14501 Grove Resort #2535 · Four Corners, FL 34887

$175,000

2 bd · 2.0 ba · 1,434 sqft · Condo · 125 Days on market

Built 2018 $1025/mo HOA · 42% 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).

• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Cash flow +6.1/30.0
• Appreciation +5.0/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0

Listing remarks

Welcome to the 4-Star Grove Resort & Spa Orlando! This high floor, corner unit offers a spacious split bedroom layout w/ 1,434 SF of living area. This model features an oversized Primary Suite with separate corner sitting area and the 2nd bedroom features 2 queen size beds. This condo sleeps 8! Other features include a modern interior with solid wood cabinets, solid surface countertops in the kitchen & baths, stainless steel appliances, in-unit laundry room, and all furniture & furnishings are included and ready for your turn-key vacation resort. The resort features outstanding amenities including on-site restaurants, spa, fitness center, arcade game room, multiple resort

Key facts

• Solid wood cabinets
• In-unit laundry room
• Private lake austin

Tags

• OVERSIZED PRIMARY SUITE
• IN-UNIT LAUNDRY ROOM
• SOLID WOOD CABINETS
• SOLID SURFACE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE LAKE AUSTIN

Property features AI

Finance

• Other: Association pool is heated
• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee; Association amenities include business center, clubhouse, fitness center, pier, playground, pool, spa/hot tub, and elevators; Association fee covers management, amenities, common areas, cable TV, electricity, insurance, internet, grounds maintenance, structure maintenance, parking, pools, sewer, security, trash, and water

Exterior

• Parking: Assigned covered parking; Guest parking; 1 covered/garage space
• Security: Secured lobby; Security guard; Fire sprinkler system; Smoke detectors
• Utilities: Cable available; Electric water heater
• Home design: Attached property; 7-story building; Entry on level 5
• Construction: Metal frame and stone construction; Effective year built
• Exterior features: Balcony (screened); Lakefront location; Exterior lighting

Interior

• Kitchen: Electric range; Self-cleaning oven; Microwave; Dishwasher; Refrigerator
• Bedrooms: Primary suite with sitting area
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Blinds on windows; Breakfast area; Dual sinks; Entrance foyer; Combined family and dining room; Living/dining room; Sitting area in primary suite; Split bedroom layout; Tub with shower; Walk-in closets; Elevator access; Bar
• Laundry & utility: Washer; Dryer; Utility room; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-328 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (27.1% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $128k (27.1% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 3.2% in Four Corners — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• 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: Keenes Crossing Elementary (math 79% / reading 82%, grade A+, #104 of 2,144 statewide, top 5%, 1,000 students, 22% FRL); Bridgewater Middle (math 68% / reading 70%, grade A, #68 of 571 statewide, top 12%, 1,210 students, 18% FRL); West Orange High (math 30% / reading 60%, grade D-, #228 of 667 statewide, top 35%, 2,816 students, 34% FRL) — zoned schools average 25% FRL vs 56% district-wide (32 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 65% at this address vs 48% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Orange average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 1 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Orange County population projected at +52% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.

Recommended offer $127,554 (27.1% 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 125 days. Have you received any prior offers? Is the seller open to a 27% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.38% ✓
• Cap rate: 4.04%
• Cash-on-cash: -8.03%
• DSCR: 0.64
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $864
• Equity at exit: $78,688

10-year hold

• IRR: 4.4%
• Equity multiple: 1.68×
• Total profit: $33,287
• Equity at exit: $121,267

Cash invested: $49,000 (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 34887

• Active inventory: 1
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,413 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$1,025
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $-328

Break-even live

Break-even rent $2,828

Max offer price $127,554

Occupancy floor —

Sensitivity live

Price	-10% $-207	-5% $-267	+0% $-328	+5% $-388	+10% $-449
Rent	-10% $-519	-5% $-423	+0% $-328	+5% $-233	+10% $-137
Rate	-1.0pp $-240	-0.5pp $-283	base $-328	+0.5pp $-373	+1.0pp $-419

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14200 Avalon Rd Unit 1244711P Winter Garden, FL	2.0	2.0	1280	$2,868	$2.24	9d	1	0.32mi
14200 Avalon Rd Winter Garden, FL	2.0	2.0	1245	$1,650	$1.32	25d	3	0.32mi
14505 Tristan Cir Winter Garden, FL	1.0–2.0	1.0–2.0	1007	$2,040	$2.02	9d	33	0.39mi
13335 Peaceful Melody Dr Winter Garden, FL	3.0	3.0	1715	$2,650	$1.55	19d	1	0.47mi
16810 Easthampstead Rd Winter Garden, FL	1.0–2.0	1.0–2.0	1007	$2,130	$2.11	4d	24	0.47mi
14520 Avalon Rd Winter Garden, FL	1.0–2.0	1.0–2.0	915	$2,459	$2.69	0d	83	0.64mi
1421 Retreat Cir Clermont, FL	3.0	2.0	1512	$2,400	$1.59	23d	1	0.77mi
1641 Retreat Cir Clermont, FL	3.0	2.0	1512	$2,099	$1.39	25d	1	0.78mi
17825 Avalon Grove Loop Winter Garden, FL	1.0–3.0	1.0–2.0	972	$2,022	$2.08	0d	122	0.85mi
14095 Lochend Way Winter Garden, FL	3.0	2.5	1760	$2,895	$1.64	22d	1	0.91mi
15002 Windflower Aly Winter Garden, FL	3.0	2.5	1536	$2,350	$1.53	25d	1	0.94mi
17442 Hidden Forest Dr Clermont, FL	3.0	3.0	1852	$2,000	$1.08	22d	1	0.96mi
17517 Blessing Dr Clermont, FL	3.0	3.0	1494	$2,200	$1.47	25d	1	1.02mi
17522 Placidity Ave Clermont, FL	3.0	3.0	1512	$2,400	$1.59	25d	1	1.05mi
17422 Serenidad Blvd Clermont, FL	3.0	3.0	1854	$2,800	$1.51	25d	1	1.05mi
17345 Cagan Crossings Blvd Clermont, FL	3.0	2.0	1269	$2,195	$1.73	14d	1	1.08mi
17440 Placidity Ave Clermont, FL	3.0	3.0	1501	$2,500	$1.67	13d	1	1.08mi
17217 Cagan Crossings Blvd Clermont, FL	3.0	2.0	1695	$2,149	$1.27	0d	1	1.09mi
17350 Blessing Dr Clermont, FL	3.0	3.0	1852	$2,600	$1.40	19d	1	1.11mi
17417 Placidity Ave Clermont, FL	3.0	3.0	1501	$2,650	$1.77	25d	1	1.12mi
17314 Serenidad Blvd Unit 1340347P Clermont, FL	3.0	3.0	1496	$5,649	$3.78	0d	1	1.13mi
12118 Plumpton Dr Winter Garden, FL	3.0	2.5	1567	$2,750	$1.75	25d	1	1.14mi
145 Town Center Blvd Clermont, FL	1.0–3.0	1.0–3.0	1029	$1,850	$1.80	0d	23	1.15mi
3250 Douglas Grand Dr Kissimmee, FL	1.0–4.0	1.0–2.0	1146	$1,975	$1.72	0d	16	1.17mi
3226 Wish Ave Kissimmee, FL	3.0	2.0	1300	$1,600	$1.23	25d	1	1.18mi
15883 Tollington Aly Winter Garden, FL	3.0	2.5	1850	$2,950	$1.59	16d	1	1.18mi
15883 Tollington Aly Winter Garden, FL	3.0	2.5	1850	$2,950	$1.59	6d	1	1.18mi
17177 Cagan Crossings Blvd Clermont, FL	3.0	2.0	1483	$2,500	$1.69	25d	1	1.19mi
15769 Tollington Aly Winter Garden, FL	3.0	2.5	1850	$2,750	$1.49	18d	1	1.19mi
9004 Shine Dr Unit 9004 Kissimmee, FL	3.0	2.0	1300	$1,900	$1.46	25d	1	1.20mi
17216 Blessing Dr Clermont, FL	3.0	3.0	1854	$2,400	$1.29	19d	1	1.22mi
1400 Peaceful Nature Way Clermont, FL	3.0	3.0	1852	$2,400	$1.30	22d	1	1.24mi
1389 Peaceful Nature Way Unit 1244727P Clermont, FL	3.0	3.0	1851	$5,258	$2.84	4d	1	1.25mi
17100 Woodcrest Way Clermont, FL	3.0	2.0	1770	$2,125	$1.20	6d	1	1.25mi
1387 Peaceful Nature Way Clermont, FL	3.0	3.0	1855	$2,600	$1.40	22d	1	1.26mi
1385 Peaceful Nature Way Clermont, FL	3.0	3.0	1852	$3,200	$1.73	25d	1	1.26mi
130 Town Center Blvd Clermont, FL	1.0–3.0	1.0–2.0	904	$1,890	$2.09	0d	20	1.28mi
1411 Serendipity Ln Clermont, FL	3.0	2.5	1853	$2,950	$1.59	22d	1	1.28mi
3369 Tranquil Trl Kissimmee, FL	3.0	3.0	1365	$2,600	$1.90	25d	1	1.29mi
3405 Tranquil Trl Kissimmee, FL	3.0	3.0	1360	$2,450	$1.80	14d	1	1.31mi

HOA detail condo

• Monthly dues: $1,025 · $12,300/yr
• Likely covers: gym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $175,000 Active 125 DOM
2. 2026-06-18
   days on market $175,000 Active 122 DOM
3. 2026-06-17
   days on market $175,000 Active 121 DOM
4. 2026-06-16
   days on market $175,000 Active 120 DOM
5. 2026-06-15
   days on market $175,000 Active 119 DOM
6. 2026-06-13
   days on market $175,000 Active 117 DOM
7. 2026-06-13
   days on market $175,000 Active 116 DOM
8. 2026-06-09
   days on market $175,000 Active 113 DOM
9. 2026-06-08
   days on market $175,000 Active 112 DOM
10. 2026-06-07
    days on market $175,000 Active 111 DOM
11. 2026-06-04
    days on market $175,000 Active 108 DOM
12. 2026-06-03
    days on market $175,000 Active 107 DOM
13. 2026-06-02
    days on market $175,000 Active 106 DOM
14. 2026-06-02
    days on market $175,000 Active 105 DOM
15. 2026-05-31
    days on market $175,000 Active 104 DOM
16. 2026-04-30
    price $179,900
17. 2026-03-09
    price $184,900
18. 2026-02-27
    price $189,900
19. 2026-02-27
    price $189,000
20. 2026-02-15
    listed $199,900 Active
21. 2025-09-05
    historical
22. 2025-04-16
    price $320,000
23. 2024-12-06
    listed $345,000 Active
24. 2024-09-12
    historical
25. 2023-12-10
    listed $529,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,959
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,317
• − Management: −$2,317
• − HOA: −$12,300
• − Depreciation: −$5,091
• Taxable loss: −$6,368
• Est. tax savings @ 24.0%: +$1,528
• After-tax cash flow: $-2,406/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 — 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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-66.1% since first listed

10 events — show timeline

• 2026-04-30 Price Changed $179,900 MARMLS
• 2026-03-09 Price Changed $184,900 MARMLS
• 2026-02-27 Price Changed $189,900 MARMLS
• 2026-02-27 Price Changed $189,000 MARMLS
• 2026-02-15 Listed $199,900 MARMLS
• 2025-09-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-16 Price Changed $320,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-06 Listed $345,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-12 Listing Removed — MARMLS
• 2023-12-10 Listed $529,900 MARMLS