1913 Pine Meadows Golfcourse Rd · Eustis, FL 32726

$309,900

4 bd · 2.0 ba · 1,824 sqft · SingleFamily · 7 Days on market

Built 2026 Excellent condition 5,662 sqft lot $50/mo HOA · 2% 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).

• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 1% rule +2.7/10.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. This new single-story Celeste is a modern take on a classic design. Down the foyer is a spacious and open-plan family room which has direct access to the cozy dining room, well-equipped kitchen and attached patio, perfect for everyday living. In a private corner is the owner’s suite with a convenient adjoining bathroom, while on the opposite side of the home are three secondary bedrooms. Pine Meadows is a masterplan community of new single-family homes with a lovely back to nature feel. Nearby you will find Pine Meadows conservation area. Close to Woodland Center Shopping Mall. Conveniently located near UF Health, Advent Health, Orlando Health. Pine Meadows is what

Key facts

• Conservation area
• Owner's suite
• Attached patio

Tags

• OPEN-PLAN FAMILY ROOM
• WELL-EQUIPPED KITCHEN
• ATTACHED PATIO
• OWNER'S SUITE
• CONSERVATION AREA

🏗️ New construction. The $309,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $330,144.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $310k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-320 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (17.9% below list).
• Recommended offer: $255k (17.9% 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 Elementary School (math 52% / reading 47%, grade D, #1,088 of 2,144 statewide, top 53%, 358 students, 65% 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); 310 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• At $2,546/mo this rent would consume 48% of the median local household income ($63k/yr) (locally 584% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $254,571 (17.9% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 0.77% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.16%
• DSCR: 0.81
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $330,144
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1507 Willow Garden Loop	0.21mi	4/2.5	1,874 (+3%)	2mo	$326,990	$174	82
2490 Hallow Garden Rd	0.23mi	4/2.5	1,880 (+3%)	1mo	$351,278	$187	81
1455 Acorn Meadow Loop	0.31mi	4/2.5	1,874 (+3%)	9mo	$346,440	$185	72
1313 Acorn Meadow Loop	0.33mi	4/2.5	1,874 (+3%)	13mo	$339,990	$181	67
1427 Acorn Meadow Loop	0.36mi	4/2.5	1,874 (+3%)	11mo	$334,490	$178	67
1321 Acorn Meadow Loop	0.34mi	4/2.5	1,874 (+3%)	13mo	$333,990	$178	66
1014 Pine Tree Dr	0.52mi	3/2.0 (-1)	1,827 (+0%)	6mo	$339,900	$186	66
1329 Acorn Meadow Loop	0.36mi	4/2.5	1,874 (+3%)	14mo	$331,990	$177	65
1409 Acorn Meadow Loop	0.41mi	4/2.5	1,874 (+3%)	12mo	$339,990	$181	64
37451 Beach Dr	0.71mi	3/2.0 (-1)	1,750 (-4%)	7mo	$325,000	$186	49
37207 Oak Ln	0.52mi	3/3.0 (-1)	2,060 (+13%)	12mo	$375,000	$182	35

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: -23.1%
• Equity multiple: 0.21×
• Total profit: $-73,324
• Equity at exit: $49,226

10-year hold

• IRR: -17.0%
• Equity multiple: 0.05×
• Total profit: $-87,733
• Equity at exit: $28,545

Cash invested: $92,440 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,546 medium
• Mortgage (P&I): −$1,731
• Tax est. 1.5%: −$413 /mo · $4,952/yr
• Insurance: −$138
• HOA: −$50
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-320

Break-even live

Break-even rent $2,951

Max offer price $283,776

Occupancy floor —

Sensitivity live

Price	-10% $-92	-5% $-206	+0% $-320	+5% $-435	+10% $-549
Rent	-10% $-522	-5% $-421	+0% $-320	+5% $-220	+10% $-119
Rate	-1.0pp $-154	-0.5pp $-236	base $-320	+0.5pp $-406	+1.0pp $-493

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: $82,536
• Closing costs: $9,904
• 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	0.18mi
2486 Hallow Garden Rd Eustis, FL	3.0	2.0	1429	$2,400	$1.68	5d	1	0.23mi
1914 Pine Meadows Golf Course Rd Eustis, FL	4.0	3.0	2174	$2,600	$1.20	5d	1	0.78mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 2 events

1. 2026-04-17
   status Pending
2. 2026-04-10
   listed $309,900 Active

ⓘ 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: $30,549
• − Mortgage interest: −$18,493
• − Property taxes: −$4,952
• − Insurance: −$1,651
• − Repairs & maintenance: −$2,444
• − Management: −$2,444
• − HOA: −$600
• − Depreciation: −$9,604
• Taxable loss: −$9,640
• Est. tax savings @ 24.0%: +$2,313
• After-tax cash flow: $-1,532/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 · 1 photo

Excellent 100/100 None rehab

This single-story Celeste home is under construction and is in excellent condition. It is move-in ready with no visible repairs or maintenance needed. The highest-ROI updates include painting, landscaping, and interior cleaning to enhance curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping — Enhances curb appeal and can increase property value
• Both Interior cleaning — A clean interior can make the home more appealing to potential buyers or renters

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Enhances curb appeal and can increase property value ↑
• Both Interior cleaning — A clean interior can make the home more appealing to potential buyers or renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

2 events — show timeline

• 2026-04-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Listed $309,900 Stellar MLS as Distributed by MLS Grid