6403 Parc Corniche Dr #4107 · Williamsburg, FL 32821

$80,000

1 bd · 1.0 ba · 546 sqft · Condo · 147 Days on market

Built 1990 $550/mo HOA · 36% 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 +20.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 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

Listing remarks MLS

GREAT VALUE!!! Sellers put $12.000 in upgrades including new kitchen, new bathroom, cherry cabinets and granite counters. Parc Corniche is one of the most affordable condo-Hotel complexes near area attractions. This suite features a full kitchen, one full bathroom, sleeps 4, and features a private patio. This "home away from home" has been a second home for the owners and not rented out. Monthly fees of $311 include the cable, water, sewer and free garbage removal. This condo is ready for immediate occupancy. The complex features a pool, Jacuzzi, game room, and the Calypso Bar and Grill serves breakfast, lunch and dinner. With Sea World, Disney and Universal, and the Orange County Convention Center just minutes away. Shuttle rides are available to all attractions. It is just one hour drive to either coast and minutes to any major highway. Ride the I-Drive trolley to shopping and restaurants! There is on-site rental management to maximize your investment. Just bring your suitcase and enjoy the Florida lifestyle! Financing is available! Call for details.

Key facts

• Suite-style condo
• Fitness center
• Arcade room

Tags

• SUITE-STYLE CONDO
• RESORT-STYLE AMENITIES
• HEATED POOL
• OUTDOOR JACUZZI
• ARCADE ROOM
• FITNESS CENTER

Property features AI

Finance

• Other: Furnished; Irrigation equipment
• Financial info:
• HOA & community: Monthly HOA fee of $550.46 (association required); Association name listed; Community amenities include fitness center, playground, pool, tennis courts, and street lights; Pets not allowed

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer; Cable connected; Broadband/high-speed internet available
• Home design: Condo - Hotel; Residential property; One-level unit (floor 1); Faces south; 3-story building
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built with approximately 546 building area (public/appraiser data)
• Exterior features: Balcony; Exterior lighting; Tennis court(s)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Building elevator
• Laundry & utility: Laundry: Other

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 $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.5% in Williamsburg — 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 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; 16 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 $790 of equity ($553 loan paydown + $237 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 147 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $25k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.91% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.68%
• DSCR: 1.25
• GRM: 4.4

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: 1.3%
• Equity multiple: 1.06×
• Total profit: $1,407
• Equity at exit: $24,424

10-year hold

• IRR: 2.7%
• Equity multiple: 1.26×
• Total profit: $5,831
• Equity at exit: $30,329

Cash invested: $22,400 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,530 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$550
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $106

Break-even live

Break-even rent $1,396

Max offer price $80,000

Occupancy floor 88%

Sensitivity live

Price	-10% $161	-5% $134	+0% $106	+5% $78	+10% $51
Rent	-10% $-15	-5% $46	+0% $106	+5% $166	+10% $227
Rate	-1.0pp $146	-0.5pp $126	base $106	+0.5pp $85	+1.0pp $64

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	3d	18	0.29mi
11508 Westwood Blvd #313 Orlando, FL	1.0	1.0	715	$2,800	$3.92	25d	1	0.52mi
6902 Villa De Costa Dr Orlando, FL	2.0	2.0	738	$1,500	$2.03	14d	1	0.58mi
6820 Axis West Cir Orlando, FL	1.0–3.0	1.0–2.0	1033	$1,845	$1.79	3d	18	0.72mi
6801 Integra Cove Blvd Orlando, FL	3.0	1.0–2.0	966	$1,921	$1.99	3d	30	0.73mi
6739 Mission Club Blvd Orlando, FL	1.0–3.0	1.0–2.0	947	$1,305	$1.38	3d	24	1.00mi
6701 Westwood Blvd Orlando, FL	1.0–2.0	1.0–2.0	735	$1,099	$1.50	4d	6	1.00mi
6260 Juniper Pine Way Orlando, FL	1.0–3.0	1.0–2.0	1094	$1,753	$1.60	3d	32	1.05mi
7010 Bayfront Scenic Dr Orlando, FL	1.0–2.0	1.0–2.0	903	$1,725	$1.91	4d	21	1.13mi
7119 Sand Lake Reserve Dr Orlando, FL	1.0–3.0	1.0–2.0	1041	$1,780	$1.71	3d	17	1.31mi
7511 Solstice Cir Orlando, FL	3.0	1.0–2.0	1168	$2,110	$1.81	3d	36	1.33mi
12515 Lake Square Cir Orlando, FL	1.0–3.0	1.0–2.0	1087	$1,475	$1.36	3d	21	1.34mi
10535 Hamilton Dawn St Orlando, FL	1.0–2.0	1.0–2.0	936	$1,663	$1.78	4d	22	1.40mi
11115 S Beach Cir Orlando, FL	1.0–3.0	1.0–2.0	1116	$1,814	$1.63	3d	50	1.41mi
10260 Turkey Lake Rd Orlando, FL	1.0	2.0	745	$1,500	$2.01	19d	1	1.48mi
10260 Turkey Lake Rd Unit A30 150 Orlando, FL	1.0	1.5	745	$1,500	$2.01	23d	1	1.48mi

HOA detail condo

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

Listing history 29 events

1. 2026-06-21
   days on market $80,000 Active 147 DOM
2. 2026-06-18
   days on market $80,000 Active 144 DOM
3. 2026-06-17
   days on market $80,000 Active 143 DOM
4. 2026-06-16
   days on market $80,000 Active 142 DOM
5. 2026-06-15
   days on market $80,000 Active 141 DOM
6. 2026-06-13
   days on market $80,000 Active 139 DOM
7. 2026-06-13
   pricedays on market $80,000 Active 138 DOM
8. 2026-06-09
   days on market $105,000 Active 135 DOM
9. 2026-06-08
   days on market $105,000 Active 134 DOM
10. 2026-06-07
    days on market $105,000 Active 133 DOM
11. 2026-06-04
    days on market $105,000 Active 130 DOM
12. 2026-06-03
    days on market $105,000 Active 129 DOM
13. 2026-06-02
    days on market $105,000 Active 128 DOM
14. 2026-06-02
    days on market $105,000 Active 127 DOM
15. 2026-05-31
    days on market $105,000 Active 126 DOM
16. 2026-01-20
    listed $105,000 Active
17. 2016-09-22
    soldstatus $65,000 Sold 1078-char remark

    Show marketing remark (1078 chars)

    GREAT VALUE!!! Sellers put $12.000 in upgrades including new kitchen, new bathroom, cherry cabinets and granite counters. Parc Corniche is one of the most affordable condo-Hotel complexes near area attractions. This suite features a full kitchen, one full bathroom, sleeps 4, and features a private patio. This "home away from home" has been a second home for the owners and not rented out. Monthly fees of $311 include the cable, water, sewer and free garbage removal. This condo is ready for immediate occupancy. The complex features a pool, Jacuzzi, game room, and the Calypso Bar and Grill serves breakfast, lunch and dinner. With Sea World, Disney and Universal, and the Orange County Convention Center just minutes away. Shuttle rides are available to all attractions. It is just one hour drive to either coast and minutes to any major highway. Ride the I-Drive trolley to shopping and restaurants! There is on-site rental management to maximize your investment. Just bring your suitcase and enjoy the Florida lifestyle! Financing is available! Call for details.

18. 2016-09-06
    status Pending 1078-char remark

    Show marketing remark (1078 chars)

    GREAT VALUE!!! Sellers put $12.000 in upgrades including new kitchen, new bathroom, cherry cabinets and granite counters. Parc Corniche is one of the most affordable condo-Hotel complexes near area attractions. This suite features a full kitchen, one full bathroom, sleeps 4, and features a private patio. This "home away from home" has been a second home for the owners and not rented out. Monthly fees of $311 include the cable, water, sewer and free garbage removal. This condo is ready for immediate occupancy. The complex features a pool, Jacuzzi, game room, and the Calypso Bar and Grill serves breakfast, lunch and dinner. With Sea World, Disney and Universal, and the Orange County Convention Center just minutes away. Shuttle rides are available to all attractions. It is just one hour drive to either coast and minutes to any major highway. Ride the I-Drive trolley to shopping and restaurants! There is on-site rental management to maximize your investment. Just bring your suitcase and enjoy the Florida lifestyle! Financing is available! Call for details.

19. 2016-08-03
    price $65,000 1078-char remark

    Show marketing remark (1078 chars)

    GREAT VALUE!!! Sellers put $12.000 in upgrades including new kitchen, new bathroom, cherry cabinets and granite counters. Parc Corniche is one of the most affordable condo-Hotel complexes near area attractions. This suite features a full kitchen, one full bathroom, sleeps 4, and features a private patio. This "home away from home" has been a second home for the owners and not rented out. Monthly fees of $311 include the cable, water, sewer and free garbage removal. This condo is ready for immediate occupancy. The complex features a pool, Jacuzzi, game room, and the Calypso Bar and Grill serves breakfast, lunch and dinner. With Sea World, Disney and Universal, and the Orange County Convention Center just minutes away. Shuttle rides are available to all attractions. It is just one hour drive to either coast and minutes to any major highway. Ride the I-Drive trolley to shopping and restaurants! There is on-site rental management to maximize your investment. Just bring your suitcase and enjoy the Florida lifestyle! Financing is available! Call for details.

20. 2016-04-09
    status Active 1078-char remark

    Show marketing remark (1078 chars)

    GREAT VALUE!!! Sellers put $12.000 in upgrades including new kitchen, new bathroom, cherry cabinets and granite counters. Parc Corniche is one of the most affordable condo-Hotel complexes near area attractions. This suite features a full kitchen, one full bathroom, sleeps 4, and features a private patio. This "home away from home" has been a second home for the owners and not rented out. Monthly fees of $311 include the cable, water, sewer and free garbage removal. This condo is ready for immediate occupancy. The complex features a pool, Jacuzzi, game room, and the Calypso Bar and Grill serves breakfast, lunch and dinner. With Sea World, Disney and Universal, and the Orange County Convention Center just minutes away. Shuttle rides are available to all attractions. It is just one hour drive to either coast and minutes to any major highway. Ride the I-Drive trolley to shopping and restaurants! There is on-site rental management to maximize your investment. Just bring your suitcase and enjoy the Florida lifestyle! Financing is available! Call for details.

21. 2016-04-05
    historical 1078-char remark

    Show marketing remark (1078 chars)

    GREAT VALUE!!! Sellers put $12.000 in upgrades including new kitchen, new bathroom, cherry cabinets and granite counters. Parc Corniche is one of the most affordable condo-Hotel complexes near area attractions. This suite features a full kitchen, one full bathroom, sleeps 4, and features a private patio. This "home away from home" has been a second home for the owners and not rented out. Monthly fees of $311 include the cable, water, sewer and free garbage removal. This condo is ready for immediate occupancy. The complex features a pool, Jacuzzi, game room, and the Calypso Bar and Grill serves breakfast, lunch and dinner. With Sea World, Disney and Universal, and the Orange County Convention Center just minutes away. Shuttle rides are available to all attractions. It is just one hour drive to either coast and minutes to any major highway. Ride the I-Drive trolley to shopping and restaurants! There is on-site rental management to maximize your investment. Just bring your suitcase and enjoy the Florida lifestyle! Financing is available! Call for details.

22. 2016-02-03
    price $70,000 1078-char remark

    Show marketing remark (1078 chars)

    GREAT VALUE!!! Sellers put $12.000 in upgrades including new kitchen, new bathroom, cherry cabinets and granite counters. Parc Corniche is one of the most affordable condo-Hotel complexes near area attractions. This suite features a full kitchen, one full bathroom, sleeps 4, and features a private patio. This "home away from home" has been a second home for the owners and not rented out. Monthly fees of $311 include the cable, water, sewer and free garbage removal. This condo is ready for immediate occupancy. The complex features a pool, Jacuzzi, game room, and the Calypso Bar and Grill serves breakfast, lunch and dinner. With Sea World, Disney and Universal, and the Orange County Convention Center just minutes away. Shuttle rides are available to all attractions. It is just one hour drive to either coast and minutes to any major highway. Ride the I-Drive trolley to shopping and restaurants! There is on-site rental management to maximize your investment. Just bring your suitcase and enjoy the Florida lifestyle! Financing is available! Call for details.

23. 2016-02-02
    listed $80,000 Active 1078-char remark

    Show marketing remark (1078 chars)

    GREAT VALUE!!! Sellers put $12.000 in upgrades including new kitchen, new bathroom, cherry cabinets and granite counters. Parc Corniche is one of the most affordable condo-Hotel complexes near area attractions. This suite features a full kitchen, one full bathroom, sleeps 4, and features a private patio. This "home away from home" has been a second home for the owners and not rented out. Monthly fees of $311 include the cable, water, sewer and free garbage removal. This condo is ready for immediate occupancy. The complex features a pool, Jacuzzi, game room, and the Calypso Bar and Grill serves breakfast, lunch and dinner. With Sea World, Disney and Universal, and the Orange County Convention Center just minutes away. Shuttle rides are available to all attractions. It is just one hour drive to either coast and minutes to any major highway. Ride the I-Drive trolley to shopping and restaurants! There is on-site rental management to maximize your investment. Just bring your suitcase and enjoy the Florida lifestyle! Financing is available! Call for details.

24. 2007-07-13
    soldstatus $79,000 124-char remark

    Show marketing remark (124 chars)

    Lowest priced one bedroom at Parc Corniche. Recently refurbished end unit. Owner motivated. Currently in the rental program.

25. 2007-04-26
    listed $82,000 124-char remark

    Show marketing remark (124 chars)

    Lowest priced one bedroom at Parc Corniche. Recently refurbished end unit. Owner motivated. Currently in the rental program.

26. 2005-06-06
    soldstatus $77,900
27. 2005-03-22
    listed $79,900
28. 2005-01-22
    historical
29. 2004-08-25
    listed $60,000

ⓘ 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: $18,362
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − HOA: −$6,600
• − Depreciation: −$2,327
• Taxable income: $415
• Est. tax owed @ 24.0%: −$100
• After-tax cash flow: $1,172/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

+75.0% since first listed

14 events — show timeline

• 2026-01-20 Listed $105,000 Stellar MLS as Distributed by MLS Grid
• 2016-09-22 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2016-09-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-08-03 Price Changed $65,000 Stellar MLS as Distributed by MLS Grid
• 2016-04-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-04-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-02-03 Price Changed $70,000 Stellar MLS as Distributed by MLS Grid
• 2016-02-02 Listed $80,000 Stellar MLS as Distributed by MLS Grid
• 2007-07-13 Sold (MLS) $79,000 Stellar MLS as Distributed by MLS Grid
• 2007-04-26 Listed $82,000 Stellar MLS as Distributed by MLS Grid
• 2005-06-06 Sold (MLS) $77,900 Stellar MLS as Distributed by MLS Grid
• 2005-03-22 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2005-01-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2004-08-25 Listed $60,000 Stellar MLS as Distributed by MLS Grid