9000 US Highway 192 #317 · Four Corners, FL 34714

$128,900

2 bd · 1.5 ba · 372 sqft · Condo public records · 398 Days on market

Built 1988 $256/mo HOA · 17% of rent ↓ 24% since listing

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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 +18.9/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• DSCR +5.9/10.0
• 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

Great opportunity to own a double-wide all one level home in the sought-after ORO community! This charming 2 bedroom, 1.5-bath home is filled with natural light thanks to two skylights and lots of windows. You will find four ceiling fans throughout. The roof was replaced just last year, and the home offers plenty of built-in closets for extra storage. Furniture is included, making this an easy and comfortable transition for seasonal or full-time living. Relax and unwind on your covered front porch- perfect for enjoying those breezy Florida days. Best of all, in ORO you OWN THE LAND, and the HOA covers: trash, water, basic cable, sewer, lawn care, 24-hr security & resort-style ameniti

Key facts

• Two skylights
• Covered front porch
• Double-wide home

Tags

• DOUBLE-WIDE HOME
• NATURAL LIGHT
• TWO SKYLIGHTS
• BUILT-IN CLOSETS
• COVERED FRONT PORCH
• OWN THE LAND

Property features AI

Finance

• Other: Total acreage: less than 1/4 acre (approx. 0.03 acres); Road surface: asphalt
• HOA & community: HOA: Sabrina Stone; Quarterly association fee (approximately $768); Monthly HOA equivalent about $256; Association fee includes 24-hour guard, cable TV, pool, grounds maintenance, management, private road, recreational facilities, security, and water; Senior community; Pets allowed (dogs, with number limits)

Exterior

• Utilities: Private water; Public sewer; Cable available; Electricity connected
• Home design: Manufactured home (double wide); Residential property; One story; Faces northeast; Homestead property
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built area approximately 672 sq ft
• Exterior features: Rain gutters; Sliding doors; Lake access (limited)

Interior

• Kitchen: Cooktop; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen/family room combo; Window treatments; Skylight
• Laundry & utility: Washer and dryer inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $113k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 falling (-3.5%/yr); 719 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 $466 of equity ($891 loan paydown + $-425 appreciation (-0.3% 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 398 days — a 12% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,432 (12.0% below list)

Questions for the listing agent

1. It's been on market 398 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.20% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.37%
• DSCR: 1.19
• GRM: 6.9

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: -1.1%
• Equity multiple: 0.95×
• Total profit: $-1,774
• Equity at exit: $35,316

10-year hold

• IRR: 2.1%
• Equity multiple: 1.19×
• Total profit: $6,986
• Equity at exit: $40,800

Cash invested: $36,092 (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: 719
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$107 /mo · $1,289/yr
• Insurance: −$54
• HOA: −$256
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $132

Break-even live

Break-even rent $1,384

Max offer price $128,900

Occupancy floor 87%

Sensitivity live

Price	-10% $205	-5% $168	+0% $132	+5% $95	+10% $59
Rent	-10% $9	-5% $70	+0% $132	+5% $193	+10% $254
Rate	-1.0pp $196	-0.5pp $164	base $132	+0.5pp $98	+1.0pp $64

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: $32,225
• Closing costs: $3,867
• 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	11d	1	0.09mi

HOA detail condo

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

Listing history 19 events

1. 2026-06-18
   days on market $128,900 Active 398 DOM
2. 2026-06-17
   days on market $128,900 Active 397 DOM
3. 2026-06-16
   days on market $128,900 Active 396 DOM
4. 2026-06-15
   days on market $128,900 Active 395 DOM
5. 2026-06-13
   days on market $128,900 Active 393 DOM
6. 2026-06-10
   days on market $128,900 Active 390 DOM
7. 2026-06-09
   days on market $128,900 Active 389 DOM
8. 2026-06-08
   days on market $128,900 Active 388 DOM
9. 2026-06-07
   days on market $128,900 Active 387 DOM
10. 2026-06-05
    days on market $128,900 Active 384 DOM
11. 2026-06-03
    days on market $128,900 Active 382 DOM
12. 2026-06-01
    days on market $128,900 Active 381 DOM
13. 2026-05-31
    days on market $128,900 Active 380 DOM
14. 2026-03-30
    price $128,900
15. 2025-12-16
    price $139,900
16. 2025-11-24
    price $149,900
17. 2025-09-29
    price $159,900
18. 2025-06-08
    price $164,900
19. 2025-05-16
    listed $170,000 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: $1,289 · $107/mo
• Projected year-2 tax: $1,289 · $107/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 · 21 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: $18,602
• − Mortgage interest: −$7,220
• − Property taxes: −$1,289
• − Insurance: −$644
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − HOA: −$3,072
• − Depreciation: −$3,750
• Taxable loss: −$350
• Est. tax savings @ 24.0%: +$84
• After-tax cash flow: $1,662/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

-24.2% since first listed

6 events — show timeline

• 2026-03-30 Price Changed $128,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-16 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-24 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-29 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-08 Price Changed $164,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-16 Listed $170,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.3%/yr

Latest (2025): $1,289 · +15.6% YoY. Source: county tax records.