1009 E Hazzard Ave · Eustis, FL 32726

$170,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 53 Days on market

Built 1972 8,712 sqft lot Est $259k · 34% under

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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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.8/10.0
• 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 MLS

Back on the Market. .. .. Great home for First Time Home Buyer. Fresh paint, Newer roof, central air, washer and dry hookup. All the conveniences of larger homes at a great price. Search and search you will not find a better move in condition home in this price range. 3 bedroom, 1 full bath. large fenced in back yard. Room for gardening and backyard fun. All measurements and sizes are approximate and not guaranteed, any information contained herein critical to buyer’s decision to purchase must be verified by buyers. Home Warranty provided by seller.

Key facts

• New exterior paint
• New appliances
• New interior paint

Tags

• NEW VINYL FLOORING
• NEW APPLIANCES
• NEW INTERIOR PAINT
• NEW EXTERIOR PAINT
• NEW WOODEN FENCE
• NEW ELECTRICAL MAIN PANEL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Eustis Elementary School (math 52% / reading 47%, grade D, #1,088 of 2,144 statewide, top 53%, 358 students, 65% FRL); Eustis Middle School (math 45% / reading 41%, grade D-, #331 of 571 statewide, top 59%, 824 students, 57% FRL); Eustis High School (math 33% / reading 40%, grade F, #351 of 667 statewide, top 54%, 1,368 students, 45% FRL).
• Market conditions: Rents rising (+3.2%/yr); 311 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 35% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 53 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 4 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 $115k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1972 — 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: 1.08% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.77%
• DSCR: 1.43
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $258,720
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Kensington St	0.26mi	3/1.0	1,000 (-5%)	7mo	$150,000	$150	73
1529 E Mcdonald Ave	0.39mi	3/1.0	999 (-5%)	23mo	$250,000	$250	54
527 E Gottsche Ave	0.30mi	3/2.0	920 (-13%)	20mo	$225,000	$245	44

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 · 3.2% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-2,539
• Equity at exit: $25,348

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $30,919
• Equity at exit: $14,698

Cash invested: $47,600 (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: 311
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,832 high
• Mortgage (P&I): −$891
• Tax from tax record: −$98 /mo · $1,173/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $388

Break-even live

Break-even rent $1,342

Max offer price $170,000

Occupancy floor 74%

Sensitivity live

Price	-10% $484	-5% $436	+0% $388	+5% $339	+10% $291
Rent	-10% $243	-5% $315	+0% $388	+5% $460	+10% $532
Rate	-1.0pp $473	-0.5pp $431	base $388	+0.5pp $343	+1.0pp $299

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
612 Kensington St Eustis, FL	3.0	1.5	1400	$1,900	$1.36	25d	1	0.14mi
925 E McDonald Ave Eustis, FL	2.0	2.0	867	$1,550	$1.79	25d	1	0.22mi
204 E Gottsche Ave Eustis, FL	2.0	2.0	1125	$1,525	$1.36	25d	3	0.51mi
528 Citrus Ave Unit 1 Eustis, FL	3.0	2.0	1168	$1,700	$1.46	6d	1	0.52mi
1701 E Orange Ave Eustis, FL	3.0	3.0	1439	$1,645	$1.14	16d	1	0.55mi
1701 E Orange Ave Eustis, FL	3.0	2.5–3.0	1439	$1,645	$1.14	25d	2	0.55mi
11 Oak Ct Eustis, FL	2.0–3.0	2.0–3.0	1492	$2,375	$1.59	5d	10	0.60mi
923 N Grove St Eustis, FL	3.0	2.0	1200	$1,920	$1.60	25d	1	0.62mi
623 N Bay St Unit 11 Eustis, FL	2.0	2.0	1200	$1,300	$1.08	12d	1	0.64mi
116 Dewitt Ct Unit 116 Eustis, FL	3.0	2.0	1296	$1,850	$1.43	19d	1	0.64mi
116 Dewitt Ct Eustis, FL	3.0	2.0	1299	$1,890	$1.45	25d	1	0.64mi
374 Willow Song Ct Eustis, FL	3.0	2.0	1250	$1,750	$1.40	23d	1	0.95mi
374 Willow Song Ct Eustis, FL	3.0	2.0	1250	$1,750	$1.40	6d	1	0.95mi
2225 Grant Ave Eustis, FL	3.0	2.0	1050	$1,900	$1.81	25d	1	0.96mi
375 Willow Song Ct Eustis, FL	3.0	2.0	1370	$1,950	$1.42	6d	1	0.98mi
910 Kentucky Blvd Eustis, FL	3.0	2.0	1327	$1,910	$1.44	14d	1	1.00mi
910 S Center St Unit 6 Eustis, FL	2.0	1.0	841	$1,299	$1.54	25d	1	1.02mi
617 Ohio Blvd Eustis, FL	2.0	1.0	840	$1,400	$1.67	4d	1	1.08mi
902 S Grove St Eustis, FL	3.0	1.0	1389	$1,350	$0.97	25d	1	1.08mi
1124 Virginia Ct Eustis, FL	2.0	1.5	900	$1,750	$1.94	25d	1	1.12mi
77 Wildwood Ln Eustis, FL	2.0	1.0	720	$1,197	$1.66	25d	1	1.13mi
1799 N County Road 19A Eustis, FL	1.0–3.0	1.0–2.0	950	$1,800	$1.89	3d	1	1.34mi
101 E Atwater Ave Eustis, FL	3.0	2.0	1200	$1,900	$1.58	25d	1	1.34mi
131 W Atwater Ave Eustis, FL	3.0	1.0	1400	$2,100	$1.50	25d	1	1.43mi

Listing history 26 events

1. 2026-06-21
   days on market $170,000 Active 53 DOM
2. 2026-06-18
   days on market $170,000 Active 50 DOM
3. 2026-06-17
   days on market $170,000 Active 49 DOM
4. 2026-06-16
   days on market $170,000 Active 48 DOM
5. 2026-06-15
   days on market $170,000 Active 47 DOM
6. 2026-06-13
   days on market $170,000 Active 45 DOM
7. 2026-06-09
   days on market $170,000 Active 41 DOM
8. 2026-06-08
   days on market $170,000 Active 40 DOM
9. 2026-06-07
   days on market $170,000 Active 39 DOM
10. 2026-06-04
    days on market $170,000 Active 36 DOM
11. 2026-06-03
    days on market $170,000 Active 35 DOM
12. 2026-06-02
    days on market $170,000 Active 34 DOM
13. 2026-06-01
    days on market $170,000 Active 33 DOM
14. 2026-05-31
    days on market $170,000 Active 32 DOM
15. 2026-04-13
    status Pending
16. 2026-03-13
    listed $170,000 Active
17. 2021-07-02
    soldstatus $115,000
18. 2021-06-28
    soldstatus $115,000 Closed 562-char remark

    Show marketing remark (562 chars)

    Back on the Market. .. .. Great home for First Time Home Buyer. Fresh paint, Newer roof, central air, washer and dry hookup. All the conveniences of larger homes at a great price. Search and search you will not find a better move in condition home in this price range. 3 bedroom, 1 full bath. large fenced in back yard. Room for gardening and backyard fun. All measurements and sizes are approximate and not guaranteed, any information contained herein critical to buyer’s decision to purchase must be verified by buyers. Home Warranty provided by seller.

19. 2021-05-27
    status Pending 562-char remark

    Show marketing remark (562 chars)

    Back on the Market. .. .. Great home for First Time Home Buyer. Fresh paint, Newer roof, central air, washer and dry hookup. All the conveniences of larger homes at a great price. Search and search you will not find a better move in condition home in this price range. 3 bedroom, 1 full bath. large fenced in back yard. Room for gardening and backyard fun. All measurements and sizes are approximate and not guaranteed, any information contained herein critical to buyer’s decision to purchase must be verified by buyers. Home Warranty provided by seller.

20. 2021-05-18
    status Active 562-char remark

    Show marketing remark (562 chars)

    Back on the Market. .. .. Great home for First Time Home Buyer. Fresh paint, Newer roof, central air, washer and dry hookup. All the conveniences of larger homes at a great price. Search and search you will not find a better move in condition home in this price range. 3 bedroom, 1 full bath. large fenced in back yard. Room for gardening and backyard fun. All measurements and sizes are approximate and not guaranteed, any information contained herein critical to buyer’s decision to purchase must be verified by buyers. Home Warranty provided by seller.

21. 2021-05-18
    price $125,000 562-char remark

    Show marketing remark (562 chars)

    Back on the Market. .. .. Great home for First Time Home Buyer. Fresh paint, Newer roof, central air, washer and dry hookup. All the conveniences of larger homes at a great price. Search and search you will not find a better move in condition home in this price range. 3 bedroom, 1 full bath. large fenced in back yard. Room for gardening and backyard fun. All measurements and sizes are approximate and not guaranteed, any information contained herein critical to buyer’s decision to purchase must be verified by buyers. Home Warranty provided by seller.

22. 2021-03-26
    status Pending 562-char remark

    Show marketing remark (562 chars)

    Back on the Market. .. .. Great home for First Time Home Buyer. Fresh paint, Newer roof, central air, washer and dry hookup. All the conveniences of larger homes at a great price. Search and search you will not find a better move in condition home in this price range. 3 bedroom, 1 full bath. large fenced in back yard. Room for gardening and backyard fun. All measurements and sizes are approximate and not guaranteed, any information contained herein critical to buyer’s decision to purchase must be verified by buyers. Home Warranty provided by seller.

23. 2021-03-20
    listed $110,000 Active 562-char remark

    Show marketing remark (562 chars)

    Back on the Market. .. .. Great home for First Time Home Buyer. Fresh paint, Newer roof, central air, washer and dry hookup. All the conveniences of larger homes at a great price. Search and search you will not find a better move in condition home in this price range. 3 bedroom, 1 full bath. large fenced in back yard. Room for gardening and backyard fun. All measurements and sizes are approximate and not guaranteed, any information contained herein critical to buyer’s decision to purchase must be verified by buyers. Home Warranty provided by seller.

24. 2015-02-13
    soldstatus $20,000 Sold 160-char remark

    Show marketing remark (160 chars)

    GREAT INVESTMENT PROPERTY, 3 BEDROOM, 1 BATH HOME ON A FENCED LOT IN THE EUSTIS CITY LIMITS! WALK TO DOWNTOWN DISTRICT WITH WATERFRONT PARK, SHOPS, DINING, ECT.

25. 2015-01-29
    status Pending 160-char remark

    Show marketing remark (160 chars)

    GREAT INVESTMENT PROPERTY, 3 BEDROOM, 1 BATH HOME ON A FENCED LOT IN THE EUSTIS CITY LIMITS! WALK TO DOWNTOWN DISTRICT WITH WATERFRONT PARK, SHOPS, DINING, ECT.

26. 2014-12-05
    listed $20,000 Active 160-char remark

    Show marketing remark (160 chars)

    GREAT INVESTMENT PROPERTY, 3 BEDROOM, 1 BATH HOME ON A FENCED LOT IN THE EUSTIS CITY LIMITS! WALK TO DOWNTOWN DISTRICT WITH WATERFRONT PARK, SHOPS, DINING, ECT.

ⓘ 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: $1,173 · $98/mo
• Projected year-2 tax: $1,411 · $118/mo
• Expected delta: +$238/yr (+$20/mo · 20.3%)

ⓘ 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 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: $21,989
• − Mortgage interest: −$9,523
• − Property taxes: −$1,173
• − Insurance: −$850
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$4,945
• Taxable income: $1,980
• Est. tax owed @ 24.0%: −$475
• After-tax cash flow: $4,175/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

+750.0% since first listed

12 events — show timeline

• 2026-04-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-02 Sold (Public Records) $115,000 Public Records
• 2021-06-28 Sold (MLS) $115,000 Stellar MLS as Distributed by MLS Grid
• 2021-05-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-05-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-05-18 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2021-03-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-03-20 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2015-02-13 Sold (MLS) $20,000 Stellar MLS as Distributed by MLS Grid
• 2015-01-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-12-05 Listed $20,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.5%/yr

Latest (2025): $1,173 · +2.7% YoY. Source: county tax records.