Kingfisher Plan · Mascotte, FL 34736

$384,999

5 bd · 3.0 ba · 2,287 sqft · SingleFamily · 132 Days on market

Good condition 2-car garage $117/mo HOA · 4% 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 +7.0/30.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• 1% rule +2.3/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

The Kingfisher is a spacious two-story home offering 5 bedrooms, 3 bathrooms, and a 2-car garage across 2,287 square feet of thoughtfully designed living space. Downstairs, the open-concept layout includes a flex room off the foyer, a modern kitchen with a walk-in pantry, and a dining area overlooking the great room, which flows seamlessly to the outdoor patio. A secondary bedroom and full bathroom are located on the first floor, perfect for guests, and the home also offers storage under the stairs and easy access from the 2-car garage.

Key facts

• 2 garage spots
• Listed 131 days

🏗️ New construction. The $384,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $399,531.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $385k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-583 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $315k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $291k (24.5% below list).
• Recommended offer: $291k (24.5% 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: Rents rising (+1.7%/yr); 785 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 39% 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 ($339k) is reasonable based on typical stale-listing flexibility.

Recommended offer $290,551 (24.5% 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 132 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.73% ✗
• Cap rate: 4.54%
• Cash-on-cash: -6.25%
• DSCR: 0.72
• GRM: 11.5

CMA / ARV

• ARV (median comp): $399,531
• List price: $384,999
• Delta: -3.64%
• 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
7480 Sandstone Dr	0.16mi	5/3.0	2,287 (0%)	4mo	$392,000	$171	89
225 Streamwater Way	0.09mi	4/3.0 (-1)	2,308 (+1%)	1mo	$410,000	$178	89
216 Streamwater Way	0.10mi	4/3.0 (-1)	2,308 (+1%)	1mo	$407,000	$176	88
7492 Sandstone Dr	0.13mi	4/3.0 (-1)	2,303 (+1%)	4mo	$415,000	$180	84
386 Cornerstone Dr	0.16mi	4/2.5 (-1)	2,271 (-1%)	1mo	$390,000	$172	83
366 Cornerstone Dr	0.17mi	4/2.5 (-1)	2,271 (-1%)	2mo	$380,000	$167	82
382 Cornerstone Dr	0.16mi	5/3.5	2,471 (+8%)	0mo	$390,000	$158	77
221 Streamwater Way	0.09mi	4/3.0 (-1)	2,106 (-8%)	4mo	$395,000	$188	74
228 Streamwater Way	0.07mi	4/2.5 (-1)	2,514 (+10%)	1mo	$402,989	$160	72
367 Cornerstone Dr	0.16mi	5/3.5	2,516 (+10%)	2mo	$405,000	$161	72
361 Sunbrook Dr	0.63mi	4/3.0 (-1)	2,030 (-11%)	1mo	$429,990	$212	46
305 Sunbrook Dr	0.63mi	4/2.0 (-1)	1,989 (-13%)	1mo	$352,602	$177	39

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: -28.6%
• Equity multiple: 0.06×
• Total profit: $-105,576
• Equity at exit: $59,571

10-year hold

• IRR: -34.4%
• Equity multiple: -0.38×
• Total profit: $-154,584
• Equity at exit: $34,544

Cash invested: $111,869 (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: 39 active · 37 under contract
• Months of supply: 10.6 mo (9%/mo absorbed)
• Median asking: $395,271 ($183/sqft)
• Median days on market: 81 d
• This list price: 36% of active listings are priced below it
• ARV vs active asking: -4.8% 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: 11.0×

Monthly cashflow live

• Estimated rent: $2,906 high
• Mortgage (P&I): −$2,095
• Tax est. 1.5%: −$499 /mo · $5,993/yr
• Insurance: −$166
• HOA: −$117
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $-583

Break-even live

Break-even rent $3,643

Max offer price $315,211

Occupancy floor —

Sensitivity live

Price	-10% $-307	-5% $-445	+0% $-583	+5% $-721	+10% $-859
Rent	-10% $-812	-5% $-697	+0% $-583	+5% $-468	+10% $-353
Rate	-1.0pp $-382	-0.5pp $-481	base $-583	+0.5pp $-686	+1.0pp $-792

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: $99,883
• Closing costs: $11,986
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
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
338 Ridgemark Ave Groveland, FL	4.0	2.0	1824	$2,300	$1.26	100d	1	0.51mi
187 Hydra Way Groveland, FL	4.0	3.0	2542	$2,699	$1.06	119d	1	0.74mi
2013 Sloans Outlook Dr Groveland, FL	4.0	2.0	2485	$2,350	$0.95	70d	1	1.15mi
6390 Chorus Dr Mascotte, FL	4.0	3.0	2178	$2,650	$1.22	7d	1	1.40mi
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

• Financial info: List price $384,999

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan homeLocated in Groveland, FL
• Exterior features: Living area of 2287

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan home (Kingfisher)

Listing history 50 events

1. 2026-09-24
   days on market $384,999 Active 132 DOM
2. 2026-09-23
   days on market $384,999 Active 131 DOM
3. 2026-09-22
   days on market $384,999 Active 130 DOM
4. 2026-09-21
   days on market $384,999 Active 129 DOM
5. 2026-09-20
   days on market $384,999 Active 128 DOM
6. 2026-09-19
   days on market $384,999 Active 127 DOM
7. 2026-09-18
   days on market $384,999 Active 126 DOM
8. 2026-09-17
   days on market $384,999 Active 125 DOM
9. 2026-09-16
   days on market $384,999 Active 124 DOM
10. 2026-09-15
    days on market $384,999 Active 123 DOM
11. 2026-09-14
    days on market $384,999 Active 122 DOM
12. 2026-09-13
    days on market $384,999 Active 121 DOM
13. 2026-09-12
    days on market $384,999 Active 120 DOM
14. 2026-09-11
    days on market $384,999 Active 119 DOM
15. 2026-09-05
    days on market $384,999 Active 113 DOM
16. 2026-09-04
    days on market $384,999 Active 112 DOM
17. 2026-09-03
    days on market $384,999 Active 111 DOM
18. 2026-08-31
    days on market $384,999 Active 108 DOM
19. 2026-08-30
    days on market $384,999 Active 107 DOM
20. 2026-08-29
    days on market $384,999 Active 106 DOM
21. 2026-08-28
    days on market $384,999 Active 105 DOM
22. 2026-08-27
    days on market $384,999 Active 104 DOM
23. 2026-08-25
    days on market $384,999 Active 102 DOM
24. 2026-08-24
    days on market $384,999 Active 101 DOM
25. 2026-08-22
    days on market $384,999 Active 99 DOM
26. 2026-08-21
    days on market $384,999 Active 98 DOM
27. 2026-08-20
    days on market $384,999 Active 97 DOM
28. 2026-08-19
    days on market $384,999 Active 96 DOM
29. 2026-08-18
    days on market $384,999 Active 95 DOM
30. 2026-08-17
    days on market $384,999 Active 94 DOM
31. 2026-08-16
    days on market $384,999 Active 93 DOM
32. 2026-08-15
    days on market $384,999 Active 92 DOM
33. 2026-08-14
    days on market $384,999 Active 91 DOM
34. 2026-08-13
    days on market $384,999 Active 90 DOM
35. 2026-08-12
    days on market $384,999 Active 89 DOM
36. 2026-08-11
    days on market $384,999 Active 88 DOM
37. 2026-08-10
    days on market $384,999 Active 87 DOM
38. 2026-08-09
    days on market $384,999 Active 86 DOM
39. 2026-08-08
    days on market $384,999 Active 85 DOM
40. 2026-08-06
    days on market $384,999 Active 83 DOM
41. 2026-08-05
    days on market $384,999 Active 82 DOM
42. 2026-08-04
    days on market $384,999 Active 81 DOM
43. 2026-08-03
    days on market $384,999 Active 80 DOM
44. 2026-07-31
    days on market $384,999 Active 77 DOM
45. 2026-07-30
    days on market $384,999 Active 76 DOM
46. 2026-07-30
    days on market $384,999 Active 75 DOM
47. 2026-07-28
    days on market $384,999 Active 74 DOM
48. 2026-07-26
    days on market $384,999 Active 72 DOM
49. 2026-07-24
    days on market $384,999 Active 70 DOM
50. 2026-07-23
    days on market $384,999 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: $34,866
• − Mortgage interest: −$22,380
• − Property taxes: −$5,993
• − Insurance: −$1,998
• − Repairs & maintenance: −$2,789
• − Management: −$2,789
• − HOA: −$1,404
• − Depreciation: −$11,623
• Taxable loss: −$14,110
• Est. tax savings @ 24.0%: +$3,386
• After-tax cash flow: $-3,606/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 · 2 photos

Good 80/100 None rehab

The home appears to be in good condition with no visible repairs needed. It has a good curb appeal and is ready for potential buyers or renters. Consider painting, landscaping, and interior updates to maximize its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and attract more potential buyers or renters. ↑
• Both Interior updates (e.g., new flooring, paint, and appliances) — These updates can significantly improve the home's interior and make it more appealing to potential buyers or renters. ↑
• Both Kitchen and bathroom updates — Modernizing the kitchen and bathrooms can increase the home's value and attract more potential buyers or renters. ↑
• Both HVAC and mechanical system maintenance — A well-maintained HVAC system and other mechanical systems can improve the home's comfort and energy efficiency, making it more attractive to potential buyers or renters. ↑

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

• Financial info: List price $384,999

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan homeLocated in Groveland, FL
• Exterior features: Living area of 2287

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan home (Kingfisher)