1400 Eudora Rd Unit A12 · Mount Dora, FL 32757

$137,500

2 bd · 2.0 ba · 900 sqft · Condo · 91 Days on market

Built 1979 Fair condition $153/sqft · 28% below area Est $190k · 28% under $350/mo HOA · 20% of rent

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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 +15.9/30.0
• ARV discount +15.0/15.0
• 1% rule +7.6/10.0
• DSCR +4.9/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT 2/2 CONDO LOCATED IN MOUNT DORA. COMMUNITY POOL. PETS ALLOWED. CLOSE TO HISTORIC DOWNTOWN MOUNT DORA WITH QUAINT SHOPPING AND DINING ON LAKE DORA WITH SUNSET CRUISES.

Key facts

• Two swimming pools
• Attached bath
• $350 HOA

Tags

• ATTACHED BATH
• MODERN EXTERIOR PAINT
• TWO SWIMMING POOLS
• ON-SITE LAUNDRY FACILITIES
• EXCELLENT RENTAL POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $138k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $67 ($799/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $125k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.2% in Mount Dora — 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 75/100 on livability (#244 in FL, #3,860 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime A, housing A-; Watch: employment D+, 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: Triangle Elementary School (math 41% / reading 33%, grade F, #1,609 of 2,144 statewide, top 77%, 783 students, 64% FRL); Mt. Dora Middle School (math 45% / reading 45%, grade D, #310 of 571 statewide, top 56%, 846 students, 48% FRL); Mt. Dora High School (math 32% / reading 46%, grade F, #312 of 667 statewide, top 48%, 1,334 students, 38% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents flat; 854 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 60d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $951 of loan paydown is wiped out by about $4k 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 91 days — a 9% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $24k; list at $138k implies a 461% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,125 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.26% ✓
• Cap rate: 6.87%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 6.6

CMA / ARV

• ARV (median comp): $189,817
• List price: $137,500
• Delta: -27.56%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2664 Mcdonald Ter	0.27mi	2/2.0	1,072 (+19%)	1mo	$235,000	$219	61
2729 Westland Rd	0.34mi	2/2.0	954 (+6%)	19mo	$283,000	$297	58
4162 Close Ct	0.92mi	2/1.0	830 (-8%)	1mo	$175,000	$211	47
3565 Wilson Ave	0.35mi	1/1.0 (-1)	732 (-19%)	8mo	$180,000	$246	43
2286 Crescent Dr	0.46mi	2/1.0	1,048 (+16%)	12mo	$280,000	$267	39
2585 Northland Rd	0.49mi	2/2.0	1,115 (+24%)	19mo	$273,000	$245	36
1636 Old Mount Dora Rd	1.27mi	2/1.0	941 (+5%)	22mo	$223,500	$238	35
807 Norman Dr	0.59mi	2/1.0	982 (+9%)	22mo	$210,000	$214	35
3771 Cactus Ln	0.89mi	2/1.5	1,015 (+13%)	9mo	$235,000	$232	34
1395 Morningside St	0.57mi	3/2.0 (+1)	1,100 (+22%)	18mo	$230,000	$209	28
3785 Vine Ln	0.80mi	2/2.0	1,083 (+20%)	24mo	$369,900	$342	20
4092 Lake Eleanor Dr	0.98mi	2/2.0	1,116 (+24%)	26mo	$312,000	$280	20

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 · 0.55% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.43×
• Total profit: $-21,961
• Equity at exit: $20,502

10-year hold

• IRR: -15.6%
• Equity multiple: 0.25×
• Total profit: $-28,946
• Equity at exit: $11,888

Cash invested: $38,500 (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 →

Active competition Active MLS

• For sale now: 0 active · 2 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32757

• Home prices YoY: -34.5%
• Rents YoY: 0.6%
• Active inventory: 854
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,730 high
• Mortgage (P&I): −$721
• Tax est. 1.5%: −$172 /mo · $2,062/yr
• Insurance: −$57
• HOA: −$350
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $67

Break-even live

Break-even rent $1,646

Max offer price $137,500

Occupancy floor 91%

Sensitivity live

Price	-10% $162	-5% $114	+0% $67	+5% $19	+10% $-28
Rent	-10% $-70	-5% $-2	+0% $67	+5% $135	+10% $203
Rate	-1.0pp $136	-0.5pp $102	base $67	+0.5pp $31	+1.0pp $-5

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: $34,375
• Closing costs: $4,125
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 Eudora Rd Mount Dora, FL	1.0–2.0	1.0–2.0	762	$1,599	$2.10	0d	3	0.03mi
1400 Eudora Rd Mount Dora, FL	1.0–2.0	1.0–2.0	777	$1,599	$2.06	7d	3	0.03mi
12 E Main St Mount Dora, FL	1.0	1.0	521	$1,121	$2.15	9d	3	0.28mi
1070 Emerald Dr Mount Dora, FL	2.0	1.0	1000	$1,595	$1.59	108d	1	0.32mi
2901 Eastland Rd Mount Dora, FL	3.0	1.5	940	$1,800	$1.91	40d	1	0.34mi
930 Emerald Dr Mount Dora, FL	2.0	1.0	865	$1,699	$1.96	59d	1	0.40mi
1370 Greenway Dr Mt Dora, FL	2.0	1.0	1100	$2,500	$2.27	113d	1	0.40mi
3550 Lake Center Dr Mount Dora, FL	1.0–3.0	1.0–2.0	1026	$1,549	$1.51	0d	22	0.40mi
835 Golden Isle Dr Mount Dora, FL	3.0	2.0	905	$1,800	$1.99	100d	1	0.44mi
905 Marion Dr Mount Dora, FL	2.0	1.0	934	$1,475	$1.58	74d	1	0.50mi
2185 Florence Rd Mount Dora, FL	2.0	1.0	968	$1,500	$1.55	64d	1	0.51mi
915 Norman Dr Mount Dora, FL	2.0	1.0	832	$1,700	$2.04	42d	1	0.54mi
4181 Chestnut Dr Mount Dora, FL	2.0	1.0	1077	$1,697	$1.58	7d	1	0.68mi
4300 Baywood Blvd Unit B105 Mount Dora, FL	2.0	2.0	955	$1,800	$1.88	76d	1	0.92mi
1357 Lakeshore Dr Mt Dora, FL	2.0	2.0	900	$2,250	$2.50	42d	1	0.98mi
4021 Lake Saunders Dr Mount Dora, FL	2.0	1.0	1100	$1,450	$1.32	94d	1	1.08mi
2997 S Grove St Eustis, FL	2.0	1.5	1092	$1,750	$1.60	76d	1	1.15mi
2811 Ruleme St Eustis, FL	2.0	1.0–1.5	576	$1,359	$2.36	0d	11	1.44mi

Property features AI

Finance

• Other: Condo fees collected monthlyUnfurnished
• Financial info: Total annual fees $4,200Lease restrictions apply
• HOA & community: Monthly condo/association fee $350Association amenities include pool and laundryAssociation fee covers maintenance of grounds, pool, sewer, trash and waterAssociation approval requiredAssociation name: Maurice Remillard/Aspire Community MgmtCommunity features include pool and community mailboxPets allowed with breed restrictions

Exterior

• Parking: Asphalt road access
• Utilities: Public waterPublic sewerPublic utilities
• Home design: Residential condominiumAttached property2 total storiesFacing southSecond-floor unitEntry level: One
• Construction: Block constructionShingle roofSlab foundationBuilt as completed condition
• Exterior features: Sidewalk

Interior

• Kitchen: DishwasherMicrowaveRangeRefrigeratorElectric water heater
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Ceiling fansBlinds
• Laundry & utility: Common area laundry

HOA detail $350/mo · $4,200/yr condo

• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-07-31
   days on market $137,500 Active 91 DOM
2. 2026-07-30
   days on market $137,500 Active 90 DOM
3. 2026-07-30
   days on market $137,500 Active 89 DOM
4. 2026-07-28
   pricedays on market $137,500 Active 88 DOM
5. 2026-07-26
   days on market $139,500 Active 86 DOM
6. 2026-07-24
   days on market $139,500 Active 84 DOM
7. 2026-07-23
   days on market $139,500 Active 83 DOM
8. 2026-07-22
   days on market $139,500 Active 82 DOM
9. 2026-07-21
   days on market $139,500 Active 81 DOM
10. 2026-07-20
    days on market $139,500 Active 80 DOM
11. 2026-07-18
    days on market $139,500 Active 78 DOM
12. 2026-07-18
    days on market $139,500 Active 77 DOM
13. 2026-07-16
    days on market $139,500 Active 76 DOM
14. 2026-07-15
    days on market $139,500 Active 75 DOM
15. 2026-07-14
    days on market $139,500 Active 74 DOM
16. 2026-07-13
    days on market $139,500 Active 73 DOM
17. 2026-07-13
    days on market $139,500 Active 72 DOM
18. 2026-07-11
    days on market $139,500 Active 71 DOM
19. 2026-07-10
    days on market $139,500 Active 70 DOM
20. 2026-07-09
    days on market $139,500 Active 69 DOM
21. 2026-07-07
    days on market $139,500 Active 67 DOM
22. 2026-07-06
    days on market $139,500 Active 66 DOM
23. 2026-07-05
    days on market $139,500 Active 65 DOM
24. 2026-07-03
    days on market $139,500 Active 63 DOM
25. 2026-07-02
    days on market $139,500 Active 62 DOM
26. 2026-07-01
    days on market $139,500 Active 61 DOM
27. 2026-06-30
    days on market $139,500 Active 60 DOM
28. 2026-06-29
    days on market $139,500 Active 59 DOM
29. 2026-06-28
    days on market $139,500 Active 58 DOM
30. 2026-06-27
    days on market $139,500 Active 57 DOM
31. 2026-06-26
    days on market $139,500 Active 56 DOM
32. 2026-06-24
    days on market $139,500 Active 54 DOM
33. 2026-06-22
    days on market $139,500 Active 52 DOM
34. 2026-06-21
    days on market $139,500 Active 51 DOM
35. 2026-06-18
    days on market $139,500 Active 48 DOM
36. 2026-06-17
    days on market $139,500 Active 47 DOM
37. 2026-06-16
    days on market $139,500 Active 46 DOM
38. 2026-06-15
    days on market $139,500 Active 45 DOM
39. 2026-06-13
    days on market $139,500 Active 43 DOM
40. 2026-06-09
    days on market $139,500 Active 39 DOM
41. 2026-06-08
    days on market $139,500 Active 38 DOM
42. 2026-06-07
    days on market $139,500 Active 37 DOM
43. 2026-06-04
    days on market $139,500 Active 34 DOM
44. 2026-06-03
    days on market $139,500 Active 33 DOM
45. 2026-06-02
    days on market $139,500 Active 32 DOM
46. 2026-06-01
    days on market $139,500 Active 31 DOM
47. 2026-05-31
    days on market $139,500 Active 30 DOM
48. 2026-05-08
    price $139,500
49. 2026-05-01
    listed $139,900 Active
50. 2025-04-05
    historical $1,400

ⓘ 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 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: $20,762
• − Mortgage interest: −$7,702
• − Property taxes: −$2,062
• − Insurance: −$688
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − HOA: −$4,200
• − Depreciation: −$4,000
• Taxable loss: −$1,212
• Est. tax savings @ 24.0%: +$291
• After-tax cash flow: $1,090/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 · 7 photos

Fair 45/100 Moderate rehab Est. rehab $22,500–$40,500 screening

This 2-bedroom, 2-bathroom condo in Palms of Mount Dora requires moderate repairs and maintenance to improve its condition and value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major interior walls — Peeling paint
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value ↑
• Both paint interior walls — Improves interior appearance and value ↑
• Both trim landscaping — Enhances curb appeal and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Triangle Elementary School F FL #1,609/2,144 Nat'l #21,438/41,679 Middle Mt. Dora Middle School D FL #310/571 Nat'l #4,622/14,009 High Mt. Dora High School F FL #312/667 Nat'l #8,724/17,239

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

B Composite livability gradescore 75/100

Livability — Mount Dora

• Score: 75/100
• State rank: #244
• US rank: #3860

Category grades

Amenities F Commute F Cost of living B Crime A Employment D+ Housing A- Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Dora, FL
• County: Lake County · 386,640 people
• City population: 34,121
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 34,121
• Household income: $77,216
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 24% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 20% Black 12% Two or more races 11% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 7% Dominican 1%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 14% Other Indo-European 1%

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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: ▼ -154.69%
• Current HPI: 293.4759
• Rent YoY: ▲ 0.55%
• Metro: Orlando-Kissimmee-Sanford, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Other: Condo fees collected monthlyUnfurnished
• Financial info: Total annual fees $4,200Lease restrictions apply
• HOA & community: Monthly condo/association fee $350Association amenities include pool and laundryAssociation fee covers maintenance of grounds, pool, sewer, trash and waterAssociation approval requiredAssociation name: Maurice Remillard/Aspire Community MgmtCommunity features include pool and community mailboxPets allowed with breed restrictions

Exterior

• Parking: Asphalt road access
• Utilities: Public waterPublic sewerPublic utilities
• Home design: Residential condominiumAttached property2 total storiesFacing southSecond-floor unitEntry level: One
• Construction: Block constructionShingle roofSlab foundationBuilt as completed condition
• Exterior features: Sidewalk

Interior

• Kitchen: DishwasherMicrowaveRangeRefrigeratorElectric water heater
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Ceiling fansBlinds
• Laundry & utility: Common area laundry

Price history

+436.5% since first listed

9 events — show timeline

• 2026-05-08 Price Changed $139,500 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-05 Rental Removed $1,400 STELLARMLS
• 2025-02-04 Price Changed $1,400 STELLARMLS
• 2025-01-04 Price Changed $1,500 STELLARMLS
• 2024-11-13 Listed for Rent $1,600 STELLARMLS
• 2014-04-25 Sold (MLS) $24,500 Stellar MLS as Distributed by MLS Grid
• 2014-04-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2013-11-11 Listed $26,000 Stellar MLS as Distributed by MLS Grid