Hawk Plan · Mascotte, FL 34736

$369,999

4 bd · 2.0 ba · 2,078 sqft · SingleFamily · 176 Days on market

Excellent 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 +6.8/30.0
• Condition / age +5.0/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• 1% rule +2.2/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Hawk offers 2,078 sq. ft. of thoughtfully designed living space in a stylish single-story layout. This home features 4 bedrooms, 2 bathrooms, a versatile flex room, and a 2-car garage-perfect for modern living. From the foyer, you'll find convenient access to the garage, three secondary bedrooms, a full bath, the flex space, and the laundry room. Beyond the flex space, the open-concept kitchen boasts a central island and a walk-in pantry, flowing seamlessly into the dining area and great room. A sliding glass door leads to the lanai, creating an ideal space for indoor-outdoor entertaining.

Key facts

• 2 garage spots
• Listed 175 days

🏗️ New construction. The $369,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $377,910.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $370k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-583 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (26.6% below list).
• Recommended offer: $272k (26.6% 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); 855 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 38d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 36% 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 $11k 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 176 days — a 12% lower offer ($326k) is reasonable based on typical stale-listing flexibility.

Recommended offer $271,623 (26.6% 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 176 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.72% ✗
• Cap rate: 4.44%
• Cash-on-cash: -6.61%
• DSCR: 0.71
• GRM: 11.6

CMA / ARV

• ARV (median comp): $377,910
• List price: $369,999
• Delta: -2.09%
• 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
241 Streamwater Way	0.05mi	4/2.0	2,078 (0%)	1mo	$380,000	$183	97
220 Streamwater Way	0.09mi	4/3.0	2,075 (-0%)	0mo	$383,000	$185	91
606 Channel Way	0.07mi	4/2.5	2,034 (-2%)	0mo	$371,974	$183	91
7417 Fieldstone Dr	0.26mi	4/3.0	2,075 (-0%)	1mo	$383,000	$185	83
7725 Marble St	0.06mi	4/2.5	1,910 (-8%)	0mo	$362,640	$190	82
7718 Marble St	0.08mi	4/2.5	1,910 (-8%)	1mo	$368,490	$193	80
7722 Marble St	0.29mi	4/2.5	2,034 (-2%)	1mo	$377,490	$186	80
224 Streamwater Way	0.08mi	4/2.0	1,813 (-13%)	0mo	$369,451	$204	75
611 Channel Way	0.29mi	4/2.5	1,910 (-8%)	0mo	$351,490	$184	71
212 Streamwater Way	0.11mi	5/3.0 (+1)	2,287 (+10%)	1mo	$389,000	$170	68
206 Hydra Way	0.72mi	4/2.0	1,905 (-8%)	1mo	$355,000	$186	52
453 Ironside Trail Dr	0.66mi	4/2.0	1,812 (-13%)	0mo	$313,000	$173	48

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: -29.3%
• Equity multiple: 0.04×
• Total profit: $-101,833
• Equity at exit: $56,348

10-year hold

• IRR: -36.4%
• Equity multiple: -0.42×
• Total profit: $-150,347
• Equity at exit: $32,675

Cash invested: $105,815 (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 · 61 under contract
• Months of supply: 6.7 mo (15%/mo absorbed)
• Median asking: $384,768 ($187/sqft)
• Median days on market: 149 d
• This list price: 32% of active listings are priced below it
• ARV vs active asking: -2.7% 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: 855
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,716 high
• Mortgage (P&I): −$1,982
• Tax est. 1.5%: −$472 /mo · $5,669/yr
• Insurance: −$157
• HOA: −$117
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $-583

Break-even live

Break-even rent $3,454

Max offer price $293,574

Occupancy floor —

Sensitivity live

Price	-10% $-322	-5% $-452	+0% $-583	+5% $-713	+10% $-844
Rent	-10% $-797	-5% $-690	+0% $-583	+5% $-476	+10% $-368
Rate	-1.0pp $-393	-0.5pp $-487	base $-583	+0.5pp $-681	+1.0pp $-780

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: $94,478
• Closing costs: $11,337
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
236 Streamwater Way Groveland, FL	4.0	2.5	2731	$3,400	$1.24	6d	1	0.07mi
236 Streamwater Way Groveland, FL	4.0	2.5	2731	$3,200	$1.17	1d	1	0.07mi
7629 Waterscape Dr Groveland, FL	3.0	2.5	1404	$1,890	$1.35	31d	1	0.13mi
7633 Waterscape DR Groveland, FL	3.0	2.5	1558	$2,000	$1.28	55d	1	0.13mi
7867 Autumn Birch Dr Groveland, FL	4.0	2.0	1984	$2,550	$1.29	3d	1	0.20mi
515 Moonstone Ct Groveland, FL	3.0	2.5	1405	$1,895	$1.35	10d	1	0.20mi
7436 Capstone Dr Groveland, FL	4.0	2.5	2731	$2,600	$0.95	121d	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	164d	1	0.47mi
338 Ridgemark Ave Groveland, FL	4.0	2.0	1824	$2,300	$1.26	145d	1	0.51mi
253 Luxmore Rd Groveland, FL	3.0	2.0	1547	$2,100	$1.36	72d	1	0.68mi
187 Hydra Way Groveland, FL	4.0	3.0	2542	$2,699	$1.06	164d	1	0.74mi
201 Sangmon Ct Groveland, FL	3.0	2.5	1920	$2,149	$1.12	115d	1	0.82mi
2038 Sloans Outlook Dr Groveland, FL	3.0	2.5	1941	$2,189	$1.13	18d	1	1.03mi
6612 Tempo Way Mascotte, FL	3.0	2.0	1990	$2,600	$1.31	145d	1	1.13mi
6612 Tempo Way Groveland, FL	3.0	2.0	1990	$2,395	$1.20	128d	1	1.13mi
18550 Lake Emma Dr Groveland, FL	3.0	2.0	2122	$2,600	$1.23	37d	1	1.15mi
2013 Sloans Outlook Dr Groveland, FL	4.0	2.0	2485	$2,350	$0.95	115d	1	1.15mi
2009 Sloans Outlook Dr Groveland, FL	3.0	2.0	1670	$2,300	$1.38	23d	1	1.17mi
6469 Quartet St Mascotte, FL	4.0	2.0	1998	$2,500	$1.25	10d	1	1.26mi
6469 Quartet St Mascotte, FL	4.0	2.0	1998	$2,500	$1.25	23d	1	1.26mi
6466 Octave St Mascotte, FL	3.0	2.0	1746	$2,250	$1.29	10d	1	1.30mi
6422 Quartet St Unit Na Mascotte, FL	3.0	2.0	1766	$2,395	$1.36	52d	1	1.35mi
1802 Perch Hammock Loop Groveland, FL	4.0	2.0	1841	$2,500	$1.36	1d	1	1.40mi
6390 Chorus Dr Mascotte, FL	4.0	3.0	2178	$2,700	$1.24	3d	1	1.40mi
6780 Perch Hammock Loop Groveland, FL	5.0	2.5	2355	$3,300	$1.40	10d	1	1.43mi
6337 Chorus Dr Groveland, FL	3.0	2.0	1772	$2,250	$1.27	164d	1	1.43mi
6336 Chorus Dr Mascotte, FL	4.0	2.0	1994	$2,390	$1.20	107d	1	1.45mi
6825 Wilson Hammock Ave Groveland, FL	4.0	2.5	2658	$3,150	$1.19	55d	1	1.49mi

Property features AI

Finance

• Financial info: List price $369,999

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan home (Hawk)
• Exterior features: Located at 7677 Gemstone St, Groveland FL 34736

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan home (Hawk plan)Living area of 2,078

Listing history 50 events

1. 2026-11-08
   days on market $369,999 Active 176 DOM
2. 2026-11-07
   days on market $369,999 Active 175 DOM
3. 2026-11-06
   days on market $369,999 Active 174 DOM
4. 2026-11-05
   days on market $369,999 Active 173 DOM
5. 2026-11-04
   days on market $369,999 Active 172 DOM
6. 2026-11-02
   days on market $369,999 Active 170 DOM
7. 2026-11-01
   days on market $369,999 Active 169 DOM
8. 2026-10-31
   days on market $369,999 Active 168 DOM
9. 2026-10-30
   days on market $369,999 Active 167 DOM
10. 2026-10-29
    days on market $369,999 Active 166 DOM
11. 2026-10-28
    days on market $369,999 Active 165 DOM
12. 2026-10-26
    days on market $369,999 Active 163 DOM
13. 2026-10-26
    days on market $369,999 Active 162 DOM
14. 2026-10-24
    days on market $369,999 Active 161 DOM
15. 2026-10-23
    days on market $369,999 Active 160 DOM
16. 2026-10-22
    days on market $369,999 Active 159 DOM
17. 2026-10-21
    days on market $369,999 Active 158 DOM
18. 2026-10-20
    days on market $369,999 Active 157 DOM
19. 2026-10-19
    days on market $369,999 Active 156 DOM
20. 2026-10-18
    days on market $369,999 Active 155 DOM
21. 2026-10-17
    days on market $369,999 Active 154 DOM
22. 2026-10-16
    days on market $369,999 Active 153 DOM
23. 2026-10-15
    days on market $369,999 Active 152 DOM
24. 2026-10-14
    days on market $369,999 Active 151 DOM
25. 2026-10-13
    days on market $369,999 Active 150 DOM
26. 2026-10-12
    days on market $369,999 Active 149 DOM
27. 2026-10-11
    days on market $369,999 Active 148 DOM
28. 2026-10-10
    days on market $369,999 Active 147 DOM
29. 2026-10-09
    days on market $369,999 Active 146 DOM
30. 2026-10-08
    days on market $369,999 Active 145 DOM
31. 2026-10-08
    days on market $369,999 Active 144 DOM
32. 2026-10-06
    days on market $369,999 Active 143 DOM
33. 2026-10-05
    days on market $369,999 Active 142 DOM
34. 2026-10-04
    days on market $369,999 Active 141 DOM
35. 2026-10-03
    days on market $369,999 Active 140 DOM
36. 2026-10-02
    days on market $369,999 Active 139 DOM
37. 2026-10-01
    days on market $369,999 Active 138 DOM
38. 2026-10-01
    days on market $369,999 Active 137 DOM
39. 2026-09-29
    days on market $369,999 Active 136 DOM
40. 2026-09-28
    days on market $369,999 Active 135 DOM
41. 2026-09-27
    days on market $369,999 Active 134 DOM
42. 2026-09-25
    days on market $369,999 Active 132 DOM
43. 2026-09-24
    days on market $369,999 Active 131 DOM
44. 2026-09-23
    days on market $369,999 Active 130 DOM
45. 2026-09-22
    days on market $369,999 Active 129 DOM
46. 2026-09-21
    days on market $369,999 Active 128 DOM
47. 2026-09-20
    days on market $369,999 Active 127 DOM
48. 2026-09-19
    days on market $369,999 Active 126 DOM
49. 2026-09-18
    days on market $369,999 Active 125 DOM
50. 2026-09-17
    days on market $369,999 Active 124 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: $32,595
• − Mortgage interest: −$21,169
• − Property taxes: −$5,669
• − Insurance: −$1,890
• − Repairs & maintenance: −$2,608
• − Management: −$2,608
• − HOA: −$1,404
• − Depreciation: −$10,994
• Taxable loss: −$13,745
• Est. tax savings @ 24.0%: +$3,299
• After-tax cash flow: $-3,695/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 · 4 photos

Excellent 100/100 None rehab

This Hawk Plan single-family home in Mascotte, FL, is in excellent condition with no visible repairs or maintenance needed. It offers a thoughtfully designed layout and is move-in ready, making it an attractive option for both resale and rental markets.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace landscaping with more drought-tolerant plants — Drought-tolerant plants reduce maintenance and improve curb appeal. ↑
• Both Install smart home automation — Smart home features can increase both resale and rental value by enhancing convenience and energy efficiency. ↑

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%
• 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 $369,999

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan home (Hawk)
• Exterior features: Located at 7677 Gemstone St, Groveland FL 34736

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan home (Hawk plan)Living area of 2,078