8716 Rain Forest Pl Unit A · Four Corners, FL 34747

$195,500

3 bd · 2.0 ba · 1,381 sqft · Condo public records · 37 Days on market

Built 1999 $345/mo HOA · 16% 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 +11.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful fully furnished 3/2 Disney area condo in highly desirable gated community. Ground floor unit means no stairs - so important for rentals! Spacious floor plan with large picture windows allowing lots of natural light. End units are even more desired because they have an additional bay window in the dining area AND additional windows in the kitchen and rear bedroom. Furnished and decorated with neutral colors – everything stays including appliances! Large covered private patio off master. The Villas at Island Club is located just minutes from theme parks, shopping, restaurants, golf courses, outlet stores, hospitals, bus lines and just about everything else one might need. Amenities include tennis & volleyball courts, shuffleboard, fitness room, sandy playground and picnic area. Low property taxes and a reasonable HOA fee help make this community one of the most affordable to own in. Location and special zoning also combine to make it an aggressive income-generating rental when not in use. Easy to see and move in ready! This is a very competitive price range and the nice units always go quickly. Don’t put off seeing it!

Key facts

• Ground floor condo
• Tennis court
• Versatile bedrooms

Tags

• GROUND FLOOR CONDO
• MINUTES FROM DOWNTOWN DISNEY
• COMMUNITY POOL
• TENNIS COURT
• PLAYGROUND
• VERSATILE BEDROOMS

Property features AI

Finance

• Other: Total monthly association/maintenance fees $345 ($4,140 annually)
• HOA & community: HOA managed by Extreme Management; Monthly HOA dues $345 (includes pool, building maintenance, grounds maintenance, recreational facilities); Community clubhouse; Fitness center; Playground; Pool; Tennis courts; Cats and dogs allowed

Exterior

• Utilities: Public water; Public sewer; Cable connected; Public utilities
• Home design: Condominium; One story; Faces southwest; Entry on first floor
• Construction: Wood siding; Shingle roof; Slab foundation; Building number 8716; Built on a 0.22-acre lot
• Exterior features: Playground; Tennis courts; Asphalt road

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Walk-in closets
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $196k.

Deal economics

• At list price, monthly cash flow is $-50 ($-598/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (4.5% below list).
• Meets the 1% rule at list price ($2k rent vs $196k).
• Recommended offer: $187k (4.5% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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.
• Osceola (suburban): math 39% / reading 45% proficiency, ranked #60 of 73 in FL (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents falling (-4.0%/yr); 1665 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); solid renter incomes; 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
• This rent runs 33% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Osceola County population projected at +73% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($190k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $148k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $186,692 (4.5% 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 37 days. Have you received any prior offers? Is the seller open to a 5% 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: 1.08% ✓
• Cap rate: 5.99%
• Cash-on-cash: -1.09%
• DSCR: 0.95
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.25×
• Total profit: $-40,804
• Equity at exit: $29,150

10-year hold

• IRR: -31.0%
• Equity multiple: -0.14×
• Total profit: $-62,560
• Equity at exit: $16,903

Cash invested: $54,740 (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 34747

• Home prices YoY: -33.1%
• Rents YoY: -4.0%
• Active inventory: 1665
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,119 high
• Mortgage (P&I): −$1,025
• Tax from tax record: −$272 /mo · $3,267/yr
• Insurance: −$81
• HOA: −$345
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-50

Break-even live

Break-even rent $2,182

Max offer price $186,692

Occupancy floor 97%

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: $48,875
• Closing costs: $5,865
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8722 Rain Forest Pl Unit A Kissimmee, FL	3.0	2.0	1381	$1,795	$1.30	24d	1	0.04mi
8722 Rain Forest Pl Unit A Kissimmee, FL	3.0	2.0	1381	$1,745	$1.26	10d	1	0.04mi
3163 Britannia Blvd Unit D Kissimmee, FL	3.0	2.0	1357	$2,500	$1.84	12d	1	0.05mi
8710 Rain Forest Pl Unit D Kissimmee, FL	3.0	3.0	1616	$1,600	$0.99	10d	1	0.06mi
3159 Britannia Blvd Unit 1244739P Kissimmee, FL	3.0	2.0	1356	$2,932	$2.16	4d	1	0.07mi
8711 Rockingham Ter Unit A Kissimmee, FL	3.0	2.0	1357	$2,200	$1.62	24d	1	0.07mi
8709 Rockingham Ter Unit A Kissimmee, FL	3.0	2.0	1357	$1,600	$1.18	24d	1	0.08mi
3155 Britannia Blvd Unit A Kissimmee, FL	3.0	2.0	1357	$1,750	$1.29	24d	1	0.08mi
3142 Britannia Blvd Unit D Kissimmee, FL	3.0	2.0	1381	$1,400	$1.01	8d	1	0.13mi
3143 Britannia Blvd Unit D Kissimmee, FL	3.0	3.0	1434	$2,100	$1.46	24d	1	0.16mi
3208 Sustainable Way Kissimmee, FL	3.0	3.0	1376	$2,295	$1.67	24d	1	0.17mi
3250 Energy Dr Kissimmee, FL	3.0	3.0	1360	$2,000	$1.47	24d	1	0.18mi
3238 Energy Dr Kissimmee, FL	3.0	3.0	1361	$1,990	$1.46	24d	1	0.18mi
8818 Grand Palms Cir Unit A Kissimmee, FL	3.0	2.0	1222	$1,850	$1.51	8d	1	0.25mi
8824 Coral Palms Ct Unit B Kissimmee, FL	3.0	2.0	1280	$1,800	$1.41	24d	1	0.26mi
8838 Coral Palms Ct Unit B Kissimmee, FL	2.0	2.0	1168	$1,655	$1.42	24d	1	0.27mi
8825 Grand Palms Cir Unit B Kissimmee, FL	3.0	2.0	1222	$1,700	$1.39	20d	1	0.28mi
8836 Coral Palms Ct Unit A Kissimmee, FL	4.0	2.0	1220	$1,895	$1.55	24d	1	0.28mi
3369 Tranquil Trl Kissimmee, FL	3.0	3.0	1365	$2,600	$1.90	24d	1	0.29mi
3405 Tranquil Trl Kissimmee, FL	3.0	3.0	1360	$2,450	$1.80	12d	1	0.29mi
3413 Tranquil Trl Unit 1018179P Kissimmee, FL	3.0	3.0	1356	$4,139	$3.05	8d	1	0.30mi
8837 Grand Palms Cir Unit A Kissimmee, FL	3.0	2.0	1222	$1,900	$1.55	24d	1	0.31mi
3041 Bloomsbury Dr Kissimmee, FL	3.0	2.0	1363	$1,995	$1.46	14d	1	0.50mi
3041 Bloomsbury Dr Kissimmee, FL	3.0	2.0	1363	$1,995	$1.46	24d	1	0.50mi
8801 Dunes Ct #204 Kissimmee, FL	2.0	2.0	1048	$1,600	$1.53	24d	1	0.51mi
9004 Shine Dr Unit 9004 Kissimmee, FL	3.0	2.0	1300	$1,900	$1.46	24d	1	0.55mi
2935 Dickens Cir Kissimmee, FL	3.0	2.0	1712	$3,000	$1.75	24d	1	0.55mi
3174 Feltrim Pl #101 Kissimmee, FL	3.0	2.0	1269	$1,900	$1.50	24d	1	0.56mi
3176 Feltrim Pl #101 Kissimmee, FL	2.0	2.0	1062	$1,800	$1.69	19d	1	0.57mi
8812 Dunes Ct #305 Kissimmee, FL	2.0	2.0	1048	$1,500	$1.43	24d	1	0.57mi
3226 Wish Ave Kissimmee, FL	3.0	2.0	1300	$1,600	$1.23	24d	1	0.59mi
3177 Feltrim Pl Kissimmee, FL	2.0–3.0	2.0	1165	$1,900	$1.63	20d	2	0.60mi
8828 Dunes Ct Unit 12-202 Kissimmee, FL	4.0	2.0	1377	$2,050	$1.49	24d	1	0.61mi
3250 Orleans Ave Kissimmee, FL	1.0–3.0	1.0–2.0	1026	$2,389	$2.33	2d	47	0.65mi
8851 Candy Palm Rd Unit 1541764P Kissimmee, FL	4.0	3.0	1550	$4,145	$2.67	3d	1	0.66mi
3101 Segreto Ln Kissimmee, FL	1.0–3.0	1.0–2.0	989	$2,110	$2.13	2d	26	0.66mi
8908 Legacy Ct #104 Kissimmee, FL	3.0	2.0	1249	$1,900	$1.52	8d	1	0.67mi
8836 Dunes Ct #13306 Kissimmee, FL	3.0	2.0	1249	$1,650	$1.32	24d	1	0.67mi
8917 Legacy Ct #207 Kissimmee, FL	2.0	2.0	1110	$1,750	$1.58	24d	1	0.67mi
8925 Legacy Ct #107 Kissimmee, FL	2.0	2.0	1110	$1,700	$1.53	3d	1	0.71mi

HOA detail condo

• Monthly dues: $345 · $4,140/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $195,500 Active 37 DOM
2. 2026-06-17
   days on market $195,500 Active 36 DOM
3. 2026-06-16
   days on market $195,500 Active 35 DOM
4. 2026-06-15
   days on market $195,500 Active 34 DOM
5. 2026-06-13
   days on market $195,500 Active 32 DOM
6. 2026-06-13
   days on market $195,500 Active 31 DOM
7. 2026-06-09
   days on market $195,500 Active 28 DOM
8. 2026-06-08
   days on market $195,500 Active 27 DOM
9. 2026-06-07
   days on market $195,500 Active 26 DOM
10. 2026-06-04
    days on market $195,500 Active 23 DOM
11. 2026-06-03
    days on market $195,500 Active 22 DOM
12. 2026-06-02
    days on market $195,500 Active 21 DOM
13. 2026-06-01
    days on market $195,500 Active 20 DOM
14. 2026-05-31
    days on market $195,500 Active 19 DOM
15. 2026-05-12
    listed $195,500 Active
16. 2019-08-05
    soldstatus $148,000
17. 2019-07-25
    soldstatus $148,000 Sold 1163-char remark

    Show marketing remark (1163 chars)

    Beautiful fully furnished 3/2 Disney area condo in highly desirable gated community. Ground floor unit means no stairs - so important for rentals! Spacious floor plan with large picture windows allowing lots of natural light. End units are even more desired because they have an additional bay window in the dining area AND additional windows in the kitchen and rear bedroom. Furnished and decorated with neutral colors – everything stays including appliances! Large covered private patio off master. The Villas at Island Club is located just minutes from theme parks, shopping, restaurants, golf courses, outlet stores, hospitals, bus lines and just about everything else one might need. Amenities include tennis & volleyball courts, shuffleboard, fitness room, sandy playground and picnic area. Low property taxes and a reasonable HOA fee help make this community one of the most affordable to own in. Location and special zoning also combine to make it an aggressive income-generating rental when not in use. Easy to see and move in ready! This is a very competitive price range and the nice units always go quickly. Don’t put off seeing it!

18. 2019-05-27
    status Pending 1163-char remark

    Show marketing remark (1163 chars)

    Beautiful fully furnished 3/2 Disney area condo in highly desirable gated community. Ground floor unit means no stairs - so important for rentals! Spacious floor plan with large picture windows allowing lots of natural light. End units are even more desired because they have an additional bay window in the dining area AND additional windows in the kitchen and rear bedroom. Furnished and decorated with neutral colors – everything stays including appliances! Large covered private patio off master. The Villas at Island Club is located just minutes from theme parks, shopping, restaurants, golf courses, outlet stores, hospitals, bus lines and just about everything else one might need. Amenities include tennis & volleyball courts, shuffleboard, fitness room, sandy playground and picnic area. Low property taxes and a reasonable HOA fee help make this community one of the most affordable to own in. Location and special zoning also combine to make it an aggressive income-generating rental when not in use. Easy to see and move in ready! This is a very competitive price range and the nice units always go quickly. Don’t put off seeing it!

19. 2019-05-07
    listed $149,900 Active 1163-char remark

    Show marketing remark (1163 chars)

    Beautiful fully furnished 3/2 Disney area condo in highly desirable gated community. Ground floor unit means no stairs - so important for rentals! Spacious floor plan with large picture windows allowing lots of natural light. End units are even more desired because they have an additional bay window in the dining area AND additional windows in the kitchen and rear bedroom. Furnished and decorated with neutral colors – everything stays including appliances! Large covered private patio off master. The Villas at Island Club is located just minutes from theme parks, shopping, restaurants, golf courses, outlet stores, hospitals, bus lines and just about everything else one might need. Amenities include tennis & volleyball courts, shuffleboard, fitness room, sandy playground and picnic area. Low property taxes and a reasonable HOA fee help make this community one of the most affordable to own in. Location and special zoning also combine to make it an aggressive income-generating rental when not in use. Easy to see and move in ready! This is a very competitive price range and the nice units always go quickly. Don’t put off seeing it!

20. 2003-05-29
    soldstatus $101,000

ⓘ 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: $3,267 · $272/mo
• Projected year-2 tax: $3,267 · $272/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 ≥108°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: $25,429
• − Mortgage interest: −$10,951
• − Property taxes: −$3,267
• − Insurance: −$978
• − Repairs & maintenance: −$2,034
• − Management: −$2,034
• − HOA: −$4,140
• − Depreciation: −$5,687
• Taxable loss: −$3,663
• Est. tax savings @ 24.0%: +$879
• After-tax cash flow: $281/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: Osceola
• NCES district ID: 1201470
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $45,528
• Composite: 35.7/100
• National rank: #4865
• State rank: #60 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: Osceola County · 410,217 people
• City population: 27,422
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 30,859
• Household income: $77,755
• Rent vs Own: 49.7% rent · 50.3% own
• Severe rent burden: 1754.0

Population outlook (Osceola County) Hauer SSP2

• Today (2025): 447,624 people
• By 2030: 511,823 · +14.3%
• By 2040: 642,986 · +43.6%
• By 2050: 774,552 · +73.0%
• By 2075: 1,078,144 · +140.9%
• By 2100: 1,269,660 · +183.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 58% Hispanic / Latino 26% Two or more races 16% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 2% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Estonian 2%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 70% English-only · Spanish 21% Other Indo-European 4% Russian/Polish/Slavic 1%

Political lean MEDSL · Osceola

• 2024 margin: Toss-up / Even · D 48.7% · R 50.2% · Other 1.1%
• 2008→2024 swing: -21.2pp toward R · 2008: 19.7pp · 2024: -1.4pp
• All cycles: 2024: R+1.4 2020: D+13.8 2016: D+25.0 2012: D+24.5 2008: D+19.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.29%
• Current HPI: 176.0826
• Rent YoY: ▼ -3.99%
• 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

+93.6% since first listed

6 events — show timeline

• 2026-05-12 Listed $195,500 Stellar MLS as Distributed by MLS Grid
• 2019-08-05 Sold (Public Records) $148,000 Public Records
• 2019-07-25 Sold (MLS) $148,000 Stellar MLS as Distributed by MLS Grid
• 2019-05-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-05-07 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2003-05-29 Sold (Public Records) $101,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $3,267 · +3.3% YoY. Source: county tax records.