9000 US Hwy 192 # 979 · Four Corners, FL 34714

$49,999

2 bd · 2.0 ba · 408 sqft · Condo public records · 98 Days on market

Built 1987 $256/mo HOA · 16% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.8/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0

Listing remarks

Under contract-accepting backup offers. FIXER UPPER on HUGE OVERSIZED LOT with GREAT PARKING!!! Lot size per county records is 0.0721 acres/ 3,141Sq. ft. Regular lots in the community are 0.04+ acres. Two bed, 2 bath home with large screened Florida room. This wonderful resort offers a 24/7 guard gated front entrance and private access to a 179 acre lake - beautiful Lake Davenport. Outdoor Resorts offers amenities such as 2 heated swimming pools, boat dock, golf course & 9 hole putt-putt golf, tennis, pickleball, a two story clubhouse for entertainment during various seasonal events & so much more. .. .The Association fee is only $768.00 PER QUARTER! which includes all your ame

Key facts

• Boat dock
• Huge oversized lot
• Golf course

Tags

• HUGE OVERSIZED LOT
• LARGE SCREENED FLORIDA ROOM
• 2 HEATED SWIMMING POOLS
• BOAT DOCK
• GOLF COURSE
• 9 HOLE PUTT-PUTT GOLF

Property features AI

Finance

• Other: Furnished; Association amenities include storage and vehicle restrictions; Total annual association fees noted
• Financial info: Annual taxes (2025) listed; Lease restrictions apply
• HOA & community: HOA (Sabrina Stone) with required buyer approval; Monthly HOA $256 (Quarterly fee $768); HOA covers 24-hour guard, cable TV, pool, insurance, grounds maintenance, management, private road, recreational facilities, security, sewer, trash and water; Community features include clubhouse, pool, playground, tennis, pickleball, shuffleboard, dog park, golf, golf carts allowed, community mailbox, wheelchair access; Senior community

Exterior

• Parking: Driveway
• Security: Gated community
• Utilities: Private well water; Private sewer; High‑speed internet available; Cable connected; Electricity connected; Water and sewer connected
• Home design: Manufactured single-wide home; One level; East-facing
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as Oakpark single-wide
• Exterior features: Screened porch; Sliding doors; Private, oversized, level lot; Paved driveway and road access; Lake access (Lake Davenport) with fishing pier and skiing allowed

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Ductless heating; Wall/window air conditioning units
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $50k.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.9% 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: 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.
• Zoned schools: Loughman Oaks Elementary School (math 36% / reading 36%, grade F, #1,670 of 2,144 statewide, top 78%, 1,052 students, 37% FRL); Lake Alfred Polytech Academy (math 41% / reading 43%, grade D-, #340 of 571 statewide, top 61%, 645 students, 59% FRL); Ridge Community High School (math 12% / reading 33%, grade F, #539 of 667 statewide, top 81%, 2,711 students, 48% FRL).
• Market conditions: Rents falling (-3.5%/yr); 729 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).

Forward outlook

• In year one you build about $180 of equity ($345 loan paydown + $-165 appreciation (-0.3% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.3% appreciation + 0.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $45,499 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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?
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 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: 3.11% ✓
• Cap rate: 21.89%
• Cash-on-cash: 55.69%
• DSCR: 3.48
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.33% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 53.2%
• Equity multiple: 3.48×
• Total profit: $34,753
• Equity at exit: $13,699

10-year hold

• IRR: 54.4%
• Equity multiple: 6.16×
• Total profit: $72,307
• Equity at exit: $15,826

Cash invested: $14,000 (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 34714

• Home prices YoY: -0.1%
• Rents YoY: -3.5%
• Active inventory: 729
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,555 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$40 /mo · $481/yr
• Insurance: −$21
• HOA: −$256
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $650

Break-even live

Break-even rent $733

Max offer price $49,999

Occupancy floor 53%

Sensitivity live

Price	-10% $678	-5% $664	+0% $650	+5% $636	+10% $621
Rent	-10% $527	-5% $588	+0% $650	+5% $711	+10% $773
Rate	-1.0pp $675	-0.5pp $662	base $650	+0.5pp $637	+1.0pp $624

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9000 US Highway 192 #115 Clermont, FL	1.0	1.0	364	$950	$2.61	12d	1	0.30mi

HOA detail condo

• Monthly dues: $256 · $3,072/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-18
   status Pending
2. 2026-05-06
   price $49,999
3. 2026-04-05
   price $59,900
4. 2026-03-12
   price $64,900
5. 2026-02-09
   listed $75,000 Active
6. 2007-09-20
   soldstatus $40,000

ⓘ 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: $481 · $40/mo
• Projected year-2 tax: $481 · $40/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 ≥107°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: $18,665
• − Mortgage interest: −$2,801
• − Property taxes: −$481
• − Insurance: −$250
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − HOA: −$3,072
• − Depreciation: −$1,455
• Taxable income: $7,620
• Est. tax owed @ 24.0%: −$1,829
• After-tax cash flow: $5,967/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: Lake County · 364,602 people
• City population: 27,422
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 28,200
• Household income: $75,392
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 953.0

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 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 30% Two or more races 25% Black 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 17% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 76% English-only · Spanish 19% Other Indo-European 1% Other Asian/Pacific 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: ▼ -0.33%
• Current HPI: 256.1331
• Rent YoY: ▼ -3.46%
• 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

+25.0% since first listed

6 events — show timeline

• 2026-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $49,999 Stellar MLS as Distributed by MLS Grid
• 2026-04-05 Price Changed $59,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $64,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 2007-09-20 Sold (Public Records) $40,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $481 · +33.4% YoY. Source: county tax records.