37315 Beach Dr · Eustis, FL 32784

$250,000

4 bd · 2.0 ba · 2,032 sqft · SingleFamily public records · 157 Days on market

Built 1984 10,836 sqft lot Est $477k · 48% under · waterfront

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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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.1/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located at 37315 Beach Drive in Umatilla, this property offers a unique opportunity for someone looking to renovate and create something special making it ideal for a buyer ready to take on a project and bring their own vision to life. Set amongst oaks and pines, the property backs up to a small, private lake. With selective clearing, the land could offer a serene water view and a peaceful outdoor setting. The lot provides plenty of space to enjoy nature, privacy, and the quiet surroundings Umatilla is known for. The neighborhood is tight-knit and friendly, adding to the appeal for those seeking a sense of community along with room to spread out. This is a great opportunity for investors, r

Key facts

• Serene water view
• Private lake
• 0.25 acre lot

Tags

• PRIVATE LAKE
• SERENE WATER VIEW
• PEACEFUL OUTDOOR SETTING
• DESIRABLE RURAL SETTING

Property features AI

Finance

• Other: Lot size about 0.25 acre
• Financial info: No lease restrictions; Homestead exempt
• HOA & community: No association (no HOA)

Exterior

• Parking: Carport with 1 space
• Security: No community pets allowed
• Utilities: Public water; Septic tank; Electricity connected
• Home design: Single family residence; One level; Faces west
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation
• Exterior features: Dirt road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No additional interior features listed
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: Umatilla Elementary School (math 59% / reading 56%, grade C+, #764 of 2,144 statewide, top 36%, 660 students, 55% FRL); Umatilla Middle School (math 58% / reading 46%, grade C+, #217 of 571 statewide, top 40%, 595 students, 57% FRL); Umatilla High School (math 24% / reading 29%, grade F, #489 of 667 statewide, top 74%, 861 students, 51% FRL).
• Market conditions: 224 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $8k 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 157 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $250k implies a 285% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.01% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.03%
• DSCR: 1.36
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $477,317
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37207 Oak Ln	0.42mi	3/3.0 (-1)	2,060 (+1%)	12mo	$375,000	$182	59
37451 Beach Dr	0.20mi	3/2.0 (-1)	1,750 (-14%)	7mo	$325,000	$186	56
1507 Willow Garden Loop	0.72mi	4/2.5	1,874 (-8%)	2mo	$326,990	$174	50
37310 Myrtle Dr	0.12mi	3/2.0 (-1)	2,307 (+14%)	23mo	$270,000	$117	48
1499 Willow Garden Loop	0.72mi	4/3.0	2,174 (+7%)	4mo	$352,900	$162	47
37336 Chicago Ave	0.39mi	3/2.0 (-1)	1,782 (-12%)	23mo	$275,000	$154	37

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-10,774
• Equity at exit: $37,276

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $28,665
• Equity at exit: $21,615

Cash invested: $70,000 (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 32784

• Home prices YoY: -8.5%
• Active inventory: 224
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,521 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$108 /mo · $1,298/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $468

Break-even live

Break-even rent $1,928

Max offer price $250,000

Occupancy floor 76%

Sensitivity live

Price	-10% $610	-5% $539	+0% $468	+5% $398	+10% $327
Rent	-10% $269	-5% $369	+0% $468	+5% $568	+10% $667
Rate	-1.0pp $594	-0.5pp $532	base $468	+0.5pp $403	+1.0pp $338

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2510 Hallow Garden Rd Eustis, FL	4.0	2.5	1880	$2,550	$1.36	25d	1	0.71mi
2486 Hallow Garden Rd Eustis, FL	3.0	2.0	1429	$2,400	$1.68	5d	1	0.79mi
1914 Pine Meadows Golf Course Rd Eustis, FL	4.0	3.0	2174	$2,600	$1.20	5d	1	1.05mi

Listing history 17 events

1. 2026-06-21
   days on market $250,000 Active 157 DOM
2. 2026-06-18
   days on market $250,000 Active 154 DOM
3. 2026-06-17
   days on market $250,000 Active 153 DOM
4. 2026-06-16
   days on market $250,000 Active 152 DOM
5. 2026-06-15
   days on market $250,000 Active 151 DOM
6. 2026-06-13
   days on market $250,000 Active 149 DOM
7. 2026-06-09
   days on market $250,000 Active 145 DOM
8. 2026-06-08
   days on market $250,000 Active 144 DOM
9. 2026-06-07
   days on market $250,000 Active 143 DOM
10. 2026-06-04
    days on market $250,000 Active 140 DOM
11. 2026-06-03
    days on market $250,000 Active 139 DOM
12. 2026-06-02
    days on market $250,000 Active 138 DOM
13. 2026-06-02
    days on market $250,000 Active 137 DOM
14. 2026-05-31
    days on market $250,000 Active 136 DOM
15. 2026-05-01
    price $260,000
16. 2026-01-15
    listed $275,000 Active
17. 1994-09-20
    soldstatus $65,000

ⓘ 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: $1,298 · $108/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$777/yr (+$65/mo · 59.9%)

ⓘ 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 7 d/yr ≥108°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: $30,252
• − Mortgage interest: −$14,004
• − Property taxes: −$1,298
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,420
• − Management: −$2,420
• − Depreciation: −$7,273
• Taxable income: $1,587
• Est. tax owed @ 24.0%: −$381
• After-tax cash flow: $5,238/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): 9,859

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 12% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Portuguese 2% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 8% German/W. Germanic 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: ▼ -32.66%
• Current HPI: 352.4197
• 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

+300.0% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $260,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 1994-09-20 Sold (Public Records) $65,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,298 · +1.8% YoY. Source: county tax records.