314 Lucaya Loop · Four Corners, FL 33897

$183,900

3 bd · 2.0 ba · 1,227 sqft · Condo public records · 200 Days on market

Built 2003 $596/mo HOA · 29% of rent ↓ 12% since listing

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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 +8.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Appreciation +4.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Rent growth +1.8/5.0

Listing remarks

Discover effortless resort living in this fully furnished 3-bedroom, 2-bath top-floor condo at the sought-after Bahama Bay Resort in Davenport—just minutes from Orlando’s world-famous attractions and the entrance to Walt Disney World. This spacious residence features an inviting open-concept layout and recent upgrades, including new A/C system, water heater, oven and washer/dryer, offering comfort and peace of mind. The roof was also just replaced in 2025. Bahama Bay provides a true vacation experience with lush tropical landscaping and a wide array of amenities, from multiple heated pools and relaxing hot tubs to a full fitness center, an on-site restaurant and bar, and a pi

Key facts

• Heated pools
• Fitness center
• Newer a c system

Tags

• OPEN-CONCEPT LAYOUT
• NEWER A C SYSTEM
• WATER HEATER
• TROPICAL LANDSCAPING
• HEATED POOLS
• FITNESS CENTER

Property features AI

Finance

• Other: Furnished; Total annual fees $7,153.44
• Financial info: Lease restrictions apply
• HOA & community: Monthly HOA fee of $596.12 covering pool, internet, private road, sewer and water; Association name: Lynne Bishop; Playground and pool in the community; Pets allowed; Association approval not required

Exterior

• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Residential condo-hotel; 3 stories total; Unit on 3rd floor; Facing north
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Building 5
• Exterior features: Balcony; Private maintained asphalt road

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Attic fan
• Interior features: Balcony; No building elevator
• Laundry & utility: Washer; Dryer; Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $184k.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (17.2% below list).
• Meets the 1% rule at list price ($2k rent vs $184k).
• Recommended offer: $152k (17.2% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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: 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.
• Zoned schools: Loughman Oaks Elementary School (math 36% / reading 36%, grade F, #1,670 of 2,144 statewide, top 78%, 1,052 students, 37% FRL); Lake Alfred Polytech Academy (math 41% / reading 43%, grade D-, #340 of 571 statewide, top 61%, 645 students, 59% FRL); Davenport High School (2,333 students, 37% FRL) — zoned schools average 44% FRL vs 60% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-2.7%/yr); 648 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 35% 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 $151 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 200 days — a 12% lower offer ($162k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,314 (17.2% 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 200 days. Have you received any prior offers? Is the seller open to a 17% 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: 1.13% ✓
• Cap rate: 5.13%
• Cash-on-cash: -4.17%
• DSCR: 0.81
• GRM: 7.4

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: -12.5%
• Equity multiple: 0.46×
• Total profit: $-27,706
• Equity at exit: $47,866

10-year hold

• IRR: -9.5%
• Equity multiple: 0.17×
• Total profit: $-42,481
• Equity at exit: $53,289

Cash invested: $51,492 (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: 648
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,085 high
• Mortgage (P&I): −$964
• Tax from tax record: −$189 /mo · $2,268/yr
• Insurance: −$77
• HOA: −$596
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-179

Break-even live

Break-even rent $2,311

Max offer price $152,314

Occupancy floor —

Sensitivity live

Price	-10% $-75	-5% $-127	+0% $-179	+5% $-231	+10% $-283
Rent	-10% $-344	-5% $-261	+0% $-179	+5% $-96	+10% $-14
Rate	-1.0pp $-86	-0.5pp $-132	base $-179	+0.5pp $-226	+1.0pp $-275

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: $45,975
• Closing costs: $5,517
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
226 Hillcrest Dr Davenport, FL	4.0	2.0	1488	$2,500	$1.68	25d	1	0.10mi
304 New Providence Promenade Unit 304 Davenport, FL	3.0	2.0	1227	$1,495	$1.22	25d	1	0.15mi
603 New Providence Promenade #603 Davenport, FL	3.0	2.0	1227	$1,550	$1.26	25d	1	0.22mi
515 Corso Ln Davenport, FL	2.0–3.0	2.5	1402	$2,495	$1.78	5d	13	0.25mi
309 Catfish Dr E Davenport, FL	3.0	2.0	1454	$1,895	$1.30	25d	1	0.56mi
1301 Tuscan Hills Blvd Unit 9406 1 Davenport, FL	2.0	2.0	1134	$2,200	$1.94	25d	1	0.59mi
50989 Highway 27 #108 Davenport, FL	2.0	1.0	800	$1,500	$1.88	23d	1	0.63mi
774 Chelsea Dr Davenport, FL	2.0	2.5	988	$1,750	$1.77	25d	1	0.68mi
807 Chelsea Dr Davenport, FL	2.0	2.5	1076	$1,450	$1.35	25d	1	0.72mi
183 Ashbourne Way Davenport, FL	1.0–3.0	1.0–2.0	1039	$2,200	$2.12	5d	35	0.74mi
222 Bexley Dr Davenport, FL	2.0	2.5	1313	$2,000	$1.52	25d	1	0.78mi
2010 Limetta DR Davenport, FL	1.0–3.0	1.0–2.0	1178	$2,429	$2.06	5d	15	0.82mi
315 Allison Ave Davenport, FL	3.0	2.0	1180	$2,400	$2.03	25d	1	0.84mi
1492 Mirabella Cir Davenport, FL	3.0	2.0	1435	$1,995	$1.39	25d	1	0.95mi
1492 Mirabella Cir Davenport, FL	3.0	2.5	1435	$1,950	$1.36	16d	1	0.95mi
1556 Mirabella Cir Davenport, FL	3.0	2.5	1371	$1,950	$1.42	5d	1	0.96mi
237 Somerset Dr Davenport, FL	2.0	1.0	1330	$1,900	$1.43	25d	1	0.96mi
904 Charo Pkwy #517 Davenport, FL	3.0	3.0	1217	$1,800	$1.48	25d	1	1.05mi
904 Charo Pkwy #533 Davenport, FL	4.0	3.0	1437	$1,795	$1.25	16d	1	1.05mi
1316 Mirabella Cir Davenport, FL	3.0	2.5	1489	$2,050	$1.38	25d	1	1.10mi
9055 Treasure Trove Ln Kissimmee, FL	2.0–3.0	2.0	1572	$1,900	$1.21	6d	2	1.10mi
9055 Treasure Trove Ln Kissimmee, FL	2.0–3.0	2.0	1572	$1,900	$1.21	5d	2	1.10mi
631 Washington Palm Loop Davenport, FL	3.0	2.0	1387	$1,450	$1.05	25d	1	1.13mi
333 Terra Lago St Unit 1031923P Davenport, FL	3.0	3.0	1453	$2,170	$1.49	5d	1	1.19mi
3050 Pirates Retreat Ct #208 Kissimmee, FL	2.0	2.0	1445	$1,600	$1.11	4d	1	1.22mi
3060 Pirates Retreat Ct Kissimmee, FL	2.0	2.0	1445	$1,850	$1.28	0d	2	1.26mi
400 Australian Way Unit A Davenport, FL	3.0	2.0	1350	$1,600	$1.19	16d	1	1.29mi
217 Australian Way Unit A Davenport, FL	3.0	2.0	1211	$1,750	$1.45	5d	1	1.30mi
1042 Calabria Ave Unit 1261192P Davenport, FL	4.0	3.0	1485	$5,169	$3.48	16d	1	1.30mi
2929 Fan Palm Dr Davenport, FL	3.0	3.0	1090	$1,600	$1.47	16d	1	1.30mi
2929 Fan Palm Dr Unit 1 Davenport, FL	3.0	2.5	1090	$1,600	$1.47	16d	1	1.30mi
623 Coconut Palm Way Davenport, FL	3.0	2.0	1100	$1,650	$1.50	25d	1	1.31mi
2918 Fan Palm Dr Unit Main Davenport, FL	3.0	2.0	1400	$1,800	$1.29	25d	1	1.33mi
761 Caribbean Dr Davenport, FL	3.0	2.0	1400	$1,700	$1.21	5d	1	1.34mi
564 Orchid Dr Unit A Davenport, FL	2.0	2.0	1348	$1,500	$1.11	25d	1	1.35mi
711 Caribbean Dr Unit Main Unit Davenport, FL	3.0	2.0	1200	$1,850	$1.54	25d	1	1.36mi
515 Orchid Dr Unit A Davenport, FL	3.0	2.0	1348	$1,650	$1.22	25d	1	1.37mi
1000 Western Breeze CIR Unit 3-410 Davenport, FL	2.0	2.0	1185	$2,360	$1.99	5d	1	1.39mi
8836 Dunes Ct #13306 Kissimmee, FL	3.0	2.0	1249	$1,650	$1.32	26d	1	1.40mi
402 Orchid Dr Unit Main Davenport, FL	3.0	2.0	1500	$1,900	$1.27	25d	1	1.40mi

HOA detail condo

• Monthly dues: $596 · $7,152/yr
• Likely covers: waterlandscapingpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-22
   days on market $183,900 Active 200 DOM
2. 2026-06-18
   days on market $183,900 Active 197 DOM
3. 2026-06-17
   days on market $183,900 Active 196 DOM
4. 2026-06-16
   days on market $183,900 Active 195 DOM
5. 2026-06-15
   days on market $183,900 Active 194 DOM
6. 2026-06-13
   days on market $183,900 Active 192 DOM
7. 2026-06-10
   days on market $183,900 Active 189 DOM
8. 2026-06-09
   days on market $183,900 Active 188 DOM
9. 2026-06-08
   days on market $183,900 Active 187 DOM
10. 2026-06-07
    days on market $183,900 Active 186 DOM
11. 2026-06-05
    days on market $183,900 Active 183 DOM
12. 2026-06-03
    days on market $183,900 Active 181 DOM
13. 2026-06-01
    days on market $183,900 Active 180 DOM
14. 2026-05-31
    days on market $183,900 Active 179 DOM
15. 2026-05-11
    price $183,900
16. 2025-12-03
    listed $198,900 Active
17. 2005-06-09
    soldstatus $210,000

ⓘ 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: $2,268 · $189/mo
• Projected year-2 tax: $2,268 · $189/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 25 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: $25,020
• − Mortgage interest: −$10,301
• − Property taxes: −$2,268
• − Insurance: −$920
• − Repairs & maintenance: −$2,002
• − Management: −$2,002
• − HOA: −$7,152
• − Depreciation: −$5,350
• Taxable loss: −$4,973
• Est. tax savings @ 24.0%: +$1,194
• After-tax cash flow: $-952/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

-12.4% since first listed

3 events — show timeline

• 2026-05-11 Price Changed $183,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-03 Listed $198,900 Stellar MLS as Distributed by MLS Grid
• 2005-06-09 Sold (Public Records) $210,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,268 · +2.5% YoY. Source: county tax records.