6337 Parc Corniche Dr #2107 · Williamsburg, FL 32821

$125,000

1 bd · 1.0 ba · 546 sqft · Condo · 333 Days on market

Built 1989 $550/mo HOA · 36% 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).

• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Cash flow +6.6/30.0
• 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
• DSCR +0.9/10.0

Listing remarks MLS

One bedroom fully furnished ground floor unit available at the Parc Corniche Resort on the famous International Drive right near Sea World and just minutes from Walt Disney World and Universal Orlando Resort. This is a corner unit with an extra patio area that overlooks a private green space. The community is a condo-hotel resort with an onsite management company to handle to the rentals for you! You can also manage the rentals yourself to maximize your returns. The community features heated pool, jacuzzi, onsite bar and grill restaurant, convenience store and coin laundry. Condo dues are $351.08 per month and include cable, water, sewer, garbage removal, and maintenance of the common areas. This property is actively being rented and more pictures will be posted once the current guest departs.

Key facts

• Suite-style condo
• Fitness center
• On-site restaurants

Tags

• SUITE-STYLE CONDO
• RESORT-STYLE AMENITIES
• HEATED POOL
• OUTDOOR JACUZZI
• FITNESS CENTER
• ON-SITE RESTAURANTS

Property features AI

Finance

• Other: Irrigation equipment on property
• Financial info: Total monthly fees $550.46; Total annual fees $6,605.52; Lease restrictions apply
• HOA & community: HOA required (monthly fee $550.46); Community amenities: fitness center, playground, pool, tennis courts, street lights; No pets allowed

Exterior

• Utilities: Public water; Public sewer; Cable connected; Broadband/high-speed internet available
• Home design: Condo-hotel; One level; Faces south
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as part of a multi-story building (total 3 stories)
• Exterior features: Balcony; Exterior lighting; On-site tennis courts

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat; Central air
• Interior features: Open floorplan; Elevator not in building
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-203 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $96k (23.5% below list).
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $96k (23.5% below list) — sets the bar for cash-flow.

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, schools 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.
• Market conditions: Rents falling (-3.2%/yr); 279 active listings in the ZIP; 14 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).

Forward outlook

• In year one you build about $1k of equity ($864 loan paydown + $371 appreciation (0.3% local appreciation)).
• Orange County population projected at +52% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 333 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask is 32% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $60k; list at $125k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $95,652 (23.5% 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 333 days. Have you received any prior offers? Is the seller open to a 23% 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: 1.23% ✓
• Cap rate: 4.35%
• Cash-on-cash: -6.95%
• DSCR: 0.69
• GRM: 6.8

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: -11.7%
• Equity multiple: 0.46×
• Total profit: $-18,951
• Equity at exit: $38,162

10-year hold

• IRR: -8.7%
• Equity multiple: 0.13×
• Total profit: $-30,625
• Equity at exit: $47,390

Cash invested: $35,000 (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 32821

• Home prices YoY: 0.1%
• Rents YoY: -3.2%
• Active inventory: 279
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,533 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$550
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-203

Break-even live

Break-even rent $1,790

Max offer price $95,652

Occupancy floor —

Sensitivity live

Price	-10% $-116	-5% $-160	+0% $-203	+5% $-246	+10% $-289
Rent	-10% $-324	-5% $-263	+0% $-203	+5% $-142	+10% $-82
Rate	-1.0pp $-140	-0.5pp $-171	base $-203	+0.5pp $-235	+1.0pp $-268

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6600 Banner Lake Cir Orlando, FL	1.0–3.0	1.0–2.0	975	$1,199	$1.23	2d	18	0.32mi
11508 Westwood Blvd #313 Orlando, FL	1.0	1.0	715	$2,800	$3.92	24d	1	0.54mi
6902 Villa De Costa Dr Orlando, FL	2.0	2.0	738	$1,500	$2.03	14d	1	0.56mi
6820 Axis West Cir Orlando, FL	1.0–3.0	1.0–2.0	1033	$1,845	$1.79	3d	18	0.81mi
6801 Integra Cove Blvd Orlando, FL	3.0	1.0–2.0	966	$1,921	$1.99	3d	30	0.82mi
6739 Mission Club Blvd Orlando, FL	1.0–3.0	1.0–2.0	947	$1,305	$1.38	2d	24	0.96mi
6260 Juniper Pine Way Orlando, FL	1.0–3.0	1.0–2.0	1094	$1,753	$1.60	3d	32	1.08mi
6701 Westwood Blvd Orlando, FL	1.0–2.0	1.0–2.0	735	$1,099	$1.50	4d	6	1.09mi
7010 Bayfront Scenic Dr Orlando, FL	1.0–2.0	1.0–2.0	903	$1,725	$1.91	4d	21	1.22mi
12515 Lake Square Cir Orlando, FL	1.0–3.0	1.0–2.0	1087	$1,475	$1.36	2d	21	1.33mi
7511 Solstice Cir Orlando, FL	3.0	1.0–2.0	1168	$2,110	$1.81	3d	36	1.35mi
11115 S Beach Cir Orlando, FL	1.0–3.0	1.0–2.0	1116	$1,814	$1.63	2d	50	1.39mi
7119 Sand Lake Reserve Dr Orlando, FL	1.0–3.0	1.0–2.0	1041	$1,780	$1.71	2d	17	1.40mi
10535 Hamilton Dawn St Orlando, FL	1.0–2.0	1.0–2.0	936	$1,663	$1.78	4d	22	1.40mi

HOA detail condo

• Monthly dues: $550 · $6,600/yr
• Likely covers: watersewertrashcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $125,000 Active 333 DOM
2. 2026-06-18
   days on market $125,000 Active 330 DOM
3. 2026-06-17
   days on market $125,000 Active 329 DOM
4. 2026-06-16
   days on market $125,000 Active 328 DOM
5. 2026-06-15
   days on market $125,000 Active 327 DOM
6. 2026-06-13
   days on market $125,000 Active 325 DOM
7. 2026-06-13
   days on market $125,000 Active 324 DOM
8. 2026-06-09
   days on market $125,000 Active 321 DOM
9. 2026-06-08
   days on market $125,000 Active 320 DOM
10. 2026-06-07
    days on market $125,000 Active 319 DOM
11. 2026-06-04
    days on market $125,000 Active 316 DOM
12. 2026-06-03
    days on market $125,000 Active 315 DOM
13. 2026-06-02
    days on market $125,000 Active 314 DOM
14. 2026-06-02
    days on market $125,000 Active 313 DOM
15. 2026-05-31
    days on market $125,000 Active 312 DOM
16. 2026-01-13
    price $125,000
17. 2025-07-23
    listed $95,000 Active
18. 2017-06-14
    listed $78,000 Active
19. 2016-08-23
    historical 804-char remark

    Show marketing remark (804 chars)

    One bedroom fully furnished ground floor unit available at the Parc Corniche Resort on the famous International Drive right near Sea World and just minutes from Walt Disney World and Universal Orlando Resort. This is a corner unit with an extra patio area that overlooks a private green space. The community is a condo-hotel resort with an onsite management company to handle to the rentals for you! You can also manage the rentals yourself to maximize your returns. The community features heated pool, jacuzzi, onsite bar and grill restaurant, convenience store and coin laundry. Condo dues are $351.08 per month and include cable, water, sewer, garbage removal, and maintenance of the common areas. This property is actively being rented and more pictures will be posted once the current guest departs.

20. 2016-08-19
    soldstatus $59,500 Sold 804-char remark

    Show marketing remark (804 chars)

    One bedroom fully furnished ground floor unit available at the Parc Corniche Resort on the famous International Drive right near Sea World and just minutes from Walt Disney World and Universal Orlando Resort. This is a corner unit with an extra patio area that overlooks a private green space. The community is a condo-hotel resort with an onsite management company to handle to the rentals for you! You can also manage the rentals yourself to maximize your returns. The community features heated pool, jacuzzi, onsite bar and grill restaurant, convenience store and coin laundry. Condo dues are $351.08 per month and include cable, water, sewer, garbage removal, and maintenance of the common areas. This property is actively being rented and more pictures will be posted once the current guest departs.

21. 2016-07-22
    status Pending 804-char remark

    Show marketing remark (804 chars)

    One bedroom fully furnished ground floor unit available at the Parc Corniche Resort on the famous International Drive right near Sea World and just minutes from Walt Disney World and Universal Orlando Resort. This is a corner unit with an extra patio area that overlooks a private green space. The community is a condo-hotel resort with an onsite management company to handle to the rentals for you! You can also manage the rentals yourself to maximize your returns. The community features heated pool, jacuzzi, onsite bar and grill restaurant, convenience store and coin laundry. Condo dues are $351.08 per month and include cable, water, sewer, garbage removal, and maintenance of the common areas. This property is actively being rented and more pictures will be posted once the current guest departs.

22. 2016-06-24
    listed $59,900 Active 804-char remark

    Show marketing remark (804 chars)

    One bedroom fully furnished ground floor unit available at the Parc Corniche Resort on the famous International Drive right near Sea World and just minutes from Walt Disney World and Universal Orlando Resort. This is a corner unit with an extra patio area that overlooks a private green space. The community is a condo-hotel resort with an onsite management company to handle to the rentals for you! You can also manage the rentals yourself to maximize your returns. The community features heated pool, jacuzzi, onsite bar and grill restaurant, convenience store and coin laundry. Condo dues are $351.08 per month and include cable, water, sewer, garbage removal, and maintenance of the common areas. This property is actively being rented and more pictures will be posted once the current guest departs.

ⓘ 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: $18,395
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − HOA: −$6,600
• − Depreciation: −$3,636
• Taxable loss: −$4,286
• Est. tax savings @ 24.0%: +$1,029
• After-tax cash flow: $-1,405/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

+108.7% since first listed

7 events — show timeline

• 2026-01-13 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-23 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2017-06-14 Listed $78,000 Stellar MLS as Distributed by MLS Grid
• 2016-08-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-08-19 Sold (MLS) $59,500 Stellar MLS as Distributed by MLS Grid
• 2016-07-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-06-24 Listed $59,900 Stellar MLS as Distributed by MLS Grid