911 New Providence #911 · Four Corners, FL 33897

$180,000

3 bd · 2.0 ba · 1,227 sqft · Condo · 55 Days on market

Built 2004 $562/mo HOA · 28% 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).

• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Appreciation +4.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• DSCR +1.7/10.0

Listing remarks

Spacious and well-maintained second-floor 3 bedroom, 2 bathroom turn-key vacation condo in a prime location over looking a pond to the rear. This condo is perfect for a getaway to Sunny Florida or as an investment property, or even both. Make money while you are not using the condo yourself. Close to everything Orlando has to offer and plenty of amenities on site. Large community pool, children's pool, tennis courts, playground, clubhouse, etc The property enjoys an open plan style living which is ideal for all the family to be together after a long day at the parks. Three good size bedrooms provide plenty of space for guests to sleep and relax. So whether you're looking for somewhere you

Key facts

• $562 HOA
• Community pool
• Built 2004

Property features AI

Finance

• Other: Furnished; No lease restrictions noted
• HOA & community: Monthly HOA fee of $562; Annual HOA fees total $6,744; HOA includes cable TV, pool, internet, management, and trash; Community amenities: clubhouse, fitness center, playground, pool, sidewalks, tennis courts, basketball court, recreation facilities, gated community, security

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; Residential property; Second-floor unit; Faces north; One interior level
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as part of a building with 3 stories
• Exterior features: Sidewalk; Pond view

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Open floorplan
• Laundry & utility: Inside laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $-218 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (17.5% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $148k (17.5% below list) — sets the bar for cash-flow.
• Cap rate 4.8% 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 soft (-2.7%/yr); 646 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 34% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $148 of equity ($1k loan paydown + $-1k appreciation (-0.6% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $180k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,454 (17.5% 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 55 days. Have you received any prior offers? Is the seller open to a 18% 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. 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. 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?
8. 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.
9. 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.
10. 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: 1.12% ✓
• Cap rate: 4.84%
• Cash-on-cash: -5.19%
• DSCR: 0.77
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.61% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.41×
• Total profit: $-29,756
• Equity at exit: $46,851

10-year hold

• IRR: -10.8%
• Equity multiple: 0.07×
• Total profit: $-47,010
• Equity at exit: $52,159

Cash invested: $50,400 (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 33897

• Home prices YoY: -0.3%
• Rents YoY: -2.7%
• Active inventory: 646
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,010 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$562
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-218

Break-even live

Break-even rent $2,286

Max offer price $148,454

Occupancy floor —

Sensitivity live

Price	-10% $-94	-5% $-156	+0% $-218	+5% $-280	+10% $-342
Rent	-10% $-377	-5% $-297	+0% $-218	+5% $-139	+10% $-59
Rate	-1.0pp $-127	-0.5pp $-172	base $-218	+0.5pp $-265	+1.0pp $-312

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 New Providence Promenade Unit 304 Davenport, FL	3.0	2.0	1227	$1,495	$1.22	24d	1	0.11mi
603 New Providence Promenade #603 Davenport, FL	3.0	2.0	1227	$1,550	$1.26	24d	1	0.11mi
226 Hillcrest Dr Davenport, FL	4.0	2.0	1488	$2,500	$1.68	24d	1	0.24mi
515 Corso Ln Davenport, FL	2.0–3.0	2.5	1402	$2,495	$1.78	3d	13	0.40mi
309 Catfish Dr E Davenport, FL	3.0	2.0	1454	$1,895	$1.30	24d	1	0.52mi
50989 Highway 27 #108 Davenport, FL	2.0	1.0	800	$1,500	$1.88	22d	1	0.60mi
1301 Tuscan Hills Blvd Unit 9406 1 Davenport, FL	2.0	2.0	1134	$2,200	$1.94	24d	1	0.71mi
315 Allison Ave Davenport, FL	3.0	2.0	1180	$2,400	$2.03	24d	1	0.76mi
774 Chelsea Dr Davenport, FL	2.0	2.5	988	$1,750	$1.77	24d	1	0.80mi
183 Ashbourne Way Davenport, FL	1.0–3.0	1.0–2.0	1039	$2,200	$2.12	3d	35	0.84mi
2010 Limetta DR Davenport, FL	1.0–3.0	1.0–2.0	1178	$2,429	$2.06	3d	15	0.85mi
807 Chelsea Dr Davenport, FL	2.0	2.5	1076	$1,450	$1.35	24d	1	0.85mi
222 Bexley Dr Davenport, FL	2.0	2.5	1313	$2,000	$1.52	24d	1	0.89mi
9055 Treasure Trove Ln Kissimmee, FL	2.0–3.0	2.0	1572	$1,900	$1.21	5d	2	0.95mi
9055 Treasure Trove Ln Kissimmee, FL	2.0–3.0	2.0	1572	$1,900	$1.21	4d	2	0.95mi
237 Somerset Dr Davenport, FL	2.0	1.0	1330	$1,900	$1.43	24d	1	1.06mi
3050 Pirates Retreat Ct #208 Kissimmee, FL	2.0	2.0	1445	$1,600	$1.11	2d	1	1.07mi
1492 Mirabella Cir Davenport, FL	3.0	2.0	1435	$1,995	$1.39	24d	1	1.07mi
1492 Mirabella Cir Davenport, FL	3.0	2.5	1435	$1,950	$1.36	15d	1	1.07mi
1556 Mirabella Cir Davenport, FL	3.0	2.5	1371	$1,950	$1.42	3d	1	1.08mi
631 Washington Palm Loop Davenport, FL	3.0	2.0	1387	$1,450	$1.05	24d	1	1.11mi
3060 Pirates Retreat Ct Kissimmee, FL	2.0	2.0	1445	$1,875	$1.30	8d	2	1.11mi
904 Charo Pkwy #533 Davenport, FL	4.0	3.0	1437	$1,795	$1.25	15d	1	1.19mi
904 Charo Pkwy #517 Davenport, FL	3.0	3.0	1217	$1,800	$1.48	24d	1	1.19mi
1316 Mirabella Cir Davenport, FL	3.0	2.5	1489	$2,050	$1.38	24d	1	1.22mi
8836 Dunes Ct #13306 Kissimmee, FL	3.0	2.0	1249	$1,650	$1.32	24d	1	1.25mi
400 Australian Way Unit A Davenport, FL	3.0	2.0	1350	$1,600	$1.19	15d	1	1.26mi
217 Australian Way Unit A Davenport, FL	3.0	2.0	1211	$1,750	$1.45	3d	1	1.27mi
623 Coconut Palm Way Davenport, FL	3.0	2.0	1100	$1,650	$1.50	24d	1	1.27mi
2929 Fan Palm Dr Unit 1 Davenport, FL	3.0	2.5	1090	$1,600	$1.47	15d	1	1.28mi
2929 Fan Palm Dr Davenport, FL	3.0	3.0	1090	$1,600	$1.47	15d	1	1.28mi
8925 Legacy Ct #107 Kissimmee, FL	2.0	2.0	1110	$1,700	$1.53	4d	1	1.29mi
8908 Legacy Ct #104 Kissimmee, FL	3.0	2.0	1249	$1,900	$1.52	8d	1	1.29mi
1000 Western Breeze CIR Unit 3-410 Davenport, FL	2.0	2.0	1185	$2,360	$1.99	3d	1	1.31mi
2918 Fan Palm Dr Unit Main Davenport, FL	3.0	2.0	1400	$1,800	$1.29	24d	1	1.31mi
1000 Western Breeze Cir Davenport, FL	1.0–3.0	1.0–2.0	1350	$3,400	$2.52	15d	83	1.31mi
8828 Dunes Ct Unit 12-202 Kissimmee, FL	4.0	2.0	1377	$2,050	$1.49	24d	1	1.32mi
8917 Legacy Ct #207 Kissimmee, FL	2.0	2.0	1110	$1,750	$1.58	24d	1	1.32mi
333 Terra Lago St Unit 1031923P Davenport, FL	3.0	3.0	1453	$2,170	$1.49	3d	1	1.33mi
8812 Dunes Ct #305 Kissimmee, FL	2.0	2.0	1048	$1,500	$1.43	24d	1	1.36mi

HOA detail condo

• Monthly dues: $562 · $6,744/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-05
   statusdays on market $180,000 Pending 55 DOM
2. 2026-06-03
   days on market $180,000 Active 54 DOM
3. 2026-06-03
   days on market $180,000 Active 53 DOM
4. 2026-06-01
   days on market $180,000 Active 52 DOM
5. 2026-05-31
   days on market $180,000 Active 51 DOM
6. 2026-05-06
   price $180,000
7. 2026-04-10
   listed $190,000 Active
8. 2025-12-08
   historical
9. 2025-08-02
   listed $205,000 Active
10. 2025-05-14
    price $205,000
11. 2025-02-25
    price $220,000
12. 2024-12-20
    listed $230,000 Active
13. 2013-04-30
    soldstatus $65,000
14. 2013-03-13
    listed $74,900

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $24,120
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − HOA: −$6,744
• − Depreciation: −$5,236
• Taxable loss: −$5,402
• Est. tax savings @ 24.0%: +$1,296
• After-tax cash flow: $-1,320/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: Polk County · 740,051 people
• City population: 27,422
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 30,159
• Household income: $70,982
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 926.0

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 0.61)
• Race & ethnicity: White 45% Hispanic / Latino 43% Two or more races 12% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 21% Cuban 2% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 16% · Canada, Jamaica, China
• Languages at home: 61% English-only · Spanish 34% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -0.61%
• Current HPI: 236.2905
• Rent YoY: ▼ -2.69%
• Metro: Lakeland-Winter Haven, 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

+140.3% since first listed

9 events — show timeline

• 2026-05-06 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Listed $190,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-02 Listed $205,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-14 Price Changed $205,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-25 Price Changed $220,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-20 Listed $230,000 Stellar MLS as Distributed by MLS Grid
• 2013-04-30 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2013-03-13 Listed $74,900 Stellar MLS as Distributed by MLS Grid