9000 US Highway 192 #389 · Four Corners, FL 34714

$132,023

2 bd · 1.0 ba · 408 sqft · Condo public records · 18 Days on market

Built 2002 $262/mo HOA · 17% of rent

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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 +20.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• DSCR +6.5/10.0
• 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

RESORT-STYLE LIVING JUST MINUTES FROM DISNEY! Welcome to this beautifully maintained 2-bedroom, 1-bath home offering 726 square feet of comfortable living space in the highly sought-after Outdoor Resorts Orlando community. Situated on a desirable corner lot, this property features a two-car carport, spacious bedrooms, and a lovely outdoor sitting area perfect for enjoying Florida’s year-round sunshine. Major updates have already been completed, including a brand-new roof, HVAC system, and water heater, providing peace of mind for years to come. Inside, you’ll find a bright and functional layout with generously sized bedrooms and comfortable living spaces designed for easy living

Key facts

• Brand new roof
• Water heater
• Outdoor sitting area

Tags

• CORNER LOT
• OUTDOOR SITTING AREA
• BRAND NEW ROOF
• HVAC SYSTEM
• WATER HEATER
• AMENITY RICH GATED COMMUNITY

Property features AI

Finance

• Other: Furnished; Total living area approximately 896 square feet; Corner lot in gated community (directions available through community entrance)
• Financial info: Lease restrictions apply
• HOA & community: HOA (Sabrina Stone) with required association approval; Monthly HOA approximately $262 (quarterly fee shown as $786); Community amenities include clubhouse, fitness center, pool, tennis courts, sidewalks, golf, and golf-cart friendly paths; Senior community; Pets allowed (cats and dogs)

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Cable available; High-speed internet available; Water connected
• Home design: Modular home; One story; East-facing; Completed condition; Homestead exempt
• Construction: Metal frame construction; Vinyl siding; Metal roof; Slab foundation; Built on 0.06-acre lot
• Exterior features: Private mailbox; Paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Water filtration system
• Laundry & utility: Washer and dryer inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $132k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $132k).
• Recommended offer: $130k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 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); 716 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 $477 of equity ($913 loan paydown + $-436 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 18 days — a 2% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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.
• Current owner paid $18k; list at $132k implies a 654% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,042 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 7.1

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $595
• Equity at exit: $36,171

10-year hold

• IRR: 3.6%
• Equity multiple: 1.34×
• Total profit: $12,504
• Equity at exit: $41,788

Cash invested: $36,966 (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: 716
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,555 medium
• Mortgage (P&I): −$692
• Tax from tax record: −$47 /mo · $565/yr
• Insurance: −$55
• HOA: −$262
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $172

Break-even live

Break-even rent $1,337

Max offer price $132,023

Occupancy floor 84%

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: $33,006
• Closing costs: $3,961
• 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	10d	1	0.22mi

HOA detail condo

• Monthly dues: $262 · $3,144/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $132,023 Active 18 DOM
2. 2026-06-17
   days on market $132,023 Active 17 DOM
3. 2026-06-16
   days on market $132,023 Active 16 DOM
4. 2026-06-15
   days on market $132,023 Active 15 DOM
5. 2026-06-13
   days on market $132,023 Active 13 DOM
6. 2026-06-10
   days on market $132,023 Active 10 DOM
7. 2026-06-09
   days on market $132,023 Active 9 DOM
8. 2026-06-08
   days on market $132,023 Active 8 DOM
9. 2026-06-07
   days on market $132,023 Active 7 DOM
10. 2026-06-05
    days on market $132,023 Active 4 DOM
11. 2026-06-03
    days on market $132,023 Active 3 DOM
12. 2026-06-03
    days on market $132,023 Active 2 DOM
13. 2026-06-01
    remarks 687-char remark
14. 2026-06-01
    listed $132,023 Active 1 DOM

ⓘ 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: $565 · $47/mo
• Projected year-2 tax: $1,096 · $91/mo
• Expected delta: +$531/yr (+$44/mo · 94.0%)

ⓘ 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 · 24 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: $18,655
• − Mortgage interest: −$7,395
• − Property taxes: −$565
• − Insurance: −$660
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − HOA: −$3,144
• − Depreciation: −$3,841
• Taxable income: $65
• Est. tax owed @ 24.0%: −$16
• After-tax cash flow: $2,045/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

+654.4% since first listed

4 events — show timeline

• 2026-06-01 Listed $132,023 Stellar MLS as Distributed by MLS Grid
• 2019-05-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-04-23 Listed $96,876 Stellar MLS as Distributed by MLS Grid
• 2001-04-05 Sold (Public Records) $17,500 Public Records

Property tax history

-1.9%/yr

Latest (2025): $565 · +27.5% YoY. Source: county tax records.