2465 Begonia St · Mascotte, FL 34753

$279,990

3 bd · 2.0 ba · 1,537 sqft · SingleFamily public records · 32 Days on market

Built 2021 Good condition 0.27 ac lot Est $292k · at est.

---

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).

• Cash flow +12.0/30.0
• Appreciation +10.0/10.0
• ARV discount +9.4/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0

Listing remarks

THE BEST VALUE IN THE AREA!! OWNER SAYS SELL!!!! 3 Bed 2 Bath and 2 Car Garage! NEWELY REMODELLED, BUILT IN 2021 MOVE IN READY. UPDATES include NEW PAINT 26, NEW FLOORING 26, IRRIGATION, LARGE EXTERIOR PATIO, HUGE FENCED IN BACKYARD GREAT FOR PETS! HURRY THIS WONT LAST LONG!!

Key facts

• Private bath
• Backyard
• Large walk-in closet

Tags

• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• LARGE WALK-IN CLOSET
• PRIVATE BATH
• BACKYARD
• PEACEFUL NEIGHBORHOOD

Property features AI

Finance

• Other: Taxes listed (not included per instructions); Unfurnished
• Financial info: No lease restrictions indicated
• HOA & community: No association/HOA; Pets allowed; Not in a development

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; Residential property; One level; North-facing
• Construction: Brick and stucco construction; Shingle roof; Slab foundation; Completed condition; Built on 0.27-acre lot
• Exterior features: Other exterior features

Interior

• Kitchen: Built-in oven
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: No laundry room features specified

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 $-65 ($-783/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (15.1% below list).
• Recommended offer: $238k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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); 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 34% 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~3 years — after that, you're playing with house money.
• 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 32 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.

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 $237,811 (15.1% 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 32 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.00%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $292,030
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5040 Pine Needle Dr	0.30mi	3/2.0	1,435 (-7%)	3mo	$272,900	$190	73
3324 Pink Oleander Ave	0.45mi	3/2.0	1,541 (+0%)	10mo	$338,350	$220	71
1651 Geranium Dr	0.27mi	3/2.0	1,541 (+0%)	22mo	$348,000	$226	69
1638 Geranium Dr	0.29mi	3/2.0	1,541 (+0%)	24mo	$343,980	$223	66
1948 Piedmont Ct	0.37mi	3/2.0	1,673 (+9%)	6mo	$305,000	$182	64
1725 Garden View St	0.30mi	4/2.0 (+1)	1,701 (+11%)	7mo	$262,000	$154	57
5125 Pine Needle Dr	0.53mi	3/2.0	1,435 (-7%)	11mo	$249,900	$174	55

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: 23.6%
• Equity multiple: 2.89×
• Total profit: $148,378
• Equity at exit: $252,237

10-year hold

• IRR: 21.0%
• Equity multiple: 6.62×
• Total profit: $440,297
• Equity at exit: $543,959

Cash invested: $78,397 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,378 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$359 /mo · $4,308/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-65

Break-even live

Break-even rent $2,461

Max offer price $268,469

Occupancy floor 98%

Sensitivity live

Price	-10% $93	-5% $14	+0% $-65	+5% $-144	+10% $-224
Rent	-10% $-253	-5% $-159	+0% $-65	+5% $29	+10% $123
Rate	-1.0pp $76	-0.5pp $6	base $-65	+0.5pp $-138	+1.0pp $-212

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: $69,998
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2425 Begonia St Mascotte, FL	4.0	2.0	1983	$2,350	$1.19	24d	1	0.18mi
1665 Luft Ln Mascotte, FL	3.0	2.0	1680	$2,030	$1.21	24d	1	0.25mi
614 Huey St Mascotte, FL	3.0	2.0	1572	$2,071	$1.32	5d	1	0.49mi
4025 E Cardinal Pines Dr Mascotte, FL	3.0	2.0	1260	$2,100	$1.67	5d	1	0.52mi
232 Boca Ciega Rd Mascotte, FL	4.0	2.0	1280	$2,095	$1.64	13d	1	0.71mi
1600 Mayaro Ct Mascotte, FL	3.0	2.0	1503	$2,000	$1.33	18d	1	0.72mi
6337 Chorus Dr Groveland, FL	3.0	2.0	1772	$2,250	$1.27	24d	1	1.39mi
405 Eventide Ave Mascotte, FL	4.0	3.0	2000	$2,250	$1.12	21d	1	1.43mi
6612 Tempo Way Mascotte, FL	3.0	2.0	1990	$2,600	$1.31	5d	1	1.44mi

Listing history 16 events

1. 2026-06-21
   days on market $279,990 Active 32 DOM
2. 2026-06-18
   days on market $279,990 Active 29 DOM
3. 2026-06-17
   days on market $279,990 Active 28 DOM
4. 2026-06-16
   days on market $279,990 Active 27 DOM
5. 2026-06-15
   days on market $279,990 Active 26 DOM
6. 2026-06-13
   pricedays on market $279,990 Active 24 DOM
7. 2026-06-09
   days on market $294,990 Active 20 DOM
8. 2026-06-08
   days on market $294,990 Active 19 DOM
9. 2026-06-07
   remarks 276-char remark
10. 2026-06-07
    pricedays on market $294,990 Active 18 DOM
11. 2026-06-04
    days on market $304,990 Active 15 DOM
12. 2026-06-03
    days on market $304,990 Active 14 DOM
13. 2026-06-02
    days on market $304,990 Active 13 DOM
14. 2026-06-01
    days on market $304,990 Active 12 DOM
15. 2026-05-31
    days on market $304,990 Active 11 DOM
16. 2026-05-20
    listed $304,990 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: $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 7/10 Severe
• 🌡 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: $28,537
• − Mortgage interest: −$15,684
• − Property taxes: −$4,308
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,283
• − Management: −$2,283
• − Depreciation: −$8,145
• Taxable loss: −$5,565
• Est. tax savings @ 24.0%: +$1,336
• After-tax cash flow: $553/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 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.