1852 Piedmont Ct · Mascotte, FL 34753

$389,990

4 bd · 2.5 ba · 2,084 sqft · SingleFamily public records · 22 Days on market

Built 2013 0.31 ac lot Est $411k · 5% under $31/mo HOA · 1% of rent ↓ 58% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +9.8/15.0
• Cash flow +6.8/30.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +1.0/10.0

Listing remarks MLS

This beautiful 4 bedroom 2.5 bathroom home is in a quiet neighborhood with a huge fenced yard! With plenty of light and dual pane windows you'll find this home is light, bright, and efficient. Walk in and to the right there's a formal dining room. Through the rear of the first floor is a large open concept kitchen, nook and living room. The kitchen has chestnut looking cabinets, a beautiful back-splash, an island and stainless steel cabinets, the nook has a sliding glass door, to the large patio and back yard and the family room has plenty of space for large gatherings. Upstairs the master bedroom has a large walk-in closet and a bonus room that can be used as an office, closet, sewing room or man cave! The 3 bedrooms are a decent size and perfect for your family. Located close to hwy 50 and a short drive to the FL turnpike. Schedule your showing today! This will sell quickly!

Key facts

• 0.31 acre lot
• 2 garage spots
• Built 2013

Property features AI

Finance

• Other: Total rooms: 7; Living area (public records): 2,084 sq ft; Building area total (public records): 2,684 sq ft; Lot size approx. 0.31 acres (1/4 to less than 1/2 acre)
• Financial info: Lease restrictions apply
• HOA & community: HOA managed by Sentry Management; HOA required — $380 annually ($31.67 monthly); Pets allowed

Exterior

• Parking: Attached 2-car garage (20x20)
• Security: Security system (owned)
• Utilities: Public water; Septic sewer; Broadband/high-speed internet available; Cable available
• Home design: Single family residence; Residential property; Two levels; Faces northwest; Homestead exempt
• Construction: Brick and stucco construction; Shingle roof; Slab foundation; Built on a 0.31-acre lot
• Exterior features: Sidewalk; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Tray ceilings; Walk-in closets; Blinds
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $-610 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (27.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (36.9% below list).
• Recommended offer: $246k (36.9% 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); 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: 98 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 35% 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.
• 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 22 days — a 2% lower offer ($384k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $220k; list at $390k implies a 77% gain — meaningful room to come down on a strong offer.

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 $246,007 (36.9% 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: 0.63% ✗
• Cap rate: 4.42%
• Cash-on-cash: -6.70%
• DSCR: 0.70
• GRM: 13.2

CMA / ARV

• ARV (on-the-fly): $410,548
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1665 Hideaway Flat St	0.27mi	5/3.0 (+1)	1,944 (-7%)	15mo	$335,000	$172	57
6239 Chorus Dr	0.66mi	4/2.0	1,998 (-4%)	7mo	$394,534	$197	54
1819 Sunset Ridge Dr	0.73mi	4/2.0	2,196 (+5%)	4mo	$299,900	$137	52
1130 Union Ave	0.28mi	4/2.0	1,842 (-12%)	18mo	$343,000	$186	50
6197 Chorus Dr	0.65mi	4/2.0	1,998 (-4%)	18mo	$450,900	$226	46
6247 Chorus Dr	0.68mi	4/3.0	2,178 (+4%)	18mo	$460,017	$211	44
6259 Chorus Dr	0.71mi	4/2.0	1,998 (-4%)	18mo	$416,803	$209	43
1953 Thorngate Ln	0.73mi	4/3.5	2,320 (+11%)	18mo	$335,000	$144	28

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: 19.5%
• Equity multiple: 2.59×
• Total profit: $173,524
• Equity at exit: $351,334

10-year hold

• IRR: 18.0%
• Equity multiple: 5.96×
• Total profit: $541,432
• Equity at exit: $757,665

Cash invested: $109,197 (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: 13.2×

Monthly cashflow live

• Estimated rent: $2,460 high
• Mortgage (P&I): −$2,045
• Tax from tax record: −$314 /mo · $3,773/yr
• Insurance: −$162
• HOA: −$31
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-610

Break-even live

Break-even rent $3,232

Max offer price $282,305

Occupancy floor —

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: $97,498
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1864 Piedmont Ct Mascotte, FL	5.0	3.0	1984	$2,290	$1.15	23d	1	0.06mi
1676 Gopher Tree St Mascotte, FL	5.0	3.0	1984	$2,285	$1.15	4d	1	0.12mi
1600 Mayaro Ct Mascotte, FL	3.0	2.0	1503	$2,000	$1.33	17d	1	0.13mi
1126 Union Ave Mascotte, FL	5.0	3.0	1984	$2,265	$1.14	23d	1	0.27mi
614 Huey St Mascotte, FL	3.0	2.0	1572	$2,071	$1.32	4d	1	0.27mi
1665 Luft Ln Mascotte, FL	3.0	2.0	1680	$2,030	$1.21	23d	1	0.38mi
2425 Begonia St Mascotte, FL	4.0	2.0	1983	$2,350	$1.19	23d	1	0.67mi
6337 Chorus Dr Groveland, FL	3.0	2.0	1772	$2,250	$1.27	23d	1	0.90mi
405 Eventide Ave Mascotte, FL	4.0	3.0	2000	$2,250	$1.12	20d	1	0.96mi
6612 Tempo Way Mascotte, FL	3.0	2.0	1990	$2,600	$1.31	4d	1	1.04mi
2009 Sloans Outlook Dr Groveland, FL	3.0	2.0	1670	$2,250	$1.35	20d	1	1.18mi
201 Sangmon Ct Groveland, FL	3.0	2.5	1920	$2,299	$1.20	4d	1	1.34mi
1063 Bluegrass Dr Groveland, FL	4.0	2.0	2182	$2,500	$1.15	23d	1	1.47mi

HOA detail

• Monthly dues: $31 · $372/yr

Listing history 20 events

1. 2026-06-18
   days on market $389,990 Active 22 DOM
2. 2026-06-17
   days on market $389,990 Active 21 DOM
3. 2026-06-16
   days on market $389,990 Active 20 DOM
4. 2026-06-15
   days on market $389,990 Active 19 DOM
5. 2026-06-13
   days on market $389,990 Active 17 DOM
6. 2026-06-09
   days on market $389,990 Active 13 DOM
7. 2026-06-08
   days on market $389,990 Active 12 DOM
8. 2026-06-07
   days on market $389,990 Active 11 DOM
9. 2026-06-04
   days on market $389,990 Active 8 DOM
10. 2026-06-03
    days on market $389,990 Active 7 DOM
11. 2026-06-02
    days on market $389,990 Active 6 DOM
12. 2026-06-01
    days on market $389,990 Active 5 DOM
13. 2026-05-31
    days on market $389,990 Active 4 DOM
14. 2026-05-27
    status Active
15. 2026-05-22
    listed $389,990 Active
16. 2019-11-05
    soldstatus $220,000
17. 2019-11-04
    soldstatus $220,000 Sold 892-char remark

    Show marketing remark (892 chars)

    This beautiful 4 bedroom 2.5 bathroom home is in a quiet neighborhood with a huge fenced yard! With plenty of light and dual pane windows you'll find this home is light, bright, and efficient. Walk in and to the right there's a formal dining room. Through the rear of the first floor is a large open concept kitchen, nook and living room. The kitchen has chestnut looking cabinets, a beautiful back-splash, an island and stainless steel cabinets, the nook has a sliding glass door, to the large patio and back yard and the family room has plenty of space for large gatherings. Upstairs the master bedroom has a large walk-in closet and a bonus room that can be used as an office, closet, sewing room or man cave! The 3 bedrooms are a decent size and perfect for your family. Located close to hwy 50 and a short drive to the FL turnpike. Schedule your showing today! This will sell quickly!

18. 2019-09-22
    status Pending 892-char remark

    Show marketing remark (892 chars)

    This beautiful 4 bedroom 2.5 bathroom home is in a quiet neighborhood with a huge fenced yard! With plenty of light and dual pane windows you'll find this home is light, bright, and efficient. Walk in and to the right there's a formal dining room. Through the rear of the first floor is a large open concept kitchen, nook and living room. The kitchen has chestnut looking cabinets, a beautiful back-splash, an island and stainless steel cabinets, the nook has a sliding glass door, to the large patio and back yard and the family room has plenty of space for large gatherings. Upstairs the master bedroom has a large walk-in closet and a bonus room that can be used as an office, closet, sewing room or man cave! The 3 bedrooms are a decent size and perfect for your family. Located close to hwy 50 and a short drive to the FL turnpike. Schedule your showing today! This will sell quickly!

19. 2019-09-18
    listed $230,000 Active 892-char remark

    Show marketing remark (892 chars)

    This beautiful 4 bedroom 2.5 bathroom home is in a quiet neighborhood with a huge fenced yard! With plenty of light and dual pane windows you'll find this home is light, bright, and efficient. Walk in and to the right there's a formal dining room. Through the rear of the first floor is a large open concept kitchen, nook and living room. The kitchen has chestnut looking cabinets, a beautiful back-splash, an island and stainless steel cabinets, the nook has a sliding glass door, to the large patio and back yard and the family room has plenty of space for large gatherings. Upstairs the master bedroom has a large walk-in closet and a bonus room that can be used as an office, closet, sewing room or man cave! The 3 bedrooms are a decent size and perfect for your family. Located close to hwy 50 and a short drive to the FL turnpike. Schedule your showing today! This will sell quickly!

20. 2007-04-04
    soldstatus $920,000

ⓘ 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: $3,773 · $314/mo
• Projected year-2 tax: $3,773 · $314/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: $29,521
• − Mortgage interest: −$21,846
• − Property taxes: −$3,773
• − Insurance: −$1,950
• − Repairs & maintenance: −$2,362
• − Management: −$2,362
• − HOA: −$372
• − Depreciation: −$11,345
• Taxable loss: −$14,488
• Est. tax savings @ 24.0%: +$3,477
• After-tax cash flow: $-3,838/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

-57.6% since first listed

7 events — show timeline

• 2026-05-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-22 Listed $389,990 Stellar MLS as Distributed by MLS Grid
• 2019-11-05 Sold (Public Records) $220,000 Public Records
• 2019-11-04 Sold (MLS) $220,000 Stellar MLS as Distributed by MLS Grid
• 2019-09-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-09-18 Listed $230,000 Stellar MLS as Distributed by MLS Grid
• 2007-04-04 Sold (Public Records) $920,000 Public Records

Property tax history

+24.2%/yr

Latest (2025): $3,773 · +7.3% YoY. Source: county tax records.