2465 Begonia St · Mascotte, FL 34753

$280,500

3 bd · 2.0 ba · 1,537 sqft · SingleFamily public records · 63 Days on market

Built 2021 Good condition 0.28 ac lot 2-car garage $182/sqft · 19% below area Est $346k · 19% under $50/mo HOA · 2% of rent

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Why this score? — see what drove the C- 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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.5/30.0
• Schools +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• DSCR +2.3/10.0

Listing remarks

Own a pristine sanctuary that perfectly captures the essence of modern Florida living. Take a few steps inside, and you’re greeted by bright, open-concept spaces with soaring ceilings and abundant natural light that create an atmosphere of effortless elegance and true comfort. The heart of the home is a spacious kitchen featuring elegant granite countertops, a massive central island ideal for both casual meals and lively entertaining, and premium stainless steel appliances. This stunning space flows seamlessly into the living and dining areas, making it the perfect backdrop for everything from relaxed evenings to memorable gatherings with loved ones.

Key facts

• Spacious kitchen
• Open-concept spaces
• Granite countertops

Tags

• OPEN-CONCEPT SPACES
• SPACIOUS KITCHEN
• GRANITE COUNTERTOPS
• MASSIVE CENTRAL ISLAND
• PRIVATE PRIMARY RETREAT
• ENSUITE BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-247 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (21.0% below list).
• Recommended offer: $221k (21.0% 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: 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: 119 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 30d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 4,799 units permitted in Lake County in 2024 (814 in 5+ unit buildings).
• This rent runs 32% 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 $30k of equity ($2k loan paydown + $28k 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 ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $221,492 (21.0% 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 63 days. Have you received any prior offers? Is the seller open to a 21% 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. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.77%
• DSCR: 0.83
• GRM: 10.6

CMA / ARV

• ARV (median comp): $345,643
• List price: $280,500
• Delta: -18.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4030 Lake Bluff Dr	0.31mi	3/2.0	1,528 (-1%)	0mo	$250,950	$164	84
5040 Pine Needle Dr	0.30mi	3/2.0	1,435 (-7%)	6mo	$272,900	$190	70
3324 Pink Oleander Ave	0.45mi	3/2.0	1,541 (+0%)	13mo	$338,350	$220	68
1948 Piedmont Ct	0.37mi	3/2.0	1,673 (+9%)	9mo	$305,000	$182	61
1725 Garden View St	0.30mi	4/2.0 (+1)	1,701 (+11%)	10mo	$262,000	$154	54
5125 Pine Needle Dr	0.53mi	3/2.0	1,435 (-7%)	14mo	$249,900	$174	53

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: 21.6%
• Equity multiple: 2.75×
• Total profit: $137,104
• Equity at exit: $252,697

10-year hold

• IRR: 19.5%
• Equity multiple: 6.30×
• Total profit: $416,259
• Equity at exit: $544,950

Cash invested: $78,540 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 11 under contract
• Months of supply: 21.0 mo (5%/mo absorbed)
• Median asking: $323,445 ($212/sqft)
• Median days on market: 106 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +5.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34753

• Home prices YoY: 7.2%
• Active inventory: 119
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,215 high
• Mortgage (P&I): −$1,471
• Tax from tax record: −$359 /mo · $4,308/yr
• Insurance: −$117
• HOA: −$50
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-247

Break-even live

Break-even rent $2,528

Max offer price $236,862

Occupancy floor —

Sensitivity live

Price	-10% $-88	-5% $-168	+0% $-247	+5% $-326	+10% $-406
Rent	-10% $-422	-5% $-335	+0% $-247	+5% $-160	+10% $-72
Rate	-1.0pp $-106	-0.5pp $-176	base $-247	+0.5pp $-320	+1.0pp $-394

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: $70,125
• Closing costs: $8,415
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2425 Begonia St Mascotte, FL	4.0	2.0	1983	$2,350	$1.19	120d	1	0.18mi
2244 Gladiolus Ln Mascotte, FL	4.0	2.0	1701	$1,999	$1.18	10d	1	0.20mi
1665 Luft Ln Mascotte, FL	3.0	2.0	1680	$2,030	$1.21	120d	1	0.25mi
2058 Ficus St Mascotte, FL	4.0	2.0	1696	$1,900	$1.12	7d	1	0.33mi
1666 Hideaway Flat St Mascotte, FL	4.0	2.0	1851	$2,035	$1.10	10d	1	0.36mi
1341 Brenway Dr Mascotte, FL	4.0	2.0	1851	$1,965	$1.06	10d	1	0.39mi
1338 Brenway Dr Mascotte, FL	4.0	2.0	1851	$1,990	$1.08	4d	1	0.40mi
1656 Gopher Tree St Mascotte, FL	4.0	2.0	1851	$2,115	$1.14	10d	1	0.43mi
1370 Brenway Dr Mascotte, FL	4.0	2.0	1851	$1,915	$1.03	4d	1	0.48mi
614 Huey St Mascotte, FL	3.0	2.0	1572	$1,556	$0.99	4d	1	0.49mi
4025 E Cardinal Pines Dr Mascotte, FL	3.0	2.0	1260	$2,100	$1.67	101d	1	0.52mi
1601 Orne St Mascotte, FL	3.0	2.0	1270	$1,975	$1.56	89d	1	0.53mi
1884 Piedmont Ct Mascotte, FL	4.0	2.0	1842	$1,450	$0.79	5d	1	0.54mi
232 Boca Ciega Rd Mascotte, FL	4.0	2.0	1280	$2,095	$1.64	108d	1	0.71mi
1600 Mayaro Ct Mascotte, FL	3.0	2.0	1503	$2,000	$1.33	114d	1	0.72mi
1500 Kayuni Dr Mascotte, FL	3.0	2.0	1511	$1,900	$1.26	78d	1	0.73mi
6106 Little Bluff Cir Mascotte, FL	3.0	2.5	1644	$2,260	$1.37	10d	1	0.81mi
6189 Little Bluff Cir Mascotte, FL	4.0	2.5	1977	$2,350	$1.19	10d	1	0.87mi
6054 Little Bluff Cir Mascotte, FL	4.0	3.0	2245	$2,445	$1.09	30d	1	0.90mi
6210 Little Bluff Cir Mascotte, FL	4.0	2.5	1977	$2,325	$1.18	30d	1	0.92mi
1677 Way of Peace Ln Mascotte, FL	3.0	2.0	1500	$2,050	$1.37	10d	1	1.09mi
15724 Pine Siskin Loop Mascotte, FL	4.0	2.0	1999	$1,899	$0.95	24d	1	1.16mi
15660 Merlin Ave Mascotte, FL	3.0	2.0	1641	$2,050	$1.25	7d	1	1.30mi
15619 Merlin Ave Mascotte, FL	4.0	2.5	2099	$2,159	$1.03	64d	1	1.34mi
6337 Chorus Dr Groveland, FL	3.0	2.0	1772	$2,250	$1.27	120d	1	1.39mi
6336 Chorus Dr Mascotte, FL	4.0	2.0	1994	$2,390	$1.20	62d	1	1.40mi
405 Eventide Ave Mascotte, FL	4.0	3.0	2000	$2,250	$1.12	116d	1	1.43mi
6612 Tempo Way Mascotte, FL	3.0	2.0	1990	$2,600	$1.31	101d	1	1.44mi
6612 Tempo Way Groveland, FL	3.0	2.0	1990	$2,395	$1.20	83d	1	1.44mi
6422 Quartet St Unit Na Mascotte, FL	3.0	2.0	1766	$2,395	$1.36	7d	1	1.48mi

Property features AI

Finance

• Other: Property type: Residential — Single family residenceLot size approximately 0.28 acres (1/4 to less than 1/2 acre)
• Financial info: Total monthly fees shown as $50; total annual fees shown as $600
• HOA & community: Homeowners association with required feesMonthly HOA $50 (Quarterly payments of $150)Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewerCable connectedElectricity connectedAsphalt road access
• Home design: Single family residenceOne storyFaces east
• Construction: Block and stucco constructionShingle roofSlab foundationBuilt on one level
• Exterior features: Exterior lightingSidewalk

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Ceiling fansOpen floor plan
• Laundry & utility: Dedicated laundry roomElectric water heater

Listing history 50 events

1. 2026-09-24
   days on market $280,500 Active 63 DOM
2. 2026-09-23
   days on market $280,500 Active 62 DOM
3. 2026-09-22
   days on market $280,500 Active 61 DOM
4. 2026-09-21
   days on market $280,500 Active 60 DOM
5. 2026-09-20
   days on market $280,500 Active 59 DOM
6. 2026-09-19
   days on market $280,500 Active 58 DOM
7. 2026-09-18
   pricedays on market $280,500 Active 57 DOM
8. 2026-09-17
   days on market $285,500 Active 56 DOM
9. 2026-09-16
   days on market $285,500 Active 55 DOM
10. 2026-09-15
    days on market $285,500 Active 54 DOM
11. 2026-09-14
    days on market $285,500 Active 53 DOM
12. 2026-09-13
    days on market $285,500 Active 52 DOM
13. 2026-09-12
    days on market $285,500 Active 51 DOM
14. 2026-09-11
    days on market $285,500 Active 50 DOM
15. 2026-09-05
    days on market $285,500 Active 44 DOM
16. 2026-09-04
    days on market $285,500 Active 43 DOM
17. 2026-09-03
    days on market $285,500 Active 42 DOM
18. 2026-08-31
    days on market $285,500 Active 39 DOM
19. 2026-08-30
    days on market $285,500 Active 38 DOM
20. 2026-08-29
    days on market $285,500 Active 37 DOM
21. 2026-08-28
    days on market $285,500 Active 36 DOM
22. 2026-08-27
    days on market $285,500 Active 35 DOM
23. 2026-08-25
    days on market $285,500 Active 33 DOM
24. 2026-08-24
    days on market $285,500 Active 32 DOM
25. 2026-08-23
    days on market $285,500 Active 31 DOM
26. 2026-08-22
    days on market $285,500 Active 30 DOM
27. 2026-08-21
    days on market $285,500 Active 29 DOM
28. 2026-08-20
    days on market $285,500 Active 28 DOM
29. 2026-08-19
    days on market $285,500 Active 27 DOM
30. 2026-08-18
    days on market $285,500 Active 26 DOM
31. 2026-08-17
    pricedays on market $285,500 Active 25 DOM
32. 2026-08-16
    days on market $305,000 Active 24 DOM
33. 2026-08-15
    days on market $305,000 Active 23 DOM
34. 2026-08-14
    days on market $305,000 Active 22 DOM
35. 2026-08-13
    days on market $305,000 Active 21 DOM
36. 2026-08-12
    days on market $305,000 Active 20 DOM
37. 2026-08-11
    days on market $305,000 Active 19 DOM
38. 2026-08-10
    days on market $305,000 Active 18 DOM
39. 2026-08-09
    days on market $305,000 Active 17 DOM
40. 2026-08-08
    days on market $305,000 Active 16 DOM
41. 2026-08-06
    days on market $305,000 Active 14 DOM
42. 2026-08-05
    days on market $305,000 Active 13 DOM
43. 2026-08-04
    days on market $305,000 Active 12 DOM
44. 2026-08-03
    days on market $305,000 Active 11 DOM
45. 2026-07-31
    days on market $305,000 Active 8 DOM
46. 2026-07-30
    days on market $305,000 Active 7 DOM
47. 2026-07-30
    days on market $305,000 Active 6 DOM
48. 2026-07-28
    days on market $305,000 Active 5 DOM
49. 2026-07-26
    days on market $305,000 Active 3 DOM
50. 2026-07-24
    remarks 693-char remark

ⓘ 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: $4,308 · $359/mo
• Projected year-2 tax: $4,308 · $359/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 5/10 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: $26,579
• − Mortgage interest: −$15,712
• − Property taxes: −$4,308
• − Insurance: −$1,402
• − Repairs & maintenance: −$2,126
• − Management: −$2,126
• − HOA: −$600
• − Depreciation: −$8,160
• Taxable loss: −$7,856
• Est. tax savings @ 24.0%: +$1,885
• After-tax cash flow: $-1,079/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab Est. rehab $7,685–$23,055 screening

This move-in ready home, built in 2021, offers a good condition with minimal repairs needed. Enhancements to the exterior and smart home features would significantly boost its value.

Value-add opportunities

• Both Paint exterior and landscaping — Enhances curb appeal and resale value ↑
• Both Install smart home features — Improves convenience and marketability ↑
• Both Add a smart thermostat — Saves energy and appeals to buyers ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Mascotte Elementary School D FL #1,152/2,144 Nat'l #14,081/41,679 Middle Gray Middle School D FL #310/571 Nat'l #4,622/14,009 High South Lake High School F FL #336/667 Nat'l #8,937/17,239

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

B Composite livability gradescore 71/100

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 · 386,640 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: 35% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Property type: Residential — Single family residenceLot size approximately 0.28 acres (1/4 to less than 1/2 acre)
• Financial info: Total monthly fees shown as $50; total annual fees shown as $600
• HOA & community: Homeowners association with required feesMonthly HOA $50 (Quarterly payments of $150)Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewerCable connectedElectricity connectedAsphalt road access
• Home design: Single family residenceOne storyFaces east
• Construction: Block and stucco constructionShingle roofSlab foundationBuilt on one level
• Exterior features: Exterior lightingSidewalk

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Ceiling fansOpen floor plan
• Laundry & utility: Dedicated laundry roomElectric water heater

Price history

+0.0% since first listed

6 events — show timeline

• 2026-07-23 Listed $305,000 Stellar MLS as Distributed by MLS Grid
• 2026-07-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-07-01 Price Changed $274,990 Stellar MLS as Distributed by MLS Grid
• 2026-06-12 Price Changed $279,990 Stellar MLS as Distributed by MLS Grid
• 2026-06-05 Price Changed $294,990 Stellar MLS as Distributed by MLS Grid
• 2026-05-20 Listed $304,990 Stellar MLS as Distributed by MLS Grid

Property tax history

+43.7%/yr

Latest (2025): $4,308 · +2.1% YoY. Source: county tax records.