809 Gran Bahama Blvd #30809 · Four Corners, FL 33897

$187,000

3 bd · 2.0 ba · 1,655 sqft · Condo · 323 Days on market

Built 2005 $793/mo HOA · 34% of rent ↓ 22% since listing

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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).

• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Appreciation +4.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• DSCR +1.5/10.0

Listing remarks

The moment you enter this resort you feel your worries and cares just drift away! What a lovely place to take a break! - if you haven't experienced all that Bahama Bay Resort has to offer now is your chance! This TOP FLOOR condo offers over 1600 sq ft of accommodation, consisting of 3 bedrooms, 2 bathrooms, living/dining, kitchen and large covered balcony areas. The AC was replaced in 2023. BRAND NEW CARPETS in all 3 bedrooms & main living area. Located close to the Fishing Dock, Lakes and sand beach area, along with Tradewinds' restaurant and community pool being just two blocks from this delightful condo. .. Onsite Facilities include guarded and gated Caribbean style resort, Nature

Key facts

• Fishing dock
• Community pool
• Top floor condo

Tags

• TOP FLOOR CONDO
• LARGE COVERED BALCONY
• NEW CARPETS
• FISHING DOCK
• COMMUNITY POOL
• GUARDED AND GATED RESORT

Property features AI

Finance

• Other: Directions: I-4 to 27N to Florence Villa Grove Road; Bahama Bay will be on the left
• Financial info: Total annual association fees approximately $9,517.32; Lease restrictions apply
• HOA & community: Monthly HOA fee of $793.11; HOA fee includes 24-hour guard, cable TV, pool, building maintenance, security, and trash; Community clubhouse, park, playground, pool, sidewalks, tennis courts, and owned association recreation; Deed restrictions; Pets allowed with breed restrictions (max pet weight 25 lbs)

Exterior

• Parking: Asphalt road access
• Security: 24-hour guard (community amenity)
• Utilities: Public water; Public sewer; High-speed internet available; Cable connected; Electricity connected
• Home design: Condominium; One story; Faces west; Second-floor unit
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as part of a multi-unit building (Building #30)
• Exterior features: Balcony; Exterior lighting; Sidewalk; Metered sprinkler

Interior

• Kitchen: Convection oven; Cooktop; Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen/family room combo; Window treatments
• Laundry & utility: Washer and dryer (inside laundry)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $187k.

Deal economics

• At list price, monthly cash flow is $-242 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (18.7% below list).
• Meets the 1% rule at list price ($2k rent vs $187k).
• Recommended offer: $152k (18.7% below list) — sets the bar for cash-flow.
• Cap rate 4.7% 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 24d 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 39% 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 $154 of equity ($1k loan paydown + $-1k 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 323 days — a 12% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $52k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,047 (18.7% 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 323 days. Have you received any prior offers? Is the seller open to a 19% 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.25% ✓
• Cap rate: 4.74%
• Cash-on-cash: -5.54%
• DSCR: 0.75
• GRM: 6.7

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: -14.5%
• Equity multiple: 0.38×
• Total profit: $-32,460
• Equity at exit: $48,673

10-year hold

• IRR: -12.1%
• Equity multiple: -0.02×
• Total profit: $-53,666
• Equity at exit: $54,187

Cash invested: $52,360 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,334 high
• Mortgage (P&I): −$981
• Tax est. 1.5%: −$234 /mo · $2,805/yr
• Insurance: −$78
• HOA: −$793
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-242

Break-even live

Break-even rent $2,640

Max offer price $152,047

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: $46,750
• Closing costs: $5,610
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 New Providence Promenade Unit 304 Davenport, FL	3.0	2.0	1227	$1,495	$1.22	23d	1	0.19mi
603 New Providence Promenade #603 Davenport, FL	3.0	2.0	1227	$1,550	$1.26	23d	1	0.20mi
226 Hillcrest Dr Davenport, FL	4.0	2.0	1488	$2,500	$1.68	23d	1	0.24mi
515 Corso Ln Davenport, FL	2.0–3.0	2.5	1402	$2,495	$1.78	3d	13	0.35mi
906 Berwick Dr Davenport, FL	3.0	2.0	1527	$2,600	$1.70	19d	1	0.52mi
625 Rochester Loop Davenport, FL	4.0	2.0	1895	$2,350	$1.24	23d	1	0.54mi
309 Catfish Dr E Davenport, FL	3.0	2.0	1454	$1,895	$1.30	23d	1	0.61mi
740 Brunello Dr Unit 1018164P Davenport, FL	4.0	3.5	1754	$2,806	$1.60	19d	1	0.64mi
9035 Carlotta Way Kissimmee, FL	3.0	2.5	1674	$2,000	$1.19	20d	1	0.65mi
1009 Lake Davenport Blvd Davenport, FL	3.0	2.0	1630	$2,199	$1.35	14d	1	0.65mi
2818 Roccella Ct Kissimmee, FL	4.0	2.5	2140	$2,899	$1.35	11d	1	0.67mi
9160 Olmo Ct Davenport, FL	3.0	2.0	2244	$2,395	$1.07	17d	1	0.69mi
2826 Roccella Ct Kissimmee, FL	4.0	2.0	1694	$2,785	$1.64	7d	1	0.70mi
1301 Tuscan Hills Blvd Unit 9406 1 Davenport, FL	2.0	2.0	1134	$2,200	$1.94	23d	1	0.73mi
629 Allison Ave Davenport, FL	3.0	2.0	1524	$2,500	$1.64	23d	1	0.74mi
315 Allison Ave Davenport, FL	3.0	2.0	1180	$2,400	$2.03	23d	1	0.85mi
807 Chelsea Dr Davenport, FL	2.0	2.5	1076	$1,450	$1.35	23d	1	0.86mi
8966 Sugar Palm Rd Kissimmee, FL	4.0	3.0	1912	$3,200	$1.67	24d	1	0.87mi
2329 Distant Sun Trl Unit 1263248P Kissimmee, FL	4.0	4.5	2195	$5,033	$2.29	7d	1	0.87mi
183 Ashbourne Way Davenport, FL	1.0–3.0	1.0–2.0	1039	$2,200	$2.12	3d	35	0.87mi
2935 Buccaneer Palm Rd Kissimmee, FL	4.0	3.0	1902	$2,650	$1.39	22d	1	0.91mi
206 Scaton Way Davenport, FL	2.0	2.5	1530	$1,750	$1.14	13d	1	0.92mi
222 Bexley Dr Davenport, FL	2.0	2.5	1313	$2,000	$1.52	23d	1	0.92mi
2010 Limetta DR Davenport, FL	1.0–3.0	1.0–2.0	1178	$2,429	$2.06	3d	15	0.92mi
8977 Bismarck Palm Rd Kissimmee, FL	4.0	3.0	1902	$2,480	$1.30	4d	1	0.95mi
8955 Bismarck Palm Rd Kissimmee, FL	4.0	3.0	1902	$2,600	$1.37	24d	1	0.98mi
9055 Treasure Trove Ln Kissimmee, FL	2.0–3.0	2.0	1572	$1,900	$1.21	3d	2	0.99mi
9055 Treasure Trove Ln Kissimmee, FL	2.0–3.0	2.0	1572	$1,900	$1.21	4d	2	0.99mi
1560 Chelsea Dr Davenport, FL	3.0	2.5	1528	$2,100	$1.37	23d	1	0.99mi
8961 Majesty Palm Rd Kissimmee, FL	4.0	3.0	1884	$2,600	$1.38	24d	1	1.01mi
8970 Candy Palm Rd Kissimmee, FL	4.0	3.0	1884	$2,850	$1.51	24d	1	1.04mi
605 Blake Ave Davenport, FL	4.0	2.0	1855	$2,200	$1.19	23d	1	1.05mi
183 Jocelyn Dr Davenport, FL	4.0	2.0	1874	$2,400	$1.28	19d	1	1.08mi
1492 Mirabella Cir Davenport, FL	3.0	2.0	1435	$1,995	$1.39	23d	1	1.09mi
1492 Mirabella Cir Davenport, FL	3.0	2.5	1435	$1,950	$1.36	14d	1	1.09mi
1536 Mirabella Cir Unit 1536 Davenport, FL	3.0	2.5	1567	$2,100	$1.34	23d	1	1.09mi
237 Somerset Dr Davenport, FL	2.0	1.0	1330	$1,900	$1.43	23d	1	1.10mi
1556 Mirabella Cir Davenport, FL	3.0	2.5	1371	$1,950	$1.42	3d	1	1.10mi
3050 Pirates Retreat Ct #208 Kissimmee, FL	2.0	2.0	1445	$1,600	$1.11	2d	1	1.10mi
1513 Mirabella Cir Davenport, FL	3.0	2.5	1594	$1,950	$1.22	23d	1	1.10mi

HOA detail condo

• Monthly dues: $793 · $9,516/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $187,000 Active 323 DOM
2. 2026-06-17
   days on market $187,000 Active 322 DOM
3. 2026-06-16
   days on market $187,000 Active 321 DOM
4. 2026-06-15
   days on market $187,000 Active 320 DOM
5. 2026-06-13
   days on market $187,000 Active 318 DOM
6. 2026-06-10
   days on market $187,000 Active 315 DOM
7. 2026-06-09
   days on market $187,000 Active 314 DOM
8. 2026-06-08
   days on market $187,000 Active 313 DOM
9. 2026-06-07
   days on market $187,000 Active 312 DOM
10. 2026-06-05
    days on market $187,000 Active 309 DOM
11. 2026-06-03
    days on market $187,000 Active 307 DOM
12. 2026-06-01
    days on market $187,000 Active 306 DOM
13. 2026-05-31
    days on market $187,000 Active 305 DOM
14. 2026-05-15
    price $187,000
15. 2025-10-05
    price $215,000
16. 2025-08-27
    price $229,000
17. 2025-07-30
    listed $239,000 Active
18. 2025-05-31
    historical
19. 2024-07-02
    listed $239,950 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 25 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: $28,007
• − Mortgage interest: −$10,475
• − Property taxes: −$2,805
• − Insurance: −$935
• − Repairs & maintenance: −$2,241
• − Management: −$2,241
• − HOA: −$9,516
• − Depreciation: −$5,440
• Taxable loss: −$5,645
• Est. tax savings @ 24.0%: +$1,355
• After-tax cash flow: $-1,544/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

-22.1% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $187,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-05 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-27 Price Changed $229,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-30 Listed $239,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-07-02 Listed $239,950 Stellar MLS as Distributed by MLS Grid