1600 E Lakeview Ave · Eustis, FL 32726

$189,900

4 bd · 1.0 ba · 2,290 sqft · SingleFamily public records · 80 Days on market

Built 1910 0.32 ac 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 +26.0/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• 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 spacious two-story 4-bedroom, 2.5-bath home with 2,290 sq ft, set on a generous 0.32-acre lot. Inside, you’ll find original wood floors and a classic brick fireplace that creates a warm and welcoming atmosphere, while the fully fenced backyard offers plenty of space to relax, play, or entertain. Full of charm and room to grow, this home is ready for its next chapter—don’t miss your opportunity to see it in person! This home is ready to be converted into your ideal living space. The home is being sold in As Is condition.

Key facts

• Original wood floors
• 0.32 acre lot
• 2 parking spots

Tags

• ORIGINAL WOOD FLOORS
• CLASSIC BRICK FIREPLACE
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Property zoned PI; Lot size approximately 0.32 acres (1/4 to less than 1/2 acre)
• Financial info: No lease restrictions indicated
• HOA & community: Pets allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single family residence; Two levels; Faces southeast; Residential property
• Construction: Frame construction; Metal roof; Other foundation
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: No appliances listed
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Wood
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 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; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 43% 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 $6k 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.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $53k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.19% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.73%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $441,970
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1317 Blue Daze Ln	0.24mi	4/3.0	2,210 (-4%)	0mo	$367,990	$167	75
1441 Tedford St	0.15mi	3/2.0 (-1)	1,972 (-14%)	9mo	$380,000	$193	54
2251 Lakeside Ter	0.43mi	3/2.5 (-1)	2,386 (+4%)	15mo	$752,000	$315	49

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: 0.0%
• Equity multiple: 1.00×
• Total profit: $1
• Equity at exit: $28,315

10-year hold

• IRR: 9.9%
• Equity multiple: 1.77×
• Total profit: $41,013
• Equity at exit: $16,419

Cash invested: $53,172 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,263 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $475

Break-even live

Break-even rent $1,661

Max offer price $189,900

Occupancy floor 74%

Sensitivity live

Price	-10% $607	-5% $541	+0% $475	+5% $410	+10% $344
Rent	-10% $297	-5% $386	+0% $475	+5% $565	+10% $654
Rate	-1.0pp $571	-0.5pp $524	base $475	+0.5pp $426	+1.0pp $376

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 Lake Nettie Dr Eustis, FL	3.0	2.0	1756	$2,200	$1.25	18d	1	0.10mi
1401 E Crooked Lake Dr Eustis, FL	3.0	2.0	1710	$1,750	$1.02	5d	1	0.12mi
1411 S Mary St Eustis, FL	3.0	2.0	1580	$1,950	$1.23	12d	1	0.63mi
932 Vanderbilt Dr Eustis, FL	3.0	2.0	1855	$2,115	$1.14	5d	1	0.71mi
2139 Sandridge Cir Eustis, FL	3.0	2.0	1608	$2,000	$1.24	18d	1	0.72mi
1064 Remington Ave Eustis, FL	3.0	2.0	1605	$2,080	$1.30	4d	1	0.72mi
11 Oak Ct Eustis, FL	2.0–3.0	2.0–3.0	1492	$2,375	$1.59	4d	10	0.74mi
408 E Idlewild Ave Eustis, FL	4.0	2.5	1863	$2,349	$1.26	17d	1	0.91mi
1625 Abrams Rd Eustis, FL	4.0	2.5	2140	$3,700	$1.73	4d	1	0.91mi
131 W Atwater Ave Eustis, FL	4.0	2.0	2614	$2,900	$1.11	13d	1	1.11mi
2736 Summerglen Ln Eustis, FL	4.0	2.0	2101	$2,800	$1.33	25d	1	1.30mi

Listing history 17 events

1. 2026-06-21
   pricedays on market $189,900 Active 80 DOM
2. 2026-06-18
   days on market $199,900 Active 77 DOM
3. 2026-06-17
   days on market $199,900 Active 76 DOM
4. 2026-06-16
   days on market $199,900 Active 75 DOM
5. 2026-06-15
   days on market $199,900 Active 74 DOM
6. 2026-06-13
   days on market $199,900 Active 72 DOM
7. 2026-06-09
   days on market $199,900 Active 68 DOM
8. 2026-06-08
   days on market $199,900 Active 67 DOM
9. 2026-06-07
   days on market $199,900 Active 66 DOM
10. 2026-06-04
    days on market $199,900 Active 63 DOM
11. 2026-06-03
    days on market $199,900 Active 62 DOM
12. 2026-06-02
    days on market $199,900 Active 61 DOM
13. 2026-06-01
    days on market $199,900 Active 60 DOM
14. 2026-05-31
    days on market $199,900 Active 59 DOM
15. 2026-05-05
    status Active
16. 2026-04-22
    status Pending
17. 2026-03-21
    listed $199,900 Active

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 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: $27,157
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$2,173
• − Management: −$2,173
• − Depreciation: −$5,524
• Taxable income: $2,852
• Est. tax owed @ 24.0%: −$684
• After-tax cash flow: $5,021/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

3 events — show timeline

• 2026-05-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-21 Listed $199,900 Stellar MLS as Distributed by MLS Grid