612 Palmetto Dr · Mascotte, FL 34753

$289,000

2 bd · 2.0 ba · 1,084 sqft · SingleFamily public records · 25 Days on market

Built 1994 0.32 ac lot Est $208k · 39% over

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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).

• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.5/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

3BDRM/1BA BLOCK HOME FENCED. HOME FEATURES LIVING/DINING AREA, TILE THROUGH OUT HOME AND REAR OPEN PORCH.

Key facts

• Fully fenced
• Large oak tree
• Updated kitchen

Tags

• UPDATED KITCHEN
• UPDATED BATHROOM
• OVERSIZED LOT
• FULLY FENCED
• OVERSIZED GARAGE
• LARGE OAK TREE

Property features AI

Finance

• Other: Home is homesteaded; Lot about 0.32 acre (approx. 100 x 140); Public maintained paved road access; No home warranty; Unfurnished
• HOA & community: No association; Pets allowed

Exterior

• Parking: Attached garage with garage door opener; 2-car garage
• Utilities: Public water; Septic tank; Broadband/high-speed internet available
• Home design: Single-family residence; Residential property; One story; North-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as completed (completed condition)
• Exterior features: Front porch; Sidewalk; Chain link fencing; Shed(s); Trees and landscaped yard; Level, paved lot

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Window treatments; Security lights; Smoke detectors
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-288 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (34.8% below list).
• Recommended offer: $188k (34.8% 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); 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k 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 ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 $75k; list at $289k implies a 285% 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 $188,476 (34.8% 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: 0.65% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.27%
• DSCR: 0.81
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $208,128
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
333 Midway Ave	0.34mi	3/1.0 (+1)	1,021 (-6%)	16mo	$255,500	$250	52
306 Line Ave	0.41mi	2/1.0	1,044 (-4%)	23mo	$160,000	$153	52
10 Bay Ridge Loop	0.63mi	3/2.0 (+1)	1,195 (+10%)	9mo	$230,000	$192	41
15 E Mohawk St	0.70mi	2/1.0	992 (-8%)	14mo	$155,000	$156	37

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: 21.2%
• Equity multiple: 2.72×
• Total profit: $138,948
• Equity at exit: $260,354

10-year hold

• IRR: 19.2%
• Equity multiple: 6.23×
• Total profit: $423,391
• Equity at exit: $561,463

Cash invested: $80,920 (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: 12.8×

Monthly cashflow live

• Estimated rent: $1,885 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$141 /mo · $1,692/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-288

Break-even live

Break-even rent $2,249

Max offer price $238,126

Occupancy floor —

Sensitivity live

Price	-10% $-124	-5% $-206	+0% $-288	+5% $-370	+10% $-452
Rent	-10% $-437	-5% $-362	+0% $-288	+5% $-214	+10% $-139
Rate	-1.0pp $-142	-0.5pp $-214	base $-288	+0.5pp $-363	+1.0pp $-439

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
538 Orange St Unit 538 Mascotte, FL	2.0	1.0	850	$1,450	$1.71	4d	1	0.84mi

Listing history 12 events

1. 2026-05-16
   status Pending
2. 2026-04-20
   listed $289,000 Active
3. 2017-02-27
   soldstatus $75,100 Sold 105-char remark

   Show marketing remark (105 chars)

   3BDRM/1BA BLOCK HOME FENCED. HOME FEATURES LIVING/DINING AREA, TILE THROUGH OUT HOME AND REAR OPEN PORCH.

4. 2017-02-16
   status Pending 105-char remark

   Show marketing remark (105 chars)

   3BDRM/1BA BLOCK HOME FENCED. HOME FEATURES LIVING/DINING AREA, TILE THROUGH OUT HOME AND REAR OPEN PORCH.

5. 2017-02-15
   status Active 105-char remark

   Show marketing remark (105 chars)

   3BDRM/1BA BLOCK HOME FENCED. HOME FEATURES LIVING/DINING AREA, TILE THROUGH OUT HOME AND REAR OPEN PORCH.

6. 2017-01-19
   status Pending 105-char remark

   Show marketing remark (105 chars)

   3BDRM/1BA BLOCK HOME FENCED. HOME FEATURES LIVING/DINING AREA, TILE THROUGH OUT HOME AND REAR OPEN PORCH.

7. 2016-12-30
   listed $83,000 Active 105-char remark

   Show marketing remark (105 chars)

   3BDRM/1BA BLOCK HOME FENCED. HOME FEATURES LIVING/DINING AREA, TILE THROUGH OUT HOME AND REAR OPEN PORCH.

8. 2008-09-10
   soldstatus $125,000
9. 2004-07-13
   soldstatus $87,000
10. 2004-06-24
    soldstatus $87,000 255-char remark

    Show marketing remark (255 chars)

    Cute and Cozy, Well Kept home, sits on 1/4 acre fenced-in. 3BR 1 BA. Appliances are included 1 car garage. Minutes away from Downtown Clermont!! Call me today to view this Lovely home. !Stove does not convey. Will be replaced with regular electric stove.

11. 2004-03-27
    historical 255-char remark

    Show marketing remark (255 chars)

    Cute and Cozy, Well Kept home, sits on 1/4 acre fenced-in. 3BR 1 BA. Appliances are included 1 car garage. Minutes away from Downtown Clermont!! Call me today to view this Lovely home. !Stove does not convey. Will be replaced with regular electric stove.

12. 2004-03-17
    listed $89,900 255-char remark

    Show marketing remark (255 chars)

    Cute and Cozy, Well Kept home, sits on 1/4 acre fenced-in. 3BR 1 BA. Appliances are included 1 car garage. Minutes away from Downtown Clermont!! Call me today to view this Lovely home. !Stove does not convey. Will be replaced with regular electric stove.

ⓘ 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: $1,692 · $141/mo
• Projected year-2 tax: $2,399 · $200/mo
• Expected delta: +$707/yr (+$59/mo · 41.8%)

ⓘ 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,617
• − Mortgage interest: −$16,188
• − Property taxes: −$1,692
• − Insurance: −$1,445
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − Depreciation: −$8,407
• Taxable loss: −$8,734
• Est. tax savings @ 24.0%: +$2,096
• After-tax cash flow: $-1,360/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

+221.5% since first listed

12 events — show timeline

• 2026-05-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Listed $289,000 Stellar MLS as Distributed by MLS Grid
• 2017-02-27 Sold (MLS) $75,100 Stellar MLS as Distributed by MLS Grid
• 2017-02-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-02-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-01-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-12-30 Listed $83,000 Stellar MLS as Distributed by MLS Grid
• 2008-09-10 Sold (Public Records) $125,000 Public Records
• 2004-07-13 Sold (Public Records) $87,000 Public Records
• 2004-06-24 Sold (MLS) $87,000 Stellar MLS as Distributed by MLS Grid
• 2004-03-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2004-03-17 Listed $89,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+1.8%/yr

Latest (2025): $1,692 · +8.4% YoY. Source: county tax records.