$379,900	$199	58
3705 Salvia Ct	0.68mi	4/2.0 (+1)	1,665 (-3%)	1mo	$335,990	$202	55
3657 Salvia Ct	0.71mi	4/2.0 (+1)	1,665 (-3%)	11mo	$326,990	$196	45
3711 Salvia Ct	0.68mi	3/2.0	1,504 (-13%)	1mo	$318,990	$212	44
1203 Overlook Rd	0.73mi	3/2.0	1,756 (+2%)	21mo	$380,000	$216	44
3621 Salvia Ct	0.74mi	3/2.0	1,504 (-13%)	10mo	$316,990	$211	34
507 Ambassador Ave	0.67mi	3/2.0	1,519 (-12%)	22mo	$300,000	$197	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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-28,274
• Equity at exit: $36,381

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-8,718
• Equity at exit: $21,097

Cash invested: $68,320 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,327 high
• Mortgage (P&I): −$1,280
• Tax from tax record: −$288 /mo · $3,459/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $169

Break-even live

Break-even rent $2,113

Max offer price $244,000

Occupancy floor 88%

Sensitivity live

Price	-10% $307	-5% $238	+0% $169	+5% $100	+10% $31
Rent	-10% $-15	-5% $77	+0% $169	+5% $261	+10% $353
Rate	-1.0pp $292	-0.5pp $231	base $169	+0.5pp $106	+1.0pp $42

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: $61,000
• Closing costs: $7,320
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Lakeshore Dr Eustis, FL	3.0	2.0	1806	$4,350	$2.41	24d	1	0.20mi
902 S Grove St Eustis, FL	3.0	1.0	1389	$1,350	$0.97	24d	1	0.48mi
131 W Atwater Ave Eustis, FL	3.0	1.0	1400	$2,100	$1.50	24d	1	0.51mi
116 Dewitt Ct Eustis, FL	3.0	2.0	1299	$1,890	$1.45	24d	1	0.60mi
116 Dewitt Ct Unit 116 Eustis, FL	3.0	2.0	1296	$1,850	$1.43	18d	1	0.60mi
101 E Atwater Ave Eustis, FL	3.0	2.0	1200	$1,900	$1.58	24d	1	0.61mi
528 Citrus Ave Unit 1 Eustis, FL	3.0	2.0	1168	$1,700	$1.46	5d	1	0.76mi
204 E Gottsche Ave Eustis, FL	2.0	2.0	1125	$1,525	$1.36	24d	3	0.78mi
4229 Evernia Rd Tavares, FL	3.0	2.0	1504	$2,100	$1.40	5d	1	0.80mi
623 N Bay St Unit 11 Eustis, FL	2.0	2.0	1200	$1,300	$1.08	11d	1	0.87mi
1411 S Mary St Eustis, FL	3.0	2.0	1580	$1,950	$1.23	11d	1	0.89mi
3437 Nettle Loop Tavares, FL	4.0	2.0	1665	$2,060	$1.24	24d	1	0.91mi
3422 Salvia Ct Tavares, FL	4.0	2.0	1839	$2,299	$1.25	24d	1	1.00mi
3422 Salvia Ct Tavares, FL	4.0	2.0	1839	$2,299	$1.25	20d	1	1.00mi
336 Ryans Ridge Ave Eustis, FL	4.0	2.0	1317	$2,000	$1.52	24d	1	1.03mi
408 E Idlewild Ave Eustis, FL	4.0	2.5	1863	$2,349	$1.26	16d	1	1.08mi
923 N Grove St Eustis, FL	3.0	2.0	1200	$1,920	$1.60	24d	1	1.16mi
3031 Jessamine Dr Tavares, FL	3.0	2.5	1451	$2,016	$1.39	5d	1	1.18mi
3342 Landing View Tavares, FL	3.0	2.0	1690	$1,995	$1.18	3d	1	1.30mi
1105 Fig St Tavares, FL	4.0	3.0	2200	$2,600	$1.18	15d	1	1.32mi
1105 Fig St Tavares, FL	4.0	3.0	2200	$2,600	$1.18	13d	1	1.32mi
612 Kensington St Eustis, FL	3.0	1.5	1400	$1,900	$1.36	24d	1	1.37mi
2698 Rowan St Tavares, FL	3.0	2.0	1614	$2,399	$1.49	2d	1	1.38mi
1401 E Crooked Lake Dr Eustis, FL	3.0	2.0	1710	$1,750	$1.02	4d	1	1.43mi
1701 E Orange Ave Eustis, FL	3.0	2.5–3.0	1439	$1,645	$1.14	24d	2	1.47mi
1701 E Orange Ave Eustis, FL	3.0	3.0	1439	$1,645	$1.14	15d	1	1.47mi
1115 Lake Nettie Dr Eustis, FL	3.0	2.0	1756	$2,200	$1.25	18d	1	1.47mi
11 Oak Ct Eustis, FL	2.0–3.0	2.0–3.0	1492	$2,375	$1.59	4d	10	1.49mi

Listing history 16 events

1. 2026-04-24
   status Pending
2. 2026-04-16
   status Active
3. 2026-03-27
   status Pending
4. 2026-03-12
   status Active
5. 2026-03-05
   status Pending
6. 2026-01-11
   price $244,000
7. 2025-11-11
   listed $250,000 Active
8. 2019-05-09
   soldstatus $115,000
9. 2019-05-07
   soldstatus $115,000 Sold 790-char remark

   Show marketing remark (790 chars)

   Welcome home!! * * * * PRICED BELOW CURRENT APPRAISAL & SELLER WILL CONTRIBUTE $4,000 TOWARDS BUYER'S CLOSING COSTS! * * * * This 4 bedroom 2 bath home sits on an over-sized corner lot with lots of recent upgrades! Pride of ownership shows with the new paint inside and out (Dec 2018), new carpet installed throughout (Jan-19), kitchen cabinet refinished and painted, new tile in the master bath. Home offers separate utility room for washer and dryer. The Large backyard is fenced with well water for the irrigation. Huge shed/workshop with electricity, AC and plenty of space for all your do-it yourself projects. Home is conveniently located less than one mile from the public Boat ramp on beautiful Lake Eustis. Sunset Island Park and the museum are just blocks away!

10. 2019-04-02
    status Pending 790-char remark

    Show marketing remark (790 chars)

    Welcome home!! * * * * PRICED BELOW CURRENT APPRAISAL & SELLER WILL CONTRIBUTE $4,000 TOWARDS BUYER'S CLOSING COSTS! * * * * This 4 bedroom 2 bath home sits on an over-sized corner lot with lots of recent upgrades! Pride of ownership shows with the new paint inside and out (Dec 2018), new carpet installed throughout (Jan-19), kitchen cabinet refinished and painted, new tile in the master bath. Home offers separate utility room for washer and dryer. The Large backyard is fenced with well water for the irrigation. Huge shed/workshop with electricity, AC and plenty of space for all your do-it yourself projects. Home is conveniently located less than one mile from the public Boat ramp on beautiful Lake Eustis. Sunset Island Park and the museum are just blocks away!

11. 2019-03-25
    price $139,900 790-char remark

    Show marketing remark (790 chars)

    Welcome home!! * * * * PRICED BELOW CURRENT APPRAISAL & SELLER WILL CONTRIBUTE $4,000 TOWARDS BUYER'S CLOSING COSTS! * * * * This 4 bedroom 2 bath home sits on an over-sized corner lot with lots of recent upgrades! Pride of ownership shows with the new paint inside and out (Dec 2018), new carpet installed throughout (Jan-19), kitchen cabinet refinished and painted, new tile in the master bath. Home offers separate utility room for washer and dryer. The Large backyard is fenced with well water for the irrigation. Huge shed/workshop with electricity, AC and plenty of space for all your do-it yourself projects. Home is conveniently located less than one mile from the public Boat ramp on beautiful Lake Eustis. Sunset Island Park and the museum are just blocks away!

12. 2019-03-17
    price $144,000 790-char remark

    Show marketing remark (790 chars)

    Welcome home!! * * * * PRICED BELOW CURRENT APPRAISAL & SELLER WILL CONTRIBUTE $4,000 TOWARDS BUYER'S CLOSING COSTS! * * * * This 4 bedroom 2 bath home sits on an over-sized corner lot with lots of recent upgrades! Pride of ownership shows with the new paint inside and out (Dec 2018), new carpet installed throughout (Jan-19), kitchen cabinet refinished and painted, new tile in the master bath. Home offers separate utility room for washer and dryer. The Large backyard is fenced with well water for the irrigation. Huge shed/workshop with electricity, AC and plenty of space for all your do-it yourself projects. Home is conveniently located less than one mile from the public Boat ramp on beautiful Lake Eustis. Sunset Island Park and the museum are just blocks away!

13. 2019-03-11
    price $147,874 790-char remark

    Show marketing remark (790 chars)

    Welcome home!! * * * * PRICED BELOW CURRENT APPRAISAL & SELLER WILL CONTRIBUTE $4,000 TOWARDS BUYER'S CLOSING COSTS! * * * * This 4 bedroom 2 bath home sits on an over-sized corner lot with lots of recent upgrades! Pride of ownership shows with the new paint inside and out (Dec 2018), new carpet installed throughout (Jan-19), kitchen cabinet refinished and painted, new tile in the master bath. Home offers separate utility room for washer and dryer. The Large backyard is fenced with well water for the irrigation. Huge shed/workshop with electricity, AC and plenty of space for all your do-it yourself projects. Home is conveniently located less than one mile from the public Boat ramp on beautiful Lake Eustis. Sunset Island Park and the museum are just blocks away!

14. 2019-03-05
    price $149,874 790-char remark

    Show marketing remark (790 chars)

    Welcome home!! * * * * PRICED BELOW CURRENT APPRAISAL & SELLER WILL CONTRIBUTE $4,000 TOWARDS BUYER'S CLOSING COSTS! * * * * This 4 bedroom 2 bath home sits on an over-sized corner lot with lots of recent upgrades! Pride of ownership shows with the new paint inside and out (Dec 2018), new carpet installed throughout (Jan-19), kitchen cabinet refinished and painted, new tile in the master bath. Home offers separate utility room for washer and dryer. The Large backyard is fenced with well water for the irrigation. Huge shed/workshop with electricity, AC and plenty of space for all your do-it yourself projects. Home is conveniently located less than one mile from the public Boat ramp on beautiful Lake Eustis. Sunset Island Park and the museum are just blocks away!

15. 2019-02-25
    listed $159,875 Active 790-char remark

    Show marketing remark (790 chars)

    Welcome home!! * * * * PRICED BELOW CURRENT APPRAISAL & SELLER WILL CONTRIBUTE $4,000 TOWARDS BUYER'S CLOSING COSTS! * * * * This 4 bedroom 2 bath home sits on an over-sized corner lot with lots of recent upgrades! Pride of ownership shows with the new paint inside and out (Dec 2018), new carpet installed throughout (Jan-19), kitchen cabinet refinished and painted, new tile in the master bath. Home offers separate utility room for washer and dryer. The Large backyard is fenced with well water for the irrigation. Huge shed/workshop with electricity, AC and plenty of space for all your do-it yourself projects. Home is conveniently located less than one mile from the public Boat ramp on beautiful Lake Eustis. Sunset Island Park and the museum are just blocks away!

16. 2001-09-20
    soldstatus $59,000

ⓘ 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: $3,459 · $288/mo
• Projected year-2 tax: $3,459 · $288/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 3/10 Moderate
• 🌡 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: $27,928
• − Mortgage interest: −$13,668
• − Property taxes: −$3,459
• − Insurance: −$1,220
• − Repairs & maintenance: −$2,234
• − Management: −$2,234
• − Depreciation: −$7,098
• Taxable loss: −$1,986
• Est. tax savings @ 24.0%: +$477
• After-tax cash flow: $2,506/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

+313.6% since first listed

16 events — show timeline

• 2026-04-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-11 Price Changed $244,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-11 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2019-05-09 Sold (Public Records) $115,000 Public Records
• 2019-05-07 Sold (MLS) $115,000 Stellar MLS as Distributed by MLS Grid
• 2019-04-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-03-25 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2019-03-17 Price Changed $144,000 Stellar MLS as Distributed by MLS Grid
• 2019-03-11 Price Changed $147,874 Stellar MLS as Distributed by MLS Grid
• 2019-03-05 Price Changed $149,874 Stellar MLS as Distributed by MLS Grid
• 2019-02-25 Listed $159,875 Stellar MLS as Distributed by MLS Grid
• 2001-09-20 Sold (Public Records) $59,000 Public Records

Property tax history

+16.1%/yr

Latest (2025): $3,459 · +4.7% YoY. Source: county tax records.