2279 Red Pine Ct · Eustis, FL 32726

$262,990

3 bd · 2.5 ba · 1,645 sqft · Townhouse · 6 Days on market

Built 2026 Excellent condition 1,905 sqft lot Garage $160/sqft · at area comps Est $268k · at est. $162/mo HOA · 8% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +8.3/15.0
• Cash flow +7.7/30.0
• Condition / age +5.0/5.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 1% rule +3.1/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Pre-Construction. To be built. Estimated Completion: November 2026. Customize your design selections! Choose from our curated design packages that include a variety of premium flooring, countertop, and cabinetry options. If you’re looking for a home that delivers real value and a strong sense of community, this to-be-built is one that truly fits your lifestyle—just minutes from Downtown Eustis and Mount Dora, offering an unbeatable mix of convenience and affordability. This stunning Palmer townhome features 1,657 sq. ft. of thoughtfully designed living space with 3 bedrooms, 2.5 bathrooms, and a spacious loft ideal for work or relaxation.

Key facts

• Attached garage
• Private bath
• Walk in closet

Tags

• AIRY OPEN-CONCEPT LAYOUT
• 21 FOOT WIDE COVERED LANAI
• PRIVATE BATH
• WALK IN CLOSET
• FULL SIZE LAUNDRY ROOM
• ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $263k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-305 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (19.4% below list).
• Recommended offer: $212k (19.4% below list) — sets the bar for 1% rule.

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 Heights Elementary School (math 49% / reading 42%, grade D-, #1,247 of 2,144 statewide, top 59%, 676 students, 69% 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); 456 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 40% 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 $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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $211,994 (19.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.97%
• DSCR: 0.78
• GRM: 10.3

CMA / ARV

• ARV (median comp): $267,750
• List price: $262,990
• Delta: -1.78%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
650 Cedar Elm Ct	0.05mi	3/2.5	1,645 (0%)	2mo	$259,999	$158	96
654 Cedar Elm Ct	0.05mi	3/2.5	1,645 (0%)	2mo	$268,999	$164	96
2262 Red Pine Ct	0.03mi	3/2.5	1,645 (0%)	5mo	$267,750	$163	95
630 Cedar Elm Ct	0.06mi	3/2.5	1,657 (+1%)	7mo	$269,305	$163	90
622 Cedar Elm St	0.03mi	3/2.5	1,677 (+2%)	9mo	$307,996	$184	88
3008 Jessamine Dr	0.38mi	3/2.5	1,451 (-12%)	1mo	$264,000	$182	62
3020 Jessamine Dr	0.38mi	3/2.5	1,451 (-12%)	2mo	$275,490	$190	61
3000 Jessamine Dr	0.39mi	3/2.5	1,451 (-12%)	2mo	$278,490	$192	60
3328 Thicket St	0.42mi	3/2.5	1,451 (-12%)	11mo	$260,990	$180	52
3348 Thicket St	0.45mi	3/2.5	1,451 (-12%)	10mo	$282,000	$194	51

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: -24.4%
• Equity multiple: 0.17×
• Total profit: $-61,463
• Equity at exit: $39,213

10-year hold

• IRR: -19.1%
• Equity multiple: -0.04×
• Total profit: $-76,215
• Equity at exit: $22,739

Cash invested: $73,637 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 16 active · 13 under contract
• Months of supply: 16.0 mo (6%/mo absorbed)
• Median asking: $271,415 ($181/sqft)
• Median days on market: 113 d
• This list price: 19% of active listings are priced below it
• ARV vs active asking: -10.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32726

• Home prices YoY: -21.3%
• Rents YoY: 3.2%
• Active inventory: 456
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,120 high
• Mortgage (P&I): −$1,379
• Tax est. 1.5%: −$329 /mo · $3,945/yr
• Insurance: −$110
• HOA: −$162
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-305

Break-even live

Break-even rent $2,506

Max offer price $218,899

Occupancy floor —

Sensitivity live

Price	-10% $-123	-5% $-214	+0% $-305	+5% $-396	+10% $-486
Rent	-10% $-472	-5% $-388	+0% $-305	+5% $-221	+10% $-137
Rate	-1.0pp $-172	-0.5pp $-238	base $-305	+0.5pp $-373	+1.0pp $-442

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: $65,748
• Closing costs: $7,890
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
971 Grafton Ridge Dr Eustis, FL	3.0	2.5	1685	$2,260	$1.34	29d	1	0.10mi
3437 Nettle Loop Tavares, FL	4.0	2.0	1665	$2,060	$1.24	119d	1	0.30mi
4229 Evernia Rd Tavares, FL	3.0	2.0	1504	$2,100	$1.40	100d	1	0.37mi
3031 Jessamine Dr Tavares, FL	3.0	2.5	1496	$2,150	$1.44	9d	1	0.39mi
3031 Jessamine Dr Tavares, FL	3.0	2.0	2004	$2,150	$1.07	83d	1	0.39mi
3031 Jessamine Dr Tavares, FL	3.0	2.5	1451	$2,016	$1.39	100d	1	0.39mi
3004 Jessamine Dr Tavares, FL	3.0	3.0	1451	$1,950	$1.34	7d	1	0.39mi
1078 Clay Blvd Tavares, FL	4.0	2.0	1828	$2,250	$1.23	27d	1	0.42mi
1078 Clay Blvd Tavares, FL	4.0	2.0	1828	$2,250	$1.23	42d	1	0.42mi
3130 Amaranth St Tavares, FL	3.0	2.0	1650	$2,199	$1.33	5d	1	0.44mi
3130 Amaranth St Tavares, FL	3.0	2.0	1650	$2,500	$1.52	42d	1	0.44mi
2599 Avalon Park Blvd Tavares, FL	3.0	2.0	1619	$2,200	$1.36	9d	1	0.48mi
3422 Salvia Ct Tavares, FL	4.0	2.0	1839	$2,299	$1.25	119d	1	0.50mi
3422 Salvia Ct Tavares, FL	4.0	2.0	1839	$2,299	$1.25	115d	1	0.50mi
130 E Dicie Ave Eustis, FL	3.0	2.0	1129	$1,700	$1.51	9d	1	0.54mi
104 E Pinecrest Ave Eustis, FL	4.0	2.5	1550	$2,100	$1.35	2d	1	0.55mi
33 E Saint Louis Ave Eustis, FL	3.0	2.0	1171	$1,550	$1.32	6d	1	0.56mi
2573 Shamrock St Tavares, FL	3.0	2.0	1614	$1,930	$1.20	6d	1	0.60mi
233 Bluff Pass Dr Eustis, FL	4.0	2.5	1863	$2,075	$1.11	70d	1	0.66mi
2750 David Walker Dr Eustis, FL	1.0–3.0	1.0–2.0	1015	$1,824	$1.80	29d	5	0.67mi
131 W Atwater Ave Eustis, FL	3.0	1.0	1400	$2,100	$1.50	119d	1	0.67mi
302 Bluff Pass Dr Eustis, FL	3.0	2.0	1200	$1,750	$1.46	42d	1	0.70mi
2698 Rowan St Tavares, FL	3.0	2.0	1614	$2,250	$1.39	59d	1	0.72mi
336 Ryans Ridge Ave Eustis, FL	4.0	2.0	1317	$1,900	$1.44	29d	1	0.74mi
408 E Idlewild Ave Eustis, FL	4.0	2.5	1863	$2,329	$1.25	59d	1	0.74mi
3423 Landing View Tavares, FL	4.0	2.0	1846	$2,475	$1.34	6d	1	0.78mi
101 E Atwater Ave Eustis, FL	3.0	2.0	1200	$1,800	$1.50	40d	1	0.78mi
2997 S Grove St Eustis, FL	2.0	1.5	1092	$1,750	$1.60	76d	1	0.79mi
1105 Fig St Tavares, FL	4.0	3.0	2200	$2,600	$1.18	110d	1	0.79mi
1105 Fig St Tavares, FL	4.0	3.0	2200	$2,600	$1.18	108d	1	0.79mi
3387 Landing View Tavares, FL	4.0	2.0	1751	$2,070	$1.18	29d	1	0.81mi
2038 Appalachee Cir Tavares, FL	3.0	2.0	1685	$2,081	$1.24	9d	1	0.82mi
2460 Ann Rou Rd Unit 606 Tavares, FL	2.0	2.0	1167	$1,750	$1.50	113d	1	0.83mi
4021 Lake Saunders Dr Mount Dora, FL	2.0	1.0	1100	$1,450	$1.32	94d	1	0.85mi
403 Blueberry Dr Eustis, FL	3.0	2.0	1728	$2,125	$1.23	42d	1	0.86mi
3342 Landing View Tavares, FL	3.0	2.0	1690	$1,995	$1.18	98d	1	0.87mi
1411 S Mary St Eustis, FL	3.0	2.0	1580	$1,900	$1.20	63d	1	0.99mi
902 S Grove St Unit 2 Eustis, FL	3.0	1.0	1389	$1,300	$0.94	83d	1	1.02mi
902 S Grove St Eustis, FL	3.0	2.0	1389	$1,300	$0.94	7d	1	1.02mi
902 S Grove St Eustis, FL	3.0	1.0	1389	$1,300	$0.94	42d	1	1.02mi

Property features AI

Finance

• Other: Home warranty included (yes)
• Financial info: Total annual HOA fees listed as $1,944
• HOA & community: HOA: HARTIZEN HOMES — $162 monthly (association fee required)Community amenities: Dog park, Playground, Street lightsPets allowed

Exterior

• Parking: Attached garage (1-car, 10x19)DrivewayGarage door opener
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerElectricity availableBB/HS Internet availableFiber optics availableSprinkler meter
• Home design: Townhouse (residential)Two levelsFaces eastPre-construction (projected completion: 2026-11-30)
• Construction: Cement siding and stucco constructionShingle roofSlab foundationNew constructionBuilder: HARTIZEN HOMES (model: Palmer)Estimated building area: 1,645 sq ft
• Exterior features: Covered patioPatioSidewalkPaved lot

Interior

• Kitchen: DishwasherDisposalMicrowaveRange
• Bedrooms: 3 bedrooms
• Flooring: CarpetCeramic tile
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Walk-in closetsLoftSmoke detector(s)
• Laundry & utility: Washer hookupDryer hookup (electric)Laundry room (upper level, inside)

Listing history 5 events

1. 2026-06-09
   days on market $262,990 Active 6 DOM
2. 2026-06-08
   days on market $262,990 Active 5 DOM
3. 2026-06-07
   days on market $262,990 Active 4 DOM
4. 2026-06-04
   remarks 687-char remark
5. 2026-06-04
   listed $262,990 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,439
• − Mortgage interest: −$14,732
• − Property taxes: −$3,945
• − Insurance: −$1,315
• − Repairs & maintenance: −$2,035
• − Management: −$2,035
• − HOA: −$1,944
• − Depreciation: −$7,651
• Taxable loss: −$8,217
• Est. tax savings @ 24.0%: +$1,972
• After-tax cash flow: $-1,684/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.

Condition & rehab AI · 3 photos

Excellent 100/100 None rehab

This pre-construction townhouse is in excellent condition with new construction, featuring a fresh exterior, roof, and landscaping. Customization options are available for the interior and exterior, making it a highly attractive investment.

Value-add opportunities

• Both Customize your design selections for the interior and exterior. — Customizing the design can enhance both the resale and rental value by allowing buyers or renters to personalize the space according to their preferences. ↑

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary Eustis Elementary School D FL #1,088/2,144 Nat'l #12,785/41,679 Middle Eustis Middle School D- FL #331/571 Nat'l #5,160/14,009 High Eustis High School F FL #351/667 Nat'l #9,347/17,239

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

B Composite livability gradescore 73/100

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 · 386,640 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: 6% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Home warranty included (yes)
• Financial info: Total annual HOA fees listed as $1,944
• HOA & community: HOA: HARTIZEN HOMES — $162 monthly (association fee required)Community amenities: Dog park, Playground, Street lightsPets allowed

Exterior

• Parking: Attached garage (1-car, 10x19)DrivewayGarage door opener
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerElectricity availableBB/HS Internet availableFiber optics availableSprinkler meter
• Home design: Townhouse (residential)Two levelsFaces eastPre-construction (projected completion: 2026-11-30)
• Construction: Cement siding and stucco constructionShingle roofSlab foundationNew constructionBuilder: HARTIZEN HOMES (model: Palmer)Estimated building area: 1,645 sq ft
• Exterior features: Covered patioPatioSidewalkPaved lot

Interior

• Kitchen: DishwasherDisposalMicrowaveRange
• Bedrooms: 3 bedrooms
• Flooring: CarpetCeramic tile
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Walk-in closetsLoftSmoke detector(s)
• Laundry & utility: Washer hookupDryer hookup (electric)Laundry room (upper level, inside)

Price history

2 events — show timeline

• 2026-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-06-03 Listed $262,990 Stellar MLS as Distributed by MLS Grid