Hummingbird Plan · Mascotte, FL 34736

$364,999

4 bd · 3.0 ba · 2,075 sqft · SingleFamily · 132 Days on market

Good condition 2-car garage $117/mo HOA · 5% of rent

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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).

• ARV discount +7.5/15.0
• Cash flow +5.3/30.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• 1% rule +1.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Hummingbird offers 2,075 sq. ft. of thoughtfully designed living space in a single-story layout with 4 bedrooms, 3 bathrooms, and a 2-car garage. From the foyer, you'll find a secondary bedroom and full bath on one side, while the opposite hallway leads to two additional bedrooms, another full bath, and the laundry room with direct access to the garage. The heart of the home features an open-concept design where the dining area flows into the great room and a well-appointed kitchen with a central island and walk-in pantry. A sliding glass door opens to the lanai, perfect for enjoying Florida's indoor-outdoor lifestyle.

Key facts

• Open-concept design
• Central island
• Dual vanities

Tags

• OPEN-CONCEPT DESIGN
• CENTRAL ISLAND
• WALK-IN PANTRY
• SLIDING GLASS DOOR
• PRIVATE PRIMARY SUITE
• DUAL VANITIES

🏗️ New construction. The $364,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $390,000.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $365k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-860 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (27.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (32.3% below list).
• Recommended offer: $247k (32.3% 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: Rents rising (+1.7%/yr); 785 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 33% of the median local income ($91k/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 $3k of loan paydown is wiped out by about $12k 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 132 days — a 12% lower offer ($321k) is reasonable based on typical stale-listing flexibility.

Recommended offer $247,130 (32.3% 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 132 days. Have you received any prior offers? Is the seller open to a 32% 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: 0.63% ✗
• Cap rate: 3.65%
• Cash-on-cash: -9.45%
• DSCR: 0.58
• GRM: 13.2

CMA / ARV

• ARV (median comp): $390,000
• List price: $364,999
• Delta: -6.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7661 Gemstone Dr	0.04mi	4/2.0	1,936 (-7%)	2mo	$375,821	$194	82
225 Streamwater Way	0.09mi	4/3.0	2,308 (+11%)	1mo	$410,000	$178	76
216 Streamwater Way	0.10mi	4/3.0	2,308 (+11%)	1mo	$407,000	$176	76
386 Cornerstone Dr	0.16mi	4/2.5	2,271 (+9%)	1mo	$390,000	$172	74
366 Cornerstone Dr	0.17mi	4/2.5	2,271 (+9%)	2mo	$380,000	$167	73
498 Winsome Aly	0.37mi	3/2.5 (-1)	2,003 (-4%)	2mo	$369,990	$185	69
208 Streamwater Way	0.13mi	4/2.0	1,813 (-13%)	2mo	$354,674	$196	68
371 Cornerstone Dr	0.15mi	3/2.5 (-1)	1,853 (-11%)	2mo	$344,000	$186	67
361 Sunbrook Dr	0.63mi	4/3.0	2,030 (-2%)	1mo	$429,990	$212	66
378 Cornerstone Dr	0.16mi	3/2.5 (-1)	1,853 (-11%)	1mo	$326,324	$176	66
356 Fox Ridge Dr	0.49mi	3/3.0 (-1)	1,942 (-6%)	2mo	$417,990	$215	60
305 Sunbrook Dr	0.63mi	4/2.0	1,989 (-4%)	1mo	$352,602	$177	59

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 · 1.67% rent growth · sell at horizon

5-year hold

• IRR: -34.7%
• Equity multiple: -0.11×
• Total profit: $-121,118
• Equity at exit: $58,150

10-year hold

• IRR: -54.7%
• Equity multiple: -0.73×
• Total profit: $-188,583
• Equity at exit: $33,720

Cash invested: $109,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 56 active · 53 under contract
• Months of supply: 10.8 mo (9%/mo absorbed)
• Median asking: $385,000 ($191/sqft)
• Median days on market: 121 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: -1.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34736

• Home prices YoY: -22.5%
• Rents YoY: 1.7%
• Active inventory: 785
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,471 high
• Mortgage (P&I): −$2,045
• Tax est. 1.5%: −$488 /mo · $5,850/yr
• Insurance: −$162
• HOA: −$117
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $-860

Break-even live

Break-even rent $3,560

Max offer price $265,575

Occupancy floor —

Sensitivity live

Price	-10% $-590	-5% $-725	+0% $-860	+5% $-995	+10% $-1,129
Rent	-10% $-1,055	-5% $-957	+0% $-860	+5% $-762	+10% $-665
Rate	-1.0pp $-663	-0.5pp $-761	base $-860	+0.5pp $-961	+1.0pp $-1,064

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: $97,500
• Closing costs: $11,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7629 Waterscape Dr Groveland, FL	3.0	2.5	1404	$1,950	$1.39	30d	1	0.13mi
7633 Waterscape DR Groveland, FL	3.0	2.5	1558	$2,000	$1.28	10d	1	0.13mi
7436 Capstone Dr Groveland, FL	4.0	2.5	2731	$2,600	$0.95	76d	1	0.28mi
7412 Capstone Dr Groveland, FL	4.0	2.0	1848	$2,400	$1.30	10d	1	0.33mi
7201 Big Cedar Aly Groveland, FL	3.0	2.5	1500	$2,000	$1.33	119d	1	0.47mi
338 Ridgemark Ave Groveland, FL	4.0	2.0	1824	$2,300	$1.26	100d	1	0.51mi
253 Luxmore Rd Groveland, FL	3.0	2.0	1547	$2,100	$1.36	27d	1	0.68mi
187 Hydra Way Groveland, FL	4.0	3.0	2542	$2,699	$1.06	119d	1	0.74mi
201 Sangmon Ct Groveland, FL	3.0	2.5	1920	$2,149	$1.12	70d	1	0.82mi
6612 Tempo Way Mascotte, FL	3.0	2.0	1990	$2,600	$1.31	100d	1	1.13mi
6612 Tempo Way Groveland, FL	3.0	2.0	1990	$2,395	$1.20	83d	1	1.13mi
2013 Sloans Outlook Dr Groveland, FL	4.0	2.0	2485	$2,350	$0.95	70d	1	1.15mi
2009 Sloans Outlook Dr Groveland, FL	3.0	2.0	1670	$2,300	$1.38	5d	1	1.17mi
6422 Quartet St Unit Na Mascotte, FL	3.0	2.0	1766	$2,395	$1.36	7d	1	1.35mi
6390 Chorus Dr Mascotte, FL	4.0	3.0	2178	$2,650	$1.22	7d	1	1.40mi
6337 Chorus Dr Groveland, FL	3.0	2.0	1772	$2,250	$1.27	119d	1	1.43mi
6336 Chorus Dr Mascotte, FL	4.0	2.0	1994	$2,390	$1.20	62d	1	1.45mi
6825 Wilson Hammock Ave Groveland, FL	4.0	2.5	2658	$3,150	$1.19	10d	1	1.49mi

Property features AI

Finance

• Other: Address: Groveland, FL 34736
• Financial info: List price $364,999

Exterior

• Parking: 2-car garage / 2 total parking spaces
• Home design: Single-family plan (Hummingbird)
• Exterior features: Living area approximately 2,075

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Active new-construction plan (Hummingbird)

Listing history 50 events

1. 2026-09-24
   days on market $364,999 Active 132 DOM
2. 2026-09-23
   days on market $364,999 Active 131 DOM
3. 2026-09-22
   days on market $364,999 Active 130 DOM
4. 2026-09-21
   days on market $364,999 Active 129 DOM
5. 2026-09-20
   days on market $364,999 Active 128 DOM
6. 2026-09-19
   days on market $364,999 Active 127 DOM
7. 2026-09-18
   days on market $364,999 Active 126 DOM
8. 2026-09-17
   days on market $364,999 Active 125 DOM
9. 2026-09-16
   days on market $364,999 Active 124 DOM
10. 2026-09-15
    days on market $364,999 Active 123 DOM
11. 2026-09-14
    days on market $364,999 Active 122 DOM
12. 2026-09-13
    days on market $364,999 Active 121 DOM
13. 2026-09-12
    days on market $364,999 Active 120 DOM
14. 2026-09-11
    days on market $364,999 Active 119 DOM
15. 2026-09-05
    days on market $364,999 Active 113 DOM
16. 2026-09-04
    days on market $364,999 Active 112 DOM
17. 2026-09-03
    days on market $364,999 Active 111 DOM
18. 2026-08-31
    days on market $364,999 Active 108 DOM
19. 2026-08-30
    days on market $364,999 Active 107 DOM
20. 2026-08-29
    days on market $364,999 Active 106 DOM
21. 2026-08-28
    days on market $364,999 Active 105 DOM
22. 2026-08-27
    days on market $364,999 Active 104 DOM
23. 2026-08-25
    days on market $364,999 Active 102 DOM
24. 2026-08-24
    days on market $364,999 Active 101 DOM
25. 2026-08-22
    days on market $364,999 Active 99 DOM
26. 2026-08-21
    days on market $364,999 Active 98 DOM
27. 2026-08-20
    days on market $364,999 Active 97 DOM
28. 2026-08-19
    days on market $364,999 Active 96 DOM
29. 2026-08-18
    days on market $364,999 Active 95 DOM
30. 2026-08-17
    days on market $364,999 Active 94 DOM
31. 2026-08-16
    days on market $364,999 Active 93 DOM
32. 2026-08-15
    days on market $364,999 Active 92 DOM
33. 2026-08-14
    days on market $364,999 Active 91 DOM
34. 2026-08-13
    days on market $364,999 Active 90 DOM
35. 2026-08-12
    days on market $364,999 Active 89 DOM
36. 2026-08-11
    days on market $364,999 Active 88 DOM
37. 2026-08-10
    days on market $364,999 Active 87 DOM
38. 2026-08-09
    days on market $364,999 Active 86 DOM
39. 2026-08-08
    days on market $364,999 Active 85 DOM
40. 2026-08-06
    days on market $364,999 Active 83 DOM
41. 2026-08-05
    days on market $364,999 Active 82 DOM
42. 2026-08-04
    days on market $364,999 Active 81 DOM
43. 2026-08-03
    days on market $364,999 Active 80 DOM
44. 2026-07-31
    days on market $364,999 Active 77 DOM
45. 2026-07-30
    days on market $364,999 Active 76 DOM
46. 2026-07-30
    days on market $364,999 Active 75 DOM
47. 2026-07-28
    days on market $364,999 Active 74 DOM
48. 2026-07-26
    days on market $364,999 Active 72 DOM
49. 2026-07-24
    days on market $364,999 Active 70 DOM
50. 2026-07-23
    days on market $364,999 Active 69 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,656
• − Mortgage interest: −$21,846
• − Property taxes: −$5,850
• − Insurance: −$1,950
• − Repairs & maintenance: −$2,372
• − Management: −$2,372
• − HOA: −$1,404
• − Depreciation: −$11,345
• Taxable loss: −$17,485
• Est. tax savings @ 24.0%: +$4,196
• After-tax cash flow: $-6,122/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $10,375–$31,125 screening

The Hummingbird Plan in Mascotte, FL is in good condition with a modern and well-maintained appearance. It offers a good investment opportunity with potential for value enhancement through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/tenants. ↑
• Resale Kitchen appliances replacement — Modern appliances can make the kitchen more appealing to potential buyers. ↑
• Resale Bathroom updates — Fresh bathrooms can improve the overall appeal of the home and attract more potential buyers. ↑
• Both HVAC maintenance — Regular maintenance ensures the HVAC system is running efficiently and can improve the home's value. ↑
• Both Landscaping maintenance — Regular maintenance of the landscaping can keep the home looking its best and attract more potential buyers/tenants. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Groveland Elementary School F FL #1,854/2,144 Nat'l #26,096/41,679 Middle Gray Middle School D FL #310/571 Nat'l #4,622/14,009 High South Lake High School F FL #336/667 Nat'l #8,937/17,239

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

B Composite livability gradescore 71/100

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 · 386,640 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: 0% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Address: Groveland, FL 34736
• Financial info: List price $364,999

Exterior

• Parking: 2-car garage / 2 total parking spaces
• Home design: Single-family plan (Hummingbird)
• Exterior features: Living area approximately 2,075

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Active new-construction plan (Hummingbird)