6468 Quartet St · Mascotte, FL 34753

$364,900

3 bd · 2.0 ba · 1,766 sqft · Land · 218 Days on market

Built 2025 6,000 sqft lot $155/mo HOA · 6% of rent

---

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).

• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.6/10.0

Listing remarks

New , Move in Ready! On Villa Pass, located near Groveland, FL, is a welcoming, family-friendly community featuring 200 preconstruction single-family homes. We provide a range of exquisitely designed homes with diverse facades and interior options, allowing you to customize your dream living space. This home includes 3 bedrooms, 2 full baths, a modern open kitchen, energy-efficient appliances, a spacious backyard, access to a community park, and the enjoyment of a scenic nature trail along the community’s edge. At Onx Homes, we take pride in our standard, which includes cutting-edge X+ Construction™ features, a fully concrete foundation, hurricane impact-proof windows and doors,

Key facts

• Modern open kitchen
• Spacious backyard
• Community park

Tags

• MODERN OPEN KITCHEN
• SPACIOUS BACKYARD
• COMMUNITY PARK
• SCENIC NATURE TRAIL
• FULLY CONCRETE FOUNDATION
• HURRICANE IMPACT PROOF WINDOWS

Property features AI

Finance

• Other: Lot roughly 50 x 120 (about 0.13 acre); Asphalt road access; Zoning compatible; Living area and building area reported by builder
• HOA & community: Villa Pass Homeowners Association, Inc.; Monthly HOA fee of $155 (includes cable TV, fidelity bond, insurance, management); Association approval required; Community trails; Street lights; Pets allowed (cats and dogs)

Exterior

• Parking: Attached garage (2 spaces); Electric vehicle charging station(s)
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Cable available; Other utilities
• Home design: Single family residence; Residential property; New construction — completed; One story; Faces east; Entry level: 1
• Construction: Concrete construction; Shingle roof; Slab foundation; Built by ONX Homes; Builder model: 1Ls-MN; Built as new construction
• Exterior features: Porch; Sidewalk; Sliding doors; Other exterior features

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater; Tankless water heater; Other kitchen appliances
• Bedrooms: 4 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; High ceilings; Open floorplan; Programmable thermostat; Walk-in closet(s); ENERGY STAR qualified windows
• Laundry & utility: Laundry room with washer hookup and electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $365k.

Deal economics

• At list price, monthly cash flow is $-417 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (20.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (33.7% below list).
• Recommended offer: $242k (33.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#405 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: 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: Mascotte Elementary School (math 50% / reading 47%, grade D, #1,152 of 2,144 statewide, top 55%, 855 students, 62% FRL, charter).
• Market conditions: 98 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 35% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $39k of equity ($3k loan paydown + $36k appreciation (10.0% local appreciation)).
• Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($321k) is reasonable based on typical stale-listing flexibility.

Recommended offer $241,910 (33.7% 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 218 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.66% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.90%
• DSCR: 0.78
• GRM: 12.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.68×
• Total profit: $172,086
• Equity at exit: $328,731

10-year hold

• IRR: 18.9%
• Equity multiple: 6.16×
• Total profit: $527,492
• Equity at exit: $708,920

Cash invested: $102,172 (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 34753

• Home prices YoY: 7.2%
• Active inventory: 98
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,419 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$108 /mo · $1,291/yr
• Insurance: −$152
• HOA: −$155
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-417

Break-even live

Break-even rent $2,947

Max offer price $291,216

Occupancy floor —

Sensitivity live

Price	-10% $-211	-5% $-314	+0% $-417	+5% $-520	+10% $-624
Rent	-10% $-608	-5% $-513	+0% $-417	+5% $-322	+10% $-226
Rate	-1.0pp $-233	-0.5pp $-324	base $-417	+0.5pp $-512	+1.0pp $-608

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: $91,225
• Closing costs: $10,947
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6612 Tempo Way Mascotte, FL	3.0	2.0	1990	$2,600	$1.31	5d	1	0.14mi
6337 Chorus Dr Groveland, FL	3.0	2.0	1772	$2,250	$1.27	24d	1	0.16mi
2009 Sloans Outlook Dr Groveland, FL	3.0	2.0	1670	$2,250	$1.35	21d	1	0.19mi
201 Sangmon Ct Groveland, FL	3.0	2.5	1920	$2,299	$1.20	5d	1	0.47mi
1063 Bluegrass Dr Groveland, FL	4.0	2.0	2182	$2,500	$1.15	24d	1	0.68mi
187 Hydra Way Groveland, FL	4.0	3.0	2542	$2,699	$1.06	24d	1	0.71mi
338 Ridgemark Ave Groveland, FL	4.0	2.0	1824	$2,300	$1.26	5d	1	0.82mi
7201 Big Cedar Aly Groveland, FL	3.0	2.5	1500	$2,000	$1.33	24d	1	0.83mi
1600 Mayaro Ct Mascotte, FL	3.0	2.0	1503	$2,000	$1.33	18d	1	0.91mi
2055 Newtown Rd Groveland, FL	3.0	2.0	1808	$1,995	$1.10	24d	1	0.92mi
614 Huey St Mascotte, FL	3.0	2.0	1572	$2,071	$1.32	5d	1	0.94mi
2076 Newtown Rd Groveland, FL	3.0	2.0	1676	$1,850	$1.10	24d	1	1.01mi
4025 E Cardinal Pines Dr Mascotte, FL	3.0	2.0	1260	$2,100	$1.67	5d	1	1.11mi
1665 Luft Ln Mascotte, FL	3.0	2.0	1680	$2,030	$1.21	24d	1	1.31mi
2425 Begonia St Mascotte, FL	4.0	2.0	1983	$2,350	$1.19	24d	1	1.39mi
6376 Green Bud Dr Groveland, FL	3.0	2.0	1542	$2,399	$1.56	5d	1	1.46mi
405 Eventide Ave Mascotte, FL	4.0	3.0	2000	$2,250	$1.12	21d	1	1.48mi

HOA detail

• Monthly dues: $155 · $1,860/yr

Listing history 14 events

1. 2026-06-18
   days on market $364,900 Active 218 DOM
2. 2026-06-17
   days on market $364,900 Active 217 DOM
3. 2026-06-16
   days on market $364,900 Active 216 DOM
4. 2026-06-15
   days on market $364,900 Active 215 DOM
5. 2026-06-13
   days on market $364,900 Active 213 DOM
6. 2026-06-09
   days on market $364,900 Active 209 DOM
7. 2026-06-08
   days on market $364,900 Active 208 DOM
8. 2026-06-07
   days on market $364,900 Active 207 DOM
9. 2026-06-04
   days on market $364,900 Active 204 DOM
10. 2026-06-03
    days on market $364,900 Active 203 DOM
11. 2026-06-02
    days on market $364,900 Active 202 DOM
12. 2026-06-02
    days on market $364,900 Active 201 DOM
13. 2026-05-31
    days on market $364,900 Active 200 DOM
14. 2025-11-12
    listed $364,900 Active

ⓘ 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: $1,291 · $108/mo
• Projected year-2 tax: $3,029 · $252/mo
• Expected delta: +$1,738/yr (+$145/mo · 134.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $29,029
• − Mortgage interest: −$20,440
• − Property taxes: −$1,291
• − Insurance: −$1,824
• − Repairs & maintenance: −$2,322
• − Management: −$2,322
• − HOA: −$1,860
• − Depreciation: −$10,615
• Taxable loss: −$11,646
• Est. tax savings @ 24.0%: +$2,795
• After-tax cash flow: $-2,210/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 — Mascotte

• Score: 71/100
• State rank: #405
• US rank: #7156

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mascotte, FL
• County: Lake County · 364,602 people
• City population: 33,565
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 7,985
• Household income: $83,868
• Rent vs Own: 22.5% rent · 77.5% own
• Severe rent burden: 16.0

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 0.69)
• Race & ethnicity: White 38% Hispanic / Latino 35% Two or more races 25% Black 20% Asian 3%
• Hispanic origin (detail): Mexican 11% Puerto Rican 12% Dominican 2%
• Common ancestry: Slovak 1% Serbian 1% Romanian 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 67% English-only · Spanish 32%

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: ▲ 19.01%
• Current HPI: 281.96
• Rent YoY: —
• 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

1 event — show timeline

• 2025-11-12 Listed $364,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+62.9%/yr

Latest (2025): $1,291 · +62.9% YoY. Source: county tax records.