252 Pinewood Dr · Eustis, FL 32726

$109,999

2 bd · 2.0 ba · 1,144 sqft · Condo public records · 123 Days on market

Built 1984 $243/mo HOA

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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 +23.8/30.0
• 1% rule +8.8/10.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 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

This home is located in Country Club Manor, a highly desirable 55+ retirement community. The co-op fee is $211.00 per month which includes many amenities - including: Access to Trout Lake, community pool, water, trash, and sewer. This nicely maintained 2 Bedroom, 2 Bathroom home is move in ready today! It includes a covered carport and storage shed with washer/driver. The kitchen, which has lots of cabinet space, includes a lower elevation counter perfect for the casual breakfast, lunch or dinner! The dining room space includes built-in shelving which adds tons of additional storage. The living room is large and has a sliding glass door that leads out to the expansive Florida room. Both the master bedroom and 2nd bedroom include large walk-in closets. The master bath has a separate vanity area and a walk-in shower. Make an appointment to see this home today!

Key facts

• Laminate floors
• Hvac
• Walk-in closet

Tags

• LAMINATE FLOORS
• SCREENED FLORIDA ROOM
• WALK-IN CLOSET
• STORAGE SHED
• ROOF REPLACEMENT
• HVAC

Property features AI

Finance

• Other: Senior community; Furnished
• Financial info: Lease restrictions apply
• HOA & community: Has HOA with monthly fee of $243 (includes pool, sewer, water, trash, management, escrow reserves and recreational facilities); Association amenities: Clubhouse, pool; deed restrictions; community mailboxes; street lights; golf carts allowed; buyer approval required; Association approval required

Exterior

• Parking: Carport with 2 spaces
• Utilities: Private and public water available; Private and public sewer available; Broadband/high-speed internet available; Cable available; Electricity available; Phone available; Sewer connected; Water connected; Underground utilities
• Home design: Manufactured double-wide home; Single-story; Faces north
• Construction: Metal siding; Metal roof; Built on other type of foundation
• Exterior features: Storage; Private boat ramp access; Lake and marina access (Trout Lake); Fishing allowed

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Other flooring (foundation listed as other)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Thermostat; Walk-in closet(s); Window treatments; Florida room
• Laundry & utility: Dryer; Laundry: Other

🏢 Co-op / cooperative unit. The $109,999 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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-, 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); 311 active listings in the ZIP; 13 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k 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 123 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $6k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; 29% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.38% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.22%
• DSCR: 1.37
• GRM: 6.0

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-3,924
• Equity at exit: $16,401

10-year hold

• IRR: 6.7%
• Equity multiple: 1.51×
• Total profit: $15,801
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,517 high
• Mortgage (P&I): −$577
• Tax from tax record: −$122 /mo · $1,464/yr
• Insurance: −$46
• HOA: −$243
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $211

Break-even live

Break-even rent $1,250

Max offer price $109,999

Occupancy floor 81%

Sensitivity live

Price	-10% $273	-5% $242	+0% $211	+5% $180	+10% $149
Rent	-10% $91	-5% $151	+0% $211	+5% $271	+10% $331
Rate	-1.0pp $266	-0.5pp $239	base $211	+0.5pp $182	+1.0pp $153

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
77 Wildwood Ln Eustis, FL	2.0	1.0	720	$1,197	$1.66	25d	1	0.11mi
1799 N County Road 19A Eustis, FL	1.0–3.0	1.0–2.0	950	$1,600	$1.68	3d	1	0.31mi
993 Foote St Eustis, FL	2.0	1.0	1000	$1,400	$1.40	25d	1	0.61mi
923 N Grove St Eustis, FL	3.0	2.0	1200	$1,920	$1.60	25d	1	0.73mi
2486 Hallow Garden Rd Eustis, FL	3.0	2.0	1429	$2,400	$1.68	6d	1	0.92mi
623 N Bay St Unit 11 Eustis, FL	2.0	2.0	1200	$1,300	$1.08	12d	1	0.99mi
623 N Bay St Unit 4 Eustis, FL	1.0	1.0	900	$1,150	$1.28	12d	1	0.99mi
204 E Gottsche Ave Eustis, FL	2.0	2.0	1125	$1,525	$1.36	25d	3	1.18mi
612 Kensington St Eustis, FL	3.0	1.5	1400	$1,900	$1.36	25d	1	1.21mi
100 N Dewey St Eustis, FL	1.0	1.5	997	$1,450	$1.45	25d	1	1.33mi
1651 N Country Rd Eustis, FL	1.0–2.0	1.0–2.0	785	$1,424	$1.81	25d	1	1.39mi
925 E McDonald Ave Eustis, FL	2.0	2.0	867	$1,550	$1.79	25d	1	1.40mi
1147 E McDonald Ave Unit 201 Eustis, FL	1.0	1.0	720	$1,150	$1.60	25d	1	1.46mi

HOA detail condo

• Monthly dues: $243 · $2,916/yr
• Likely covers: watersewertrashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $109,999 Active 123 DOM
2. 2026-06-18
   days on market $109,999 Active 120 DOM
3. 2026-06-17
   days on market $109,999 Active 119 DOM
4. 2026-06-16
   days on market $109,999 Active 118 DOM
5. 2026-06-15
   days on market $109,999 Active 117 DOM
6. 2026-06-13
   days on market $109,999 Active 115 DOM
7. 2026-06-09
   days on market $109,999 Active 111 DOM
8. 2026-06-08
   days on market $109,999 Active 110 DOM
9. 2026-06-07
   days on market $109,999 Active 109 DOM
10. 2026-06-04
    days on market $109,999 Active 106 DOM
11. 2026-06-03
    days on market $109,999 Active 105 DOM
12. 2026-06-02
    days on market $109,999 Active 104 DOM
13. 2026-06-02
    days on market $109,999 Active 103 DOM
14. 2026-05-31
    days on market $109,999 Active 102 DOM
15. 2026-05-13
    price $109,999
16. 2026-02-18
    listed $115,900 Active
17. 2023-03-28
    soldstatus $85,000 Closed 875-char remark

    Show marketing remark (875 chars)

    This home is located in Country Club Manor, a highly desirable 55+ retirement community. The co-op fee is $211.00 per month which includes many amenities - including: Access to Trout Lake, community pool, water, trash, and sewer. This nicely maintained 2 Bedroom, 2 Bathroom home is move in ready today! It includes a covered carport and storage shed with washer/driver. The kitchen, which has lots of cabinet space, includes a lower elevation counter perfect for the casual breakfast, lunch or dinner! The dining room space includes built-in shelving which adds tons of additional storage. The living room is large and has a sliding glass door that leads out to the expansive Florida room. Both the master bedroom and 2nd bedroom include large walk-in closets. The master bath has a separate vanity area and a walk-in shower. Make an appointment to see this home today!

18. 2023-03-15
    status Pending 875-char remark

    Show marketing remark (875 chars)

    This home is located in Country Club Manor, a highly desirable 55+ retirement community. The co-op fee is $211.00 per month which includes many amenities - including: Access to Trout Lake, community pool, water, trash, and sewer. This nicely maintained 2 Bedroom, 2 Bathroom home is move in ready today! It includes a covered carport and storage shed with washer/driver. The kitchen, which has lots of cabinet space, includes a lower elevation counter perfect for the casual breakfast, lunch or dinner! The dining room space includes built-in shelving which adds tons of additional storage. The living room is large and has a sliding glass door that leads out to the expansive Florida room. Both the master bedroom and 2nd bedroom include large walk-in closets. The master bath has a separate vanity area and a walk-in shower. Make an appointment to see this home today!

19. 2023-03-02
    listed $115,000 Active 875-char remark

    Show marketing remark (875 chars)

    This home is located in Country Club Manor, a highly desirable 55+ retirement community. The co-op fee is $211.00 per month which includes many amenities - including: Access to Trout Lake, community pool, water, trash, and sewer. This nicely maintained 2 Bedroom, 2 Bathroom home is move in ready today! It includes a covered carport and storage shed with washer/driver. The kitchen, which has lots of cabinet space, includes a lower elevation counter perfect for the casual breakfast, lunch or dinner! The dining room space includes built-in shelving which adds tons of additional storage. The living room is large and has a sliding glass door that leads out to the expansive Florida room. Both the master bedroom and 2nd bedroom include large walk-in closets. The master bath has a separate vanity area and a walk-in shower. Make an appointment to see this home today!

20. 2017-07-20
    soldstatus $49,900 Sold 116-char remark

    Show marketing remark (116 chars)

    Nice 2/2 double wide, 1984 with share ownership in co-op, close to shopping in a friendly senior community, no pets.

21. 2017-06-28
    status Pending 116-char remark

    Show marketing remark (116 chars)

    Nice 2/2 double wide, 1984 with share ownership in co-op, close to shopping in a friendly senior community, no pets.

22. 2017-05-08
    listed $49,900 Active 116-char remark

    Show marketing remark (116 chars)

    Nice 2/2 double wide, 1984 with share ownership in co-op, close to shopping in a friendly senior community, no pets.

ⓘ 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: $1,464 · $122/mo
• Projected year-2 tax: $1,464 · $122/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 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: $18,206
• − Mortgage interest: −$6,162
• − Property taxes: −$1,464
• − Insurance: −$550
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − HOA: −$2,916
• − Depreciation: −$3,200
• Taxable income: $1,002
• Est. tax owed @ 24.0%: −$240
• After-tax cash flow: $2,290/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

+120.4% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $109,999 Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Listed $115,900 Stellar MLS as Distributed by MLS Grid
• 2023-03-28 Sold (MLS) $85,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-03-02 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2017-07-20 Sold (MLS) $49,900 Stellar MLS as Distributed by MLS Grid
• 2017-06-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-05-08 Listed $49,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+22.3%/yr

Latest (2025): $1,464 · -1.6% YoY. Source: county tax records.