2305 Gladiolus Ln · Mascotte, FL 34753

$359,000

4 bd · 2.0 ba · 2,334 sqft · SingleFamily public records · 163 Days on market

Built 2020 10,408 sqft lot $60/mo HOA · 2% of rent

---

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 +6.5/30.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.8/10.0

Listing remarks

Under contract-accepting backup offers. Welcome to your dream home in Mascotte, Florida! This stunning newly built residence boasts an inviting open floor plan, perfect for modern living. With 4 spacious bedrooms and 2 elegantly designed bathrooms, this home is ideal for families seeking comfort and style. As you enter, you’re greeted by a large foyer that sets the tone for the rest of the home. The remarkable split floor plan ensures privacy and convenience, while the 9-foot ceilings throughout create an airy and expansive atmosphere. The master suite is a true retreat, featuring a generous layout and a luxurious en-suite bathroom. One of the standout features of this master bedroom

Key facts

• Master suite
• Open floor plan
• Split floor plan

Tags

• OPEN FLOOR PLAN
• SPLIT FLOOR PLAN
• 9 FOOT CEILINGS
• MASTER SUITE
• BARN STYLE DOOR
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Homestead exempt; Total acreage approximately 0.24 (less than 1/4 acre)
• Financial info: No lease restrictions reported
• HOA & community: Has HOA (Empire Management Group Inc.); Quarterly association fee; Monthly HOA equivalent approximately $60.92; Association fee listed as $182.75 quarterly; Playground in the community; Pets allowed (cats and dogs)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Cable connected; Electricity connected
• Home design: Single family residence; Residential property; One story; East-facing entry
• Construction: Block construction; Shingle roof; Built on a slab
• Exterior features: Private mailbox; Sidewalk; Sliding doors; Concrete road surface; Irrigation equipment

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Tile; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floorplan
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $359k.

Deal economics

• At list price, monthly cash flow is $-612 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (30.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (29.6% below list).
• Recommended offer: $251k (30.1% below list) — sets the bar for cash-flow.

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); 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: 98 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 36% 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 $38k of equity ($2k loan paydown + $36k 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 ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($316k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $41k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $266k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,959 (30.1% 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 163 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.70% ✗
• Cap rate: 4.25%
• Cash-on-cash: -7.30%
• DSCR: 0.68
• GRM: 11.8

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: 19.1%
• Equity multiple: 2.56×
• Total profit: $156,685
• Equity at exit: $323,416

10-year hold

• IRR: 17.7%
• Equity multiple: 5.90×
• Total profit: $492,275
• Equity at exit: $697,458

Cash invested: $100,520 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,528 high
• Mortgage (P&I): −$1,883
• Tax from tax record: −$517 /mo · $6,198/yr
• Insurance: −$150
• HOA: −$60
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $-612

Break-even live

Break-even rent $3,302

Max offer price $250,959

Occupancy floor —

Sensitivity live

Price	-10% $-408	-5% $-510	+0% $-612	+5% $-713	+10% $-815
Rent	-10% $-811	-5% $-711	+0% $-612	+5% $-512	+10% $-412
Rate	-1.0pp $-431	-0.5pp $-520	base $-612	+0.5pp $-705	+1.0pp $-799

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2425 Begonia St Mascotte, FL	4.0	2.0	1983	$2,350	$1.19	25d	1	0.11mi
1126 Union Ave Mascotte, FL	5.0	3.0	1984	$2,265	$1.14	25d	1	0.41mi
1665 Luft Ln Mascotte, FL	3.0	2.0	1680	$2,030	$1.21	25d	1	0.45mi
1341 Brenway Dr Mascotte, FL	4.0	2.0	1851	$2,280	$1.23	0d	1	0.49mi
1676 Gopher Tree St Mascotte, FL	5.0	3.0	1984	$2,285	$1.15	6d	1	0.55mi
1864 Piedmont Ct Mascotte, FL	5.0	3.0	1984	$2,290	$1.15	25d	1	0.68mi
6612 Tempo Way Mascotte, FL	3.0	2.0	1990	$2,600	$1.31	6d	1	1.29mi
6612 Tempo Way Mascotte, FL	3.0	2.0	1990	$2,600	$1.31	0d	1	1.29mi
6337 Chorus Dr Groveland, FL	3.0	2.0	1772	$2,250	$1.27	25d	1	1.30mi
2009 Sloans Outlook Dr Groveland, FL	3.0	2.0	1670	$2,250	$1.35	22d	1	1.47mi
201 Sangmon Ct Groveland, FL	3.0	2.5	1920	$2,299	$1.20	6d	1	1.48mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 21 events

1. 2026-06-18
   status $359,000 Pending 163 DOM
2. 2026-06-18
   days on market $359,000 Active 163 DOM
3. 2026-06-17
   days on market $359,000 Active 162 DOM
4. 2026-06-16
   days on market $359,000 Active 161 DOM
5. 2026-06-15
   days on market $359,000 Active 160 DOM
6. 2026-06-13
   days on market $359,000 Active 158 DOM
7. 2026-06-09
   days on market $359,000 Active 154 DOM
8. 2026-06-08
   days on market $359,000 Active 153 DOM
9. 2026-06-07
   days on market $359,000 Active 152 DOM
10. 2026-06-04
    days on market $359,000 Active 149 DOM
11. 2026-06-03
    days on market $359,000 Active 148 DOM
12. 2026-06-02
    days on market $359,000 Active 147 DOM
13. 2026-06-02
    days on market $359,000 Active 146 DOM
14. 2026-05-31
    days on market $359,000 Active 145 DOM
15. 2026-05-04
    price $359,000
16. 2026-04-14
    status Active
17. 2026-04-10
    status Pending
18. 2026-03-10
    price $370,000
19. 2026-01-03
    listed $399,990 Active
20. 2020-02-28
    soldstatus $265,795
21. 2020-02-28
    listed $265,795

ⓘ 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: $6,198 · $517/mo
• Projected year-2 tax: $6,198 · $517/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,336
• − Mortgage interest: −$20,110
• − Property taxes: −$6,198
• − Insurance: −$1,795
• − Repairs & maintenance: −$2,427
• − Management: −$2,427
• − HOA: −$720
• − Depreciation: −$10,444
• Taxable loss: −$13,784
• Est. tax savings @ 24.0%: +$3,308
• After-tax cash flow: $-4,031/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

+35.1% since first listed

7 events — show timeline

• 2026-05-04 Price Changed $359,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $370,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-03 Listed $399,990 Stellar MLS as Distributed by MLS Grid
• 2020-02-28 Listed $265,795 Stellar MLS as Distributed by MLS Grid
• 2020-02-28 Sold (MLS) $265,795 Stellar MLS as Distributed by MLS Grid

Property tax history

+54.5%/yr

Latest (2025): $6,198 · -6.0% YoY. Source: county tax records.