13210 Lemon Ave · Eustis, FL 32735

$47,900

2 bd · 2.0 ba · 1,264 sqft · SingleFamily · 195 Days on market

Built 1977 1.00 ac lot ↓ 13% since listing

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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 +30.0/30.0
• 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
• Appreciation +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

* * RESORT-STYLE WATERFRONT COMMUNITY * * Beautiful 2/2 (double-wide) with bonus room available for sale or rent. Home features new floors, kitchen counter + cabinets, bathrooms, washer/dryer and other appliances. Home is located in 55+ community which offers fishing (Lake Eustis), Billiards, Shuffleboard, Pool and so much more. * * * * * Serious Inquires Only * * * * * Available for sale/rent by private owner Sale Price: $47.9K Rental Price: $1650 (lot rent included) 2BR / 2Ba 1264ft2 available manufactured w/ d in unit carport air conditioning Grand Island Resort is located on the sparkling waters of Lake Eustis, one of Lake County's major lakes. Residents enjoy some of the

Key facts

• New floors
• Waterfront community
• Swimming pool

Tags

• WATERFRONT COMMUNITY
• NEW FLOORS
• NEW KITCHEN COUNTER
• NEW CABINETS
• NEW BATHROOMS
• SWIMMING POOL

Property features AI

Exterior

• Home design: House
• Construction: 1,264 square feet of living area
• Exterior features: Approximately 1-acre lot

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $852 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $42k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.6% 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: 76 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $331 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 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 1977 — 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: 3.13% ✓
• Cap rate: 27.65%
• Cash-on-cash: 76.26%
• DSCR: 4.39
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $290,720
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36315 Stratford Ct	0.25mi	3/2.0 (+1)	1,131 (-10%)	1mo	$250,000	$221	65
12584 Wedgefield Dr	0.67mi	3/2.0 (+1)	1,264 (0%)	1mo	$252,500	$200	63
36445 Doral Dr	0.58mi	3/2.0 (+1)	1,264 (0%)	9mo	$256,000	$203	60
13820 Adams St	0.69mi	3/2.0 (+1)	1,196 (-5%)	10mo	$285,000	$238	46
36534 Chain OF Lakes Rd	0.42mi	3/1.0 (+1)	1,410 (+12%)	15mo	$324,000	$230	40
2024 Meadowside Dr	0.58mi	3/2.0 (+1)	1,422 (+12%)	10mo	$345,000	$243	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 76.2%
• Equity multiple: 4.47×
• Total profit: $46,547
• Equity at exit: $7,142

10-year hold

• IRR: 79.9%
• Equity multiple: 9.24×
• Total profit: $110,526
• Equity at exit: $4,142

Cash invested: $13,412 (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 32735

• Home prices YoY: -1.5%
• Active inventory: 76
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,498 high
• Mortgage (P&I): −$251
• Tax est. 1.5%: −$60 /mo · $718/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $852

Break-even live

Break-even rent $419

Max offer price $47,900

Occupancy floor 38%

Sensitivity live

Price	-10% $885	-5% $869	+0% $852	+5% $836	+10% $819
Rent	-10% $734	-5% $793	+0% $852	+5% $912	+10% $971
Rate	-1.0pp $876	-0.5pp $865	base $852	+0.5pp $840	+1.0pp $827

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: $11,975
• Closing costs: $1,437
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36126 Plum Ave Grand Island, FL	3.0	2.0	1393	$1,599	$1.15	15d	1	0.03mi
36116 Plum Ave Grand Island, FL	2.0	2.0	1372	$1,299	$0.95	13d	1	0.05mi
13124 Lemon Ave Grand Island, FL	2.0	2.0	1216	$1,399	$1.15	13d	1	0.06mi
13122 Grape Ave Grand Island, FL	3.0	2.0	1123	$1,299	$1.16	17d	1	0.15mi
13228 Grand Terrace Dr Grand Island, FL	3.0	1.0	1296	$1,900	$1.47	15d	1	0.20mi
37124 Scenic Ridge Dr Grand Island, FL	3.0	2.0	1584	$2,049	$1.29	24d	1	1.03mi
35901 Joewood Ave Leesburg, FL	3.0	2.0	1483	$2,100	$1.42	18d	1	1.18mi
35689 Rose Moss Ave Leesburg, FL	3.0	2.0	1270	$1,800	$1.42	5d	1	1.33mi

Listing history 15 events

1. 2026-06-18
   days on market $47,900 Active 195 DOM
2. 2026-06-17
   days on market $47,900 Active 194 DOM
3. 2026-06-16
   days on market $47,900 Active 193 DOM
4. 2026-06-15
   days on market $47,900 Active 192 DOM
5. 2026-06-13
   days on market $47,900 Active 190 DOM
6. 2026-06-09
   days on market $47,900 Active 186 DOM
7. 2026-06-08
   days on market $47,900 Active 185 DOM
8. 2026-06-07
   days on market $47,900 Active 184 DOM
9. 2026-06-04
   days on market $47,900 Active 181 DOM
10. 2026-06-03
    days on market $47,900 Active 180 DOM
11. 2026-06-02
    days on market $47,900 Active 179 DOM
12. 2026-06-02
    days on market $47,900 Active 178 DOM
13. 2026-05-31
    days on market $47,900 Active 177 DOM
14. 2026-01-21
    price $47,900
15. 2025-12-05
    listed $54,900 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 21 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: $17,975
• − Mortgage interest: −$2,683
• − Property taxes: −$718
• − Insurance: −$240
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$1,393
• Taxable income: $10,065
• Est. tax owed @ 24.0%: −$2,415
• After-tax cash flow: $7,813/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

• City population: 24,715
• Population (ZIP): 5,346

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: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 8% Black 7% Asian 4% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Lithuanian 2% Danish 1%
• Foreign-born: 7% · Canada
• Languages at home: 96% English-only · Other Indo-European 3% Spanish 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: ▼ -4.00%
• Current HPI: 267.8376
• Rent YoY: —
• Metro: —
• 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

-12.8% since first listed

2 events — show timeline

• 2026-01-21 Price Changed $47,900 ForSaleByOwner.com
• 2025-12-05 Listed $54,900 ForSaleByOwner.com