15344 White Tail Loop · Mascotte, FL 34753

$334,900

3 bd · 2.0 ba · 1,830 sqft · SingleFamily public records · 3 Days on market

Built 2020 8,800 sqft lot Est $381k · 12% under $38/mo HOA · 2% 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 +12.9/15.0
• Appreciation +10.0/10.0
• Cash flow +6.8/30.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.1/10.0

Listing remarks

With an assumable interest rate of 2.3, welcome to 15344 White Tail Loop, a beautifully maintained and thoughtfully designed 2020-built home nestled within one of Mascotte's most peaceful and inviting communities. Offering the perfect blend of modern finishes, functional living space, and serene natural surroundings, this exceptional residence provides the ideal setting for both relaxation and everyday living. From the moment you arrive, you'll appreciate the pride of ownership and attractive curb appeal. Inside, the highly sought-after split-bedroom floor plan creates a comfortable balance of privacy and togetherness. The spacious primary suite is tucked away from the secondary bedrooms, p

Key facts

• Open-concept design
• 8,800 sq ft lot
• 2 garage spots

Tags

• SPLIT-BEDROOM FLOOR PLAN
• LUXURIOUS ENSUITE BATHROOM
• OVERSIZED COVERED PATIO
• CLIMATE-CONTROLLED GARAGE
• TRANQUIL RETENTION POND
• OPEN-CONCEPT DESIGN

Property features AI

Finance

• Other: Total lot ~0.2 acre (0 to less than 1/4 acre)
• Financial info: No lease restrictions indicated
• HOA & community: HOA required (Association: Great Communitites / Jessi Oquinn); HOA fee $465 annually ($38.75 monthly); Street lights in community; Pets allowed

Exterior

• Parking: Attached garage; 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank; Cable available; Water connected
• Home design: Single family residence; One story; Home faces north
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built with public-record living area of 1,876
• Exterior features: Sliding doors; Pond view; Asphalt/paved road access

Interior

• Kitchen: Dishwasher; Disposal; Exhaust fan; Freezer; Microwave; Range; Range hood; Refrigerator; Stone countertops; Kitchen/family room combo
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air
• Interior features: Ceiling fans; High ceilings; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Stone countertops; Thermostat; Walk-in closets; Blinds; Double-pane windows; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Laundry room; 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 $-514 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (27.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (29.0% below list).
• Recommended offer: $238k (29.0% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 34% 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 + $33k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $237,623 (29.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.71% ✗
• Cap rate: 4.45%
• Cash-on-cash: -6.57%
• DSCR: 0.71
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $380,640
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1844 Blue Lagoon Cir	0.40mi	4/2.0 (+1)	1,839 (+0%)	23mo	$385,490	$210	56
1733 Blue Lagoon Cir	0.55mi	3/2.0	1,589 (-13%)	2mo	$323,990	$204	51
420 Shoreview Sands Ave	0.51mi	3/2.0	1,589 (-13%)	5mo	$330,690	$208	50
1772 Blue Lagoon Cir	0.52mi	3/2.0	1,589 (-13%)	6mo	$334,979	$211	49
1718 Blue Lagoon Cir	0.56mi	3/2.0	1,589 (-13%)	13mo	$319,990	$201	41
430 Quayside Cir	0.46mi	3/2.0	1,589 (-13%)	19mo	$328,990	$207	41

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: 19.6%
• Equity multiple: 2.60×
• Total profit: $149,773
• Equity at exit: $301,704

10-year hold

• IRR: 18.0%
• Equity multiple: 5.98×
• Total profit: $466,940
• Equity at exit: $650,637

Cash invested: $93,772 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,376 high
• Mortgage (P&I): −$1,756
• Tax from tax record: −$457 /mo · $5,483/yr
• Insurance: −$140
• HOA: −$38
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-514

Break-even live

Break-even rent $3,026

Max offer price $244,187

Occupancy floor —

Sensitivity live

Price	-10% $-324	-5% $-419	+0% $-514	+5% $-608	+10% $-703
Rent	-10% $-701	-5% $-607	+0% $-514	+5% $-420	+10% $-326
Rate	-1.0pp $-345	-0.5pp $-428	base $-514	+0.5pp $-600	+1.0pp $-689

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: $83,725
• Closing costs: $10,047
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Eventide Ave Mascotte, FL	4.0	3.0	2000	$2,250	$1.12	22d	1	0.45mi
232 Boca Ciega Rd Mascotte, FL	4.0	2.0	1280	$2,095	$1.64	14d	1	0.89mi
1600 Mayaro Ct Mascotte, FL	3.0	2.0	1503	$2,000	$1.33	19d	1	1.20mi
1341 Brenway Dr Mascotte, FL	4.0	2.0	1851	$2,280	$1.23	0d	1	1.33mi
1665 Luft Ln Mascotte, FL	3.0	2.0	1680	$2,030	$1.21	25d	1	1.35mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 3 events

1. 2026-06-21
   days on market $334,900 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $334,900 Active 1 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: $5,483 · $457/mo
• Projected year-2 tax: $5,483 · $457/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 7/10 Severe
• 🌡 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: $28,515
• − Mortgage interest: −$18,760
• − Property taxes: −$5,483
• − Insurance: −$1,674
• − Repairs & maintenance: −$2,281
• − Management: −$2,281
• − HOA: −$456
• − Depreciation: −$9,743
• Taxable loss: −$12,163
• Est. tax savings @ 24.0%: +$2,919
• After-tax cash flow: $-3,243/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

• 2026-06-18 Listed $334,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+45.0%/yr

Latest (2025): $5,483 · -0.3% YoY. Source: county tax records.