7416 Sandstone Dr · Mascotte, FL 34736

$370,000

4 bd · 2.5 ba · 2,271 sqft · Land · 136 Days on market

Built 2025 4,376 sqft lot $117/mo HOA · 4% 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).

• Cash flow +10.7/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• DSCR +3.1/10.0
• Rent growth +2.9/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

What's Special: Loft | Popular Plan | Close to Amenities | White Cabinets. New Construction – Ready Now! Built by America’s Most Trusted Home Builder. Welcome to the Elm at 7416 Sandstone Drive in Waterstone. This two-story floor plan offers 2,271 square feet of open living space with four bedrooms, two and a half bathrooms, and a two-car garage. The main level features a welcoming foyer that leads to a bright great room, dining area, kitchen, and a convenient half bath, while the upstairs includes a loft, three secondary bedrooms, and a shared bathroom. The primary suite offers a spacious walk-in closet and a private bath with dual sinks and a walk-in shower. A patio extends th

Key facts

• Dog park
• White cabinets
• New construction

Tags

• WHITE CABINETS
• NEW CONSTRUCTION
• PATIO
• DOG PARK
• NATURE PLAY SPACE
• MONARCH BUTTERFLY GARDENS

Property features AI

Finance

• Other: Home warranty included; Total annual fees: $1,404
• Financial info: CDD applicable; Lease restrictions apply
• HOA & community: HOA managed by Castle Management – Madison Clark; Monthly HOA fee of $117 (includes internet and other services); Association approval required; Community amenities include playground and pool

Exterior

• Parking: Driveway; Attached 2-car garage
• Utilities: Public water; Public sewer; Cable connected; Natural gas connected; Underground utilities
• Home design: Single family residence; New construction, completed; Two stories; Southwest facing; Attached property
• Construction: Block, stucco and vinyl siding construction; Shingle roof; Slab foundation; Built by Taylor Morrison (model: Elm)
• Exterior features: Sliding doors; Paved road access; Community features: community mailbox, dog park, reclaimed water irrigation, playground, pool, sidewalks

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Gas water heater; Tankless water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Open floorplan; Walk-in closets; Window treatments (blinds)
• Laundry & utility: Washer and dryer included; Laundry room located upstairs; Inside utility/Loft area

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $370k.

Deal economics

• At list price, monthly cash flow is $-178 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $339k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (23.0% below list).
• Recommended offer: $285k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.8% in Mascotte — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); South Lake High School (math 36% / reading 39%, grade F, #336 of 667 statewide, top 51%, 2,169 students, 40% FRL) — zoned schools at 52% FRL track the district average.
• Zoned-school proficiency averages 34% at this address vs 50% district-wide (-15 pts) — the specific schools serving this property underperform the Lake average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.7%/yr); 590 active listings in the ZIP; 8 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 38% 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 136 days — a 12% lower offer ($326k) is reasonable based on typical stale-listing flexibility.
• 3 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 $285,033 (23.0% 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 136 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.77% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.06%
• DSCR: 0.91
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.67% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.28×
• Total profit: $-75,065
• Equity at exit: $55,168

10-year hold

• IRR: -17.8%
• Equity multiple: 0.08×
• Total profit: $-95,112
• Equity at exit: $31,991

Cash invested: $103,600 (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 34736

• Home prices YoY: -22.5%
• Rents YoY: 1.7%
• Active inventory: 590
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,850 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$218 /mo · $2,614/yr
• Insurance: −$154
• HOA: −$117
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $-178

Break-even live

Break-even rent $3,075

Max offer price $338,632

Occupancy floor —

Sensitivity live

Price	-10% $32	-5% $-73	+0% $-178	+5% $-282	+10% $-387
Rent	-10% $-403	-5% $-290	+0% $-178	+5% $-65	+10% $48
Rate	-1.0pp $9	-0.5pp $-83	base $-178	+0.5pp $-273	+1.0pp $-371

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: $92,500
• Closing costs: $11,100
• 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	$2,800	$1.03	25d	1	0.10mi
338 Ridgemark Ave Groveland, FL	4.0	2.0	1824	$2,300	$1.26	6d	1	0.39mi
187 Hydra Way Groveland, FL	4.0	3.0	2542	$2,699	$1.06	25d	1	0.64mi
201 Sangmon Ct Groveland, FL	3.0	2.5	1920	$2,299	$1.20	6d	1	0.65mi
6612 Tempo Way Mascotte, FL	3.0	2.0	1990	$2,600	$1.31	6d	1	0.96mi
6612 Tempo Way Mascotte, FL	3.0	2.0	1990	$2,600	$1.31	0d	1	0.96mi
2009 Sloans Outlook Dr Groveland, FL	3.0	2.0	1670	$2,250	$1.35	21d	1	1.01mi
6337 Chorus Dr Groveland, FL	3.0	2.0	1772	$2,250	$1.27	25d	1	1.26mi

HOA detail

• Monthly dues: $117 · $1,404/yr
• Likely covers: water

Listing history 13 events

1. 2026-05-08
   status Pending
2. 2026-04-22
   price $370,000
3. 2026-04-14
   price $382,000
4. 2026-04-10
   price $389,259
5. 2026-04-10
   status Active
6. 2026-02-14
   status Pending
7. 2026-02-04
   price $360,940
8. 2025-12-02
   price $359,940
9. 2025-11-21
   price $364,940
10. 2025-11-14
    status Active
11. 2025-11-13
    status Pending
12. 2025-10-28
    listed $381,000 Active
13. 2025-04-07
    soldstatus $4,281,319

ⓘ 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: $2,614 · $218/mo
• Projected year-2 tax: $3,071 · $256/mo
• Expected delta: +$457/yr (+$38/mo · 17.5%)

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

Taxation est. · year 1

• Rental income: $34,204
• − Mortgage interest: −$20,726
• − Property taxes: −$2,614
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,736
• − Management: −$2,736
• − HOA: −$1,404
• − Depreciation: −$10,764
• Taxable loss: −$8,626
• Est. tax savings @ 24.0%: +$2,070
• After-tax cash flow: $-61/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): 28,001
• Household income: $90,545
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 216.0

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 0.65)
• 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%

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

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

-91.4% since first listed

13 events — show timeline

• 2026-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $370,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $382,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $389,259 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-04 Price Changed $360,940 Stellar MLS as Distributed by MLS Grid
• 2025-12-02 Price Changed $359,940 Stellar MLS as Distributed by MLS Grid
• 2025-11-21 Price Changed $364,940 Stellar MLS as Distributed by MLS Grid
• 2025-11-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-28 Listed $381,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-07 Sold (Public Records) $4,281,319 Public Records