6466 Chorus Dr · Mascotte, FL 34753

$396,990

3 bd · 2.0 ba · 1,988 sqft · Land · 146 Days on market

Built 2026 6,000 sqft lot $155/mo HOA · 6% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• 1% rule +1.1/10.0

Listing remarks MLS

Meet the Drexel - Your Ideal 3 to 4 Bedroom Family Home The charming three- to four-bedroom Drexel features a decorative masonry finish with an optional stone front, blending classic curb appeal with modern comfort. Step inside the foyer and follow the hallway past the second and third bathrooms to the open living area-designed for effortless family living. The island kitchen includes a convenient eating bar, perfect for casual meals and gatherings. Nearby, the breakfast nook offers a sunny spot to start your day. The great room welcomes you with an open, inviting layout, complemented by a flexible space that can serve as an office, playroom, or whatever fits your lifestyle. The master suite is a true retreat, boasting a luxurious spa bath and spacious walk-in closet-making this home functional and comfortable for families of any size.

Key facts

• Breakfast nook
• Kitchen
• Walk-in closet

Tags

• GREAT ROOM
• KITCHEN
• BREAKFAST NOOK
• PRIVATE DEN
• OWNER'S SUITE
• WALK-IN CLOSET

Property features AI

Finance

• Other: Living area approximately 1,988 square feet (builder provided); Building area total approximately 2,564 square feet; Lot approximately 0.13 acres (about 557 m²)
• Financial info: Annual taxes listed separately; Lease restrictions apply
• HOA & community: HOA managed by Care Of Maronda Homes; Monthly HOA $155 (includes cable TV, internet, and grounds maintenance); Association amenities: playground, trails; Association approval required; Pets allowed

Exterior

• Parking: Attached 2-car garage with garage door opener; Driveway; Garage dimensions 19 x 20
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Electric service
• Home design: Single family residence; One story; New construction; Faces west
• Construction: Block, stone and stucco construction; Shingle roof; Slab foundation; Projected completion August 2026; Built by Maronda Homes (Drexel model)
• Exterior features: Covered rear porch; Sliding doors; Landscaped lot; Paved road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air
• Interior features: Crown molding; High ceilings; Open floorplan; Stone counters; Thermostat; Walk-in closets; Blinds; ENERGY STAR qualified windows; Insulated windows; Den/Library/Office; Great room
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry room; Irrigation equipment

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $397k.

Deal economics

• At list price, monthly cash flow is $-552 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $300k (24.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (38.7% below list).
• Recommended offer: $243k (38.7% 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); South Lake High School (math 36% / reading 39%, grade F, #336 of 667 statewide, top 51%, 2,169 students, 40% FRL) — zoned schools at 51% 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 24d 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 $42k of equity ($3k loan paydown + $40k 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 ~$68k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($349k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $243,490 (38.7% 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 146 days. Have you received any prior offers? Is the seller open to a 39% 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: 0.61% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.96%
• DSCR: 0.73
• GRM: 13.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.1%
• Equity multiple: 2.63×
• Total profit: $180,945
• Equity at exit: $357,640

10-year hold

• IRR: 18.3%
• Equity multiple: 6.04×
• Total profit: $560,231
• Equity at exit: $771,264

Cash invested: $111,157 (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: 13.6×

Monthly cashflow live

• Estimated rent: $2,435 high
• Mortgage (P&I): −$2,082
• Tax from tax record: −$73 /mo · $876/yr
• Insurance: −$165
• HOA: −$155
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-552

Break-even live

Break-even rent $3,133

Max offer price $299,530

Occupancy floor —

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: $99,248
• Closing costs: $11,910
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2009 Sloans Outlook Dr Groveland, FL	3.0	2.0	1670	$2,250	$1.35	20d	1	0.14mi
6612 Tempo Way Mascotte, FL	3.0	2.0	1990	$2,600	$1.31	5d	1	0.14mi
6337 Chorus Dr Groveland, FL	3.0	2.0	1772	$2,250	$1.27	23d	1	0.20mi
201 Sangmon Ct Groveland, FL	3.0	2.5	1920	$2,299	$1.20	5d	1	0.43mi
1063 Bluegrass Dr Groveland, FL	4.0	2.0	2182	$2,500	$1.15	23d	1	0.65mi
187 Hydra Way Groveland, FL	4.0	3.0	2542	$2,699	$1.06	23d	1	0.66mi
338 Ridgemark Ave Groveland, FL	4.0	2.0	1824	$2,300	$1.26	5d	1	0.79mi
7201 Big Cedar Aly Groveland, FL	3.0	2.5	1500	$2,000	$1.33	23d	1	0.80mi
2055 Newtown Rd Groveland, FL	3.0	2.0	1808	$1,995	$1.10	23d	1	0.88mi
1600 Mayaro Ct Mascotte, FL	3.0	2.0	1503	$2,000	$1.33	17d	1	0.97mi
2076 Newtown Rd Groveland, FL	3.0	2.0	1676	$1,850	$1.10	23d	1	0.97mi
614 Huey St Mascotte, FL	3.0	2.0	1572	$2,071	$1.32	5d	1	1.00mi
4025 E Cardinal Pines Dr Mascotte, FL	3.0	2.0	1260	$2,100	$1.67	5d	1	1.16mi
1665 Luft Ln Mascotte, FL	3.0	2.0	1680	$2,030	$1.21	23d	1	1.38mi
6376 Green Bud Dr Groveland, FL	3.0	2.0	1542	$2,399	$1.56	5d	1	1.40mi
2425 Begonia St Mascotte, FL	4.0	2.0	1983	$2,350	$1.19	23d	1	1.45mi

HOA detail

• Monthly dues: $155 · $1,860/yr

Listing history 27 events

1. 2026-06-18
   days on market $396,990 Active 146 DOM
2. 2026-06-17
   days on market $396,990 Active 145 DOM
3. 2026-06-16
   days on market $396,990 Active 144 DOM
4. 2026-06-15
   days on market $396,990 Active 143 DOM
5. 2026-06-13
   days on market $396,990 Active 141 DOM
6. 2026-06-09
   days on market $396,990 Active 137 DOM
7. 2026-06-08
   days on market $396,990 Active 136 DOM
8. 2026-06-07
   days on market $396,990 Active 135 DOM
9. 2026-06-04
   days on market $396,990 Active 132 DOM
10. 2026-06-03
    days on market $396,990 Active 131 DOM
11. 2026-06-02
    days on market $396,990 Active 130 DOM
12. 2026-06-02
    days on market $396,990 Active 129 DOM
13. 2026-05-31
    days on market $396,990 Active 128 DOM
14. 2026-05-15
    price $396,990
15. 2026-05-08
    price $396,990 847-char remark

    Show marketing remark (847 chars)

    Meet the Drexel - Your Ideal 3 to 4 Bedroom Family Home The charming three- to four-bedroom Drexel features a decorative masonry finish with an optional stone front, blending classic curb appeal with modern comfort. Step inside the foyer and follow the hallway past the second and third bathrooms to the open living area-designed for effortless family living. The island kitchen includes a convenient eating bar, perfect for casual meals and gatherings. Nearby, the breakfast nook offers a sunny spot to start your day. The great room welcomes you with an open, inviting layout, complemented by a flexible space that can serve as an office, playroom, or whatever fits your lifestyle. The master suite is a true retreat, boasting a luxurious spa bath and spacious walk-in closet-making this home functional and comfortable for families of any size.

16. 2026-02-11
    price $389,990 847-char remark

    Show marketing remark (847 chars)

    Meet the Drexel - Your Ideal 3 to 4 Bedroom Family Home The charming three- to four-bedroom Drexel features a decorative masonry finish with an optional stone front, blending classic curb appeal with modern comfort. Step inside the foyer and follow the hallway past the second and third bathrooms to the open living area-designed for effortless family living. The island kitchen includes a convenient eating bar, perfect for casual meals and gatherings. Nearby, the breakfast nook offers a sunny spot to start your day. The great room welcomes you with an open, inviting layout, complemented by a flexible space that can serve as an office, playroom, or whatever fits your lifestyle. The master suite is a true retreat, boasting a luxurious spa bath and spacious walk-in closet-making this home functional and comfortable for families of any size.

17. 2026-02-10
    price $389,990
18. 2026-01-26
    price $405,990
19. 2026-01-23
    price $405,990 847-char remark

    Show marketing remark (847 chars)

    Meet the Drexel - Your Ideal 3 to 4 Bedroom Family Home The charming three- to four-bedroom Drexel features a decorative masonry finish with an optional stone front, blending classic curb appeal with modern comfort. Step inside the foyer and follow the hallway past the second and third bathrooms to the open living area-designed for effortless family living. The island kitchen includes a convenient eating bar, perfect for casual meals and gatherings. Nearby, the breakfast nook offers a sunny spot to start your day. The great room welcomes you with an open, inviting layout, complemented by a flexible space that can serve as an office, playroom, or whatever fits your lifestyle. The master suite is a true retreat, boasting a luxurious spa bath and spacious walk-in closet-making this home functional and comfortable for families of any size.

20. 2026-01-23
    listed $408,990 Active

    Show marketing remark (847 chars)

    Meet the Drexel - Your Ideal 3 to 4 Bedroom Family Home The charming three- to four-bedroom Drexel features a decorative masonry finish with an optional stone front, blending classic curb appeal with modern comfort. Step inside the foyer and follow the hallway past the second and third bathrooms to the open living area-designed for effortless family living. The island kitchen includes a convenient eating bar, perfect for casual meals and gatherings. Nearby, the breakfast nook offers a sunny spot to start your day. The great room welcomes you with an open, inviting layout, complemented by a flexible space that can serve as an office, playroom, or whatever fits your lifestyle. The master suite is a true retreat, boasting a luxurious spa bath and spacious walk-in closet-making this home functional and comfortable for families of any size.

21. 2026-01-21
    price $405,490 847-char remark

    Show marketing remark (847 chars)

    Meet the Drexel - Your Ideal 3 to 4 Bedroom Family Home The charming three- to four-bedroom Drexel features a decorative masonry finish with an optional stone front, blending classic curb appeal with modern comfort. Step inside the foyer and follow the hallway past the second and third bathrooms to the open living area-designed for effortless family living. The island kitchen includes a convenient eating bar, perfect for casual meals and gatherings. Nearby, the breakfast nook offers a sunny spot to start your day. The great room welcomes you with an open, inviting layout, complemented by a flexible space that can serve as an office, playroom, or whatever fits your lifestyle. The master suite is a true retreat, boasting a luxurious spa bath and spacious walk-in closet-making this home functional and comfortable for families of any size.

22. 2026-01-03
    price $408,990 847-char remark

    Show marketing remark (847 chars)

    Meet the Drexel - Your Ideal 3 to 4 Bedroom Family Home The charming three- to four-bedroom Drexel features a decorative masonry finish with an optional stone front, blending classic curb appeal with modern comfort. Step inside the foyer and follow the hallway past the second and third bathrooms to the open living area-designed for effortless family living. The island kitchen includes a convenient eating bar, perfect for casual meals and gatherings. Nearby, the breakfast nook offers a sunny spot to start your day. The great room welcomes you with an open, inviting layout, complemented by a flexible space that can serve as an office, playroom, or whatever fits your lifestyle. The master suite is a true retreat, boasting a luxurious spa bath and spacious walk-in closet-making this home functional and comfortable for families of any size.

23. 2025-12-06
    price $403,990 847-char remark

    Show marketing remark (847 chars)

    Meet the Drexel - Your Ideal 3 to 4 Bedroom Family Home The charming three- to four-bedroom Drexel features a decorative masonry finish with an optional stone front, blending classic curb appeal with modern comfort. Step inside the foyer and follow the hallway past the second and third bathrooms to the open living area-designed for effortless family living. The island kitchen includes a convenient eating bar, perfect for casual meals and gatherings. Nearby, the breakfast nook offers a sunny spot to start your day. The great room welcomes you with an open, inviting layout, complemented by a flexible space that can serve as an office, playroom, or whatever fits your lifestyle. The master suite is a true retreat, boasting a luxurious spa bath and spacious walk-in closet-making this home functional and comfortable for families of any size.

24. 2025-12-05
    price $404,090 847-char remark

    Show marketing remark (847 chars)

    Meet the Drexel - Your Ideal 3 to 4 Bedroom Family Home The charming three- to four-bedroom Drexel features a decorative masonry finish with an optional stone front, blending classic curb appeal with modern comfort. Step inside the foyer and follow the hallway past the second and third bathrooms to the open living area-designed for effortless family living. The island kitchen includes a convenient eating bar, perfect for casual meals and gatherings. Nearby, the breakfast nook offers a sunny spot to start your day. The great room welcomes you with an open, inviting layout, complemented by a flexible space that can serve as an office, playroom, or whatever fits your lifestyle. The master suite is a true retreat, boasting a luxurious spa bath and spacious walk-in closet-making this home functional and comfortable for families of any size.

25. 2025-12-05
    price $403,990 847-char remark

    Show marketing remark (847 chars)

    Meet the Drexel - Your Ideal 3 to 4 Bedroom Family Home The charming three- to four-bedroom Drexel features a decorative masonry finish with an optional stone front, blending classic curb appeal with modern comfort. Step inside the foyer and follow the hallway past the second and third bathrooms to the open living area-designed for effortless family living. The island kitchen includes a convenient eating bar, perfect for casual meals and gatherings. Nearby, the breakfast nook offers a sunny spot to start your day. The great room welcomes you with an open, inviting layout, complemented by a flexible space that can serve as an office, playroom, or whatever fits your lifestyle. The master suite is a true retreat, boasting a luxurious spa bath and spacious walk-in closet-making this home functional and comfortable for families of any size.

26. 2025-12-02
    listed $404,090 Active 847-char remark

    Show marketing remark (847 chars)

    Meet the Drexel - Your Ideal 3 to 4 Bedroom Family Home The charming three- to four-bedroom Drexel features a decorative masonry finish with an optional stone front, blending classic curb appeal with modern comfort. Step inside the foyer and follow the hallway past the second and third bathrooms to the open living area-designed for effortless family living. The island kitchen includes a convenient eating bar, perfect for casual meals and gatherings. Nearby, the breakfast nook offers a sunny spot to start your day. The great room welcomes you with an open, inviting layout, complemented by a flexible space that can serve as an office, playroom, or whatever fits your lifestyle. The master suite is a true retreat, boasting a luxurious spa bath and spacious walk-in closet-making this home functional and comfortable for families of any size.

27. 2025-12-01
    soldstatus $2,622,000

ⓘ 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: $876 · $73/mo
• Projected year-2 tax: $3,295 · $275/mo
• Expected delta: +$2,419/yr (+$202/mo · 276.1%)

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

Taxation est. · year 1

• Rental income: $29,219
• − Mortgage interest: −$22,238
• − Property taxes: −$876
• − Insurance: −$1,985
• − Repairs & maintenance: −$2,338
• − Management: −$2,338
• − HOA: −$1,860
• − Depreciation: −$11,549
• Taxable loss: −$13,964
• Est. tax savings @ 24.0%: +$3,351
• After-tax cash flow: $-3,269/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

-84.9% since first listed

14 events — show timeline

• 2026-05-15 Price Changed $396,990 Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Price Changed $396,990 Zillow
• 2026-02-11 Price Changed $389,990 Zillow
• 2026-02-10 Price Changed $389,990 Stellar MLS as Distributed by MLS Grid
• 2026-01-26 Price Changed $405,990 Stellar MLS as Distributed by MLS Grid
• 2026-01-23 Price Changed $405,990 Zillow
• 2026-01-23 Listed $408,990 Stellar MLS as Distributed by MLS Grid
• 2026-01-21 Price Changed $405,490 Zillow
• 2026-01-03 Price Changed $408,990 Zillow
• 2025-12-06 Price Changed $403,990 Zillow
• 2025-12-05 Price Changed $404,090 Zillow
• 2025-12-05 Price Changed $403,990 Zillow
• 2025-12-02 Listed $404,090 Zillow
• 2025-12-01 Sold (Public Records) $2,622,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $876 · +10.5% YoY. Source: county tax records.