8838 Coral Palms Ct Unit A · Four Corners, FL 34747

$189,900

3 bd · 2.0 ba · 1,168 sqft · Condo public records · 40 Days on market

Built 1994 $347/mo HOA · 17% 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 +12.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic fully-furnished condo in Kissimmee, FL. One of the lowest monthly condo fees in the area. This beautiful, 3 bedroom 2 bathroom is just 5 miles to Disney! This property has been very well maintained. Can be used as a primary residence or a great investment property as it is zoned for short or long term rental. Just a short walk to the bus line and a 5 minute drive to big box retailers and restaurants. Amenities include a resort style pool and spa, gym, picnic area, and tennis court. Don't wait on this one, it won't last long.

Key facts

• Tennis courts
• Pool
• Fully furnished

Tags

• FULLY FURNISHED
• 3 WAY SPLIT FLOOR PLAN
• PRIVATE SCREENED IN PATIO
• AMENITY RICH COMMUNITY
• POOL
• TENNIS COURTS

Property features AI

Finance

• Other: Furnished; No lease restrictions indicated
• HOA & community: HOA: Extreme Management Team/Palms Villa Condo; Monthly HOA fee $347 (includes pool, structure maintenance, grounds maintenance, recreational facilities, trash); Deed restrictions; Community pool; Tennis courts; No pets allowed

Exterior

• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Condominium; One story; Entry level: 1st floor; Faces northeast
• Construction: Stucco exterior; Shingle roof; Slab foundation; Built as part of building 8838 A
• Exterior features: Sliding doors; Paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full baths
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $-21 ($-249/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (1.9% below list).
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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.
• Osceola (suburban): math 39% / reading 45% proficiency, ranked #60 of 73 in FL (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents falling (-4.0%/yr); 1672 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
• This rent runs 32% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Osceola County population projected at +73% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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.

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 $184,203 (3.0% 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 40 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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?
8. 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.
9. 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.
10. 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: 1.09% ✓
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.29×
• Total profit: $-37,907
• Equity at exit: $28,315

10-year hold

• IRR: -27.6%
• Equity multiple: -0.07×
• Total profit: $-57,124
• Equity at exit: $16,419

Cash invested: $53,172 (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 34747

• Home prices YoY: -33.1%
• Rents YoY: -4.0%
• Active inventory: 1672
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,065 high
• Mortgage (P&I): −$996
• Tax from tax record: −$230 /mo · $2,760/yr
• Insurance: −$79
• HOA: −$347
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-21

Break-even live

Break-even rent $2,091

Max offer price $186,229

Occupancy floor 96%

Sensitivity live

Price	-10% $87	-5% $33	+0% $-21	+5% $-75	+10% $-128
Rent	-10% $-184	-5% $-102	+0% $-21	+5% $61	+10% $142
Rate	-1.0pp $75	-0.5pp $28	base $-21	+0.5pp $-70	+1.0pp $-120

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8838 Coral Palms Ct Unit B Kissimmee, FL	2.0	2.0	1168	$1,655	$1.42	25d	1	0.01mi
8836 Coral Palms Ct Unit A Kissimmee, FL	4.0	2.0	1220	$1,895	$1.55	25d	1	0.02mi
8824 Coral Palms Ct Unit B Kissimmee, FL	3.0	2.0	1280	$1,800	$1.41	25d	1	0.06mi
8825 Grand Palms Cir Unit B Kissimmee, FL	3.0	2.0	1222	$1,700	$1.39	21d	1	0.07mi
8818 Grand Palms Cir Unit A Kissimmee, FL	3.0	2.0	1222	$1,850	$1.51	9d	1	0.08mi
8837 Grand Palms Cir Unit A Kissimmee, FL	3.0	2.0	1222	$1,900	$1.55	25d	1	0.09mi
3208 Sustainable Way Kissimmee, FL	3.0	3.0	1376	$2,295	$1.67	25d	1	0.12mi
3413 Tranquil Trl Unit 1018179P Kissimmee, FL	3.0	3.0	1356	$4,139	$3.05	9d	1	0.12mi
3405 Tranquil Trl Kissimmee, FL	3.0	3.0	1360	$2,450	$1.80	13d	1	0.13mi
3238 Energy Dr Kissimmee, FL	3.0	3.0	1361	$1,990	$1.46	25d	1	0.15mi
3369 Tranquil Trl Kissimmee, FL	3.0	3.0	1365	$2,600	$1.90	25d	1	0.16mi
3250 Energy Dr Kissimmee, FL	3.0	3.0	1360	$2,000	$1.47	25d	1	0.17mi
8709 Rockingham Ter Unit A Kissimmee, FL	3.0	2.0	1357	$1,600	$1.18	25d	1	0.22mi
8711 Rockingham Ter Unit A Kissimmee, FL	3.0	2.0	1357	$2,200	$1.62	25d	1	0.22mi
8801 Dunes Ct #204 Kissimmee, FL	2.0	2.0	1048	$1,600	$1.53	25d	1	0.23mi
3142 Britannia Blvd Unit D Kissimmee, FL	3.0	2.0	1381	$1,400	$1.01	9d	1	0.26mi
8722 Rain Forest Pl Unit A Kissimmee, FL	3.0	2.0	1381	$1,745	$1.26	11d	1	0.28mi
8722 Rain Forest Pl Unit A Kissimmee, FL	3.0	2.0	1381	$1,795	$1.30	25d	1	0.28mi
3041 Bloomsbury Dr Kissimmee, FL	3.0	2.0	1363	$1,995	$1.46	25d	1	0.29mi
3041 Bloomsbury Dr Kissimmee, FL	3.0	2.0	1363	$1,995	$1.46	15d	1	0.29mi
3143 Britannia Blvd Unit D Kissimmee, FL	3.0	3.0	1434	$2,100	$1.46	25d	1	0.29mi
3155 Britannia Blvd Unit A Kissimmee, FL	3.0	2.0	1357	$1,750	$1.29	25d	1	0.29mi
3159 Britannia Blvd Unit 1244739P Kissimmee, FL	3.0	2.0	1356	$2,932	$2.16	5d	1	0.30mi
8812 Dunes Ct #305 Kissimmee, FL	2.0	2.0	1048	$1,500	$1.43	25d	1	0.30mi
3163 Britannia Blvd Unit D Kissimmee, FL	3.0	2.0	1357	$2,500	$1.84	13d	1	0.31mi
9004 Shine Dr Unit 9004 Kissimmee, FL	3.0	2.0	1300	$1,900	$1.46	25d	1	0.34mi
8828 Dunes Ct Unit 12-202 Kissimmee, FL	4.0	2.0	1377	$2,050	$1.49	25d	1	0.37mi
3226 Wish Ave Kissimmee, FL	3.0	2.0	1300	$1,600	$1.23	25d	1	0.38mi
8908 Legacy Ct #104 Kissimmee, FL	3.0	2.0	1249	$1,900	$1.52	9d	1	0.39mi
8917 Legacy Ct #207 Kissimmee, FL	2.0	2.0	1110	$1,750	$1.58	25d	1	0.40mi
8836 Dunes Ct #13306 Kissimmee, FL	3.0	2.0	1249	$1,650	$1.32	25d	1	0.42mi
8925 Legacy Ct #107 Kissimmee, FL	2.0	2.0	1110	$1,700	$1.53	4d	1	0.44mi
3250 Douglas Grand Dr Kissimmee, FL	1.0–4.0	1.0–2.0	1146	$2,247	$1.96	4d	15	0.52mi
3060 Pirates Retreat Ct Kissimmee, FL	2.0	2.0	1445	$1,875	$1.30	9d	2	0.60mi
3050 Pirates Retreat Ct #208 Kissimmee, FL	2.0	2.0	1445	$1,600	$1.11	3d	1	0.64mi
17825 Avalon Grove Loop Winter Garden, FL	1.0–3.0	1.0–2.0	972	$2,546	$2.62	3d	120	0.71mi
3174 Feltrim Pl #101 Kissimmee, FL	3.0	2.0	1269	$1,900	$1.50	25d	1	0.73mi
3176 Feltrim Pl #101 Kissimmee, FL	2.0	2.0	1062	$1,800	$1.69	20d	1	0.76mi
9055 Treasure Trove Ln Kissimmee, FL	2.0–3.0	2.0	1572	$1,900	$1.21	4d	2	0.77mi
9055 Treasure Trove Ln Kissimmee, FL	2.0–3.0	2.0	1572	$1,900	$1.21	5d	2	0.77mi

HOA detail condo

• Monthly dues: $347 · $4,164/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-21
   days on market $189,900 Active 40 DOM
2. 2026-06-18
   days on market $189,900 Active 37 DOM
3. 2026-06-17
   days on market $189,900 Active 36 DOM
4. 2026-06-16
   days on market $189,900 Active 35 DOM
5. 2026-06-15
   days on market $189,900 Active 34 DOM
6. 2026-06-13
   days on market $189,900 Active 32 DOM
7. 2026-06-13
   days on market $189,900 Active 31 DOM
8. 2026-06-09
   days on market $189,900 Active 28 DOM
9. 2026-06-08
   days on market $189,900 Active 27 DOM
10. 2026-06-07
    days on market $189,900 Active 26 DOM
11. 2026-06-04
    days on market $189,900 Active 23 DOM
12. 2026-06-03
    days on market $189,900 Active 22 DOM
13. 2026-06-02
    days on market $189,900 Active 21 DOM
14. 2026-06-01
    days on market $189,900 Active 20 DOM
15. 2026-05-31
    days on market $189,900 Active 19 DOM
16. 2026-05-12
    listed $189,900 Active
17. 2026-05-10
    historical
18. 2026-04-13
    price $210,000
19. 2026-03-14
    historical $1,600
20. 2026-01-12
    price $225,000
21. 2026-01-01
    listed $1,600
22. 2025-12-21
    historical $1,600
23. 2025-12-18
    listed $1,600
24. 2025-11-30
    historical $1,600
25. 2025-11-13
    listed $1,600
26. 2025-07-08
    historical $1,600
27. 2025-05-17
    price $240,000
28. 2025-05-08
    listed $1,600
29. 2025-04-14
    listed $255,000 Active
30. 2025-01-31
    historical $1,650
31. 2024-09-29
    price $1,650
32. 2024-08-20
    listed $1,700
33. 2021-08-20
    soldstatus $179,000
34. 2021-08-19
    soldstatus $179,000 Closed 540-char remark

    Show marketing remark (540 chars)

    Fantastic fully-furnished condo in Kissimmee, FL. One of the lowest monthly condo fees in the area. This beautiful, 3 bedroom 2 bathroom is just 5 miles to Disney! This property has been very well maintained. Can be used as a primary residence or a great investment property as it is zoned for short or long term rental. Just a short walk to the bus line and a 5 minute drive to big box retailers and restaurants. Amenities include a resort style pool and spa, gym, picnic area, and tennis court. Don't wait on this one, it won't last long.

35. 2021-07-08
    listed $179,900 540-char remark

    Show marketing remark (540 chars)

    Fantastic fully-furnished condo in Kissimmee, FL. One of the lowest monthly condo fees in the area. This beautiful, 3 bedroom 2 bathroom is just 5 miles to Disney! This property has been very well maintained. Can be used as a primary residence or a great investment property as it is zoned for short or long term rental. Just a short walk to the bus line and a 5 minute drive to big box retailers and restaurants. Amenities include a resort style pool and spa, gym, picnic area, and tennis court. Don't wait on this one, it won't last long.

36. 2021-07-08
    historical 540-char remark

    Show marketing remark (540 chars)

    Fantastic fully-furnished condo in Kissimmee, FL. One of the lowest monthly condo fees in the area. This beautiful, 3 bedroom 2 bathroom is just 5 miles to Disney! This property has been very well maintained. Can be used as a primary residence or a great investment property as it is zoned for short or long term rental. Just a short walk to the bus line and a 5 minute drive to big box retailers and restaurants. Amenities include a resort style pool and spa, gym, picnic area, and tennis court. Don't wait on this one, it won't last long.

37. 2006-03-01
    soldstatus $191,000
38. 2004-12-27
    soldstatus $2,800,000
39. 1993-11-09
    soldstatus $872,700

ⓘ 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: $2,760 · $230/mo
• Projected year-2 tax: $2,760 · $230/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: $24,778
• − Mortgage interest: −$10,637
• − Property taxes: −$2,760
• − Insurance: −$950
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − HOA: −$4,164
• − Depreciation: −$5,524
• Taxable loss: −$3,222
• Est. tax savings @ 24.0%: +$773
• After-tax cash flow: $524/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: Osceola
• NCES district ID: 1201470
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $45,528
• Composite: 35.7/100
• National rank: #4865
• State rank: #60 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: Osceola County · 410,217 people
• City population: 27,422
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 30,859
• Household income: $77,755
• Rent vs Own: 49.7% rent · 50.3% own
• Severe rent burden: 1754.0

Population outlook (Osceola County) Hauer SSP2

• Today (2025): 447,624 people
• By 2030: 511,823 · +14.3%
• By 2040: 642,986 · +43.6%
• By 2050: 774,552 · +73.0%
• By 2075: 1,078,144 · +140.9%
• By 2100: 1,269,660 · +183.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 58% Hispanic / Latino 26% Two or more races 16% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 2% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Estonian 2%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 70% English-only · Spanish 21% Other Indo-European 4% Russian/Polish/Slavic 1%

Political lean MEDSL · Osceola

• 2024 margin: Toss-up / Even · D 48.7% · R 50.2% · Other 1.1%
• 2008→2024 swing: -21.2pp toward R · 2008: 19.7pp · 2024: -1.4pp
• All cycles: 2024: R+1.4 2020: D+13.8 2016: D+25.0 2012: D+24.5 2008: D+19.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.29%
• Current HPI: 176.0826
• Rent YoY: ▼ -3.99%
• 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

-78.2% since first listed

24 events — show timeline

• 2026-05-12 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-14 Rental Removed $1,600 STELLARMLS
• 2026-01-12 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-01 Listed for Rent $1,600 STELLARMLS
• 2025-12-21 Rental Removed $1,600 STELLARMLS
• 2025-12-18 Listed for Rent $1,600 STELLARMLS
• 2025-11-30 Rental Removed $1,600 STELLARMLS
• 2025-11-13 Listed for Rent $1,600 STELLARMLS
• 2025-07-08 Rental Removed $1,600 STELLARMLS
• 2025-05-17 Price Changed $240,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-08 Listed for Rent $1,600 STELLARMLS
• 2025-04-14 Listed $255,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-31 Rental Removed $1,650 STELLARMLS
• 2024-09-29 Price Changed $1,650 STELLARMLS
• 2024-08-20 Listed for Rent $1,700 STELLARMLS
• 2021-08-20 Sold (Public Records) $179,000 Public Records
• 2021-08-19 Sold (MLS) $179,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-07-08 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2006-03-01 Sold (Public Records) $191,000 Public Records
• 2004-12-27 Sold (Public Records) $2,800,000 Public Records
• 1993-11-09 Sold (Public Records) $872,700 Public Records

Property tax history

+8.9%/yr

Latest (2025): $2,760 · -0.2% YoY. Source: county tax records.