1904 Piedmont Ct · Mascotte, FL 34753

$310,000

3 bd · 2.0 ba · 1,673 sqft · SingleFamily public records · 164 Days on market

Built 2019 0.35 ac lot Est $368k · 16% under $30/mo HOA · 1% 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).

• ARV discount +14.6/15.0
• Appreciation +10.0/10.0
• Cash flow +6.9/30.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.1/10.0

Listing remarks

Is there a 3-bed home in Mascotte under $310K with a modern kitchen and a spacious lot and a New Roof? Yes: 1904 Piedmont Court offers updated style, low HOA, and USDA loan eligibility in the growing Lake Jackson Ridge community. This move-in ready 3-bedroom, 2-bath single family home in Mascotte features 1,673 square feet of open living space on a generous 0.35-acre lot. Built in 2019, the home blends modern comfort with practical upgrades, including vinyl plank flooring throughout and a bright, updated kitchen with stainless steel appliances. The split floor plan offers privacy and function, with a spacious primary suite and two additional bedrooms ideal for guests or a home office. The k

Key facts

• Spacious lot
• Open living space
• Modern kitchen

Tags

• MODERN KITCHEN
• SPACIOUS LOT
• OPEN LIVING SPACE
• VINYL PLANK FLOORING
• BRIGHT UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Zoning: SFMF; Lot size about 0.35 acres (1/4 to less than 1/2 acre)
• HOA & community: HOA managed by Sentry Management; HOA required — $360 annually ($30/month); Street lights in community; Pets allowed

Exterior

• Parking: Attached 2-car garage (16 x 21); Driveway
• Utilities: Public water; Septic sewer; Cable available; Electricity available and connected; Water available and connected
• Home design: Single family residence; One story; Faces north
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by LGI Homes (Brickell model)
• Exterior features: Outdoor lighting; Sidewalks; Sliding doors; Mature landscaping; Paved driveway; Near public transit; In-county location

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air
• Interior features: Ceiling fans; High ceilings; Kitchen open to family room; Open floorplan; Solid surface counters; Solid wood cabinets; Split bedroom layout; Walk-in closets
• Laundry & utility: Inside laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-468 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (26.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (25.7% below list).
• Recommended offer: $227k (26.7% below list) — sets the bar for cash-flow.

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; 12 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 33% 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 $33k of equity ($2k loan paydown + $31k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 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 $227,261 (26.7% 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 164 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.74% ✗
• Cap rate: 4.48%
• Cash-on-cash: -6.48%
• DSCR: 0.71
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $368,060
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1948 Piedmont Ct	0.18mi	3/2.0	1,673 (0%)	6mo	$305,000	$182	87
1725 Garden View St	0.42mi	4/2.0 (+1)	1,701 (+2%)	7mo	$262,000	$154	67
3324 Pink Oleander Ave	0.38mi	3/2.0	1,541 (-8%)	10mo	$338,350	$220	61
1638 Geranium Dr	0.29mi	3/2.0	1,541 (-8%)	24mo	$343,980	$223	53
1651 Geranium Dr	0.33mi	3/2.0	1,541 (-8%)	22mo	$348,000	$226	53
1130 Union Ave	0.24mi	4/2.0 (+1)	1,842 (+10%)	18mo	$343,000	$186	52
5040 Pine Needle Dr	0.49mi	3/2.0	1,435 (-14%)	3mo	$272,900	$190	50
4216 Worthington Pl	0.69mi	4/2.0 (+1)	1,593 (-5%)	24mo	$385,000	$242	35

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: 19.7%
• Equity multiple: 2.60×
• Total profit: $139,129
• Equity at exit: $279,273

10-year hold

• IRR: 18.1%
• Equity multiple: 5.99×
• Total profit: $433,417
• Equity at exit: $602,262

Cash invested: $86,800 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,304 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$504 /mo · $6,048/yr
• Insurance: −$129
• HOA: −$30
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-468

Break-even live

Break-even rent $2,897

Max offer price $227,261

Occupancy floor —

Sensitivity live

Price	-10% $-293	-5% $-381	+0% $-468	+5% $-556	+10% $-644
Rent	-10% $-650	-5% $-559	+0% $-468	+5% $-377	+10% $-286
Rate	-1.0pp $-312	-0.5pp $-390	base $-468	+0.5pp $-549	+1.0pp $-630

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1341 Brenway Dr Mascotte, FL	4.0	2.0	1851	$2,280	$1.23	0d	1	0.14mi
1665 Luft Ln Mascotte, FL	3.0	2.0	1680	$2,030	$1.21	25d	1	0.24mi
1600 Mayaro Ct Mascotte, FL	3.0	2.0	1503	$2,000	$1.33	19d	1	0.29mi
614 Huey St Mascotte, FL	3.0	2.0	1572	$1,936	$1.23	0d	1	0.34mi
232 Boca Ciega Rd Mascotte, FL	4.0	2.0	1280	$2,095	$1.64	14d	1	0.45mi
2425 Begonia St Mascotte, FL	4.0	2.0	1983	$2,350	$1.19	25d	1	0.60mi
4025 E Cardinal Pines Dr Mascotte, FL	3.0	2.0	1260	$2,100	$1.67	6d	1	0.72mi
405 Eventide Ave Mascotte, FL	4.0	3.0	2000	$2,250	$1.12	22d	1	0.97mi
6337 Chorus Dr Groveland, FL	3.0	2.0	1772	$2,250	$1.27	25d	1	1.08mi
6612 Tempo Way Mascotte, FL	3.0	2.0	1990	$2,600	$1.31	6d	1	1.22mi
6612 Tempo Way Mascotte, FL	3.0	2.0	1990	$2,600	$1.31	0d	1	1.22mi
2009 Sloans Outlook Dr Groveland, FL	3.0	2.0	1670	$2,250	$1.35	22d	1	1.36mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 28 events

1. 2026-06-21
   days on market $310,000 Active 164 DOM
2. 2026-06-18
   days on market $310,000 Active 161 DOM
3. 2026-06-17
   days on market $310,000 Active 160 DOM
4. 2026-06-16
   days on market $310,000 Active 159 DOM
5. 2026-06-15
   days on market $310,000 Active 158 DOM
6. 2026-06-13
   days on market $310,000 Active 156 DOM
7. 2026-06-09
   days on market $310,000 Active 152 DOM
8. 2026-06-08
   pricedays on market $310,000 Active 151 DOM
9. 2026-06-07
   days on market $315,000 Active 150 DOM
10. 2026-06-04
    days on market $315,000 Active 147 DOM
11. 2026-06-03
    days on market $315,000 Active 146 DOM
12. 2026-06-02
    days on market $315,000 Active 145 DOM
13. 2026-06-02
    days on market $315,000 Active 144 DOM
14. 2026-05-31
    days on market $315,000 Active 143 DOM
15. 2026-04-13
    price $315,000
16. 2026-02-03
    price $320,000
17. 2026-01-08
    listed $325,000 Active
18. 2020-10-30
    soldstatus $717,400
19. 2020-08-07
    soldstatus $13,986
20. 2020-07-01
    historical
21. 2020-05-27
    price $250,900
22. 2020-04-02
    price $251,900
23. 2020-01-04
    price $246,900
24. 2019-07-03
    price $244,900
25. 2019-05-31
    price $242,900
26. 2019-05-17
    listed $241,900 Active
27. 2018-12-13
    soldstatus $2,272,000
28. 2008-03-25
    soldstatus $2,070,000

ⓘ 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: $6,048 · $504/mo
• Projected year-2 tax: $6,048 · $504/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: $27,653
• − Mortgage interest: −$17,365
• − Property taxes: −$6,048
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,212
• − Management: −$2,212
• − HOA: −$360
• − Depreciation: −$9,018
• Taxable loss: −$11,113
• Est. tax savings @ 24.0%: +$2,667
• After-tax cash flow: $-2,953/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

-84.8% since first listed

14 events — show timeline

• 2026-04-13 Price Changed $315,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Price Changed $320,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-08 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2020-10-30 Sold (Public Records) $717,400 Public Records
• 2020-08-07 Sold (Public Records) $13,986 Public Records
• 2020-07-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-05-27 Price Changed $250,900 Stellar MLS as Distributed by MLS Grid
• 2020-04-02 Price Changed $251,900 Stellar MLS as Distributed by MLS Grid
• 2020-01-04 Price Changed $246,900 Stellar MLS as Distributed by MLS Grid
• 2019-07-03 Price Changed $244,900 Stellar MLS as Distributed by MLS Grid
• 2019-05-31 Price Changed $242,900 Stellar MLS as Distributed by MLS Grid
• 2019-05-17 Listed $241,900 Stellar MLS as Distributed by MLS Grid
• 2018-12-13 Sold (Public Records) $2,272,000 Public Records
• 2008-03-25 Sold (Public Records) $2,070,000 Public Records

Property tax history

+28.8%/yr

Latest (2025): $6,048 · +6.1% YoY. Source: county tax records.