610 Palmetto Dr · Mascotte, FL 34753

$259,000

3 bd · 1.0 ba · 1,462 sqft · SingleFamily public records · 52 Days on market

Built 1994 0.32 ac lot Est $308k · 16% under

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Why this score? — see what drove the B- 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 +18.6/30.0
• ARV discount +14.7/15.0
• Appreciation +10.0/10.0
• DSCR +5.9/10.0
• Schools +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this fantastic 3-bedroom/1-bath home with 1,462 sq ft of living space. This home is situated on a large lot with plenty of room between you and your closest neighbor and no pesky HOA! It has charming curb appeal, and a nice layout inside that includes a large living room, dining room and galley style kitchen. There are three bedrooms with sizable closets, and two of the bedrooms are connected by a Jack and Jill bath that features a walk-in shower. Enjoy tile flooring throughout for easy maintenance. This home would be a perfect starter home, or great for those wishing to downsize. The home is in a great location and is close to schools and quick access to HWY 50. Come and make this beautiful home yours today!

Key facts

• Future pool
• 1/3 acre fenced yard
• Fire pit

Tags

• 1/3 ACRE FENCED YARD
• FUTURE POOL
• FARM-TO-TABLE GARDEN
• FIRE PIT
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT

Property features AI

Finance

• Other: Homestead exemptions indicated
• HOA & community: No association

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Septic tank sewer; High-speed internet available; Cable available; Electricity connected; Phone available; Water connected; Sewer connected
• Home design: Single family residence; Residential property; One story; North-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Covered front porch; Porch; Chain link fencing; Landscaped yard; Level, oversized lot; Oak trees and landscaped vegetation; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Eat-in kitchen; Thermostat
• Laundry & utility: Washer; Dryer; Electric dryer hookup in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (10.5% below list).
• Recommended offer: $232k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 4.8% in Mascotte — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 at typical pace (median 18d 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).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k 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 $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; list at $259k implies a 73% 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 $231,796 (10.5% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.19%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $308,482
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1640 Blue Lagoon Cir	0.18mi	3/2.0	1,350 (-8%)	2mo	$314,990	$233	73
1733 Blue Lagoon Cir	0.29mi	3/2.0	1,589 (+9%)	2mo	$323,990	$204	66
420 Shoreview Sands Ave	0.28mi	3/2.0	1,589 (+9%)	5mo	$330,690	$208	64
1772 Blue Lagoon Cir	0.33mi	3/2.0	1,589 (+9%)	6mo	$334,979	$211	61
1610 Blue Lagoon Cir	0.16mi	3/2.0	1,350 (-8%)	22mo	$314,990	$233	58
1718 Blue Lagoon Cir	0.28mi	3/2.0	1,589 (+9%)	13mo	$319,990	$201	57
430 Quayside Cir	0.22mi	3/2.0	1,589 (+9%)	19mo	$328,990	$207	55
15335 White Tail Loop	0.57mi	3/2.0	1,505 (+3%)	16mo	$323,999	$215	51

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: 27.3%
• Equity multiple: 3.17×
• Total profit: $157,078
• Equity at exit: $233,328

10-year hold

• IRR: 23.8%
• Equity multiple: 7.20×
• Total profit: $449,707
• Equity at exit: $503,180

Cash invested: $72,520 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,318 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$112 /mo · $1,344/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $253

Break-even live

Break-even rent $1,998

Max offer price $259,000

Occupancy floor 84%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1600 Mayaro Ct Mascotte, FL	3.0	2.0	1503	$2,000	$1.33	18d	1	1.02mi
232 Boca Ciega Rd Mascotte, FL	4.0	2.0	1280	$2,095	$1.64	12d	1	1.09mi
6337 Chorus Dr Groveland, FL	3.0	2.0	1772	$2,250	$1.27	24d	1	1.31mi
614 Huey St Mascotte, FL	3.0	2.0	1572	$2,071	$1.32	5d	1	1.37mi
1665 Luft Ln Mascotte, FL	3.0	2.0	1680	$2,030	$1.21	24d	1	1.38mi

Listing history 27 events

1. 2026-06-18
   price $259,000 Active 52 DOM
2. 2026-06-18
   days on market $269,000 Active 52 DOM
3. 2026-06-17
   days on market $269,000 Active 51 DOM
4. 2026-06-16
   days on market $269,000 Active 50 DOM
5. 2026-06-15
   days on market $269,000 Active 49 DOM
6. 2026-06-13
   days on market $269,000 Active 47 DOM
7. 2026-06-09
   days on market $269,000 Active 43 DOM
8. 2026-06-08
   days on market $269,000 Active 42 DOM
9. 2026-06-07
   days on market $269,000 Active 41 DOM
10. 2026-06-04
    days on market $269,000 Active 38 DOM
11. 2026-06-03
    days on market $269,000 Active 37 DOM
12. 2026-06-02
    days on market $269,000 Active 36 DOM
13. 2026-06-01
    days on market $269,000 Active 35 DOM
14. 2026-05-31
    days on market $269,000 Active 34 DOM
15. 2026-04-27
    listed $275,000 Active
16. 2019-08-12
    soldstatus $149,900
17. 2019-08-09
    soldstatus $149,900 Sold 729-char remark

    Show marketing remark (729 chars)

    Welcome to this fantastic 3-bedroom/1-bath home with 1,462 sq ft of living space. This home is situated on a large lot with plenty of room between you and your closest neighbor and no pesky HOA! It has charming curb appeal, and a nice layout inside that includes a large living room, dining room and galley style kitchen. There are three bedrooms with sizable closets, and two of the bedrooms are connected by a Jack and Jill bath that features a walk-in shower. Enjoy tile flooring throughout for easy maintenance. This home would be a perfect starter home, or great for those wishing to downsize. The home is in a great location and is close to schools and quick access to HWY 50. Come and make this beautiful home yours today!

18. 2019-07-24
    status Pending 729-char remark

    Show marketing remark (729 chars)

    Welcome to this fantastic 3-bedroom/1-bath home with 1,462 sq ft of living space. This home is situated on a large lot with plenty of room between you and your closest neighbor and no pesky HOA! It has charming curb appeal, and a nice layout inside that includes a large living room, dining room and galley style kitchen. There are three bedrooms with sizable closets, and two of the bedrooms are connected by a Jack and Jill bath that features a walk-in shower. Enjoy tile flooring throughout for easy maintenance. This home would be a perfect starter home, or great for those wishing to downsize. The home is in a great location and is close to schools and quick access to HWY 50. Come and make this beautiful home yours today!

19. 2019-07-09
    price $159,900 729-char remark

    Show marketing remark (729 chars)

    Welcome to this fantastic 3-bedroom/1-bath home with 1,462 sq ft of living space. This home is situated on a large lot with plenty of room between you and your closest neighbor and no pesky HOA! It has charming curb appeal, and a nice layout inside that includes a large living room, dining room and galley style kitchen. There are three bedrooms with sizable closets, and two of the bedrooms are connected by a Jack and Jill bath that features a walk-in shower. Enjoy tile flooring throughout for easy maintenance. This home would be a perfect starter home, or great for those wishing to downsize. The home is in a great location and is close to schools and quick access to HWY 50. Come and make this beautiful home yours today!

20. 2019-06-28
    listed $165,000 Active 729-char remark

    Show marketing remark (729 chars)

    Welcome to this fantastic 3-bedroom/1-bath home with 1,462 sq ft of living space. This home is situated on a large lot with plenty of room between you and your closest neighbor and no pesky HOA! It has charming curb appeal, and a nice layout inside that includes a large living room, dining room and galley style kitchen. There are three bedrooms with sizable closets, and two of the bedrooms are connected by a Jack and Jill bath that features a walk-in shower. Enjoy tile flooring throughout for easy maintenance. This home would be a perfect starter home, or great for those wishing to downsize. The home is in a great location and is close to schools and quick access to HWY 50. Come and make this beautiful home yours today!

21. 2009-02-26
    soldstatus $60,000 80-char remark

    Show marketing remark (80 chars)

    Good starter home. Upgraded kitchen and appliances. Ceramic tile & carpet.

22. 2008-12-22
    listed $66,900 80-char remark

    Show marketing remark (80 chars)

    Good starter home. Upgraded kitchen and appliances. Ceramic tile & carpet.

23. 2008-11-28
    historical
24. 2008-08-29
    listed $74,900
25. 2007-05-02
    listed $174,900
26. 2006-03-21
    soldstatus $57,300
27. 1994-01-05
    soldstatus $10,000

ⓘ 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: $1,344 · $112/mo
• Projected year-2 tax: $2,150 · $179/mo
• Expected delta: +$805/yr (+$67/mo · 59.9%)

ⓘ 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: $27,816
• − Mortgage interest: −$14,508
• − Property taxes: −$1,344
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,225
• − Management: −$2,225
• − Depreciation: −$7,535
• Taxable loss: −$1,317
• Est. tax savings @ 24.0%: +$316
• After-tax cash flow: $3,352/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

+2650.0% since first listed

13 events — show timeline

• 2026-04-27 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2019-08-12 Sold (Public Records) $149,900 Public Records
• 2019-08-09 Sold (MLS) $149,900 Stellar MLS as Distributed by MLS Grid
• 2019-07-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-07-09 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2019-06-28 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2009-02-26 Sold (MLS) $60,000 Stellar MLS as Distributed by MLS Grid
• 2008-12-22 Listed $66,900 Stellar MLS as Distributed by MLS Grid
• 2008-11-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-08-29 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 2007-05-02 Listed $174,900 Stellar MLS as Distributed by MLS Grid
• 2006-03-21 Sold (Public Records) $57,300 Public Records
• 1994-01-05 Sold (Public Records) $10,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $1,344 · +10.2% YoY. Source: county tax records.