2024 Dixie Ave · Eustis, FL 32726

$159,000

1 bd · 1.0 ba · 640 sqft · SingleFamily public records · 86 Days on market

Built 1960 0.30 ac lot Est $187k · 15% 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).

• ARV discount +14.2/15.0
• Cash flow +10.6/30.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• DSCR +3.0/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cozy cottage-style home tucked away on a quiet cul-de-sac in Eustis. This place sits on a spacious . 3-acre lot with plenty of room to enjoy the outdoors, shaded by mature trees that give it a peaceful, laid-back feel. The home itself is 801 sqf with 1 bedroom and 1 bathroom, plus a bonus room that has its own separate entrance—perfect for a home office, guest space, or hobby room. There’s also a separate storage room for extra convenience, along with a shed in the backyard for additional storage. Inside, you’ll find luxury vinyl flooring throughout, making it easy to maintain and giving the home a clean, updated look. The neighborhood has a local, community-driven vibe&md

Key facts

• Storage room
• Separate entrance
• Bonus room

Tags

• CUL-DE-SAC
• SPACIOUS LOT
• MATURE TREES
• BONUS ROOM
• SEPARATE ENTRANCE
• STORAGE ROOM

Property features AI

Finance

• Other: Property zoned SR; Unfurnished; Pets allowed
• HOA & community: No HOA

Exterior

• Utilities: Public utilities available; Septic tank sewer; No water source listed
• Home design: Single family residence; One story; North-facing
• Construction: Frame construction; Shingle roof; Pillar/post/pier foundation; Built area approximately 801 square feet
• Exterior features: Asphalt road access; Private lot approximately 0.3 acres

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Wall/window air conditioning unit(s)
• Interior features: Dishwasher; Electric water heater; Range; Refrigerator; Storage
• Laundry & utility: Electric dryer hookup inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-79 ($-954/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (23.3% below list).
• Recommended offer: $122k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.5% in Eustis — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 4 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).

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 86 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $51k; list at $159k implies a 212% 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,915 (23.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 0.77% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.14%
• DSCR: 0.90
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $186,880
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 Cardinal Dr	0.35mi	2/1.0 (+1)	600 (-6%)	24mo	$175,000	$292	48

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: -19.7%
• Equity multiple: 0.31×
• Total profit: $-30,597
• Equity at exit: $23,707

10-year hold

• IRR: -12.1%
• Equity multiple: 0.28×
• Total profit: $-32,215
• Equity at exit: $13,747

Cash invested: $44,520 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$143 /mo · $1,711/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-79

Break-even live

Break-even rent $1,320

Max offer price $144,959

Occupancy floor —

Sensitivity live

Price	-10% $11	-5% $-34	+0% $-79	+5% $-124	+10% $-169
Rent	-10% $-176	-5% $-128	+0% $-79	+5% $-31	+10% $17
Rate	-1.0pp $1	-0.5pp $-39	base $-79	+0.5pp $-121	+1.0pp $-163

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1147 E McDonald Ave Unit 201 Eustis, FL	1.0	1.0	720	$1,150	$1.60	26d	1	0.77mi
218 Floral Ave Apt 2 Eustis, FL	1.0	1.0	674	$895	$1.33	24d	1	1.17mi
345 N Dewey St Eustis, FL	1.0	1.0	500	$1,325	$2.65	7d	1	1.18mi
77 Wildwood Ln Eustis, FL	2.0	1.0	720	$1,197	$1.66	26d	1	1.47mi

Listing history 19 events

1. 2026-06-21
   days on market $159,000 Active 86 DOM
2. 2026-06-18
   days on market $159,000 Active 83 DOM
3. 2026-06-17
   days on market $159,000 Active 82 DOM
4. 2026-06-16
   days on market $159,000 Active 81 DOM
5. 2026-06-15
   days on market $159,000 Active 80 DOM
6. 2026-06-13
   pricedays on market $159,000 Active 78 DOM
7. 2026-06-09
   days on market $169,000 Active 74 DOM
8. 2026-06-08
   days on market $169,000 Active 73 DOM
9. 2026-06-07
   days on market $169,000 Active 72 DOM
10. 2026-06-04
    days on market $169,000 Active 69 DOM
11. 2026-06-03
    days on market $169,000 Active 68 DOM
12. 2026-06-02
    days on market $169,000 Active 67 DOM
13. 2026-06-01
    days on market $169,000 Active 66 DOM
14. 2026-05-31
    days on market $169,000 Active 65 DOM
15. 2026-04-30
    price $169,000
16. 2026-04-16
    status Active
17. 2026-04-14
    status Pending
18. 2026-03-25
    listed $185,000 Active
19. 2025-03-05
    soldstatus $51,000

ⓘ 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: $1,711 · $143/mo
• Projected year-2 tax: $1,711 · $143/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 · 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: $14,630
• − Mortgage interest: −$8,906
• − Property taxes: −$1,711
• − Insurance: −$795
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$4,625
• Taxable loss: −$3,748
• Est. tax savings @ 24.0%: +$900
• After-tax cash flow: $-54/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

+231.4% since first listed

5 events — show timeline

• 2026-04-30 Price Changed $169,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-05 Sold (Public Records) $51,000 Public Records

Property tax history

+215.0%/yr

Latest (2025): $1,711 · -1.2% YoY. Source: county tax records.