9000 US Highway 192 #729 · Four Corners, FL 34714

$79,900

1 bd · 1.0 ba · 408 sqft · Condo public records · 24 Days on market

Built 1987 $256/mo HOA · 18% of rent

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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 +29.5/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

55+. Park model with addition. Florida Room has glass windows, heat, and air. Partially furnished. A/C – 2011. Flooring, refrigerator, and water heater – 2015. Roof – 2017. Nice home. Priced to sell. Outdoor Resorts has many amenities including two pools, clubhouse, nine hole golf course, tennis, shuffleboard and offers many activities for the residents. This park is located on 175+/- acre Lake Davenport and is gated. HOA fees $517/quarter pay for water, sewer, basic cable, trash, and lawn mowing. Come check this out before it’s gone!

Key facts

• Furnished as seen
• New appliances
• Newer water heater

Tags

• LARGE FLORIDA ROOM
• NEW APPLIANCES
• NEWER RUBBER ROOF
• WIDE DRIVEWAY
• NEWER WATER HEATER
• FURNISHED AS SEEN

Property features AI

Finance

• Other: Directions: US Hwy 192 to one mile east of US Hwy 27
• Financial info: Lease restrictions apply; Total monthly fees $256; total annual fees $3,072
• HOA & community: Has HOA; monthly HOA $256 (quarterly fee $768); Association approval required; Association amenities include clubhouse, gated community, pool, racquetball and tennis courts; Community features: golf, pool, racquetball, tennis courts, street lights; Senior community; Pets allowed with restrictions and limits

Exterior

• Parking: Driveway
• Utilities: Well water; Public sewer; Other utilities
• Home design: Manufactured home (single wide); Residential property; One level; North-facing
• Construction: Vinyl siding; Shingle roof; Crawlspace and slab foundation; Built as a Dream single-wide manufactured home
• Exterior features: Patio; Storage building/structure; Near public transit; Paved and private lot

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Window treatments
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: 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.
• Zoned schools: Loughman Oaks Elementary School (math 36% / reading 36%, grade F, #1,670 of 2,144 statewide, top 78%, 1,052 students, 37% FRL); Lake Alfred Polytech Academy (math 41% / reading 43%, grade D-, #340 of 571 statewide, top 61%, 645 students, 59% FRL); Ridge Community High School (math 12% / reading 33%, grade F, #539 of 667 statewide, top 81%, 2,711 students, 48% FRL).
• Market conditions: Rents falling (-3.5%/yr); 729 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 $288 of equity ($552 loan paydown + $-264 appreciation (-0.3% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.3% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 $45k; list at $80k implies a 78% 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 $78,701 (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: 1.74% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.35%
• DSCR: 1.68
• GRM: 4.8

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: 10.6%
• Equity multiple: 1.48×
• Total profit: $10,763
• Equity at exit: $21,891

10-year hold

• IRR: 13.0%
• Equity multiple: 2.20×
• Total profit: $26,948
• Equity at exit: $25,290

Cash invested: $22,372 (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: 729
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,389 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$103 /mo · $1,237/yr
• Insurance: −$33
• HOA: −$256
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $286

Break-even live

Break-even rent $1,027

Max offer price $79,900

Occupancy floor 74%

Sensitivity live

Price	-10% $331	-5% $309	+0% $286	+5% $263	+10% $241
Rent	-10% $176	-5% $231	+0% $286	+5% $341	+10% $396
Rate	-1.0pp $326	-0.5pp $306	base $286	+0.5pp $265	+1.0pp $244

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: $19,975
• Closing costs: $2,397
• 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	12d	1	0.16mi

HOA detail condo

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

Listing history 26 events

1. 2026-06-22
   days on market $79,900 Active 24 DOM
2. 2026-06-18
   days on market $79,900 Active 21 DOM
3. 2026-06-17
   days on market $79,900 Active 20 DOM
4. 2026-06-16
   days on market $79,900 Active 19 DOM
5. 2026-06-15
   days on market $79,900 Active 18 DOM
6. 2026-06-13
   days on market $79,900 Active 16 DOM
7. 2026-06-10
   days on market $79,900 Active 13 DOM
8. 2026-06-09
   days on market $79,900 Active 12 DOM
9. 2026-06-08
   days on market $79,900 Active 11 DOM
10. 2026-06-07
    days on market $79,900 Active 10 DOM
11. 2026-06-05
    days on market $79,900 Active 7 DOM
12. 2026-06-03
    days on market $79,900 Active 6 DOM
13. 2026-06-03
    days on market $79,900 Active 5 DOM
14. 2026-06-01
    days on market $79,900 Active 4 DOM
15. 2026-05-31
    days on market $79,900 Active 3 DOM
16. 2026-05-28
    listed $79,900 Active
17. 2026-02-04
    soldstatus $45,000
18. 2020-02-12
    soldstatus $65,000
19. 2020-02-07
    soldstatus $65,000 Sold 567-char remark

    Show marketing remark (567 chars)

    55+. Park model with addition. Florida Room has glass windows, heat, and air. Partially furnished. A/C – 2011. Flooring, refrigerator, and water heater – 2015. Roof – 2017. Nice home. Priced to sell. Outdoor Resorts has many amenities including two pools, clubhouse, nine hole golf course, tennis, shuffleboard and offers many activities for the residents. This park is located on 175+/- acre Lake Davenport and is gated. HOA fees $517/quarter pay for water, sewer, basic cable, trash, and lawn mowing. Come check this out before it’s gone!

20. 2020-01-10
    status Pending 567-char remark

    Show marketing remark (567 chars)

    55+. Park model with addition. Florida Room has glass windows, heat, and air. Partially furnished. A/C – 2011. Flooring, refrigerator, and water heater – 2015. Roof – 2017. Nice home. Priced to sell. Outdoor Resorts has many amenities including two pools, clubhouse, nine hole golf course, tennis, shuffleboard and offers many activities for the residents. This park is located on 175+/- acre Lake Davenport and is gated. HOA fees $517/quarter pay for water, sewer, basic cable, trash, and lawn mowing. Come check this out before it’s gone!

21. 2020-01-09
    listed $69,900 Active 567-char remark

    Show marketing remark (567 chars)

    55+. Park model with addition. Florida Room has glass windows, heat, and air. Partially furnished. A/C – 2011. Flooring, refrigerator, and water heater – 2015. Roof – 2017. Nice home. Priced to sell. Outdoor Resorts has many amenities including two pools, clubhouse, nine hole golf course, tennis, shuffleboard and offers many activities for the residents. This park is located on 175+/- acre Lake Davenport and is gated. HOA fees $517/quarter pay for water, sewer, basic cable, trash, and lawn mowing. Come check this out before it’s gone!

22. 2011-02-21
    soldstatus $38,000
23. 2011-02-07
    soldstatus $38,000 341-char remark

    Show marketing remark (341 chars)

    Park Model with addition. Florida Room has glass windows, heat and air. Some furnishings; Excellent price. Outdoor Resorts has many amenities including 2 pools, clubhouse, nine hole golf course, tennis, shuffleboard and offers many activities for theresidents. The community is located on Lake Davenport and has a boat ramp and some docking.

24. 2010-10-23
    listed $49,500 341-char remark

    Show marketing remark (341 chars)

    Park Model with addition. Florida Room has glass windows, heat and air. Some furnishings; Excellent price. Outdoor Resorts has many amenities including 2 pools, clubhouse, nine hole golf course, tennis, shuffleboard and offers many activities for theresidents. The community is located on Lake Davenport and has a boat ramp and some docking.

25. 1998-06-15
    soldstatus $43,900
26. 1979-05-01
    soldstatus $10,000

ⓘ 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: $1,237 · $103/mo
• Projected year-2 tax: $1,237 · $103/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 · 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: $16,671
• − Mortgage interest: −$4,476
• − Property taxes: −$1,237
• − Insurance: −$400
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − HOA: −$3,072
• − Depreciation: −$2,324
• Taxable income: $2,495
• Est. tax owed @ 24.0%: −$599
• After-tax cash flow: $2,835/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

+699.0% since first listed

11 events — show timeline

• 2026-05-28 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-04 Sold (Public Records) $45,000 Public Records
• 2020-02-12 Sold (Public Records) $65,000 Public Records
• 2020-02-07 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2020-01-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-01-09 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2011-02-21 Sold (Public Records) $38,000 Public Records
• 2011-02-07 Sold (MLS) $38,000 Stellar MLS as Distributed by MLS Grid
• 2010-10-23 Listed $49,500 Stellar MLS as Distributed by MLS Grid
• 1998-06-15 Sold (Public Records) $43,900 Public Records
• 1979-05-01 Sold (Public Records) $10,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,237 · +16.0% YoY. Source: county tax records.