1739 Blue Lagoon Cir · Mascotte, FL 34753

$356,490

4 bd · 3.0 ba · 2,001 sqft · Land · 161 Days on market

Built 2025 5,227 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 +10.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks

One or more photo(s) has been virtually staged. Under Construction. * * FINAL OPPORTUNITY * * 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 restaurants, 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! Contact us today to schedule a showing! * * FINAL OPPORTUNITY * * The Seaton is the perfect single-family home for all homebuyers. Step out of your front door or two-car garag

Key facts

• Large covered patio
• Easy access to sr 50
• Easy access to sr 17

Tags

• EASY ACCESS TO SR 50
• EASY ACCESS TO SR 17
• SHORT DRIVE FROM MOUNT DORA
• 45 MINUTES FROM DISNEY WORLD
• LARGE COVERED PATIO
• SECLUDED PRIMARY SUITE

Property features AI

Finance

• Other: Home warranty provided; Builder-provided living area and building area measurements; Total lot size approximately 0.12 acre (110 x 50)
• Financial info: Lease restrictions apply
• HOA & community: HOA managed by EDISON ASSOCIATION MANAGEMENT; Monthly HOA fee $82.50 (includes grounds maintenance); Deed restrictions apply; Pets allowed

Exterior

• Parking: Covered driveway parking; Attached 2-car garage (20x20)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Phone available; Water connected; Sewer connected
• Home design: Single family residence; Under construction (projected completion March 2026); One story; North-facing
• Construction: Block, stone, stucco and vinyl siding construction; Shingle roof; Slab foundation; New construction by Stanley Martin Homes (Seaton N model)
• Exterior features: Covered patio; Front porch; Patio; Outdoor lighting; Sidewalks; Sliding doors; Irrigation equipment; Cleared and landscaped lot; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Eat-in kitchen
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Electric heating; Natural gas heating; Central air conditioning
• Interior features: Eat-in kitchen; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Thermostat; Walk-in closets; Double pane windows; ENERGY STAR qualified windows; Dishwasher; Disposal; Microwave; Range; Refrigerator
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located inside; Inside utility / great room area

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $356k.

Deal economics

• At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $320k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (30.4% below list).
• Recommended offer: $248k (30.4% 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; 11 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 36% 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 $38k of equity ($2k loan paydown + $36k 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 ~$61k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($314k) is reasonable based on typical stale-listing flexibility.

Recommended offer $248,177 (30.4% 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 161 days. Have you received any prior offers? Is the seller open to a 30% 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. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.45%
• DSCR: 0.89
• GRM: 12.0

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: 22.5%
• Equity multiple: 2.81×
• Total profit: $181,019
• Equity at exit: $321,154

10-year hold

• IRR: 20.2%
• Equity multiple: 6.44×
• Total profit: $542,995
• Equity at exit: $692,582

Cash invested: $99,817 (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: 12.0×

Monthly cashflow live

• Estimated rent: $2,482 high
• Mortgage (P&I): −$1,869
• Tax from tax record: −$65 /mo · $774/yr
• Insurance: −$149
• HOA: −$82
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $-204

Break-even live

Break-even rent $2,740

Max offer price $320,465

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: $89,122
• Closing costs: $10,695
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Eventide Ave Mascotte, FL	4.0	3.0	2000	$2,250	$1.12	20d	1	0.14mi
1600 Mayaro Ct Mascotte, FL	3.0	2.0	1503	$2,000	$1.33	17d	1	0.75mi
1864 Piedmont Ct Mascotte, FL	5.0	3.0	1984	$2,290	$1.15	23d	1	0.80mi
1676 Gopher Tree St Mascotte, FL	5.0	3.0	1984	$2,285	$1.15	4d	1	0.93mi
1665 Luft Ln Mascotte, FL	3.0	2.0	1680	$2,030	$1.21	23d	1	1.06mi
1126 Union Ave Mascotte, FL	5.0	3.0	1984	$2,265	$1.14	23d	1	1.06mi
614 Huey St Mascotte, FL	3.0	2.0	1572	$2,071	$1.32	4d	1	1.09mi
6337 Chorus Dr Groveland, FL	3.0	2.0	1772	$2,250	$1.27	23d	1	1.22mi
2425 Begonia St Mascotte, FL	4.0	2.0	1983	$2,350	$1.19	23d	1	1.44mi
1063 Bluegrass Dr Groveland, FL	4.0	2.0	2182	$2,500	$1.15	23d	1	1.48mi
6612 Tempo Way Mascotte, FL	3.0	2.0	1990	$2,600	$1.31	4d	1	1.49mi

HOA detail

• Monthly dues: $82 · $984/yr

Listing history 4 events

1. 2026-05-19
   status Pending
2. 2026-05-05
   price $356,490
3. 2026-01-17
   price $358,490
4. 2025-12-09
   listed $353,490 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: $774 · $65/mo
• Projected year-2 tax: $2,959 · $247/mo
• Expected delta: +$2,185/yr (+$182/mo · 282.2%)

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

Taxation est. · year 1

• Rental income: $29,781
• − Mortgage interest: −$19,969
• − Property taxes: −$774
• − Insurance: −$1,782
• − Repairs & maintenance: −$2,382
• − Management: −$2,382
• − HOA: −$984
• − Depreciation: −$10,371
• Taxable loss: −$8,864
• Est. tax savings @ 24.0%: +$2,127
• After-tax cash flow: $-320/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

+0.8% since first listed

4 events — show timeline

• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Price Changed $356,490 Stellar MLS as Distributed by MLS Grid
• 2026-01-17 Price Changed $358,490 Stellar MLS as Distributed by MLS Grid
• 2025-12-09 Listed $353,490 Stellar MLS as Distributed by MLS Grid

Property tax history

-1.2%/yr

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