107 Rum Run · Four Corners, FL 33897

$159,000

3 bd · 2.0 ba · 1,173 sqft · Condo public records · 15 Days on market

Built 2005 $537/mo HOA · 26% 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 +13.6/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• DSCR +4.1/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks

Escape to paradise and embrace the ultimate resort lifestyle in this stunning two-bedroom, two-bathroom condo nestled within the desirable Bahama Bay community. Imagine waking up each morning to the gentle Florida sunshine, ready to indulge in a vacation-like experience right at your doorstep. This beautifully appointed condo offers a haven of tranquility and comfort, perfect for both relaxation and entertaining. Step outside and immerse yourself in the vibrant atmosphere of Bahama Bay, where multiple heated pools shimmer invitingly under the clear blue sky. Spend your days lounging by the water, soaking up the warmth, and letting your worries melt away. For those seeking rejuvenation, the

Key facts

• $537 HOA
• Community pool
• Built 2005

Property features AI

Finance

• Other: Unit may be furnished (negotiable); Total annual association fees: $6,444
• Financial info: Lease restrictions apply
• HOA & community: HOA managed by Vacasa; Monthly HOA fee of $537; HOA includes pool, internet, cable TV, structure maintenance, and 24-hour guard; Community amenities: fitness center, tennis courts, association-owned recreation

Exterior

• Security: 24-hour guard included with association
• Utilities: Public water; Public sewer; Cable available; Broadband/High-speed internet available; Electricity available
• Home design: Residential condominium; Faces east; Two levels; Situated on 1st floor of building (unit on floor 1)
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of a multi-story building (3 stories total)
• Exterior features: Sliding doors; Tennis courts

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan; 5 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $10 ($115/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $157k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 3.2% in Four Corners — 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 69/100 on livability (#453 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: schools F, amenities F, health & safety F.
• Polk (suburban): math 39% / reading 43% proficiency, ranked #62 of 73 in FL (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.7%/yr); 646 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 35% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $131 of equity ($1k loan paydown + $-968 appreciation (-0.6% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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.
• Current owner paid $71k; list at $159k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,615 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.30% ✓
• Cap rate: 6.37%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.61% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.68×
• Total profit: $-14,234
• Equity at exit: $41,385

10-year hold

• IRR: -4.6%
• Equity multiple: 0.60×
• Total profit: $-17,636
• Equity at exit: $46,073

Cash invested: $44,520 (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 33897

• Home prices YoY: -0.3%
• Rents YoY: -2.7%
• Active inventory: 646
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,064 high
• Mortgage (P&I): −$834
• Tax from tax record: −$184 /mo · $2,206/yr
• Insurance: −$66
• HOA: −$537
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $10

Break-even live

Break-even rent $2,052

Max offer price $159,000

Occupancy floor 95%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
226 Hillcrest Dr Davenport, FL	4.0	2.0	1488	$2,500	$1.68	23d	1	0.15mi
304 New Providence Promenade Unit 304 Davenport, FL	3.0	2.0	1227	$1,495	$1.22	23d	1	0.18mi
603 New Providence Promenade #603 Davenport, FL	3.0	2.0	1227	$1,550	$1.26	23d	1	0.23mi
515 Corso Ln Davenport, FL	2.0–3.0	2.5	1402	$2,495	$1.78	3d	13	0.26mi
309 Catfish Dr E Davenport, FL	3.0	2.0	1454	$1,895	$1.30	23d	1	0.60mi
1301 Tuscan Hills Blvd Unit 9406 1 Davenport, FL	2.0	2.0	1134	$2,200	$1.94	23d	1	0.64mi
50989 Highway 27 #108 Davenport, FL	2.0	1.0	800	$1,500	$1.88	21d	1	0.68mi
774 Chelsea Dr Davenport, FL	2.0	2.5	988	$1,750	$1.77	23d	1	0.74mi
807 Chelsea Dr Davenport, FL	2.0	2.5	1076	$1,450	$1.35	23d	1	0.78mi
183 Ashbourne Way Davenport, FL	1.0–3.0	1.0–2.0	1039	$2,200	$2.12	3d	35	0.80mi
222 Bexley Dr Davenport, FL	2.0	2.5	1313	$2,000	$1.52	23d	1	0.84mi
315 Allison Ave Davenport, FL	3.0	2.0	1180	$2,400	$2.03	23d	1	0.87mi
2010 Limetta DR Davenport, FL	1.0–3.0	1.0–2.0	1178	$2,429	$2.06	3d	15	0.88mi
1492 Mirabella Cir Davenport, FL	3.0	2.5	1435	$1,950	$1.36	14d	1	1.00mi
1492 Mirabella Cir Davenport, FL	3.0	2.0	1435	$1,995	$1.39	23d	1	1.00mi
1556 Mirabella Cir Davenport, FL	3.0	2.5	1371	$1,950	$1.42	3d	1	1.01mi
237 Somerset Dr Davenport, FL	2.0	1.0	1330	$1,900	$1.43	23d	1	1.02mi
9055 Treasure Trove Ln Kissimmee, FL	2.0–3.0	2.0	1572	$1,900	$1.21	3d	2	1.08mi
9055 Treasure Trove Ln Kissimmee, FL	2.0–3.0	2.0	1572	$1,900	$1.21	4d	2	1.08mi
904 Charo Pkwy #533 Davenport, FL	4.0	3.0	1437	$1,795	$1.25	14d	1	1.10mi
904 Charo Pkwy #517 Davenport, FL	3.0	3.0	1217	$1,800	$1.48	23d	1	1.10mi
1316 Mirabella Cir Davenport, FL	3.0	2.5	1489	$2,050	$1.38	23d	1	1.16mi
631 Washington Palm Loop Davenport, FL	3.0	2.0	1387	$1,450	$1.05	23d	1	1.18mi
3050 Pirates Retreat Ct #208 Kissimmee, FL	2.0	2.0	1445	$1,600	$1.11	1d	1	1.19mi
3060 Pirates Retreat Ct Kissimmee, FL	2.0	2.0	1445	$1,875	$1.30	7d	2	1.23mi
333 Terra Lago St Unit 1031923P Davenport, FL	3.0	3.0	1453	$2,170	$1.49	2d	1	1.24mi
400 Australian Way Unit A Davenport, FL	3.0	2.0	1350	$1,600	$1.19	14d	1	1.34mi
217 Australian Way Unit A Davenport, FL	3.0	2.0	1211	$1,750	$1.45	2d	1	1.34mi
1042 Calabria Ave Unit 1261192P Davenport, FL	4.0	3.0	1485	$5,169	$3.48	14d	1	1.35mi
623 Coconut Palm Way Davenport, FL	3.0	2.0	1100	$1,650	$1.50	23d	1	1.35mi
8836 Dunes Ct #13306 Kissimmee, FL	3.0	2.0	1249	$1,650	$1.32	23d	1	1.35mi
2929 Fan Palm Dr Davenport, FL	3.0	3.0	1090	$1,600	$1.47	14d	1	1.35mi
2929 Fan Palm Dr Unit 1 Davenport, FL	3.0	2.5	1090	$1,600	$1.47	14d	1	1.35mi
2918 Fan Palm Dr Unit Main Davenport, FL	3.0	2.0	1400	$1,800	$1.29	23d	1	1.38mi
761 Caribbean Dr Davenport, FL	3.0	2.0	1400	$1,700	$1.21	3d	1	1.39mi
564 Orchid Dr Unit A Davenport, FL	2.0	2.0	1348	$1,500	$1.11	23d	1	1.40mi
8908 Legacy Ct #104 Kissimmee, FL	3.0	2.0	1249	$1,900	$1.52	7d	1	1.40mi
8925 Legacy Ct #107 Kissimmee, FL	2.0	2.0	1110	$1,700	$1.53	3d	1	1.40mi
8828 Dunes Ct Unit 12-202 Kissimmee, FL	4.0	2.0	1377	$2,050	$1.49	23d	1	1.42mi
711 Caribbean Dr Unit Main Unit Davenport, FL	3.0	2.0	1200	$1,850	$1.54	23d	1	1.42mi

HOA detail condo

• Monthly dues: $537 · $6,444/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-05-12
   status Pending
2. 2026-04-27
   listed $159,000 Active
3. 2017-01-03
   historical
4. 2016-06-22
   listed $82,000
5. 2010-09-21
   soldstatus $71,000

ⓘ 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: $2,206 · $184/mo
• Projected year-2 tax: $2,206 · $184/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 24 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: $24,767
• − Mortgage interest: −$8,906
• − Property taxes: −$2,206
• − Insurance: −$795
• − Repairs & maintenance: −$1,981
• − Management: −$1,981
• − HOA: −$6,444
• − Depreciation: −$4,625
• Taxable loss: −$2,173
• Est. tax savings @ 24.0%: +$521
• After-tax cash flow: $637/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: Polk
• NCES district ID: 1201590
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $43,979
• Composite: 34.74/100
• National rank: #5132
• State rank: #62 of 73 in FL

Livability — Four Corners

• Score: 69/100
• State rank: #453
• US rank: #8218

Category grades

Amenities F Commute C+ Cost of living A- Crime B- Employment C Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Four Corners, FL
• County: Polk County · 740,051 people
• City population: 27,422
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 30,159
• Household income: $70,982
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 926.0

Population outlook (Polk County) Hauer SSP2

• Today (2025): 752,975 people
• By 2030: 804,621 · +6.9%
• By 2040: 906,117 · +20.3%
• By 2050: 1,000,476 · +32.9%
• By 2075: 1,197,520 · +59.0%
• By 2100: 1,271,518 · +68.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 45% Hispanic / Latino 43% Two or more races 12% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 21% Cuban 2% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 16% · Canada, Jamaica, China
• Languages at home: 61% English-only · Spanish 34% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Polk

• 2024 margin: Strong R (+20.7) · D 39.2% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -6.1pp · 2024: -20.7pp
• All cycles: 2024: R+20.7 2020: R+14.4 2016: R+14.1 2012: R+6.8 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.61%
• Current HPI: 236.2905
• Rent YoY: ▼ -2.69%
• Metro: Lakeland-Winter Haven, 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

+123.9% since first listed

5 events — show timeline

• 2026-05-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Listed $159,000 Stellar MLS as Distributed by MLS Grid
• 2017-01-03 Listing Removed — HCAR
• 2016-06-22 Listed $82,000 HCAR
• 2010-09-21 Sold (Public Records) $71,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,206 · +3.2% YoY. Source: county tax records.