1905 Virginia Ave · Eustis, FL 32726

$227,000

3 bd · 1.5 ba · 1,066 sqft · SingleFamily public records · 93 Days on market

Built 1983 0.28 ac lot Est $247k · 8% under

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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 +14.3/30.0
• ARV discount +11.2/15.0
• DSCR +4.4/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in today! This home was recently remodeled with new kitchen appliances, and granite countertop, new ceiling fans and light fixtures, new air conditioning and heat, all electric outlets updated, freshly painted inside and outside. New luxury vinyl plank flooring! New window blinds. Owner is Licensed Florida Real Estate Agent.

Key facts

• Granite countertops
• Brand-new stove
• 0.28 acre lot

Tags

• QUIET DEAD-END STREET
• DURABLE VINYL FLOORING
• GRANITE COUNTERTOPS
• BRAND-NEW STOVE
• STAINLESS STEEL APPLIANCES
• PRIVATE OVERSIZED LOT

Property features AI

Finance

• Other: Homestead exemption applied; Unfurnished
• HOA & community: No association; Pets allowed

Exterior

• Parking: Attached 1-car garage (24 x 11); Driveway
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Phone available; Broadband/high-speed internet available
• Home design: Single-family residence; One story; South-facing
• Construction: Block construction; Shingle roof; Slab foundation; Built on a 0.28-acre lot (approx. 85 x 145)
• Exterior features: Street dead-end lot; Paved surfaces

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Stone counters; Programmable thermostat
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $227k.

Deal economics

• At list price, monthly cash flow is $43 ($519/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (18.2% below list).
• Recommended offer: $186k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 35% 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 $7k 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 93 days — a 9% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $13k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; list at $227k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,611 (18.2% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.82% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $247,312
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 Cricket Hollow Ln	0.52mi	2/2.0 (-1)	1,106 (+4%)	6mo	$240,000	$217	58
202 Bryan St	0.69mi	2/2.0 (-1)	1,079 (+1%)	2mo	$250,000	$232	57
1905 Selleen Dr	0.33mi	3/1.0	1,169 (+10%)	12mo	$225,000	$192	56
602 Cricket Hollow Ln	0.45mi	3/2.0	1,040 (-2%)	21mo	$245,000	$236	55
107 Kensington St	0.59mi	3/1.0	1,000 (-6%)	7mo	$150,000	$150	54
505 Cricket Hollow Ln	0.45mi	2/2.0 (-1)	1,086 (+2%)	21mo	$240,000	$221	51
302 Lily Pad Ln	0.55mi	3/2.0	1,040 (-2%)	21mo	$270,000	$260	51
1529 E Mcdonald Ave	0.40mi	3/1.0	999 (-6%)	23mo	$250,000	$250	50
503 Dorothy Cir	0.38mi	3/2.0	1,225 (+15%)	22mo	$285,500	$233	37

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-33,716
• Equity at exit: $33,846

10-year hold

• IRR: -5.9%
• Equity multiple: 0.61×
• Total profit: $-24,520
• Equity at exit: $19,627

Cash invested: $63,560 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,856 high
• Mortgage (P&I): −$1,190
• Tax from tax record: −$138 /mo · $1,657/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $43

Break-even live

Break-even rent $1,801

Max offer price $227,000

Occupancy floor 93%

Sensitivity live

Price	-10% $172	-5% $108	+0% $43	+5% $-21	+10% $-85
Rent	-10% $-103	-5% $-30	+0% $43	+5% $117	+10% $190
Rate	-1.0pp $158	-0.5pp $101	base $43	+0.5pp $-16	+1.0pp $-75

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: $56,750
• Closing costs: $6,810
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2225 Grant Ave Eustis, FL	3.0	2.0	1050	$1,900	$1.81	25d	1	0.40mi
374 Willow Song Ct Eustis, FL	3.0	2.0	1250	$1,750	$1.40	23d	1	0.44mi
374 Willow Song Ct Eustis, FL	3.0	2.0	1250	$1,750	$1.40	6d	1	0.44mi
375 Willow Song Ct Eustis, FL	3.0	2.0	1370	$1,950	$1.42	6d	1	0.46mi
1701 E Orange Ave Eustis, FL	3.0	3.0	1439	$1,645	$1.14	16d	1	0.50mi
1701 E Orange Ave Eustis, FL	3.0	2.5–3.0	1439	$1,645	$1.14	25d	2	0.50mi
612 Kensington St Eustis, FL	3.0	1.5	1400	$1,900	$1.36	25d	1	0.51mi
11 Oak Ct Eustis, FL	2.0–3.0	2.0–3.0	1492	$2,375	$1.59	5d	10	0.53mi
925 E McDonald Ave Eustis, FL	2.0	2.0	867	$1,550	$1.79	25d	1	0.74mi
910 Kentucky Blvd Eustis, FL	3.0	2.0	1327	$1,910	$1.44	14d	1	0.96mi
617 Ohio Blvd Eustis, FL	2.0	1.0	840	$1,400	$1.67	4d	1	0.99mi
528 Citrus Ave Unit 1 Eustis, FL	3.0	2.0	1168	$1,700	$1.46	6d	1	1.06mi
204 E Gottsche Ave Eustis, FL	2.0	2.0	1125	$1,525	$1.36	25d	3	1.13mi
923 N Grove St Eustis, FL	3.0	2.0	1200	$1,920	$1.60	25d	1	1.15mi
116 Dewitt Ct Eustis, FL	3.0	2.0	1299	$1,890	$1.45	25d	1	1.22mi
116 Dewitt Ct Unit 116 Eustis, FL	3.0	2.0	1296	$1,850	$1.43	19d	1	1.22mi
710 Harvard Ct Eustis, FL	3.0	2.0	1260	$1,700	$1.35	6d	1	1.23mi
623 N Bay St Unit 11 Eustis, FL	2.0	2.0	1200	$1,300	$1.08	12d	1	1.24mi
77 Wildwood Ln Eustis, FL	2.0	1.0	720	$1,197	$1.66	25d	1	1.48mi
910 S Center St Unit 6 Eustis, FL	2.0	1.0	841	$1,299	$1.54	25d	1	1.48mi

Listing history 24 events

1. 2026-06-21
   days on market $227,000 Active 93 DOM
2. 2026-06-18
   days on market $227,000 Active 90 DOM
3. 2026-06-17
   pricedays on market $227,000 Active 89 DOM
4. 2026-06-16
   days on market $232,000 Active 88 DOM
5. 2026-06-15
   days on market $232,000 Active 87 DOM
6. 2026-06-13
   days on market $232,000 Active 85 DOM
7. 2026-06-09
   days on market $232,000 Active 81 DOM
8. 2026-06-08
   days on market $232,000 Active 80 DOM
9. 2026-06-07
   days on market $232,000 Active 79 DOM
10. 2026-06-04
    days on market $232,000 Active 76 DOM
11. 2026-06-03
    days on market $232,000 Active 75 DOM
12. 2026-06-02
    days on market $232,000 Active 74 DOM
13. 2026-06-01
    days on market $232,000 Active 73 DOM
14. 2026-05-31
    days on market $232,000 Active 72 DOM
15. 2026-05-11
    price $232,000
16. 2026-04-24
    price $236,000
17. 2026-03-20
    listed $240,000 Active
18. 2019-06-25
    soldstatus $140,000 Sold 332-char remark

    Show marketing remark (332 chars)

    Move in today! This home was recently remodeled with new kitchen appliances, and granite countertop, new ceiling fans and light fixtures, new air conditioning and heat, all electric outlets updated, freshly painted inside and outside. New luxury vinyl plank flooring! New window blinds. Owner is Licensed Florida Real Estate Agent.

19. 2019-06-25
    soldstatus $140,000

    Show marketing remark (332 chars)

    Move in today! This home was recently remodeled with new kitchen appliances, and granite countertop, new ceiling fans and light fixtures, new air conditioning and heat, all electric outlets updated, freshly painted inside and outside. New luxury vinyl plank flooring! New window blinds. Owner is Licensed Florida Real Estate Agent.

20. 2019-05-03
    status Pending 332-char remark

    Show marketing remark (332 chars)

    Move in today! This home was recently remodeled with new kitchen appliances, and granite countertop, new ceiling fans and light fixtures, new air conditioning and heat, all electric outlets updated, freshly painted inside and outside. New luxury vinyl plank flooring! New window blinds. Owner is Licensed Florida Real Estate Agent.

21. 2019-04-29
    price $139,900 332-char remark

    Show marketing remark (332 chars)

    Move in today! This home was recently remodeled with new kitchen appliances, and granite countertop, new ceiling fans and light fixtures, new air conditioning and heat, all electric outlets updated, freshly painted inside and outside. New luxury vinyl plank flooring! New window blinds. Owner is Licensed Florida Real Estate Agent.

22. 2019-04-08
    price $144,900 332-char remark

    Show marketing remark (332 chars)

    Move in today! This home was recently remodeled with new kitchen appliances, and granite countertop, new ceiling fans and light fixtures, new air conditioning and heat, all electric outlets updated, freshly painted inside and outside. New luxury vinyl plank flooring! New window blinds. Owner is Licensed Florida Real Estate Agent.

23. 2019-03-06
    listed $149,900 Active 332-char remark

    Show marketing remark (332 chars)

    Move in today! This home was recently remodeled with new kitchen appliances, and granite countertop, new ceiling fans and light fixtures, new air conditioning and heat, all electric outlets updated, freshly painted inside and outside. New luxury vinyl plank flooring! New window blinds. Owner is Licensed Florida Real Estate Agent.

24. 1981-10-01
    soldstatus $3,300

ⓘ 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: $1,657 · $138/mo
• Projected year-2 tax: $1,884 · $157/mo
• Expected delta: +$227/yr (+$19/mo · 13.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 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: $22,273
• − Mortgage interest: −$12,716
• − Property taxes: −$1,657
• − Insurance: −$1,135
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − Depreciation: −$6,604
• Taxable loss: −$3,401
• Est. tax savings @ 24.0%: +$816
• After-tax cash flow: $1,335/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

+6930.3% since first listed

10 events — show timeline

• 2026-05-11 Price Changed $232,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $236,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Listed $240,000 Stellar MLS as Distributed by MLS Grid
• 2019-06-25 Sold (Public Records) $140,000 Public Records
• 2019-06-25 Sold (MLS) $140,000 Stellar MLS as Distributed by MLS Grid
• 2019-05-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-04-29 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2019-04-08 Price Changed $144,900 Stellar MLS as Distributed by MLS Grid
• 2019-03-06 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 1981-10-01 Sold (Public Records) $3,300 Public Records

Property tax history

+13.7%/yr

Latest (2025): $1,657 · +2.3% YoY. Source: county tax records.