21516 Castle View Ct · Mascotte, FL 34748

$214,900

3 bd · 2.0 ba · 1,798 sqft · SingleFamily public records · 115 Days on market

Built 2000 9,917 sqft lot Est $324k · 34% under $225/mo HOA · 11% of rent

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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 +15.0/15.0
• Cash flow +12.5/30.0
• 1% rule +4.5/10.0
• Schools +4.2/10.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking to retire in a desirable 55+ community, in a house with alot of space to make it your own, then Royal Highlands could be the place for you. This home is located on a corner lot at the beginning of a cul-de-sac , entering the front door shows the open floor plan to the living room overlooking the closed-in Florida room, to your left features all 3 bedrooms and 2 bathrooms with the primary in the back of the home. To your immediate right view is the dinette room followed by the kitchen with breakfast bar and the formal dining room just off the kitchen, enough space for everyone. Looking for activities to enjoy, this community has a lot of activities, from the 18-hole senior championsh

Key facts

• Open floor plan
• 18-hole golf course
• Florida room

Tags

• CORNER LOT
• CUL-DE-SAC
• OPEN FLOOR PLAN
• FLORIDA ROOM
• DINING ROOM
• 18-HOLE GOLF COURSE

Property features AI

Finance

• Other: Total acreage listed as 0 to less than 1/4; Lot size also listed as 0.23 acres (921 sq meters)
• Financial info: Lease restrictions apply
• HOA & community: Has HOA; monthly fee $225 (includes cable TV, pool, internet, management); Association requires approval; Association contact listed; Community amenities: clubhouse, community mailbox, fitness center, golf, pool, sidewalks, tennis courts, golf carts allowed, deed restrictions, buyer approval required; Senior community; Pets not allowed

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single family residence (Residential); One story; Faces northeast; Planned Unit Development (PUD)
• Construction: Block construction; Shingle roof; Slab foundation; Building area reported as 2,730 total; living area reported as 1,798
• Exterior features: Other exterior features; Asphalt road access; Lot approximately 0.23 acres

Interior

• Kitchen: Range hood
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Open floorplan; Walk-in closets
• Laundry & utility: Inside laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-32 ($-386/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (5.2% below list).
• Recommended offer: $196k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 4.8% in Mascotte — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Leesburg Elementary School (math 31% / reading 32%, grade F, #1,841 of 2,144 statewide, top 86%, 822 students, 71% FRL); Oak Park Middle School (math 32% / reading 36%, grade F, #426 of 571 statewide, top 75%, 575 students, 70% FRL); Leesburg High School (math 24% / reading 32%, grade F, #464 of 667 statewide, top 70%, 1,641 students, 58% FRL) — zoned schools average 66% FRL vs 49% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 50% district-wide (-18 pts) — the specific schools serving this property underperform the Lake average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.9%/yr); 798 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 42% of the median local income ($58k/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 $1k of loan paydown is wiped out by about $6k 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 115 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $215k implies a 760% 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 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,559 (9.0% 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 115 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.95% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $323,640
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4854 Saint Andrews Arc Arc	0.15mi	3/2.0	1,797 (-0%)	20mo	$335,000	$186	76
4515 Inverness Dr	0.26mi	3/2.0	1,632 (-9%)	3mo	$225,000	$138	70
21635 Stirling Pass	0.14mi	3/3.0	2,026 (+13%)	1mo	$379,900	$188	67
4835 Kelso St	0.20mi	3/2.0	1,657 (-8%)	14mo	$299,000	$180	65
21125 Braveheart Dr	0.50mi	3/2.0	1,868 (+4%)	9mo	$290,000	$155	62
5000 Glen Coe St	0.64mi	3/2.0	1,780 (-1%)	15mo	$308,000	$173	56
4520 Glen Coe St	0.40mi	3/2.0	1,953 (+9%)	23mo	$390,000	$200	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.29×
• Total profit: $-42,716
• Equity at exit: $32,042

10-year hold

• IRR: -24.9%
• Equity multiple: -0.04×
• Total profit: $-62,395
• Equity at exit: $18,581

Cash invested: $60,172 (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 34748

• Home prices YoY: -25.3%
• Rents YoY: -0.9%
• Active inventory: 798
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,038 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$200 /mo · $2,405/yr
• Insurance: −$90
• HOA: −$225
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-32

Break-even live

Break-even rent $2,078

Max offer price $209,219

Occupancy floor 97%

Sensitivity live

Price	-10% $89	-5% $29	+0% $-32	+5% $-93	+10% $-154
Rent	-10% $-193	-5% $-113	+0% $-32	+5% $48	+10% $129
Rate	-1.0pp $76	-0.5pp $22	base $-32	+0.5pp $-88	+1.0pp $-144

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20846 Queen Alexandra Dr Leesburg, FL	3.0	2.0	1633	$2,000	$1.22	25d	1	0.83mi
21721 King Richards Way Leesburg, FL	3.0	2.0	1430	$2,100	$1.47	18d	1	0.87mi

HOA detail

• Monthly dues: $225 · $2,700/yr

Listing history 17 events

1. 2026-06-21
   days on market $214,900 Active 115 DOM
2. 2026-06-18
   days on market $214,900 Active 112 DOM
3. 2026-06-17
   days on market $214,900 Active 111 DOM
4. 2026-06-16
   days on market $214,900 Active 110 DOM
5. 2026-06-15
   days on market $214,900 Active 109 DOM
6. 2026-06-13
   days on market $214,900 Active 107 DOM
7. 2026-06-09
   pricedays on market $214,900 Active 103 DOM
8. 2026-06-08
   days on market $234,900 Active 102 DOM
9. 2026-06-07
   days on market $234,900 Active 101 DOM
10. 2026-06-04
    days on market $234,900 Active 98 DOM
11. 2026-06-03
    days on market $234,900 Active 97 DOM
12. 2026-06-02
    days on market $234,900 Active 96 DOM
13. 2026-06-01
    days on market $234,900 Active 95 DOM
14. 2026-05-31
    days on market $234,900 Active 94 DOM
15. 2026-04-16
    price $234,900
16. 2026-02-27
    listed $259,900 Active
17. 1999-03-18
    soldstatus $25,000

ⓘ 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: $2,405 · $200/mo
• Projected year-2 tax: $2,405 · $200/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 6/10 Major
• 🌡 Heat 8/10 Severe 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,452
• − Mortgage interest: −$12,038
• − Property taxes: −$2,405
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − HOA: −$2,700
• − Depreciation: −$6,252
• Taxable loss: −$3,929
• Est. tax savings @ 24.0%: +$943
• After-tax cash flow: $557/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): 48,095
• Household income: $58,192
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 1745.0

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% Black 16% Hispanic / Latino 15% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 88% English-only · Spanish 10% French/Haitian/Cajun 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: ▼ -88.97%
• Current HPI: 262.1766
• Rent YoY: ▼ -0.95%
• 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

+839.6% since first listed

3 events — show timeline

• 2026-04-16 Price Changed $234,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Listed $259,900 Stellar MLS as Distributed by MLS Grid
• 1999-03-18 Sold (Public Records) $25,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,405 · +2.8% YoY. Source: county tax records.