102 E Pendleton Ave · Eustis, FL 32726

$220,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 224 Days on market

Built 1966 6,840 sqft lot Est $243k · 9% under

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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 +12.4/30.0
• ARV discount +11.8/15.0
• Schools +4.2/10.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Externally well kept home, close to or walking distance to downtown Eustis quiet street with mature trees front yard has 3-4 fruit trees connected shed with washer and dryer furniture goes with home so move right in.

Key facts

• Covered parking
• Vaulted ceiling
• Screened porch

Tags

• CALIFORNIA STYLE COTTAGE
• VAULTED CEILING
• SCREENED PORCH
• NEWLY FENCED BACKYARD
• COVERED PARKING
• DETACHED STORAGE ROOM

Property features AI

Finance

• Other: Zoning: SR
• Financial info: No lease restrictions; Unfurnished
• HOA & community: No homeowners association; No CDD

Exterior

• Parking: Covered parking; Driveway; 2-space carport
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable connected; High-speed internet available; Phone available; Fire hydrant nearby
• Home design: Single-family residence; One story; Faces north; Central living area accessibility
• Construction: Block construction; Shingle roof; Slab foundation; Built as residential single-family
• Exterior features: Enclosed, screened rear porch; Storage shed(s); Vinyl fencing; Mature landscaping with oak trees; Street lights in the community

Interior

• Kitchen: Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Terrazzo
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Vaulted ceilings; Formal dining area
• Laundry & utility: Washer; Dryer; Outdoor laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-37 ($-440/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (18.7% below list).
• Recommended offer: $179k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 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); 310 active listings in the ZIP; 20 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).
• This rent runs 34% 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 224 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $65k; list at $220k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $178,799 (18.7% 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 224 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — 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. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.71%
• DSCR: 0.97
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $243,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
527 E Gottsche Ave	0.41mi	3/2.0	920 (-8%)	20mo	$225,000	$245	47
203 Mae St	0.48mi	2/2.0 (-1)	1,091 (+9%)	22mo	$265,000	$243	35
122C Shadow Woods Ln S	0.60mi	2/2.0 (-1)	1,104 (+10%)	17mo	$163,000	$148	32

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-37,643
• Equity at exit: $32,803

10-year hold

• IRR: -8.9%
• Equity multiple: 0.44×
• Total profit: $-34,371
• Equity at exit: $19,022

Cash invested: $61,600 (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: 310
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,788 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$204 /mo · $2,446/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-37

Break-even live

Break-even rent $1,834

Max offer price $213,517

Occupancy floor 97%

Sensitivity live

Price	-10% $88	-5% $26	+0% $-37	+5% $-99	+10% $-161
Rent	-10% $-178	-5% $-107	+0% $-37	+5% $34	+10% $105
Rate	-1.0pp $74	-0.5pp $19	base $-37	+0.5pp $-94	+1.0pp $-152

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
923 N Grove St Eustis, FL	3.0	2.0	1200	$1,920	$1.60	24d	1	0.11mi
623 N Bay St Unit 11 Eustis, FL	2.0	2.0	1200	$1,300	$1.08	11d	1	0.18mi
204 E Gottsche Ave Eustis, FL	2.0	2.0	1125	$1,525	$1.36	24d	3	0.35mi
612 Kensington St Eustis, FL	3.0	1.5	1400	$1,900	$1.36	24d	1	0.65mi
925 E McDonald Ave Eustis, FL	2.0	2.0	867	$1,550	$1.79	24d	1	0.66mi
116 Dewitt Ct Eustis, FL	3.0	2.0	1299	$1,890	$1.45	24d	1	0.66mi
116 Dewitt Ct Unit 116 Eustis, FL	3.0	2.0	1296	$1,850	$1.43	18d	1	0.66mi
528 Citrus Ave Unit 1 Eustis, FL	3.0	2.0	1168	$1,700	$1.46	6d	1	0.70mi
77 Wildwood Ln Eustis, FL	2.0	1.0	720	$1,197	$1.66	24d	1	0.73mi
1799 N County Road 19A Eustis, FL	1.0–3.0	1.0–2.0	950	$1,800	$1.89	2d	1	0.84mi
993 Foote St Eustis, FL	2.0	1.0	1000	$1,400	$1.40	24d	1	1.06mi
1701 E Orange Ave Eustis, FL	3.0	3.0	1439	$1,645	$1.14	15d	1	1.12mi
1701 E Orange Ave Eustis, FL	3.0	2.5–3.0	1439	$1,645	$1.14	24d	2	1.12mi
910 S Center St Unit 6 Eustis, FL	2.0	1.0	841	$1,299	$1.54	24d	1	1.14mi
902 S Grove St Eustis, FL	3.0	1.0	1389	$1,350	$0.97	24d	1	1.15mi
11 Oak Ct Eustis, FL	2.0–3.0	2.0–3.0	1492	$2,375	$1.59	4d	10	1.17mi
1124 Virginia Ct Eustis, FL	2.0	1.5	900	$1,750	$1.94	24d	1	1.28mi
2225 Grant Ave Eustis, FL	3.0	2.0	1050	$1,900	$1.81	24d	1	1.41mi
101 E Atwater Ave Eustis, FL	3.0	2.0	1200	$1,900	$1.58	24d	1	1.42mi
131 W Atwater Ave Eustis, FL	3.0	1.0	1400	$2,100	$1.50	24d	1	1.44mi

Listing history 21 events

1. 2026-06-21
   days on market $220,000 Active 224 DOM
2. 2026-06-19
   pricestatus $220,000 Active 221 DOM
3. 2026-06-07
   statusdays on market $214,900 Pending 221 DOM
4. 2026-06-04
   days on market $214,900 Active 220 DOM
5. 2026-06-03
   days on market $214,900 Active 219 DOM
6. 2026-06-02
   days on market $214,900 Active 218 DOM
7. 2026-06-02
   days on market $214,900 Active 217 DOM
8. 2026-05-31
   days on market $214,900 Active 216 DOM
9. 2026-03-26
   status Active
10. 2026-02-16
    status Pending
11. 2026-02-09
    price $214,900
12. 2025-10-24
    price $219,900
13. 2025-09-19
    listed $224,900 Active
14. 2016-11-09
    historical
15. 2016-08-20
    status Active
16. 2016-08-18
    status Pending
17. 2016-08-04
    listed $124,900 Active
18. 2015-07-21
    soldstatus $65,000
19. 2015-06-14
    soldstatus $65,900 Sold 216-char remark

    Show marketing remark (216 chars)

    Externally well kept home, close to or walking distance to downtown Eustis quiet street with mature trees front yard has 3-4 fruit trees connected shed with washer and dryer furniture goes with home so move right in.

20. 2015-01-23
    status Pending 216-char remark

    Show marketing remark (216 chars)

    Externally well kept home, close to or walking distance to downtown Eustis quiet street with mature trees front yard has 3-4 fruit trees connected shed with washer and dryer furniture goes with home so move right in.

21. 2015-01-20
    listed $69,900 Active 216-char remark

    Show marketing remark (216 chars)

    Externally well kept home, close to or walking distance to downtown Eustis quiet street with mature trees front yard has 3-4 fruit trees connected shed with washer and dryer furniture goes with home so move right in.

ⓘ 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: $2,446 · $204/mo
• Projected year-2 tax: $2,446 · $204/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: $21,456
• − Mortgage interest: −$12,323
• − Property taxes: −$2,446
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − Depreciation: −$6,400
• Taxable loss: −$4,247
• Est. tax savings @ 24.0%: +$1,019
• After-tax cash flow: $579/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

+207.4% since first listed

13 events — show timeline

• 2026-03-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Price Changed $214,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-24 Price Changed $219,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-19 Listed $224,900 Stellar MLS as Distributed by MLS Grid
• 2016-11-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-08-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-08-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-08-04 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2015-07-21 Sold (Public Records) $65,000 Public Records
• 2015-06-14 Sold (MLS) $65,900 Stellar MLS as Distributed by MLS Grid
• 2015-01-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-01-20 Listed $69,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.5%/yr

Latest (2025): $2,446 · +5.0% YoY. Source: county tax records.