605 Danvers St · Eustis, FL 32726

$122,000

2 bd · 1.0 ba · 776 sqft · SingleFamily public records · 51 Days on market

Built 1955 4,249 sqft lot

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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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• 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

Welcome to this inviting 2-bedroom, 1-bathroom home that blends comfort, character, and practicality—perfect for anyone seeking a manageable space with thoughtful features and a warm, welcoming feel. From the moment you step inside, the home’s high ceilings create an open and airy atmosphere throughout the main living areas, enhancing the sense of space while allowing natural light to flow beautifully from room to room. The bright and comfortable living area offers the perfect setting to relax after a long day, entertain guests, or simply enjoy the cozy charm this home provides. The layout is designed for easy, everyday living. A functional kitchen provides ample space for cooki

Key facts

• Functional kitchen
• High ceilings
• Fully fenced yard

Tags

• HIGH CEILINGS
• FUNCTIONAL KITCHEN
• FULLY FENCED YARD

Property features AI

Finance

• Other: Homestead exempt; Lot roughly 50 x 85 (approximately 0.1 acre); Asphalt road frontage; Living area about 776 square feet

Exterior

• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Single-family residence; One story; Northeast facing; Residential property
• Construction: Concrete construction; Shingle roof; Block foundation; Built on one level
• Exterior features: Private mailbox; Sidewalk

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Wall/window cooling units
• Interior features: Ceiling fans
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $122k).
• Recommended offer: $118k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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-, 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); 310 active listings in the ZIP; 12 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $843 of loan paydown is wiped out by about $4k 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 51 days — a 3% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $18k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $7k; list at $122k implies a 1643% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,340 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.04%
• DSCR: 1.45
• GRM: 7.1

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,264
• Equity at exit: $18,191

10-year hold

• IRR: 8.9%
• Equity multiple: 1.69×
• Total profit: $23,603
• Equity at exit: $10,548

Cash invested: $34,160 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,429 high
• Mortgage (P&I): −$640
• Tax est. 1.5%: −$152 /mo · $1,830/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $286

Break-even live

Break-even rent $1,067

Max offer price $122,000

Occupancy floor 75%

Sensitivity live

Price	-10% $370	-5% $328	+0% $286	+5% $244	+10% $201
Rent	-10% $173	-5% $229	+0% $286	+5% $342	+10% $399
Rate	-1.0pp $347	-0.5pp $317	base $286	+0.5pp $254	+1.0pp $222

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
925 E McDonald Ave Eustis, FL	2.0	2.0	867	$1,550	$1.79	25d	1	0.29mi
1147 E McDonald Ave Unit 201 Eustis, FL	1.0	1.0	720	$1,150	$1.60	25d	1	0.30mi
218 Floral Ave Apt 2 Eustis, FL	1.0	1.0	674	$895	$1.33	23d	1	0.49mi
204 E Gottsche Ave Eustis, FL	2.0	2.0	1125	$1,525	$1.36	25d	3	0.53mi
100 N Dewey St Eustis, FL	1.0	1.5	997	$1,450	$1.45	25d	1	0.59mi
623 N Bay St Unit 4 Eustis, FL	1.0	1.0	900	$1,150	$1.28	12d	1	0.63mi
2225 Grant Ave Eustis, FL	3.0	2.0	1050	$1,900	$1.81	25d	1	0.93mi
77 Wildwood Ln Eustis, FL	2.0	1.0	720	$1,197	$1.66	25d	1	1.07mi
910 S Center St Unit 6 Eustis, FL	2.0	1.0	841	$1,299	$1.54	25d	1	1.08mi
617 Ohio Blvd Eustis, FL	2.0	1.0	840	$1,400	$1.67	4d	1	1.13mi
1124 Virginia Ct Eustis, FL	2.0	1.5	900	$1,750	$1.94	25d	1	1.18mi
1799 N County Road 19A Eustis, FL	1.0–3.0	1.0–2.0	950	$1,600	$1.68	3d	1	1.29mi

Listing history 11 events

1. 2026-05-10
   price $122,000
2. 2026-04-21
   status Active
3. 2026-04-21
   price $128,900
4. 2026-04-13
   price $129,000
5. 2026-04-08
   price $132,000
6. 2026-04-07
   status Active
7. 2026-03-25
   status Pending
8. 2026-03-16
   listed $140,000 Active
9. 2026-03-03
   historical
10. 2026-02-25
    listed $150,000 Active
11. 1974-01-01
    soldstatus $7,000

ⓘ 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 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: $17,146
• − Mortgage interest: −$6,834
• − Property taxes: −$1,830
• − Insurance: −$610
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$3,549
• Taxable income: $1,580
• Est. tax owed @ 24.0%: −$379
• After-tax cash flow: $3,049/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

+1642.9% since first listed

11 events — show timeline

• 2026-05-10 Price Changed $122,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $128,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $129,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $132,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-16 Listed $140,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 1974-01-01 Sold (Public Records) $7,000 Public Records

Property tax history

+165.2%/yr

Latest (2025): $23 · +165.2% YoY. Source: county tax records.