1778 Blue Lagoon Cir · Mascotte, FL 34753

$349,990

4 bd · 2.0 ba · 1,839 sqft · Land · 128 Days on market

Built 2025 6,534 sqft lot $82/mo HOA · 3% 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 +10.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. Conveniently located with easy access to SR 50 and SR 17, Sunset Lakes Estates is just a short drive from downtown Clermont and Mount Dora, where you can enjoy delicious dining, shopping, or fun on Lake Apopka with friends and family. If you're looking for big-city excitement and entertainment, you're only 45 minutes from downtown Orlando, Disney World, or Universal Studios. Your new home awaits in Lake County! The Juniper offers the perfect blend of modern design and practical living. From its spacious two-car garage to a welcoming outdoor patio, this home adapts to all your lifestyle needs while keeping up with current style trends. Three main-level bedrooms located at the front of the house have access to a bathroom with a double vanity and a laundry room across the hall—all thoughtfully designed for comfort and convenience! Venture further into the open-concept kitchen and dining area, perfect for entertaining friends and family. After dinner, take advantage of the spacious 17x17 living room for relaxing and spending time together. The home also features a large primary suite that includes a spacious walk-in closet and shower, dual vanities, and a separate toilet, providing your own perfect private oasis. Enjoy all these features and the Florida sunshine from the included patio.

Key facts

• Easy access to sr 50
• Easy access to sr 17
• Fun on lake apopka

Tags

• EASY ACCESS TO SR 50
• EASY ACCESS TO SR 17
• SHORT DRIVE FROM MOUNT DORA
• FUN ON LAKE APOPKA
• 45 MINUTES FROM DISNEY WORLD
• WELCOMING OUTDOOR PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $350k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $320k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (29.2% below list).
• Recommended offer: $248k (29.2% 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: 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $37k of equity ($2k loan paydown + $35k 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 ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.

Recommended offer $247,773 (29.2% 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 128 days. Have you received any prior offers? Is the seller open to a 29% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.71% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.09%
• DSCR: 0.91
• 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: 22.8%
• Equity multiple: 2.83×
• Total profit: $179,625
• Equity at exit: $315,299

10-year hold

• IRR: 20.4%
• Equity multiple: 6.48×
• Total profit: $537,215
• Equity at exit: $679,954

Cash invested: $97,997 (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: $2,478 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$65 /mo · $774/yr
• Insurance: −$146
• HOA: −$82
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $-170

Break-even live

Break-even rent $2,693

Max offer price $319,903

Occupancy floor —

Sensitivity live

Price	-10% $28	-5% $-71	+0% $-170	+5% $-269	+10% $-368
Rent	-10% $-366	-5% $-268	+0% $-170	+5% $-72	+10% $25
Rate	-1.0pp $6	-0.5pp $-81	base $-170	+0.5pp $-261	+1.0pp $-353

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: $87,498
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Eventide Ave Mascotte, FL	4.0	3.0	2000	$2,250	$1.12	22d	1	0.14mi
1600 Mayaro Ct Mascotte, FL	3.0	2.0	1503	$2,000	$1.33	20d	1	0.75mi
232 Boca Ciega Rd Mascotte, FL	4.0	2.0	1280	$2,095	$1.64	14d	1	0.76mi
1864 Piedmont Ct Mascotte, FL	5.0	3.0	1984	$2,290	$1.15	26d	1	0.80mi
1676 Gopher Tree St Mascotte, FL	5.0	3.0	1984	$2,285	$1.15	7d	1	0.93mi
1341 Brenway Dr Mascotte, FL	4.0	2.0	1851	$2,280	$1.23	0d	1	0.97mi
1665 Luft Ln Mascotte, FL	3.0	2.0	1680	$2,030	$1.21	26d	1	1.06mi
1126 Union Ave Mascotte, FL	5.0	3.0	1984	$2,265	$1.14	26d	1	1.06mi
614 Huey St Mascotte, FL	3.0	2.0	1572	$1,936	$1.23	0d	1	1.09mi
6337 Chorus Dr Groveland, FL	3.0	2.0	1772	$2,250	$1.27	26d	1	1.22mi
2425 Begonia St Mascotte, FL	4.0	2.0	1983	$2,350	$1.19	26d	1	1.44mi
1063 Bluegrass Dr Groveland, FL	4.0	2.0	2182	$2,500	$1.15	26d	1	1.48mi
6612 Tempo Way Mascotte, FL	3.0	2.0	1990	$2,600	$1.31	0d	1	1.49mi
6612 Tempo Way Mascotte, FL	3.0	2.0	1990	$2,600	$1.31	7d	1	1.49mi

HOA detail

• Monthly dues: $82 · $984/yr

Listing history 16 events

1. 2026-06-21
   statusdays on market $349,990 Pending 128 DOM
2. 2026-06-18
   days on market $349,990 Active 127 DOM
3. 2026-06-17
   days on market $349,990 Active 126 DOM
4. 2026-06-16
   days on market $349,990 Active 125 DOM
5. 2026-06-15
   days on market $349,990 Active 124 DOM
6. 2026-06-13
   days on market $349,990 Active 122 DOM
7. 2026-06-10
   price $349,990 Active 118 DOM
8. 2026-06-09
   days on market $349,210 Active 118 DOM
9. 2026-06-08
   days on market $349,210 Active 117 DOM
10. 2026-06-07
    days on market $349,210 Active 116 DOM
11. 2026-06-04
    days on market $349,210 Active 113 DOM
12. 2026-06-03
    status $349,210 Active 112 DOM
13. 2026-04-07
    status Pending 1360-char remark

    Show marketing remark (1360 chars)

    One or more photo(s) has been virtually staged. Conveniently located with easy access to SR 50 and SR 17, Sunset Lakes Estates is just a short drive from downtown Clermont and Mount Dora, where you can enjoy delicious dining, shopping, or fun on Lake Apopka with friends and family. If you're looking for big-city excitement and entertainment, you're only 45 minutes from downtown Orlando, Disney World, or Universal Studios. Your new home awaits in Lake County! The Juniper offers the perfect blend of modern design and practical living. From its spacious two-car garage to a welcoming outdoor patio, this home adapts to all your lifestyle needs while keeping up with current style trends. Three main-level bedrooms located at the front of the house have access to a bathroom with a double vanity and a laundry room across the hall—all thoughtfully designed for comfort and convenience! Venture further into the open-concept kitchen and dining area, perfect for entertaining friends and family. After dinner, take advantage of the spacious 17x17 living room for relaxing and spending time together. The home also features a large primary suite that includes a spacious walk-in closet and shower, dual vanities, and a separate toilet, providing your own perfect private oasis. Enjoy all these features and the Florida sunshine from the included patio.

14. 2026-01-28
    price $349,210 1360-char remark

    Show marketing remark (1360 chars)

    One or more photo(s) has been virtually staged. Conveniently located with easy access to SR 50 and SR 17, Sunset Lakes Estates is just a short drive from downtown Clermont and Mount Dora, where you can enjoy delicious dining, shopping, or fun on Lake Apopka with friends and family. If you're looking for big-city excitement and entertainment, you're only 45 minutes from downtown Orlando, Disney World, or Universal Studios. Your new home awaits in Lake County! The Juniper offers the perfect blend of modern design and practical living. From its spacious two-car garage to a welcoming outdoor patio, this home adapts to all your lifestyle needs while keeping up with current style trends. Three main-level bedrooms located at the front of the house have access to a bathroom with a double vanity and a laundry room across the hall—all thoughtfully designed for comfort and convenience! Venture further into the open-concept kitchen and dining area, perfect for entertaining friends and family. After dinner, take advantage of the spacious 17x17 living room for relaxing and spending time together. The home also features a large primary suite that includes a spacious walk-in closet and shower, dual vanities, and a separate toilet, providing your own perfect private oasis. Enjoy all these features and the Florida sunshine from the included patio.

15. 2026-01-17
    price $353,210 1360-char remark

    Show marketing remark (1360 chars)

    One or more photo(s) has been virtually staged. Conveniently located with easy access to SR 50 and SR 17, Sunset Lakes Estates is just a short drive from downtown Clermont and Mount Dora, where you can enjoy delicious dining, shopping, or fun on Lake Apopka with friends and family. If you're looking for big-city excitement and entertainment, you're only 45 minutes from downtown Orlando, Disney World, or Universal Studios. Your new home awaits in Lake County! The Juniper offers the perfect blend of modern design and practical living. From its spacious two-car garage to a welcoming outdoor patio, this home adapts to all your lifestyle needs while keeping up with current style trends. Three main-level bedrooms located at the front of the house have access to a bathroom with a double vanity and a laundry room across the hall—all thoughtfully designed for comfort and convenience! Venture further into the open-concept kitchen and dining area, perfect for entertaining friends and family. After dinner, take advantage of the spacious 17x17 living room for relaxing and spending time together. The home also features a large primary suite that includes a spacious walk-in closet and shower, dual vanities, and a separate toilet, providing your own perfect private oasis. Enjoy all these features and the Florida sunshine from the included patio.

16. 2025-12-16
    listed $348,210 Active 1360-char remark

    Show marketing remark (1360 chars)

    One or more photo(s) has been virtually staged. Conveniently located with easy access to SR 50 and SR 17, Sunset Lakes Estates is just a short drive from downtown Clermont and Mount Dora, where you can enjoy delicious dining, shopping, or fun on Lake Apopka with friends and family. If you're looking for big-city excitement and entertainment, you're only 45 minutes from downtown Orlando, Disney World, or Universal Studios. Your new home awaits in Lake County! The Juniper offers the perfect blend of modern design and practical living. From its spacious two-car garage to a welcoming outdoor patio, this home adapts to all your lifestyle needs while keeping up with current style trends. Three main-level bedrooms located at the front of the house have access to a bathroom with a double vanity and a laundry room across the hall—all thoughtfully designed for comfort and convenience! Venture further into the open-concept kitchen and dining area, perfect for entertaining friends and family. After dinner, take advantage of the spacious 17x17 living room for relaxing and spending time together. The home also features a large primary suite that includes a spacious walk-in closet and shower, dual vanities, and a separate toilet, providing your own perfect private oasis. Enjoy all these features and the Florida sunshine from the included patio.

ⓘ 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: $774 · $65/mo
• Projected year-2 tax: $2,905 · $242/mo
• Expected delta: +$2,131/yr (+$178/mo · 275.2%)

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

Taxation est. · year 1

• Rental income: $29,733
• − Mortgage interest: −$19,605
• − Property taxes: −$774
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,379
• − Management: −$2,379
• − HOA: −$984
• − Depreciation: −$10,182
• Taxable loss: −$8,319
• Est. tax savings @ 24.0%: +$1,997
• After-tax cash flow: $-47/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

+0.3% since first listed

4 events — show timeline

• 2026-04-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-28 Price Changed $349,210 Stellar MLS as Distributed by MLS Grid
• 2026-01-17 Price Changed $353,210 Stellar MLS as Distributed by MLS Grid
• 2025-12-16 Listed $348,210 Stellar MLS as Distributed by MLS Grid

Property tax history

-1.2%/yr

Latest (2025): $774 · -1.2% YoY. Source: county tax records.