13 Cocos Plumosa Dr Unit B · Eustis, FL 32726

$88,500

2 bd · 1.0 ba · 880 sqft · Condo public records · 7 Days on market

Built 1971 $243/mo HOA · 17% of rent

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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 +28.9/30.0
• 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 +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Co-Op maintenance Fee $165 a month. 55+ community located between Eustis and Umatilla.

Key facts

• Community amenities
• Florida room
• 3,495 sq ft lot

Tags

• FLORIDA ROOM
• COMMUNITY AMENITIES

Property features AI

Finance

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

Exterior

• Parking: Driveway; Open parking; Carport with 2 spaces
• Utilities: Electricity connected; Water: Public and private available; Sewer: Public and private sewer options; Water connected; Sewer connected
• Home design: Residential mobile home (double wide); One story; South-facing; Crawlspace foundation
• Construction: Metal frame construction; Metal siding; Roof over
• Exterior features: Enclosed screened front porch; Sliding doors; Exterior storage; Lighting; Shed(s)

Interior

• Kitchen: Range; Range hood; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Window treatments; Florida room
• Laundry & utility: Washer; Dryer; Laundry area located outside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $88k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Cap rate 10.3% 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; 9 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 $612 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.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $42k; list at $88k implies a 113% 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 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,500

Questions for the listing agent

1. Built in 1971 — 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: 1.63% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.48%
• DSCR: 1.64
• GRM: 5.1

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: 5.3%
• Equity multiple: 1.21×
• Total profit: $5,152
• Equity at exit: $13,196

10-year hold

• IRR: 15.1%
• Equity multiple: 2.25×
• Total profit: $30,866
• Equity at exit: $7,652

Cash invested: $24,780 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,445 high
• Mortgage (P&I): −$464
• Tax from tax record: −$98 /mo · $1,182/yr
• Insurance: −$37
• HOA: −$243
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $299

Break-even live

Break-even rent $1,066

Max offer price $88,500

Occupancy floor 74%

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: $22,125
• Closing costs: $2,655
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.24mi
1799 N County Road 19A Eustis, FL	1.0–3.0	1.0–2.0	950	$1,600	$1.68	1d	1	0.38mi
218 Floral Ave Apt 2 Eustis, FL	1.0	1.0	674	$895	$1.33	21d	1	0.64mi
623 N Bay St Unit 4 Eustis, FL	1.0	1.0	900	$1,150	$1.28	11d	1	0.64mi
993 Foote St Eustis, FL	2.0	1.0	1000	$1,400	$1.40	23d	1	0.67mi
204 E Gottsche Ave Eustis, FL	2.0	2.0	1125	$1,525	$1.36	23d	3	0.84mi
100 N Dewey St Eustis, FL	1.0	1.5	997	$1,450	$1.45	23d	1	0.99mi
925 E McDonald Ave Eustis, FL	2.0	2.0	867	$1,550	$1.79	23d	1	1.10mi
1147 E McDonald Ave Unit 201 Eustis, FL	1.0	1.0	720	$1,150	$1.60	23d	1	1.17mi

HOA detail condo

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

Listing history 4 events

1. 2026-05-22
   listed $88,500 Active
2. 2015-02-03
   soldstatus $41,500 Sold 86-char remark

   Show marketing remark (86 chars)

   Co-Op maintenance Fee $165 a month. 55+ community located between Eustis and Umatilla.

3. 2015-01-20
   status Pending 86-char remark

   Show marketing remark (86 chars)

   Co-Op maintenance Fee $165 a month. 55+ community located between Eustis and Umatilla.

4. 2014-11-21
   listed $45,000 Active 86-char remark

   Show marketing remark (86 chars)

   Co-Op maintenance Fee $165 a month. 55+ community located between Eustis and Umatilla.

ⓘ 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: $1,182 · $98/mo
• Projected year-2 tax: $1,182 · $98/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 5/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥108°F today · 14 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: $17,337
• − Mortgage interest: −$4,957
• − Property taxes: −$1,182
• − Insurance: −$442
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − HOA: −$2,916
• − Depreciation: −$2,575
• Taxable income: $2,491
• Est. tax owed @ 24.0%: −$598
• After-tax cash flow: $2,989/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

+96.7% since first listed

4 events — show timeline

• 2026-05-22 Listed $88,500 Stellar MLS as Distributed by MLS Grid
• 2015-02-03 Sold (MLS) $41,500 Stellar MLS as Distributed by MLS Grid
• 2015-01-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-11-21 Listed $45,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.1%/yr

Latest (2025): $1,182 · +5.0% YoY. Source: county tax records.