1400 Eudora Rd Unit F53 · Mount Dora, FL 32757

$119,000

2 bd · 1.5 ba · 702 sqft · Condo · 33 Days on market

Built 1979 Good condition $350/mo HOA · 22% 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 +18.2/30.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent investor opportunity for this ground level, two bedroom, one and one-half bath condo with great views of the community pool. Close to shopping, dining, and other conveniences. Strong rent potential. Onsite laundry for residents.

Key facts

• $350 HOA
• Community pool
• Built 1979

Property features AI

Finance

• Other: Unfurnished; Unit on floor 1; Living area approximately 702 square feet
• Financial info: Total annual fees $4,200; Lease restrictions apply
• HOA & community: HOA managed by Aspire Community Management; Monthly HOA fee of $350; HOA includes pool, maintenance (structure and grounds), pest control, sewer, trash, and water; Association amenities: Laundry and pool; Association approval required; Pets allowed with number and size limits; Community features: Community mailbox and pool

Exterior

• Parking: Guest parking; Open parking
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected
• Home design: Condominium; Residential property; One level (unit on first floor); Faces north
• Construction: Block and stucco construction; Shingle roof; Block foundation; Slab foundation; Built as part of a multi-story building (2 total stories)
• Exterior features: Exterior lighting; Sidewalk

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Crown molding; Kitchen/family room combo; Open floorplan; Solid surface counters; Solid wood cabinets; Blinds
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $119k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.3% 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; 646 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $823 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 33 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 21y 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 $84k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% 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 $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.36% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.55% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.51×
• Total profit: $-16,164
• Equity at exit: $17,743

10-year hold

• IRR: -11.5%
• Equity multiple: 0.41×
• Total profit: $-19,595
• Equity at exit: $10,289

Cash invested: $33,320 (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 32757

• Home prices YoY: -34.5%
• Rents YoY: 0.6%
• Active inventory: 646
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,619 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$350
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $106

Break-even live

Break-even rent $1,484

Max offer price $119,000

Occupancy floor 88%

Sensitivity live

Price	-10% $189	-5% $147	+0% $106	+5% $65	+10% $24
Rent	-10% $-22	-5% $42	+0% $106	+5% $170	+10% $234
Rate	-1.0pp $166	-0.5pp $137	base $106	+0.5pp $76	+1.0pp $44

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 Eudora Rd Mount Dora, FL	1.0–2.0	1.0–2.0	777	$1,499	$1.93	0d	3	0.03mi
12 E Main St Mount Dora, FL	1.0	1.0	504	$1,152	$2.29	5d	5	0.28mi
3550 Lake Center Dr Mount Dora, FL	1.0–3.0	1.0–2.0	1026	$1,650	$1.61	4d	26	0.40mi
2811 Ruleme St Eustis, FL	2.0	1.0–1.5	522	$1,349	$2.58	0d	6	1.44mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-02
   statusdays on market $119,000 Pending 33 DOM
2. 2026-06-01
   days on market $119,000 Active 32 DOM
3. 2026-05-31
   days on market $119,000 Active 31 DOM
4. 2026-04-30
   listed $119,000 Active
5. 2023-11-14
   soldstatus $84,000 Closed 238-char remark

   Show marketing remark (238 chars)

   Excellent investor opportunity for this ground level, two bedroom, one and one-half bath condo with great views of the community pool. Close to shopping, dining, and other conveniences. Strong rent potential. Onsite laundry for residents.

6. 2023-10-29
   status Pending 238-char remark

   Show marketing remark (238 chars)

   Excellent investor opportunity for this ground level, two bedroom, one and one-half bath condo with great views of the community pool. Close to shopping, dining, and other conveniences. Strong rent potential. Onsite laundry for residents.

7. 2023-10-20
   listed $85,000 Active 238-char remark

   Show marketing remark (238 chars)

   Excellent investor opportunity for this ground level, two bedroom, one and one-half bath condo with great views of the community pool. Close to shopping, dining, and other conveniences. Strong rent potential. Onsite laundry for residents.

8. 2016-05-20
   soldstatus $29,000 Sold 636-char remark

   Show marketing remark (636 chars)

   Great ground floor corner unit having windows on 3 sides giving nice open feel. Just steps from parking, laundry facilities & community pool. Crown molding in living/dining room & kitchen. Tiled floors, updated kitchen with granite countertops. Bathrooms are also updated. Master bedroom has sink & toilet with door pass-thru to tub/shower shared by half bath with access from hallway. Conveniently located in the center of tri-cities of Mount Dora, Tavares & Eustis. By appointment only, tenant in place with lease 675/mo until June 2016. Turnkey as an income/investment property or your own future residence.

9. 2016-04-28
   status Pending 636-char remark

   Show marketing remark (636 chars)

   Great ground floor corner unit having windows on 3 sides giving nice open feel. Just steps from parking, laundry facilities & community pool. Crown molding in living/dining room & kitchen. Tiled floors, updated kitchen with granite countertops. Bathrooms are also updated. Master bedroom has sink & toilet with door pass-thru to tub/shower shared by half bath with access from hallway. Conveniently located in the center of tri-cities of Mount Dora, Tavares & Eustis. By appointment only, tenant in place with lease 675/mo until June 2016. Turnkey as an income/investment property or your own future residence.

10. 2016-04-21
    price $31,900 636-char remark

    Show marketing remark (636 chars)

    Great ground floor corner unit having windows on 3 sides giving nice open feel. Just steps from parking, laundry facilities & community pool. Crown molding in living/dining room & kitchen. Tiled floors, updated kitchen with granite countertops. Bathrooms are also updated. Master bedroom has sink & toilet with door pass-thru to tub/shower shared by half bath with access from hallway. Conveniently located in the center of tri-cities of Mount Dora, Tavares & Eustis. By appointment only, tenant in place with lease 675/mo until June 2016. Turnkey as an income/investment property or your own future residence.

11. 2016-02-24
    status Active 636-char remark

    Show marketing remark (636 chars)

    Great ground floor corner unit having windows on 3 sides giving nice open feel. Just steps from parking, laundry facilities & community pool. Crown molding in living/dining room & kitchen. Tiled floors, updated kitchen with granite countertops. Bathrooms are also updated. Master bedroom has sink & toilet with door pass-thru to tub/shower shared by half bath with access from hallway. Conveniently located in the center of tri-cities of Mount Dora, Tavares & Eustis. By appointment only, tenant in place with lease 675/mo until June 2016. Turnkey as an income/investment property or your own future residence.

12. 2016-02-19
    status Pending 636-char remark

    Show marketing remark (636 chars)

    Great ground floor corner unit having windows on 3 sides giving nice open feel. Just steps from parking, laundry facilities & community pool. Crown molding in living/dining room & kitchen. Tiled floors, updated kitchen with granite countertops. Bathrooms are also updated. Master bedroom has sink & toilet with door pass-thru to tub/shower shared by half bath with access from hallway. Conveniently located in the center of tri-cities of Mount Dora, Tavares & Eustis. By appointment only, tenant in place with lease 675/mo until June 2016. Turnkey as an income/investment property or your own future residence.

13. 2016-02-16
    listed $35,000 Active 636-char remark

    Show marketing remark (636 chars)

    Great ground floor corner unit having windows on 3 sides giving nice open feel. Just steps from parking, laundry facilities & community pool. Crown molding in living/dining room & kitchen. Tiled floors, updated kitchen with granite countertops. Bathrooms are also updated. Master bedroom has sink & toilet with door pass-thru to tub/shower shared by half bath with access from hallway. Conveniently located in the center of tri-cities of Mount Dora, Tavares & Eustis. By appointment only, tenant in place with lease 675/mo until June 2016. Turnkey as an income/investment property or your own future residence.

14. 2015-09-11
    historical
15. 2015-07-06
    listed $34,900 Active
16. 2013-04-03
    soldstatus $22,700
17. 2012-09-22
    listed $32,000
18. 2011-06-29
    historical
19. 2010-12-23
    listed $28,500
20. 2008-09-16
    soldstatus $35,000
21. 2008-01-18
    listed $40,000
22. 2007-05-16
    listed $114,500
23. 2007-03-19
    historical
24. 2007-01-19
    listed $124,900
25. 2007-01-16
    historical
26. 2006-09-12
    listed $134,900
27. 2006-09-09
    historical
28. 2006-06-20
    listed $145,000
29. 2005-11-23
    soldstatus $99,500
30. 2005-09-23
    listed $99,500

ⓘ 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 1/10 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: $19,424
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − HOA: −$4,200
• − Depreciation: −$3,462
• Taxable loss: −$391
• Est. tax savings @ 24.0%: +$94
• After-tax cash flow: $1,370/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 · 12 photos

Good 80/100 Cosmetic rehab

This corner unit is in good condition with recent updates, including a new roof and AC. It's ready for new owners and offers a great investment opportunity.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace carpet with hardwood or tile — Improves aesthetics and is easier to maintain
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace carpet with hardwood or tile — Improves aesthetics and is easier to maintain ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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 — 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 · 364,602 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: 998.0

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: 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%

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

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

+19.6% since first listed

27 events — show timeline

• 2026-04-30 Listed $119,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-14 Sold (MLS) $84,000 Stellar MLS as Distributed by MLS Grid
• 2023-10-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-10-20 Listed $85,000 Stellar MLS as Distributed by MLS Grid
• 2016-05-20 Sold (MLS) $29,000 Stellar MLS as Distributed by MLS Grid
• 2016-04-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-04-21 Price Changed $31,900 Stellar MLS as Distributed by MLS Grid
• 2016-02-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-02-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-02-16 Listed $35,000 Stellar MLS as Distributed by MLS Grid
• 2015-09-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-07-06 Listed $34,900 Stellar MLS as Distributed by MLS Grid
• 2013-04-03 Sold (MLS) $22,700 Stellar MLS as Distributed by MLS Grid
• 2012-09-22 Listed $32,000 Stellar MLS as Distributed by MLS Grid
• 2011-06-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-12-23 Listed $28,500 Stellar MLS as Distributed by MLS Grid
• 2008-09-16 Sold (MLS) $35,000 Stellar MLS as Distributed by MLS Grid
• 2008-01-18 Listed $40,000 Stellar MLS as Distributed by MLS Grid
• 2007-05-16 Listed $114,500 Stellar MLS as Distributed by MLS Grid
• 2007-03-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-01-19 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2007-01-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-09-12 Listed $134,900 Stellar MLS as Distributed by MLS Grid
• 2006-09-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-06-20 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2005-11-23 Sold (MLS) $99,500 Stellar MLS as Distributed by MLS Grid
• 2005-09-23 Listed $99,500 Stellar MLS as Distributed by MLS Grid