270 Ceramic Ln · Mascotte, FL 34736

$329,240

4 bd · 2.0 ba · 1,600 sqft · SingleFamily · 25 Days on market

Built 2026 Excellent condition 5,662 sqft lot 2-car garage $116/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 +6.4/30.0
• Condition / age +5.0/5.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• 1% rule +2.0/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. Introducing the new and exciting Sentosa! This elegant four-bedroom home provides convenient single-story living. An open-concept floorplan maximizes interior space and encourages seamless transitions between a modern kitchen, elegant dining room and comfortable family room. Three secondary bedrooms are tucked away to the side of the home, while a luxurious owner’s suite is nestled into a private rear corner, complete with a full bathroom and walk-in closet. Waterstone is a masterplan community of new single-family homes located in Mascotte, FL. Close to lakes, sanctuary and wildlife areas, and bike paths.

Key facts

• 5,662 sq ft lot
• 2 garage spots
• Community pool

🏗️ New construction. The $329,240 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $351,512.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $329k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-610 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (25.6% below list).
• Recommended offer: $245k (25.6% 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: Clermont Elementary School (math 37% / reading 42%, grade F, #1,513 of 2,144 statewide, top 73%, 572 students, 60% 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 49% FRL track the district average.
• Market conditions: Rents rising (+1.7%/yr); 699 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 54d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 32% 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 $2k 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 25 days — a 2% lower offer ($324k) is reasonable based on typical stale-listing flexibility.

Recommended offer $244,986 (25.6% 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. 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: 0.70% ✗
• Cap rate: 4.21%
• Cash-on-cash: -7.44%
• DSCR: 0.67
• GRM: 12.0

CMA / ARV

• ARV (median comp): $351,512
• List price: $329,240
• 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
7327 Capstone Dr	0.18mi	3/2.0 (-1)	1,603 (+0%)	8mo	$310,000	$193	79
407 Oak Flat Aly	0.25mi	3/2.5 (-1)	1,573 (-2%)	2mo	$321,980	$205	76
7467 Sandstone Dr	0.21mi	3/2.0 (-1)	1,555 (-3%)	11mo	$350,000	$225	71
7479 Sandstone Dr	0.22mi	3/2.0 (-1)	1,555 (-3%)	11mo	$339,990	$219	70
7212 Big Cedar Aly	0.22mi	3/2.5 (-1)	1,573 (-2%)	12mo	$297,154	$189	70
333 Sunbrooke Dr	0.37mi	4/2.0	1,707 (+7%)	4mo	$390,000	$228	68
208 Streamwater Way	0.26mi	4/2.0	1,813 (+13%)	0mo	$354,674	$196	66
7441 Capstone Dr	0.11mi	3/2.0 (-1)	1,429 (-11%)	10mo	$322,265	$226	64
489 Winsome Aly	0.26mi	3/2.5 (-1)	1,707 (+7%)	8mo	$315,241	$185	63
423 Oak Flat Aly	0.26mi	3/2.5 (-1)	1,813 (+13%)	0mo	$369,990	$204	58
7550 Headwaters Ct	0.21mi	3/2.0 (-1)	1,429 (-11%)	13mo	$342,490	$240	56
592 Jupiter Beach Rd	0.73mi	4/2.0	1,812 (+13%)	16mo	$400,000	$221	30

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: -30.8%
• Equity multiple: -0.01×
• Total profit: $-98,928
• Equity at exit: $52,412

10-year hold

• IRR: -41.2%
• Equity multiple: -0.51×
• Total profit: $-148,645
• Equity at exit: $30,392

Cash invested: $98,423 (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: 43 active · 23 under contract
• Months of supply: 18.4 mo (5%/mo absorbed)
• Median asking: $355,000 ($201/sqft)
• Median days on market: 114 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: +9.3% 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: 699
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,450 high
• Mortgage (P&I): −$1,843
• Tax est. 1.5%: −$439 /mo · $5,273/yr
• Insurance: −$146
• HOA: −$116
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-610

Break-even live

Break-even rent $3,222

Max offer price $263,268

Occupancy floor —

Sensitivity live

Price	-10% $-367	-5% $-488	+0% $-610	+5% $-731	+10% $-853
Rent	-10% $-803	-5% $-707	+0% $-610	+5% $-513	+10% $-416
Rate	-1.0pp $-433	-0.5pp $-520	base $-610	+0.5pp $-701	+1.0pp $-794

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: $87,878
• Closing costs: $10,545
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7201 Big Cedar Aly Groveland, FL	3.0	2.5	1500	$2,000	$1.33	73d	1	0.20mi
338 Ridgemark Ave Groveland, FL	4.0	2.0	1824	$2,300	$1.26	54d	1	0.27mi
201 Sangmon Ct Groveland, FL	3.0	2.5	1920	$2,149	$1.12	24d	1	0.52mi
6612 Tempo Way Mascotte, FL	3.0	2.0	1990	$2,600	$1.31	54d	1	0.83mi
6612 Tempo Way Groveland, FL	3.0	2.0	1990	$2,395	$1.20	36d	1	0.83mi
2009 Sloans Outlook Dr Groveland, FL	3.0	2.0	1670	$2,250	$1.35	69d	1	0.87mi
6337 Chorus Dr Groveland, FL	3.0	2.0	1772	$2,250	$1.27	73d	1	1.13mi
6336 Chorus Dr Mascotte, FL	4.0	2.0	1994	$2,390	$1.20	15d	1	1.15mi
4025 E Cardinal Pines Dr Mascotte, FL	3.0	2.0	1260	$2,100	$1.67	54d	1	1.37mi
1063 Bluegrass Dr Groveland, FL	4.0	2.0	2182	$2,500	$1.15	73d	1	1.42mi

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Other annual assessment reported
• HOA & community: HOA managed by Castle Group / D. Garrow; association approval requiredQuarterly HOA fee ($350) covering maintenance of grounds, private road, and escrow reservesCommunity amenities include pool, playground, trails, dog park, street lights; pets allowedTotal monthly equivalent HOA: $116.67

Exterior

• Parking: Attached 2-car garage (18 x 20) with garage door openerDriveway
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerElectricity available and connectedFiber optics availableUnderground utilities
• Home design: Single family residenceOne storyUnder construction (projected completion: 2026-07-30)Faces northeast
• Construction: Frame and other construction materialsShingle roofSlab foundationNew construction by Lennar Homes (Model: Sentosa)
• Exterior features: Screened patio/porchRain guttersSidewalkTrees and landscapingPaved, private lot

Interior

• Kitchen: DishwasherDisposalMicrowaveRangeRefrigeratorSolid surface counters
• Bedrooms: 4 bedrooms
• Flooring: CarpetCeramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: In-wall pest systemOpen floorplanSolid surface countertopsSmoke detector(s)
• Laundry & utility: WasherDryerInside laundryInside utility / family room available

HOA detail $116/mo · $1,392/yr

• Likely covers: water

Listing history 16 events

1. 2026-08-08
   pricedays on market $329,240 Active 25 DOM
2. 2026-08-06
   days on market $328,990 Active 23 DOM
3. 2026-08-05
   days on market $328,990 Active 22 DOM
4. 2026-08-04
   days on market $328,990 Active 21 DOM
5. 2026-08-03
   days on market $328,990 Active 20 DOM
6. 2026-07-31
   days on market $328,990 Active 17 DOM
7. 2026-07-30
   days on market $328,990 Active 16 DOM
8. 2026-07-30
   days on market $328,990 Active 15 DOM
9. 2026-07-28
   days on market $328,990 Active 14 DOM
10. 2026-07-26
    days on market $328,990 Active 12 DOM
11. 2026-07-24
    days on market $328,990 Active 10 DOM
12. 2026-07-23
    days on market $328,990 Active 9 DOM
13. 2026-07-22
    days on market $328,990 Active 8 DOM
14. 2026-07-21
    pricestatus $328,990 Active 7 DOM
15. 2026-05-07
    status Pending
16. 2026-04-30
    listed $327,990 Active

ⓘ 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: $29,398
• − Mortgage interest: −$19,690
• − Property taxes: −$5,273
• − Insurance: −$1,758
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − HOA: −$1,392
• − Depreciation: −$10,226
• Taxable loss: −$13,644
• Est. tax savings @ 24.0%: +$3,274
• After-tax cash flow: $-4,043/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 · 12 photos

Excellent 100/100 None rehab

This newly constructed home is move-in ready with excellent condition and a modern design. It offers a spacious floor plan, high-end finishes, and a well-maintained exterior. Potential buyers and renters will appreciate the home's curb appeal and interior aesthetics.

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 potential buyers ↑
• Both Add smart home features — Smart home features can increase both resale and rental value ↑

F Composite school gradezoned avg 41/100

Zoned Schools

Elementary Clermont Elementary School F FL #1,513/2,144 Nat'l #19,648/41,679 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: Lease restrictions apply
• Financial info: Other annual assessment reported
• HOA & community: HOA managed by Castle Group / D. Garrow; association approval requiredQuarterly HOA fee ($350) covering maintenance of grounds, private road, and escrow reservesCommunity amenities include pool, playground, trails, dog park, street lights; pets allowedTotal monthly equivalent HOA: $116.67

Exterior

• Parking: Attached 2-car garage (18 x 20) with garage door openerDriveway
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerElectricity available and connectedFiber optics availableUnderground utilities
• Home design: Single family residenceOne storyUnder construction (projected completion: 2026-07-30)Faces northeast
• Construction: Frame and other construction materialsShingle roofSlab foundationNew construction by Lennar Homes (Model: Sentosa)
• Exterior features: Screened patio/porchRain guttersSidewalkTrees and landscapingPaved, private lot

Interior

• Kitchen: DishwasherDisposalMicrowaveRangeRefrigeratorSolid surface counters
• Bedrooms: 4 bedrooms
• Flooring: CarpetCeramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: In-wall pest systemOpen floorplanSolid surface countertopsSmoke detector(s)
• Laundry & utility: WasherDryerInside laundryInside utility / family room available

Price history

2 events — show timeline

• 2026-05-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Listed $327,990 Stellar MLS as Distributed by MLS Grid