43 Sabal Palm Cir · Eustis, FL 32726

$108,500

2 bd · 2.0 ba · 1,056 sqft · Condo public records · 29 Days on market

Built 1969 $243/mo HOA · 16% of rent

---

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 +24.7/30.0
• 1% rule +9.2/10.0
• DSCR +8.0/10.0
• 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 MLS

Friendly Senior park in a great location! $165 monthly maintenance fee

Key facts

• Near downtown eustis
• Covered carport
• Community amenities

Tags

• FLORIDA ROOM
• COVERED CARPORT
• ADDITIONAL STORAGE SPACE
• COMMUNITY AMENITIES
• NEAR DOWNTOWN EUSTIS
• HARRIS CHAIN OF LAKES

Property features AI

Finance

• Other: Furnished; Private boat ramp access to Trout Lake via freshwater canal
• Financial info: Total annual HOA fees reported ($2,916); Lease restrictions apply
• HOA & community: Homeowners association with monthly fee ($243); Association amenities include clubhouse, pool, and recreation facilities; Association fee covers pool, sewer, trash, water, management, recreational facilities, and escrow reserves; Association approval required; Senior community; Pets not allowed; Association recreation owned and deed restrictions in place

Exterior

• Parking: Covered parking; Driveway; Workshop space in garage; Carport (1 space)
• Utilities: Private and public water available; Private and public sewer available; Electricity connected; Water connected; Sewer connected
• Home design: Mobile home (double wide); One story; Faces west; Located on a corner cul-de-sac lot within city limits; paved roads and a dead-end street
• Construction: Metal frame with metal siding; Roof over; Crawlspace foundation; Built as a double-wide mobile home
• Exterior features: Enclosed patio/porch; Side porch; Exterior lighting; Sliding doors; Outdoor storage; Shed(s)

Interior

• Kitchen: Built-in oven; Cooktop; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Linoleum; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Living room/dining room combo; Open floor plan; Walk-in closets; Window treatments
• Laundry & utility: Washer; Dryer; Laundry area outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $108k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $107k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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-, schools D+, amenities 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.
• Market conditions: Rents rising (+3.2%/yr); 305 active listings in the ZIP; 16 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 $750 of loan paydown is wiped out by about $3k 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 29 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 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 $45k; list at $108k implies a 141% 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; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,872 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.42% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.99%
• DSCR: 1.40
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.2% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-2,594
• Equity at exit: $16,178

10-year hold

• IRR: 7.9%
• Equity multiple: 1.61×
• Total profit: $18,402
• Equity at exit: $9,381

Cash invested: $30,380 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,545 high
• Mortgage (P&I): −$569
• Tax est. 1.5%: −$136 /mo · $1,628/yr
• Insurance: −$45
• HOA: −$243
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $228

Break-even live

Break-even rent $1,257

Max offer price $108,500

Occupancy floor 80%

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: $27,125
• Closing costs: $3,255
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
77 Wildwood Ln Eustis, FL	2.0	1.0	720	$1,197	$1.66	23d	1	0.11mi
1799 N County Road 19A Eustis, FL	1.0–3.0	1.0–2.0	950	$1,600	$1.68	1d	1	0.37mi
923 N Grove St Eustis, FL	3.0	2.0	1200	$1,920	$1.60	23d	1	0.51mi
993 Foote St Eustis, FL	2.0	1.0	1000	$1,400	$1.40	23d	1	0.69mi
623 N Bay St Unit 11 Eustis, FL	2.0	2.0	1200	$1,300	$1.08	10d	1	0.78mi
623 N Bay St Unit 4 Eustis, FL	1.0	1.0	900	$1,150	$1.28	10d	1	0.78mi
204 E Gottsche Ave Eustis, FL	2.0	2.0	1125	$1,525	$1.36	23d	3	0.97mi
612 Kensington St Eustis, FL	3.0	1.5	1400	$1,900	$1.36	23d	1	1.01mi
2486 Hallow Garden Rd Eustis, FL	3.0	2.0	1429	$2,400	$1.68	3d	1	1.02mi
100 N Dewey St Eustis, FL	1.0	1.5	997	$1,450	$1.45	23d	1	1.12mi
925 E McDonald Ave Eustis, FL	2.0	2.0	867	$1,550	$1.79	23d	1	1.19mi
1147 E McDonald Ave Unit 201 Eustis, FL	1.0	1.0	720	$1,150	$1.60	23d	1	1.25mi
116 Dewitt Ct Eustis, FL	3.0	2.0	1299	$1,890	$1.45	23d	1	1.29mi
116 Dewitt Ct Unit 116 Eustis, FL	3.0	2.0	1296	$1,850	$1.43	17d	1	1.29mi
528 Citrus Ave Unit 1 Eustis, FL	3.0	2.0	1168	$1,700	$1.46	4d	1	1.30mi
2225 Grant Ave Eustis, FL	3.0	2.0	1050	$1,900	$1.81	23d	1	1.50mi

HOA detail condo

• Monthly dues: $243 · $2,916/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $108,500 Active 29 DOM
2. 2026-06-17
   days on market $108,500 Active 28 DOM
3. 2026-06-16
   days on market $108,500 Active 27 DOM
4. 2026-06-15
   days on market $108,500 Active 26 DOM
5. 2026-06-13
   days on market $108,500 Active 24 DOM
6. 2026-06-09
   days on market $108,500 Active 20 DOM
7. 2026-06-08
   days on market $108,500 Active 19 DOM
8. 2026-06-07
   days on market $108,500 Active 18 DOM
9. 2026-06-04
   days on market $108,500 Active 15 DOM
10. 2026-06-03
    days on market $108,500 Active 14 DOM
11. 2026-06-02
    days on market $108,500 Active 13 DOM
12. 2026-06-01
    days on market $108,500 Active 12 DOM
13. 2026-05-31
    days on market $108,500 Active 11 DOM
14. 2026-05-20
    listed $108,500 Active
15. 2015-05-27
    soldstatus $45,000 Sold 70-char remark

    Show marketing remark (70 chars)

    Friendly Senior park in a great location! $165 monthly maintenance fee

16. 2015-05-14
    status Pending 70-char remark

    Show marketing remark (70 chars)

    Friendly Senior park in a great location! $165 monthly maintenance fee

17. 2015-05-13
    listed $45,000 Active 70-char remark

    Show marketing remark (70 chars)

    Friendly Senior park in a great location! $165 monthly maintenance fee

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 19 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: $18,540
• − Mortgage interest: −$6,078
• − Property taxes: −$1,628
• − Insurance: −$542
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − HOA: −$2,916
• − Depreciation: −$3,156
• Taxable income: $1,253
• Est. tax owed @ 24.0%: −$301
• After-tax cash flow: $2,432/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

+141.1% since first listed

4 events — show timeline

• 2026-05-20 Listed $108,500 Stellar MLS as Distributed by MLS Grid
• 2015-05-27 Sold (MLS) $45,000 Stellar MLS as Distributed by MLS Grid
• 2015-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-05-13 Listed $45,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+17.3%/yr

Latest (2025): $176 · +6.3% YoY. Source: county tax records.