1603 Rose Ln · Eustis, FL 32726

$174,900

3 bd · 1.0 ba · 920 sqft · SingleFamily public records · 730 Days on market

Built 1954 8,580 sqft lot Est $225k · 22% under ↓ 47% since listing

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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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.1/10.0
• 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

This two BR one bath home is in reasonable condition and would make an excellent starter home or income producing property. It is currently renting month-to-month and Tenant has expressed an interest in remaining. Tenant is to be given 30 days notice to vacate. This home has some nice extras such as a 2'8 X 4'3 office nook off the living room and the Eat-in Kitchen has a pantry closet as well as a 4 foot tall, 10'5 X 2 tiled breakfast bar/divider to the Living Room. Just bring your barstools! There is an extra storage area just inside the back door by the bathroom that could double as a craft area. Generous PBR closet is 7'6 X 2'9. Ceramic tile flooring throughout makes for easy maintenance

Key facts

• 8,580 sq ft lot
• Built 1954
• Listed 729 days

Property features AI

Finance

• Other: Approximately 0.19-acre lot (public records); Asphalt public-maintained road access
• Financial info: No lease restrictions indicated
• HOA & community: Pets allowed

Exterior

• Parking: Off-street parking
• Utilities: Public water; Septic tank sewer; Cable connected; Electricity connected
• Home design: Single-family residence; One story; Faces north
• Construction: Block and stucco construction; Shingle roof; Slab foundation
• Exterior features: Covered front porch; Other exterior features

Interior

• Kitchen: Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heat; Central air conditioning
• Interior features: Eat-in kitchen
• Laundry & utility: Laundry inside

🏷️ Possibly a rental listed for sale. The $174,900 price doesn't fit this home's estimated sale value (~$225,400) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 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; 7 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 33% 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 730 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 730 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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: 1.01% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.20%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $225,400
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Kensington St	0.42mi	3/1.0	1,000 (+9%)	7mo	$150,000	$150	60
1529 E Mcdonald Ave	0.29mi	3/1.0	999 (+9%)	23mo	$250,000	$250	53
527 E Gottsche Ave	0.69mi	3/2.0	920 (0%)	20mo	$225,000	$245	47
406 Haselton St	0.70mi	3/1.0	864 (-6%)	21mo	$145,900	$169	40
602 Cricket Hollow Ln	0.64mi	3/2.0	1,040 (+13%)	21mo	$245,000	$236	27
708 Cricket Hollow Ln	0.68mi	2/1.0 (-1)	812 (-12%)	23mo	$235,000	$289	24
302 Lily Pad Ln	0.73mi	3/2.0	1,040 (+13%)	21mo	$270,000	$260	23

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-11,900
• Equity at exit: $26,078

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $11,768
• Equity at exit: $15,122

Cash invested: $48,972 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,761 high
• Mortgage (P&I): −$917
• Tax from tax record: −$148 /mo · $1,779/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $253

Break-even live

Break-even rent $1,441

Max offer price $174,900

Occupancy floor 81%

Sensitivity live

Price	-10% $352	-5% $302	+0% $253	+5% $203	+10% $154
Rent	-10% $114	-5% $183	+0% $253	+5% $322	+10% $392
Rate	-1.0pp $341	-0.5pp $297	base $253	+0.5pp $208	+1.0pp $161

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
925 E McDonald Ave Eustis, FL	2.0	2.0	867	$1,550	$1.79	25d	1	0.49mi
2225 Grant Ave Eustis, FL	3.0	2.0	1050	$1,900	$1.81	25d	1	0.62mi
204 E Gottsche Ave Eustis, FL	2.0	2.0	1125	$1,525	$1.36	25d	3	0.88mi
617 Ohio Blvd Eustis, FL	2.0	1.0	840	$1,400	$1.67	4d	1	0.97mi
910 S Center St Unit 6 Eustis, FL	2.0	1.0	841	$1,299	$1.54	25d	1	1.27mi
77 Wildwood Ln Eustis, FL	2.0	1.0	720	$1,197	$1.66	25d	1	1.32mi
1124 Virginia Ct Eustis, FL	2.0	1.5	900	$1,750	$1.94	25d	1	1.33mi

Listing history 30 events

1. 2026-06-21
   days on market $174,900 Active 730 DOM
2. 2026-06-18
   days on market $174,900 Active 727 DOM
3. 2026-06-17
   days on market $174,900 Active 726 DOM
4. 2026-06-16
   days on market $174,900 Active 725 DOM
5. 2026-06-15
   days on market $174,900 Active 724 DOM
6. 2026-06-13
   days on market $174,900 Active 722 DOM
7. 2026-06-09
   days on market $174,900 Active 718 DOM
8. 2026-06-08
   days on market $174,900 Active 717 DOM
9. 2026-06-07
   days on market $174,900 Active 716 DOM
10. 2026-06-04
    days on market $174,900 Active 713 DOM
11. 2026-06-03
    days on market $174,900 Active 712 DOM
12. 2026-06-02
    days on market $174,900 Active 711 DOM
13. 2026-06-02
    days on market $174,900 Active 710 DOM
14. 2026-05-31
    days on market $174,900 Active 709 DOM
15. 2026-01-30
    price $174,900
16. 2025-06-27
    price $179,900
17. 2024-06-21
    listed $189,900 Active
18. 2024-01-20
    historical
19. 2023-10-03
    status Active
20. 2023-08-19
    status Pending
21. 2023-01-20
    listed $179,900 Active
22. 2022-12-03
    historical
23. 2022-06-07
    price $2,290
24. 2022-06-01
    listed $179,900 Active
25. 2022-05-19
    historical
26. 2022-05-17
    historical
27. 2022-03-26
    listed $184,975 Active
28. 2021-12-02
    status Active
29. 2021-11-21
    status Pending
30. 2021-09-25
    listed $330,335 Active

ⓘ 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: $1,779 · $148/mo
• Projected year-2 tax: $1,779 · $148/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 · 23 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: $21,132
• − Mortgage interest: −$9,797
• − Property taxes: −$1,779
• − Insurance: −$874
• − Repairs & maintenance: −$1,691
• − Management: −$1,691
• − Depreciation: −$5,088
• Taxable income: $212
• Est. tax owed @ 24.0%: −$51
• After-tax cash flow: $2,983/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

-47.1% since first listed

16 events — show timeline

• 2026-01-30 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-27 Price Changed $179,900 Stellar MLS as Distributed by MLS Grid
• 2024-06-21 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 2024-01-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-10-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-08-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-01-20 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2022-12-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-06-07 Price Changed $2,290 RENT.
• 2022-06-01 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2022-05-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-05-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-03-26 Listed $184,975 Stellar MLS as Distributed by MLS Grid
• 2021-12-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-11-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-09-25 Listed $330,335 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2025): $1,779 · +4.2% YoY. Source: county tax records.