2501 Gator Ln · Mascotte, FL 34736

$295,000

2 bd · 2.0 ba · 1,300 sqft · Manufactured public records · 23 Days on market

Built 1985 29 ac lot

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Why this score? — see what drove the F 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 +9.5/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in Groveland, this is far from your ordinary mobile home! Nestled on 30 private acres, this unique property offers the perfect blend of functionality, privacy, and outdoor living. Approximately 29 acres consist of scenic wetlands filled with beautiful cypress trees, while the home and all improvements are situated on the one high and dry acre meaning no flood insurance is required. The property features a deep-water well housed in a dedicated well house with freeze protection, providing crystal-clear drinking water with no staining to sinks, showers, or toilets. The home is set on a solid block foundation with an impressive 88-inch crawl space, allowing easy access to plumbing and e

Key facts

• 30 private acres
• Deep-water well
• Scenic wetlands

Tags

• 30 PRIVATE ACRES
• SCENIC WETLANDS
• DEEP-WATER WELL
• SOLID BLOCK FOUNDATION
• 88-INCH CRAWL SPACE
• DRAINAGE AND SUMP PUMP

Property features AI

Finance

• Other: Property zoned A; Approximately 29.3 acres (20 to less than 50 acres); Vegetation includes bamboo, fruit trees, and wooded areas; Lot features include pasture and a private maintained dead-end road; road surface is dirt/unimproved; One well and one septic on the property; Property type: Residential — Manufactured Home; Other structures: shed(s); Partially furnished
• HOA & community: No association

Exterior

• Parking: No standard garage; RV access/parking
• Utilities: Well water; Septic tank; Electricity connected; Water connected; Phone available; High‑speed internet / broadband available; Underground utilities
• Home design: Manufactured home (double wide); One story; Faces north
• Construction: Frame construction with wood siding; Shingle roof; Block foundation with crawlspace; Built as double wide manufactured home
• Exterior features: Deck; Rear porch; French doors; Outdoor lighting; Outdoor grill; Rain gutters; Shade shutters; Sliding doors; Exterior storage / shed(s)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Wall furnace; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Kitchen open to family room; Living room combined with dining area; Open floorplan; Solid wood cabinets; Split bedroom layout; Walk-in closets; Drapes and shutters on windows; Bonus room; Separate formal living room
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry room; Laundry closet; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $295k.

Deal economics

• At list price, monthly cash flow is $-206 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (29.9% below list).
• Recommended offer: $207k (29.9% 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: schools 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.
• Market conditions: Rents rising (+1.7%/yr); 590 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $9k 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 23 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $295k implies a 1867% 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; major wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,941 (29.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.70% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.99%
• DSCR: 0.87
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.67% rent growth · sell at horizon

5-year hold

• IRR: -22.7%
• Equity multiple: 0.23×
• Total profit: $-63,742
• Equity at exit: $43,985

10-year hold

• IRR: -20.4%
• Equity multiple: -0.01×
• Total profit: $-83,681
• Equity at exit: $25,506

Cash invested: $82,600 (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 34736

• Home prices YoY: -22.5%
• Rents YoY: 1.7%
• Active inventory: 590
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,069 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$171 /mo · $2,050/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-206

Break-even live

Break-even rent $2,330

Max offer price $258,622

Occupancy floor —

Sensitivity live

Price	-10% $-39	-5% $-122	+0% $-206	+5% $-289	+10% $-373
Rent	-10% $-369	-5% $-288	+0% $-206	+5% $-124	+10% $-42
Rate	-1.0pp $-57	-0.5pp $-131	base $-206	+0.5pp $-282	+1.0pp $-360

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $295,000 Active 23 DOM
2. 2026-06-18
   days on market $295,000 Active 20 DOM
3. 2026-06-17
   days on market $295,000 Active 19 DOM
4. 2026-06-16
   days on market $295,000 Active 18 DOM
5. 2026-06-15
   days on market $295,000 Active 17 DOM
6. 2026-06-13
   days on market $295,000 Active 15 DOM
7. 2026-06-09
   days on market $295,000 Active 11 DOM
8. 2026-06-08
   days on market $295,000 Active 10 DOM
9. 2026-06-07
   days on market $295,000 Active 9 DOM
10. 2026-06-04
    days on market $295,000 Active 6 DOM
11. 2026-06-03
    days on market $295,000 Active 5 DOM
12. 2026-06-02
    days on market $295,000 Active 4 DOM
13. 2026-06-01
    days on market $295,000 Active 3 DOM
14. 2026-05-31
    days on market $295,000 Active 2 DOM

ⓘ 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: $2,050 · $171/mo
• Projected year-2 tax: $2,448 · $204/mo
• Expected delta: +$398/yr (+$33/mo · 19.4%)

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

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 20 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: $24,833
• − Mortgage interest: −$16,525
• − Property taxes: −$2,050
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,987
• − Management: −$1,987
• − Depreciation: −$8,582
• Taxable loss: −$7,772
• Est. tax savings @ 24.0%: +$1,865
• After-tax cash flow: $-606/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

• County: Lake County · 364,602 people
• City population: 33,565
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 28,001
• Household income: $90,545
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 216.0

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 0.65)
• Race & ethnicity: White 52% Hispanic / Latino 25% Two or more races 17% Black 15% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 15% Cuban 2%
• Common ancestry: Romanian 2% Hispanic 2% Lithuanian 1%
• Foreign-born: 13% · Canada, Guatemala
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 2% 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: ▼ -77.23%
• Current HPI: 265.3457
• Rent YoY: ▲ 1.67%
• 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

+1866.7% since first listed

2 events — show timeline

• 2026-05-29 Listed $295,000 Stellar MLS as Distributed by MLS Grid
• 1998-10-12 Sold (Public Records) $15,000 Public Records

Property tax history

+20.3%/yr

Latest (2025): $2,050 · +3.7% YoY. Source: county tax records.