111 E Charlotte Ave · Eustis, FL 32726

$257,000

3 bd · 2.0 ba · 1,270 sqft · SingleFamily public records · 68 Days on market

Built 1953 0.31 ac lot Est $272k · 5% 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 +12.9/30.0
• ARV discount +9.9/15.0
• Schools +4.2/10.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 BEDROOM 2 BATH HOME WITH LARGE BACKYARD AND STORAGE SHED. .. .. Super cute block-built construction home with double driveways. You will see a beautiful wood-burning fireplace large open floor plan to the kitchen as you enter the front door. Great layout for a family get-together! All appliances included. The third bedroom and full bath are located on the L/R side of the home. The Master bedroom with an en-suite bath and 2nd bedroom is located on the opposite side of the home. By the way, the 2nd bedroom could be a Family Room (10x22). This room offers an attractive decorator Fireplace with access to a shady backyard at the rear of the home. Huge backyard, plenty of room for a Firepit with seating to enjoy the Fall days coming ahead, or even a pool if that fits your lifestyle. Centrally located in Eustis, quick access to all the major highways and shopping. Come take a look. .. this could be your next home.

Key facts

• 0.31 acre lot
• Built 1953
• Listed 68 days

Property features AI

Finance

• Other: Homestead exempt; Zoning: R-1
• Financial info: Lease restrictions: none
• HOA & community: No association; Pets allowed (cats and dogs)

Exterior

• Parking: Parking details not provided
• Security: No security features listed
• Utilities: Public water; Public sewer; Cable available; High-speed internet/BB available; Electricity available and connected; Natural gas available; Water and sewer connected
• Home design: Single-family residence; One story; South-facing; Completed condition
• Construction: Block construction; Shingle roof; Slab foundation; Built area approximately 1,270–1,354 sq ft (public records); Year built not provided
• Exterior features: Covered front porch; Private mailbox; Vinyl and other fencing; Shed(s); Oak trees; Cleared, landscaped lot; Paved access

Interior

• Kitchen: Range; Refrigerator; Dishwasher not listed
• Bedrooms: 3 bedrooms
• Flooring: Tile; Wood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Wood-burning fireplace in living room (and other)
• Interior features: Built-in features; Ceiling fans; Living room / dining room combo; Window treatments (blinds)
• Laundry & utility: Laundry room; Outside laundry access; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $257k.

Deal economics

• At list price, monthly cash flow is $-20 ($-237/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (18.7% below list).
• Recommended offer: $209k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 Elementary School (math 52% / reading 47%, grade D, #1,088 of 2,144 statewide, top 53%, 358 students, 65% 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); 305 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 40% 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 $8k 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 68 days — a 6% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 $215k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $208,961 (18.7% 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 68 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — 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: 0.81% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $271,780
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88 E Charlotte Ave	0.03mi	3/2.0	1,362 (+7%)	12mo	$280,000	$206	76
1701 S Grove St	0.39mi	3/2.0	1,290 (+2%)	10mo	$280,000	$217	72
326 Bluff Pass Dr	0.31mi	3/2.0	1,309 (+3%)	15mo	$245,000	$187	68
1606 S Center St	0.43mi	3/2.0	1,308 (+3%)	14mo	$280,000	$214	63
1701 Blackberry Ct	0.40mi	3/2.0	1,366 (+8%)	18mo	$300,000	$220	54
410 W Seminole Ave	0.36mi	3/3.0	1,133 (-11%)	12mo	$277,000	$244	52
1300 Monterey Dr	0.72mi	3/2.0	1,204 (-5%)	22mo	$252,000	$209	39

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-42,516
• Equity at exit: $38,320

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-37,042
• Equity at exit: $22,221

Cash invested: $71,960 (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: 305
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,090 high
• Mortgage (P&I): −$1,348
• Tax from tax record: −$216 /mo · $2,589/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-20

Break-even live

Break-even rent $2,115

Max offer price $253,509

Occupancy floor 96%

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: $64,250
• Closing costs: $7,710
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 E Idlewild Ave Eustis, FL	4.0	2.5	1863	$2,349	$1.26	16d	1	0.23mi
336 Ryans Ridge Ave Eustis, FL	4.0	2.0	1317	$2,000	$1.52	24d	1	0.25mi
101 E Atwater Ave Eustis, FL	3.0	2.0	1200	$1,900	$1.58	24d	1	0.57mi
1411 S Mary St Eustis, FL	3.0	2.0	1580	$1,950	$1.23	11d	1	0.60mi
131 W Atwater Ave Eustis, FL	3.0	1.0	1400	$2,100	$1.50	24d	1	0.61mi
1124 Virginia Ct Eustis, FL	2.0	1.5	900	$1,750	$1.94	24d	1	0.76mi
3437 Nettle Loop Tavares, FL	4.0	2.0	1665	$2,060	$1.24	24d	1	0.80mi
4229 Evernia Rd Tavares, FL	3.0	2.0	1504	$2,100	$1.40	5d	1	0.81mi
902 S Grove St Eustis, FL	3.0	1.0	1389	$1,350	$0.97	24d	1	0.85mi
3031 Jessamine Dr Tavares, FL	3.0	2.5	1451	$2,016	$1.39	5d	1	0.94mi
3422 Salvia Ct Tavares, FL	4.0	2.0	1839	$2,299	$1.25	20d	1	1.02mi
3422 Salvia Ct Tavares, FL	4.0	2.0	1839	$2,299	$1.25	24d	1	1.02mi
1401 E Crooked Lake Dr Eustis, FL	3.0	2.0	1710	$1,750	$1.02	4d	1	1.09mi
1115 Lake Nettie Dr Eustis, FL	3.0	2.0	1756	$2,200	$1.25	18d	1	1.22mi
2698 Rowan St Tavares, FL	3.0	2.0	1614	$2,399	$1.49	2d	1	1.27mi
507 Lakeshore Dr Eustis, FL	3.0	2.0	1806	$4,350	$2.41	24d	1	1.32mi
116 Dewitt Ct Unit 116 Eustis, FL	3.0	2.0	1296	$1,850	$1.43	18d	1	1.34mi
116 Dewitt Ct Eustis, FL	3.0	2.0	1299	$1,890	$1.45	24d	1	1.34mi
3550 Lake Center Dr Mount Dora, FL	1.0–3.0	1.0–2.0	1026	$1,899	$1.85	3d	26	1.35mi
2460 Ann Rou Rd Unit 606 Tavares, FL	2.0	2.0	1167	$1,750	$1.50	18d	1	1.35mi
528 Citrus Ave Unit 1 Eustis, FL	3.0	2.0	1168	$1,700	$1.46	5d	1	1.38mi
3342 Landing View Tavares, FL	3.0	2.0	1690	$1,995	$1.18	3d	1	1.41mi
910 Kentucky Blvd Eustis, FL	3.0	2.0	1327	$1,910	$1.44	12d	1	1.48mi

Listing history 26 events

1. 2026-06-17
   status $257,000 Pending 68 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   days on market $257,000 Active 68 DOM
4. 2026-06-16
   days on market $257,000 Active 67 DOM
5. 2026-06-15
   days on market $257,000 Active 66 DOM
6. 2026-06-13
   pricedays on market $257,000 Active 64 DOM
7. 2026-06-09
   days on market $260,000 Active 60 DOM
8. 2026-06-08
   days on market $260,000 Active 59 DOM
9. 2026-06-07
   days on market $260,000 Active 58 DOM
10. 2026-06-04
    days on market $260,000 Active 55 DOM
11. 2026-06-03
    days on market $260,000 Active 54 DOM
12. 2026-06-02
    days on market $260,000 Active 53 DOM
13. 2026-06-01
    days on market $260,000 Active 52 DOM
14. 2026-05-31
    days on market $260,000 Active 51 DOM
15. 2026-05-21
    status Pending
16. 2026-04-29
    price $260,000
17. 2026-04-02
    listed $265,000 Active
18. 2021-12-03
    soldstatus $215,000
19. 2021-11-27
    soldstatus $215,000 Closed 922-char remark

    Show marketing remark (922 chars)

    3 BEDROOM 2 BATH HOME WITH LARGE BACKYARD AND STORAGE SHED. .. .. Super cute block-built construction home with double driveways. You will see a beautiful wood-burning fireplace large open floor plan to the kitchen as you enter the front door. Great layout for a family get-together! All appliances included. The third bedroom and full bath are located on the L/R side of the home. The Master bedroom with an en-suite bath and 2nd bedroom is located on the opposite side of the home. By the way, the 2nd bedroom could be a Family Room (10x22). This room offers an attractive decorator Fireplace with access to a shady backyard at the rear of the home. Huge backyard, plenty of room for a Firepit with seating to enjoy the Fall days coming ahead, or even a pool if that fits your lifestyle. Centrally located in Eustis, quick access to all the major highways and shopping. Come take a look. .. this could be your next home.

20. 2021-09-17
    status Pending 922-char remark

    Show marketing remark (922 chars)

    3 BEDROOM 2 BATH HOME WITH LARGE BACKYARD AND STORAGE SHED. .. .. Super cute block-built construction home with double driveways. You will see a beautiful wood-burning fireplace large open floor plan to the kitchen as you enter the front door. Great layout for a family get-together! All appliances included. The third bedroom and full bath are located on the L/R side of the home. The Master bedroom with an en-suite bath and 2nd bedroom is located on the opposite side of the home. By the way, the 2nd bedroom could be a Family Room (10x22). This room offers an attractive decorator Fireplace with access to a shady backyard at the rear of the home. Huge backyard, plenty of room for a Firepit with seating to enjoy the Fall days coming ahead, or even a pool if that fits your lifestyle. Centrally located in Eustis, quick access to all the major highways and shopping. Come take a look. .. this could be your next home.

21. 2021-09-08
    listed $215,000 Active 922-char remark

    Show marketing remark (922 chars)

    3 BEDROOM 2 BATH HOME WITH LARGE BACKYARD AND STORAGE SHED. .. .. Super cute block-built construction home with double driveways. You will see a beautiful wood-burning fireplace large open floor plan to the kitchen as you enter the front door. Great layout for a family get-together! All appliances included. The third bedroom and full bath are located on the L/R side of the home. The Master bedroom with an en-suite bath and 2nd bedroom is located on the opposite side of the home. By the way, the 2nd bedroom could be a Family Room (10x22). This room offers an attractive decorator Fireplace with access to a shady backyard at the rear of the home. Huge backyard, plenty of room for a Firepit with seating to enjoy the Fall days coming ahead, or even a pool if that fits your lifestyle. Centrally located in Eustis, quick access to all the major highways and shopping. Come take a look. .. this could be your next home.

22. 2011-08-04
    soldstatus $31,500 283-char remark

    Show marketing remark (283 chars)

    BANK OWNED PROPERTY SOLD AS IS WITHOUT REPAIR OR WARRANTY. SELLER AND LISTING AGENT HAVE NO KNOWLEDGE OF PROPERTY HISTORY, NO DISCLOSURES SUPPLIED. BUYER/BUYERS AGENT IS RESPONSIBLE FOR VERIFYING HOA FEES AND DUES, IF ANY, COMMUNITY RULES, SQ FT, LOT SIZE, ROOM DIMENSIONS AND TAXES.

23. 2010-12-28
    listed $43,100 283-char remark

    Show marketing remark (283 chars)

    BANK OWNED PROPERTY SOLD AS IS WITHOUT REPAIR OR WARRANTY. SELLER AND LISTING AGENT HAVE NO KNOWLEDGE OF PROPERTY HISTORY, NO DISCLOSURES SUPPLIED. BUYER/BUYERS AGENT IS RESPONSIBLE FOR VERIFYING HOA FEES AND DUES, IF ANY, COMMUNITY RULES, SQ FT, LOT SIZE, ROOM DIMENSIONS AND TAXES.

24. 2006-04-03
    soldstatus $167,000
25. 2002-07-24
    soldstatus $73,000
26. 2001-04-13
    soldstatus $55,500

ⓘ 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: $2,589 · $216/mo
• Projected year-2 tax: $2,589 · $216/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 1/10 Low
• 🌡 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: $25,075
• − Mortgage interest: −$14,396
• − Property taxes: −$2,589
• − Insurance: −$1,285
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − Depreciation: −$7,476
• Taxable loss: −$4,683
• Est. tax savings @ 24.0%: +$1,124
• After-tax cash flow: $887/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

• 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

+368.5% since first listed

12 events — show timeline

• 2026-05-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $260,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Listed $265,000 Stellar MLS as Distributed by MLS Grid
• 2021-12-03 Sold (Public Records) $215,000 Public Records
• 2021-11-27 Sold (MLS) $215,000 Stellar MLS as Distributed by MLS Grid
• 2021-09-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-09-08 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2011-08-04 Sold (MLS) $31,500 Stellar MLS as Distributed by MLS Grid
• 2010-12-28 Listed $43,100 Stellar MLS as Distributed by MLS Grid
• 2006-04-03 Sold (Public Records) $167,000 Public Records
• 2002-07-24 Sold (Public Records) $73,000 Public Records
• 2001-04-13 Sold (Public Records) $55,500 Public Records

Property tax history

+8.2%/yr

Latest (2025): $2,589 · +2.7% YoY. Source: county tax records.