6324 Parc Corniche Dr #1313 · Williamsburg, FL 32821

$89,000

2 bd · 2.0 ba · 759 sqft · Condo public records · 62 Days on market

Built 1989 $793/mo HOA · 37% of rent ↓ 10% since listing

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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 +27.7/30.0
• 1% rule +10.0/10.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0

Listing remarks

Under contract-accepting backup offers. Positioned in the heart of Orlando’s high-demand tourism corridor, this fully furnished 2-bedroom, 2-bathroom condo at Parc Corniche Condominium Resort presents a strong investment opportunity with built-in income potential. Featuring a desirable split floor plan and open concept layout, the unit offers granite countertops in the kitchen and bathrooms, a combined living and dining area, and a private balcony—attributes that appeal to short-term rental guests seeking comfort and convenience. The community operates an on-site short-term rental program, providing a streamlined management option for investors, along with scheduled shuttle serv

Key facts

• Restaurant
• Fitness center
• Private balcony

Tags

• SPLIT FLOOR PLAN
• PRIVATE BALCONY
• HEATED POOL
• FITNESS CENTER
• PLAYGROUND
• RESTAURANT

Property features AI

Finance

• Financial info: Total annual association fees $9,516; Lease restrictions apply
• HOA & community: Monthly condo fee of $793 (includes pool, fitness center, playground, security, water, insurance, structure and grounds maintenance, and recreational facilities); Association approval required; Unit is offered furnished

Exterior

• Utilities: Public water; Public sewer; Cable connected
• Home design: Residential condo-hotel; Located on 3rd floor; Faces west; One living level
• Construction: Block and stucco construction; Tile roof; Slab foundation; Built as completed property
• Exterior features: Balcony; Asphalt road access

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan; Elevator in building
• Laundry & utility: No laundry in unit (none listed)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $89k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.5% in Williamsburg — 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 85/100 on livability (#29 in FL, #608 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, crime A; Watch: amenities D.
• Orange (suburban): math 46% / reading 51% proficiency, ranked #43 of 73 in FL (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sunshine Elementary (math 41% / reading 43%, grade F, #1,403 of 2,144 statewide, top 67%, 949 students, 41% FRL); Lake Buena Vista High School (1,714 students, 49% FRL).
• Market conditions: Rents falling (-3.2%/yr); 279 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 37% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $879 of equity ($615 loan paydown + $264 appreciation (0.3% local appreciation)).
• Orange County population projected at +52% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.3% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.

Recommended offer $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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: 2.41% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.87%
• DSCR: 1.57
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.3% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.40×
• Total profit: $9,920
• Equity at exit: $27,171

10-year hold

• IRR: 9.1%
• Equity multiple: 1.86×
• Total profit: $21,541
• Equity at exit: $33,741

Cash invested: $24,920 (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 32821

• Home prices YoY: 0.1%
• Rents YoY: -3.2%
• Active inventory: 279
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,144 high
• Mortgage (P&I): −$467
• Tax from tax record: −$130 /mo · $1,558/yr
• Insurance: −$37
• HOA: −$793
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $267

Break-even live

Break-even rent $1,806

Max offer price $89,000

Occupancy floor 83%

Sensitivity live

Price	-10% $318	-5% $293	+0% $267	+5% $242	+10% $217
Rent	-10% $98	-5% $183	+0% $267	+5% $352	+10% $437
Rate	-1.0pp $312	-0.5pp $290	base $267	+0.5pp $244	+1.0pp $221

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6000 Paradiso Grande Blvd Orlando, FL	1.0–3.0	1.0–2.0	1305	$2,836	$2.17	8d	21	0.19mi
10107 Ancora Cir Orlando, FL	1.0–3.0	1.0–2.0	1091	$2,102	$1.93	4d	23	0.22mi
6600 Banner Lake Cir Orlando, FL	1.0–3.0	1.0–2.0	975	$1,824	$1.87	3d	18	0.37mi
11833 Westwood Blvd Orlando, FL	1.0–3.0	1.0–2.0	1085	$2,229	$2.05	2d	11	0.41mi
11128 Grande Pines Cir Orlando, FL	1.0–3.0	1.0–2.0	1049	$2,053	$1.96	15d	19	0.54mi
11128 Grande Pines Cir Orlando, FL	1.0–3.0	1.0–2.0	1049	$2,019	$1.92	3d	16	0.54mi
11544 Westwood Blvd #1311 Orlando, FL	2.0	2.0	971	$1,750	$1.80	24d	1	0.57mi
11538 Westwood Blvd #218 Orlando, FL	2.0	2.0	1100	$3,000	$2.73	24d	1	0.58mi
11588 Westwood Blvd #1514 Orlando, FL	1.0	1.0	800	$2,400	$3.00	24d	1	0.58mi
11508 Westwood Blvd #313 Orlando, FL	1.0	1.0	715	$2,800	$3.92	24d	1	0.60mi
6902 Villa De Costa Dr Orlando, FL	2.0	2.0	738	$1,600	$2.17	14d	1	0.60mi
11582 Westwood Blvd Orlando, FL	1.0	1.0	754	$1,374	$1.82	24d	2	0.61mi
11520 Westwood Blvd Orlando, FL	2.0	2.0	985	$2,450	$2.49	8d	2	0.61mi
11520 Westwood Blvd Orlando, FL	2.0	2.0	1000	$3,000	$3.00	24d	1	0.61mi
11532 Westwood Blvd #628 Orlando, FL	2.0	2.0	1100	$3,000	$2.73	24d	1	0.64mi
11574 Westwood Blvd #1134 Orlando, FL	1.0	1.0	754	$1,200	$1.59	24d	1	0.64mi
11568 Westwood Blvd #1021 Orlando, FL	2.0	2.0	1067	$1,775	$1.66	18d	1	0.69mi
6800 Villa de Costa Dr Orlando, FL	2.0	2.0	960	$1,899	$1.98	3d	6	0.71mi
11562 Westwood Blvd #934 Orlando, FL	1.0	1.0	800	$2,400	$3.00	24d	1	0.71mi
11562 Westwood Blvd Orlando, FL	1.0–2.0	1.0–2.0	933	$2,400	$2.57	8d	2	0.72mi
12024 Meadow Bend Loop Orlando, FL	1.0–3.0	1.0–2.0	1058	$1,962	$1.85	24d	31	0.85mi
6801 Integra Cove Blvd Orlando, FL	3.0	1.0–2.0	966	$2,251	$2.33	3d	30	0.86mi
6820 Axis West Cir Orlando, FL	1.0–3.0	1.0–2.0	1033	$2,343	$2.27	3d	18	0.86mi
6739 Mission Club Blvd Orlando, FL	1.0–3.0	1.0–2.0	947	$1,652	$1.74	3d	24	0.99mi
6701 Westwood Blvd Orlando, FL	1.0–2.0	1.0–2.0	735	$1,699	$2.31	4d	6	1.11mi
7118 Altis Way Orlando, FL	1.0–3.0	1.0–2.0	1119	$2,112	$1.89	2d	20	1.12mi
6260 Juniper Pine Way Orlando, FL	1.0–3.0	1.0–2.0	1094	$2,492	$2.28	3d	32	1.14mi
7010 Bayfront Scenic Dr Orlando, FL	1.0–2.0	1.0–2.0	903	$2,800	$3.10	4d	21	1.25mi
12515 Lake Square Cir Orlando, FL	1.0–3.0	1.0–2.0	1087	$3,022	$2.78	2d	21	1.37mi
7511 Solstice Cir Orlando, FL	3.0	1.0–2.0	1168	$2,527	$2.16	3d	36	1.41mi
11115 S Beach Cir Orlando, FL	1.0–3.0	1.0–2.0	1116	$2,422	$2.17	3d	50	1.43mi
7119 Sand Lake Reserve Dr Orlando, FL	1.0–3.0	1.0–2.0	1041	$2,295	$2.20	2d	17	1.44mi
10535 Hamilton Dawn St Orlando, FL	1.0–2.0	1.0–2.0	936	$2,642	$2.82	4d	22	1.46mi

HOA detail condo

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

Listing history 3 events

1. 2026-04-30
   status Pending
2. 2026-04-22
   price $89,000
3. 2026-02-27
   listed $99,000 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: $1,558 · $130/mo
• Projected year-2 tax: $1,558 · $130/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,732
• − Mortgage interest: −$4,985
• − Property taxes: −$1,558
• − Insurance: −$445
• − Repairs & maintenance: −$2,059
• − Management: −$2,059
• − HOA: −$9,516
• − Depreciation: −$2,589
• Taxable income: $2,521
• Est. tax owed @ 24.0%: −$605
• After-tax cash flow: $2,603/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: Orange
• NCES district ID: 1201440
• Math proficiency: 46% ▼ -9.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $49,350
• Composite: 41.47/100
• National rank: #3461
• State rank: #43 of 73 in FL

Livability — Williamsburg

• Score: 85/100
• State rank: #29
• US rank: #608

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 1,471,359 people
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 26,161
• Household income: $69,348
• Rent vs Own: 68.3% rent · 31.7% own
• Severe rent burden: 1840.0

Population outlook (Orange County) Hauer SSP2

• Today (2025): 1,618,226 people
• By 2030: 1,787,404 · +10.5%
• By 2040: 2,125,621 · +31.4%
• By 2050: 2,454,016 · +51.6%
• By 2075: 3,173,711 · +96.1%
• By 2100: 3,607,781 · +122.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 43% Hispanic / Latino 41% Two or more races 19% Black 6% Asian 3% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 11% Cuban 1% Dominican 4%
• Common ancestry: Romanian 3% Lithuanian 2% Estonian 2%
• Foreign-born: 29% · Canada, Jamaica, China
• Languages at home: 58% English-only · Spanish 32% Other Indo-European 4% Other Asian/Pacific 2%

Political lean MEDSL · Orange

• 2024 margin: D (+13.6) · D 56.1% · R 42.5% · Other 1.3%
• 2008→2024 swing: -5.0pp toward R · 2008: 18.6pp · 2024: 13.6pp
• All cycles: 2024: D+13.6 2020: D+23.1 2016: D+24.6 2012: D+18.2 2008: D+18.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.30%
• Current HPI: 300.2268
• Rent YoY: ▼ -3.20%
• 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

-10.1% since first listed

3 events — show timeline

• 2026-04-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $89,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Listed $99,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.7%/yr

Latest (2025): $1,558 · +4.3% YoY. Source: county tax records.