4931 Lyric Dr · Mascotte, FL 34753

$335,000

3 bd · 2.0 ba · 1,616 sqft · SingleFamily public records · 191 Days on market

Built 2023 6,000 sqft lot Est $362k · 7% under $155/mo HOA · 6% of rent ↓ 7% since listing

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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 +10.9/15.0
• Appreciation +10.0/10.0
• Cash flow +7.0/30.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.2/10.0

Listing remarks

Explore this home today! This property features 3 bedrooms, 2 bathrooms, and a 2-car garage, and it could be yours!As you arrive, the exterior warmly invites you in, with pavers adorning the driveway and entryway leading to a covered entrance. Upon opening the front door, you’ll be greeted by a spacious foyer that sets the tone for the rest of the home. To your left, you will find the first bedroom and a full bathroom located in a separate hallway. The great room is filled with natural light, drawing your gaze to the sliding glass door that opens to a covered lanai and your backyard. The impressive kitchen boasts a beautiful quartz island and a breakfast bar, perfect for gathering fam

Key facts

• Quartz island
• Covered lanai
• Sliding glass door

Tags

• PAVERS ADORNING DRIVEWAY
• COVERED ENTRANCE
• SPACIOUS FOYER
• SLIDING GLASS DOOR
• COVERED LANAI
• QUARTZ ISLAND

Property features AI

Finance

• Other: Homestead exemption indicated; No lease restrictions; Furnished (yes); Total annual fees listed as $1,860
• HOA & community: Monthly HOA fee of $155 (required); Association name: Ryan Fernandes; Community features include street lights; Pets allowed: dogs and cats

Exterior

• Parking: Driveway; Attached garage with garage door opener; 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Underground utilities; Sprinkler meter
• Home design: Single family residence; One story; North-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as residential single-family
• Exterior features: Covered rear porch; Level lot; Sidewalk; Paved surfaces; Trees and landscaped yard; Irrigation equipment

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Solid surface and stone counters; Kitchen/family room combo
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air
• Interior features: Ceiling fans; Kitchen/family room combo; Open floorplan; Solid surface counters; Stone counters; Thermostat; Walk-in closet(s); Blinds
• Laundry & utility: Inside laundry room; Washer; Dryer; Electric water heater; Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-489 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (25.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (26.5% below list).
• Recommended offer: $246k (26.5% 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: Groveland Elementary School (math 30% / reading 32%, grade F, #1,854 of 2,144 statewide, top 87%, 744 students, 63% FRL); Gray Middle School (math 45% / reading 45%, grade D, #310 of 571 statewide, top 56%, 1,148 students, 47% FRL); South Lake High School (math 36% / reading 39%, grade F, #336 of 667 statewide, top 51%, 2,169 students, 40% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 98 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $36k of equity ($2k loan paydown + $34k 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 ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $246,335 (26.5% 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 191 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 4.54%
• Cash-on-cash: -6.25%
• DSCR: 0.72
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $361,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1189 Stratton Ave	0.24mi	3/2.0	1,655 (+2%)	10mo	$372,000	$225	76
6164 Chorus Dr	0.32mi	3/2.0	1,500 (-7%)	2mo	$358,000	$239	72
6473 Quartet St	0.20mi	3/2.0	1,766 (+9%)	7mo	$384,900	$218	69
6441 Quartet St	0.27mi	3/2.0	1,766 (+9%)	9mo	$399,900	$226	65
1821 Western Hills Ln	0.70mi	3/2.0	1,612 (-0%)	6mo	$305,000	$189	62
7327 Capstone Dr	0.69mi	3/2.0	1,603 (-1%)	7mo	$310,000	$193	61
6278 Chorus Dr	0.40mi	3/2.0	1,766 (+9%)	16mo	$395,000	$224	53
1154 Stratton Ave	0.40mi	3/2.0	1,825 (+13%)	10mo	$330,000	$181	52
6446 Chorus Dr	0.29mi	4/2.0 (+1)	1,766 (+9%)	17mo	$419,900	$238	52
333 Sunbrooke Dr	0.68mi	4/2.0 (+1)	1,707 (+6%)	3mo	$390,000	$228	51
1197 Stratton Ave	0.22mi	4/2.0 (+1)	1,846 (+14%)	14mo	$389,900	$211	49
7221 Big Cedar Aly	0.75mi	3/2.5	1,852 (+15%)	11mo	$313,883	$169	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 19.9%
• Equity multiple: 2.61×
• Total profit: $151,443
• Equity at exit: $301,795

10-year hold

• IRR: 18.2%
• Equity multiple: 6.02×
• Total profit: $470,665
• Equity at exit: $650,831

Cash invested: $93,800 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,463 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$383 /mo · $4,599/yr
• Insurance: −$140
• HOA: −$155
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-489

Break-even live

Break-even rent $3,082

Max offer price $248,691

Occupancy floor —

Sensitivity live

Price	-10% $-299	-5% $-394	+0% $-489	+5% $-583	+10% $-678
Rent	-10% $-683	-5% $-586	+0% $-489	+5% $-391	+10% $-294
Rate	-1.0pp $-320	-0.5pp $-403	base $-489	+0.5pp $-575	+1.0pp $-664

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6612 Tempo Way Mascotte, FL	3.0	2.0	1990	$2,600	$1.31	0d	1	0.12mi
6612 Tempo Way Mascotte, FL	3.0	2.0	1990	$2,600	$1.31	6d	1	0.12mi
2009 Sloans Outlook Dr Groveland, FL	3.0	2.0	1670	$2,250	$1.35	22d	1	0.30mi
6337 Chorus Dr Groveland, FL	3.0	2.0	1772	$2,250	$1.27	25d	1	0.35mi
201 Sangmon Ct Groveland, FL	3.0	2.5	1920	$2,299	$1.20	6d	1	0.37mi
7201 Big Cedar Aly Groveland, FL	3.0	2.5	1500	$2,000	$1.33	25d	1	0.71mi
338 Ridgemark Ave Groveland, FL	4.0	2.0	1824	$2,300	$1.26	6d	1	0.72mi
614 Huey St Mascotte, FL	3.0	2.0	1572	$1,936	$1.23	0d	1	0.88mi
1063 Bluegrass Dr Groveland, FL	4.0	2.0	2182	$2,500	$1.15	25d	1	0.89mi
1600 Mayaro Ct Mascotte, FL	3.0	2.0	1503	$2,000	$1.33	19d	1	0.92mi
4025 E Cardinal Pines Dr Mascotte, FL	3.0	2.0	1260	$2,100	$1.67	6d	1	0.96mi
1341 Brenway Dr Mascotte, FL	4.0	2.0	1851	$2,280	$1.23	0d	1	1.09mi
2055 Newtown Rd Groveland, FL	3.0	2.0	1808	$1,995	$1.10	25d	1	1.11mi
2076 Newtown Rd Groveland, FL	3.0	2.0	1676	$1,850	$1.10	25d	1	1.20mi
1665 Luft Ln Mascotte, FL	3.0	2.0	1680	$2,030	$1.21	25d	1	1.26mi
2425 Begonia St Mascotte, FL	4.0	2.0	1983	$2,350	$1.19	25d	1	1.28mi

HOA detail

• Monthly dues: $155 · $1,860/yr

Listing history 17 events

1. 2026-06-21
   days on market $335,000 Active 191 DOM
2. 2026-06-18
   days on market $335,000 Active 188 DOM
3. 2026-06-17
   days on market $335,000 Active 187 DOM
4. 2026-06-16
   days on market $335,000 Active 186 DOM
5. 2026-06-15
   days on market $335,000 Active 185 DOM
6. 2026-06-13
   days on market $335,000 Active 183 DOM
7. 2026-06-09
   days on market $335,000 Active 179 DOM
8. 2026-06-08
   days on market $335,000 Active 178 DOM
9. 2026-06-07
   days on market $335,000 Active 177 DOM
10. 2026-06-04
    days on market $335,000 Active 174 DOM
11. 2026-06-03
    days on market $335,000 Active 173 DOM
12. 2026-06-02
    days on market $335,000 Active 172 DOM
13. 2026-06-02
    days on market $335,000 Active 171 DOM
14. 2026-05-31
    days on market $335,000 Active 170 DOM
15. 2026-03-27
    price $335,000
16. 2026-01-25
    status Active
17. 2025-11-05
    listed $360,000 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: $4,599 · $383/mo
• Projected year-2 tax: $4,599 · $383/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $29,560
• − Mortgage interest: −$18,765
• − Property taxes: −$4,599
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,365
• − Management: −$2,365
• − HOA: −$1,860
• − Depreciation: −$9,745
• Taxable loss: −$11,814
• Est. tax savings @ 24.0%: +$2,835
• After-tax cash flow: $-3,028/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

-6.9% since first listed

3 events — show timeline

• 2026-03-27 Price Changed $335,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-05 Listed $360,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.4%/yr

Latest (2025): $4,599 · +5.4% YoY. Source: county tax records.