1678 Ridgemoor Dr · Mascotte, FL 34753

$389,900

5 bd · 2.5 ba · 3,072 sqft · SingleFamily public records · 101 Days on market

Built 2005 2,274 sqft lot Est $507k · 23% under $29/mo HOA · 1% of rent

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Why this score? — see what drove the C 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 +15.0/15.0
• Cash flow +12.5/30.0
• Appreciation +10.0/10.0
• Schools +4.2/10.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this spacious and beautifully maintained 5-bedroom home in the heart of Mascotte! From the moment you arrive, you’ll appreciate the fresh exterior paint completed in 2024 (backed by a 7-year warranty) and the peace of mind that comes with a roof replaced in 2017. Step inside to a grand foyer with soaring ceilings, creating an inviting and open first impression. The bright, open floor plan offers a seamless flow between the formal living and dining areas—perfect for hosting gatherings. Toward the rear of the home, a generously sized family room opens effortlessly to the kitchen, making it ideal for both everyday living and entertaining. The kitchen serves as the hear

Key facts

• Open floor plan
• Roof repaired
• Grand foyer

Tags

• FRESH EXTERIOR PAINT
• ROOF REPAIRED
• GRAND FOYER
• HIGH CEILINGS
• OPEN FLOOR PLAN
• GENEROUSLY SIZED FAMILY ROOM

Property features AI

Finance

• Other: Living area and building area reported from public records; Lot dimensions approximately 80 x 175 (about 0.33 acres)
• Financial info: Total annual fees reported; No lease restrictions noted
• HOA & community: Has HOA (Dukes Lake HOA) with monthly equivalent fees; quarterly association fee; Association amenities: park, playground; Pets allowed; Deed restrictions; Irrigation equipment present

Exterior

• Parking: Driveway; Attached garage with 2 garage spaces
• Utilities: Public water; Septic tank sewer; Broadband/high-speed internet available; Cable available and connected; Electricity connected
• Home design: Single-family residence; Residential property; Completed condition; Two levels; Northwest facing; Slab foundation
• Construction: Block, stucco, and frame construction; Shingle roof
• Exterior features: Deck; Patio; Fire pit; French doors; Sliding doors; Sidewalk; Mature landscaping with oak trees; Trees/landscaped; Lakefront location with lake view; City limits lot, level and paved

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Electric water heater
• Bedrooms: 5 bedrooms
• Flooring: Ceramic tile; Laminate; Wood
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Kitchen/family room combo; Open floorplan; Solid surface counters; Stone counters; Thermostat; Vaulted ceilings; Walk-in closets
• Laundry & utility: Inside laundry room on upper level; Inside utility

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $-55 ($-657/yr) — negative.
• To cash-flow at today's rent, offer at most $380k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $302k (22.5% below list).
• Recommended offer: $302k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: schools D-, 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.
• Market conditions: 98 active listings in the ZIP; 4 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 43% 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 + $39k appreciation (10.0% local appreciation)).
• Lake County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $109k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($355k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago 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.
• Current owner paid $317k; 23% 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 4→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $302,069 (22.5% 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 101 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. 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.
8. 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.
9. 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: 6.12%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $506,880
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2122 Medina Hills Ln	0.14mi	5/2.5	3,072 (0%)	18mo	$380,000	$124	78
6152 Chorus Dr	0.38mi	4/2.5 (-1)	3,269 (+6%)	8mo	$548,290	$168	60
6616 Tempo Way	0.61mi	6/3.5 (+1)	3,054 (-1%)	24mo	$504,580	$165	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 23.8%
• Equity multiple: 2.91×
• Total profit: $208,752
• Equity at exit: $351,253

10-year hold

• IRR: 21.2%
• Equity multiple: 6.65×
• Total profit: $617,264
• Equity at exit: $757,490

Cash invested: $109,172 (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: 10.8×

Monthly cashflow live

• Estimated rent: $3,021 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$205 /mo · $2,460/yr
• Insurance: −$162
• HOA: −$29
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $-55

Break-even live

Break-even rent $3,090

Max offer price $380,227

Occupancy floor 97%

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1063 Bluegrass Dr Groveland, FL	4.0	2.0	2182	$2,500	$1.15	23d	1	0.57mi
187 Hydra Way Groveland, FL	4.0	3.0	2542	$2,699	$1.06	23d	1	1.09mi
5990 Churchill Square Way Groveland, FL	5.0	3.0	2696	$2,889	$1.07	2d	1	1.32mi
7436 Capstone Dr Groveland, FL	4.0	2.5	2731	$2,800	$1.03	23d	1	1.42mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 7 events

1. 2026-06-02
   statusdays on market $389,900 Pending 101 DOM
2. 2026-05-31
   days on market $389,900 Active 100 DOM
3. 2026-04-17
   price $389,900
4. 2026-02-20
   listed $395,000 Active
5. 2017-11-07
   historical
6. 2017-08-29
   listed $235,000 Active
7. 2004-10-29
   soldstatus $316,800

ⓘ 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: $2,460 · $205/mo
• Projected year-2 tax: $3,236 · $270/mo
• Expected delta: +$777/yr (+$65/mo · 31.6%)

ⓘ 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 4 d/yr ≥108°F today · 13 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: $36,248
• − Mortgage interest: −$21,840
• − Property taxes: −$2,460
• − Insurance: −$1,950
• − Repairs & maintenance: −$2,900
• − Management: −$2,900
• − HOA: −$348
• − Depreciation: −$11,343
• Taxable loss: −$7,492
• Est. tax savings @ 24.0%: +$1,798
• After-tax cash flow: $1,141/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

+23.1% since first listed

5 events — show timeline

• 2026-04-17 Price Changed $389,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Listed $395,000 Stellar MLS as Distributed by MLS Grid
• 2017-11-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-08-29 Listed $235,000 Stellar MLS as Distributed by MLS Grid
• 2004-10-29 Sold (Public Records) $316,800 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,460 · +6.2% YoY. Source: county tax records.