108 Brittany Ave · Mascotte, FL 34753

$289,990

4 bd · 2.0 ba · 1,312 sqft · SingleFamily public records · 30 Days on market

Built 2002 10,675 sqft lot Est $252k · 15% over

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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 +11.3/30.0
• Appreciation +10.0/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.7/15.0

Listing remarks MLS

One or more photo(s) has been virtually staged. This charming 4 bedroom, 2 bathroom, 2 car garage home is now on the market! The kitchen boasts generous counter space and a breakfast bar, making cooking and entertaining a delight. Discover a bright interior with neutral laminate floors and plush carpet in all the right places. The main bedroom boasts a private ensuite and walk-in closet. Other bedrooms offer plush carpet, ceiling fans, and sizable closets. Relax with your favorite drink in the fenced in backyard with a patio, lush grass, and great potential for adding personal touches. Don't miss this incredible opportunity.

Key facts

• No hoa
• Quarter-acre lot
• 0.25 acre lot

Tags

• QUARTER-ACRE LOT
• NO HOA
• LAMINATE WOOD FLOORING
• OPEN LIVING AND DINING LAYOUT
• SPLIT-BEDROOM FLOORPLAN
• COVERED SCREENED LANAI

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Zoning: SFM
• Financial info: Lease restrictions apply
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Septic tank; Cable, electricity and water connected
• Home design: Single-family residence; One story; North-facing
• Construction: Block, brick and stucco construction; Shingle roof; Slab foundation; Built on Lot ~0.25 acre
• Exterior features: Dog run; Sliding doors; Other exterior features; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Other kitchen appliances
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Solid surface counters; Programmable thermostat; Other interior features
• Laundry & utility: Washer and dryer; Laundry located in the garage

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (14.6% below list).
• Recommended offer: $248k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Mascotte Elementary School (math 50% / reading 47%, grade D, #1,152 of 2,144 statewide, top 55%, 855 students, 62% FRL, charter); South Lake High School (math 36% / reading 39%, grade F, #336 of 667 statewide, top 51%, 2,169 students, 40% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 98 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $31k of equity ($2k loan paydown + $29k 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 ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 5 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.

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 $247,642 (14.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.60%
• DSCR: 0.93
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $251,904
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Brittany Rd	0.05mi	3/2.0 (-1)	1,123 (-14%)	1mo	$295,000	$263	68
10 Bay Ridge Loop	0.60mi	3/2.0 (-1)	1,195 (-9%)	9mo	$230,000	$192	45
118 N Sunset Ave	0.69mi	3/2.0 (-1)	1,174 (-10%)	2mo	$120,000	$102	43

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: 23.1%
• Equity multiple: 2.86×
• Total profit: $151,136
• Equity at exit: $261,246

10-year hold

• IRR: 20.7%
• Equity multiple: 6.55×
• Total profit: $450,625
• Equity at exit: $563,387

Cash invested: $81,197 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,476 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$423 /mo · $5,073/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $-108

Break-even live

Break-even rent $2,613

Max offer price $270,923

Occupancy floor 99%

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: $72,498
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
232 Boca Ciega Rd Mascotte, FL	4.0	2.0	1280	$2,095	$1.64	12d	1	0.11mi
1665 Luft Ln Mascotte, FL	3.0	2.0	1680	$2,030	$1.21	23d	1	0.47mi
1600 Mayaro Ct Mascotte, FL	3.0	2.0	1503	$2,000	$1.33	17d	1	0.71mi
614 Huey St Mascotte, FL	3.0	2.0	1572	$2,071	$1.32	5d	1	0.80mi
4025 E Cardinal Pines Dr Mascotte, FL	3.0	2.0	1260	$2,100	$1.67	5d	1	1.10mi

Listing history 33 events

1. 2026-06-18
   days on market $289,990 Active 30 DOM
2. 2026-06-17
   days on market $289,990 Active 29 DOM
3. 2026-06-16
   days on market $289,990 Active 28 DOM
4. 2026-06-15
   days on market $289,990 Active 27 DOM
5. 2026-06-13
   days on market $289,990 Active 25 DOM
6. 2026-06-09
   days on market $289,990 Active 21 DOM
7. 2026-06-08
   days on market $289,990 Active 20 DOM
8. 2026-06-07
   days on market $289,990 Active 19 DOM
9. 2026-06-04
   days on market $289,990 Active 16 DOM
10. 2026-06-03
    days on market $289,990 Active 15 DOM
11. 2026-06-02
    days on market $289,990 Active 14 DOM
12. 2026-06-01
    days on market $289,990 Active 13 DOM
13. 2026-05-31
    days on market $289,990 Active 12 DOM
14. 2026-05-19
    listed $289,990 Active
15. 2026-04-27
    historical
16. 2026-01-30
    price $295,000
17. 2025-11-05
    listed $300,000 Active
18. 2022-09-15
    soldstatus $284,500
19. 2022-09-13
    soldstatus $284,500 Closed 632-char remark

    Show marketing remark (632 chars)

    One or more photo(s) has been virtually staged. This charming 4 bedroom, 2 bathroom, 2 car garage home is now on the market! The kitchen boasts generous counter space and a breakfast bar, making cooking and entertaining a delight. Discover a bright interior with neutral laminate floors and plush carpet in all the right places. The main bedroom boasts a private ensuite and walk-in closet. Other bedrooms offer plush carpet, ceiling fans, and sizable closets. Relax with your favorite drink in the fenced in backyard with a patio, lush grass, and great potential for adding personal touches. Don't miss this incredible opportunity.

20. 2022-08-12
    status Pending 632-char remark

    Show marketing remark (632 chars)

    One or more photo(s) has been virtually staged. This charming 4 bedroom, 2 bathroom, 2 car garage home is now on the market! The kitchen boasts generous counter space and a breakfast bar, making cooking and entertaining a delight. Discover a bright interior with neutral laminate floors and plush carpet in all the right places. The main bedroom boasts a private ensuite and walk-in closet. Other bedrooms offer plush carpet, ceiling fans, and sizable closets. Relax with your favorite drink in the fenced in backyard with a patio, lush grass, and great potential for adding personal touches. Don't miss this incredible opportunity.

21. 2022-08-04
    price $289,000 632-char remark

    Show marketing remark (632 chars)

    One or more photo(s) has been virtually staged. This charming 4 bedroom, 2 bathroom, 2 car garage home is now on the market! The kitchen boasts generous counter space and a breakfast bar, making cooking and entertaining a delight. Discover a bright interior with neutral laminate floors and plush carpet in all the right places. The main bedroom boasts a private ensuite and walk-in closet. Other bedrooms offer plush carpet, ceiling fans, and sizable closets. Relax with your favorite drink in the fenced in backyard with a patio, lush grass, and great potential for adding personal touches. Don't miss this incredible opportunity.

22. 2022-07-22
    price $298,000 632-char remark

    Show marketing remark (632 chars)

    One or more photo(s) has been virtually staged. This charming 4 bedroom, 2 bathroom, 2 car garage home is now on the market! The kitchen boasts generous counter space and a breakfast bar, making cooking and entertaining a delight. Discover a bright interior with neutral laminate floors and plush carpet in all the right places. The main bedroom boasts a private ensuite and walk-in closet. Other bedrooms offer plush carpet, ceiling fans, and sizable closets. Relax with your favorite drink in the fenced in backyard with a patio, lush grass, and great potential for adding personal touches. Don't miss this incredible opportunity.

23. 2022-07-08
    status Active 632-char remark

    Show marketing remark (632 chars)

    One or more photo(s) has been virtually staged. This charming 4 bedroom, 2 bathroom, 2 car garage home is now on the market! The kitchen boasts generous counter space and a breakfast bar, making cooking and entertaining a delight. Discover a bright interior with neutral laminate floors and plush carpet in all the right places. The main bedroom boasts a private ensuite and walk-in closet. Other bedrooms offer plush carpet, ceiling fans, and sizable closets. Relax with your favorite drink in the fenced in backyard with a patio, lush grass, and great potential for adding personal touches. Don't miss this incredible opportunity.

24. 2022-06-28
    price $2,120
25. 2022-06-23
    status Pending 632-char remark

    Show marketing remark (632 chars)

    One or more photo(s) has been virtually staged. This charming 4 bedroom, 2 bathroom, 2 car garage home is now on the market! The kitchen boasts generous counter space and a breakfast bar, making cooking and entertaining a delight. Discover a bright interior with neutral laminate floors and plush carpet in all the right places. The main bedroom boasts a private ensuite and walk-in closet. Other bedrooms offer plush carpet, ceiling fans, and sizable closets. Relax with your favorite drink in the fenced in backyard with a patio, lush grass, and great potential for adding personal touches. Don't miss this incredible opportunity.

26. 2022-06-03
    price $315,000 632-char remark

    Show marketing remark (632 chars)

    One or more photo(s) has been virtually staged. This charming 4 bedroom, 2 bathroom, 2 car garage home is now on the market! The kitchen boasts generous counter space and a breakfast bar, making cooking and entertaining a delight. Discover a bright interior with neutral laminate floors and plush carpet in all the right places. The main bedroom boasts a private ensuite and walk-in closet. Other bedrooms offer plush carpet, ceiling fans, and sizable closets. Relax with your favorite drink in the fenced in backyard with a patio, lush grass, and great potential for adding personal touches. Don't miss this incredible opportunity.

27. 2022-05-12
    price $320,000 632-char remark

    Show marketing remark (632 chars)

    One or more photo(s) has been virtually staged. This charming 4 bedroom, 2 bathroom, 2 car garage home is now on the market! The kitchen boasts generous counter space and a breakfast bar, making cooking and entertaining a delight. Discover a bright interior with neutral laminate floors and plush carpet in all the right places. The main bedroom boasts a private ensuite and walk-in closet. Other bedrooms offer plush carpet, ceiling fans, and sizable closets. Relax with your favorite drink in the fenced in backyard with a patio, lush grass, and great potential for adding personal touches. Don't miss this incredible opportunity.

28. 2022-04-21
    price $322,000 632-char remark

    Show marketing remark (632 chars)

    One or more photo(s) has been virtually staged. This charming 4 bedroom, 2 bathroom, 2 car garage home is now on the market! The kitchen boasts generous counter space and a breakfast bar, making cooking and entertaining a delight. Discover a bright interior with neutral laminate floors and plush carpet in all the right places. The main bedroom boasts a private ensuite and walk-in closet. Other bedrooms offer plush carpet, ceiling fans, and sizable closets. Relax with your favorite drink in the fenced in backyard with a patio, lush grass, and great potential for adding personal touches. Don't miss this incredible opportunity.

29. 2022-04-04
    listed $327,000 Active 632-char remark

    Show marketing remark (632 chars)

    One or more photo(s) has been virtually staged. This charming 4 bedroom, 2 bathroom, 2 car garage home is now on the market! The kitchen boasts generous counter space and a breakfast bar, making cooking and entertaining a delight. Discover a bright interior with neutral laminate floors and plush carpet in all the right places. The main bedroom boasts a private ensuite and walk-in closet. Other bedrooms offer plush carpet, ceiling fans, and sizable closets. Relax with your favorite drink in the fenced in backyard with a patio, lush grass, and great potential for adding personal touches. Don't miss this incredible opportunity.

30. 2020-02-05
    soldstatus $180,000
31. 2020-01-31
    soldstatus $180,000 Sold
32. 2019-12-12
    status Pending
33. 2019-11-15
    listed $183,000 Active

ⓘ 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: $5,073 · $423/mo
• Projected year-2 tax: $5,073 · $423/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: $29,717
• − Mortgage interest: −$16,244
• − Property taxes: −$5,073
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,377
• − Management: −$2,377
• − Depreciation: −$8,436
• Taxable loss: −$6,240
• Est. tax savings @ 24.0%: +$1,498
• After-tax cash flow: $203/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

+58.5% since first listed

20 events — show timeline

• 2026-05-19 Listed $289,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Price Changed $295,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-05 Listed $300,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-15 Sold (Public Records) $284,500 Public Records
• 2022-09-13 Sold (MLS) $284,500 Stellar MLS as Distributed by MLS Grid
• 2022-08-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-08-04 Price Changed $289,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-22 Price Changed $298,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-06-28 Price Changed $2,120 RENT.
• 2022-06-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-06-03 Price Changed $315,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-12 Price Changed $320,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-21 Price Changed $322,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-04 Listed $327,000 Stellar MLS as Distributed by MLS Grid
• 2020-02-05 Sold (Public Records) $180,000 Public Records
• 2020-01-31 Sold (MLS) $180,000 Stellar MLS as Distributed by MLS Grid
• 2019-12-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-11-15 Listed $183,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+19.5%/yr

Latest (2025): $5,073 · +1.4% YoY. Source: county tax records.