9000 US Highway 192 #135 · Four Corners, FL 34714

$104,000

2 bd · 2.0 ba · 770 sqft · Condo public records · 82 Days on market

Built 2007

---

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 +30.0/30.0
• 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

Charming 2-bedroom, 2-bath home offering 770 sq. ft. of comfortable living space in Clermont. Enjoy an open floor plan with plenty of natural light, perfect for relaxing or entertaining. The property features water views and direct canal access. Conveniently located near shopping, dining, and major highways for easy commuting. A cozy retreat with outdoor space to enjoy Florida's sunshine. Property sold AS-IS.

Key facts

• Water views
• Direct canal access
• Outdoor space

Tags

• WATER VIEWS
• DIRECT CANAL ACCESS
• OUTDOOR SPACE

Property features AI

Finance

• Other: Paved road access
• HOA & community: No association amenities listed; Senior community

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Residential condominium; One story; Faces north; Unit on first floor
• Construction: Vinyl siding; Shingle roof; Other foundation
• Exterior features: Awnings; Rain gutters; On waterfront with canal view; Seawall (other)

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Ceiling fans
• Laundry & utility: Indoor laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $104k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $104k).
• Recommended offer: $98k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $376 of equity ($719 loan paydown + $-343 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 $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $34k; list at $104k implies a 206% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,760 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.60% ✓
• Cap rate: 12.82%
• Cash-on-cash: 23.33%
• DSCR: 2.04
• GRM: 5.2

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: 19.8%
• Equity multiple: 1.91×
• Total profit: $26,564
• Equity at exit: $28,494

10-year hold

• IRR: 22.4%
• Equity multiple: 3.15×
• Total profit: $62,707
• Equity at exit: $32,918

Cash invested: $29,120 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,668 high
• Mortgage (P&I): −$545
• Tax from tax record: −$163 /mo · $1,955/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $566

Break-even live

Break-even rent $951

Max offer price $104,000

Occupancy floor 61%

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Ketner St Davenport, FL	1.0–3.0	1.0–2.0	1057	$1,746	$1.65	3d	22	0.28mi
9000 US Highway 192 #929 Clermont, FL	1.0	1.0	674	$1,350	$2.00	23d	1	0.29mi
1000 Western Breeze Cir Davenport, FL	1.0–3.0	1.0–2.0	1350	$2,448	$1.81	14d	83	0.53mi
130 Town Center Blvd Clermont, FL	1.0–3.0	1.0–2.0	904	$1,890	$2.09	2d	19	0.53mi
145 Town Center Blvd Clermont, FL	1.0–3.0	1.0–3.0	1029	$1,850	$1.80	2d	22	0.56mi
130 Orlando Breeze Cir Davenport, FL	1.0–3.0	1.0–2.0	1022	$2,097	$2.05	14d	21	0.72mi
3250 Douglas Grand Dr Kissimmee, FL	1.0–4.0	1.0–2.0	1146	$1,960	$1.71	3d	15	0.80mi
8929 Legacy Ct Unit 8929 Kissimmee, FL	1.0	1.0	750	$1,616	$2.15	24d	1	0.87mi
8929 Legacy Ct #107 Kissimmee, FL	1.0	1.0	636	$1,400	$2.20	24d	1	0.87mi
17825 Avalon Grove Loop Winter Garden, FL	1.0–3.0	1.0–2.0	972	$2,022	$2.08	2d	120	0.87mi
8925 Legacy Ct #107 Kissimmee, FL	2.0	2.0	1110	$1,700	$1.53	4d	1	0.88mi
232 Nesbitt Park Ave Davenport, FL	2.0	2.0	864	$1,325	$1.53	23d	1	0.89mi
8917 Legacy Ct #207 Kissimmee, FL	2.0	2.0	1110	$1,750	$1.58	24d	1	0.92mi
8913 Legacy Ct #111 Kissimmee, FL	1.0	1.0	747	$1,500	$2.01	24d	1	0.95mi
50989 Highway 27 #108 Davenport, FL	2.0	1.0	800	$1,500	$1.88	21d	1	1.00mi
623 Coconut Palm Way Davenport, FL	3.0	2.0	1100	$1,650	$1.50	23d	1	1.03mi
223 Washington Palm Loop Unit B Davenport, FL	1.0	1.0	745	$1,000	$1.34	23d	1	1.03mi
613 Coconut Palm Way Unit 613 Davenport, FL	1.0	1.0	600	$1,000	$1.67	3d	1	1.03mi
601 Washington Palm Loop Unit B Davenport, FL	1.0	1.0	800	$1,100	$1.38	23d	1	1.06mi
621 Washington Palm Loop Unit Lockout Davenport, FL	1.0	1.0	600	$1,000	$1.67	23d	1	1.07mi
308 Australian Way Davenport, FL	1.0	1.0	600	$1,100	$1.83	3d	1	1.07mi
308 Australian Way Unit B Davenport, FL	1.0	1.0	650	$1,100	$1.69	14d	1	1.07mi
8801 Dunes Ct #204 Kissimmee, FL	2.0	2.0	1048	$1,600	$1.53	24d	1	1.09mi
1325 Washington Palm Loop Davenport, FL	1.0	1.0	600	$1,000	$1.67	3d	1	1.10mi
8812 Dunes Ct #305 Kissimmee, FL	2.0	2.0	1048	$1,500	$1.43	24d	1	1.10mi
217 Australian Way Unit B Davenport, FL	1.0	1.0	600	$1,100	$1.83	3d	1	1.11mi
2306 Fan Palm Dr Unit B Davenport, FL	1.0	1.0	600	$900	$1.50	23d	1	1.13mi
14520 Avalon Rd Winter Garden, FL	1.0–2.0	1.0–2.0	891	$2,274	$2.55	2d	80	1.14mi
8807 Dunes Ct Unit 5-305 Kissimmee, FL	1.0	1.0	712	$1,300	$1.83	11d	1	1.14mi
8807 Dunes Ct #207 Kissimmee, FL	1.0	1.0	747	$1,400	$1.87	24d	1	1.14mi
2929 Fan Palm Dr Unit 1 Davenport, FL	3.0	2.5	1090	$1,600	$1.47	14d	1	1.14mi
2929 Fan Palm Dr Davenport, FL	3.0	3.0	1090	$1,600	$1.47	14d	1	1.14mi
8822 Dunes Ct #205 Kissimmee, FL	1.0	1.0	636	$1,600	$2.52	8d	1	1.16mi
2010 Limetta DR Davenport, FL	1.0–3.0	1.0–2.0	1178	$1,970	$1.67	3d	15	1.27mi
16810 Easthampstead Rd Winter Garden, FL	1.0–2.0	1.0–2.0	1007	$2,130	$2.11	3d	24	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-03
   statusdays on market $104,000 Pending 82 DOM
2. 2026-06-01
   days on market $104,000 Active 81 DOM
3. 2026-05-31
   days on market $104,000 Active 80 DOM
4. 2026-05-13
   price $104,000
5. 2026-05-06
   price $107,000
6. 2026-04-29
   price $109,500
7. 2026-04-22
   price $114,500
8. 2026-04-08
   price $119,500
9. 2026-04-01
   price $121,500
10. 2026-03-26
    price $124,500
11. 2026-03-19
    price $127,500
12. 2026-03-12
    listed $130,000 Active
13. 2023-07-12
    soldstatus $34,000
14. 2005-02-17
    soldstatus $28,500
15. 1999-06-07
    soldstatus $30,000
16. 1994-06-15
    soldstatus $31,000

ⓘ 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: $1,955 · $163/mo
• Projected year-2 tax: $1,955 · $163/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 · 23 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: $20,016
• − Mortgage interest: −$5,826
• − Property taxes: −$1,955
• − Insurance: −$520
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$3,025
• Taxable income: $5,487
• Est. tax owed @ 24.0%: −$1,317
• After-tax cash flow: $5,476/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

+235.5% since first listed

13 events — show timeline

• 2026-05-13 Price Changed $104,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $107,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $109,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $114,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $119,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $121,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $124,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $127,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-12 Sold (Public Records) $34,000 Public Records
• 2005-02-17 Sold (Public Records) $28,500 Public Records
• 1999-06-07 Sold (Public Records) $30,000 Public Records
• 1994-06-15 Sold (Public Records) $31,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,955 · +7.8% YoY. Source: county tax records.