14501 Grove Resort Ave #1726 · Four Corners, FL 34787

$174,999

2 bd · 2.0 ba · 1,265 sqft · Condo · 2 Days on market

Built 2016 Good condition $904/mo HOA · 38% 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).

• 1% rule +8.8/10.0
• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Experience the ultimate blend of vacation luxury and smart investing with this stunning 7th-floor condo at The Grove Resort and Spa (Unit 1726). This fully furnished 2-bedroom, 2-bathroom property offers an open, spacious layout designed for comfort, culminating in a private, screened-in balcony featuring serene water views. Whether you are looking for a magical vacation home for your family or a high-performing addition to your real estate portfolio, this turnkey unit offers the unique advantage of an on-site rental program to maximize passive income when you are away. Perfectly situated just minutes from Walt Disney World and other premier Central Florida attractions, the resort provides

Key facts

• Lazy river
• Dual water slides
• Serene water views

Tags

• PRIVATE SCREENED IN BALCONY
• SERENE WATER VIEWS
• ON SITE RENTAL PROGRAM
• EXPANSIVE SURFARI WATER PARK
• LAZY RIVER
• DUAL WATER SLIDES

Property features AI

Finance

• Other: Property enrolled in a CDD; Furnished unit
• Financial info: Total monthly fees listed as $904.09; Total annual fees listed as $10,849.08; Lease restrictions apply
• HOA & community: Monthly association fee about $904.09 (includes other services); Association fee required; Community amenities: fitness center, pool, sidewalks; Pets allowed (cats and dogs), max pet weight ~15 lbs

Exterior

• Parking: Open parking
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Electricity available; Phone service available
• Home design: Residential condo-hotel; Single-level living; Unit on 7th floor; Faces north
• Construction: Other construction materials; Other roof type; Slab foundation; Built as part of a multi-story building (7 stories)
• Exterior features: Sidewalk; Pond view

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: In-unit laundry room with washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-212 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (17.5% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $144k (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.
• 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 rising (+1.1%/yr); 1581 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Orange County population projected at +52% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.

Recommended offer $144,292 (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. 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. 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. 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?
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: 1.38% ✓
• Cap rate: 4.84%
• Cash-on-cash: -5.20%
• DSCR: 0.77
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.13% rent growth · sell at horizon

5-year hold

• IRR: -28.7%
• Equity multiple: 0.07×
• Total profit: $-45,727
• Equity at exit: $26,093

10-year hold

• IRR: -48.2%
• Equity multiple: -0.48×
• Total profit: $-72,386
• Equity at exit: $15,131

Cash invested: $49,000 (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 34787

• Rents YoY: 1.1%
• Active inventory: 1581
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,407 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$904
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $-212

Break-even live

Break-even rent $2,675

Max offer price $144,292

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14200 Avalon Rd Unit 1244711P Winter Garden, FL	2.0	2.0	1280	$2,868	$2.24	7d	1	0.36mi
14200 Avalon Rd Winter Garden, FL	2.0	2.0	1245	$1,650	$1.32	24d	3	0.36mi
14505 Tristan Cir Winter Garden, FL	1.0–2.0	1.0–2.0	1007	$2,040	$2.02	7d	33	0.43mi
16810 Easthampstead Rd Winter Garden, FL	1.0–2.0	1.0–2.0	1007	$2,130	$2.11	2d	24	0.49mi
13335 Peaceful Melody Dr Winter Garden, FL	3.0	3.0	1715	$2,650	$1.55	17d	1	0.53mi
14520 Avalon Rd Winter Garden, FL	1.0–2.0	1.0–2.0	891	$2,274	$2.55	2d	80	0.60mi
1421 Retreat Cir Clermont, FL	3.0	2.0	1512	$2,400	$1.59	21d	1	0.75mi
1641 Retreat Cir Clermont, FL	3.0	2.0	1512	$2,099	$1.39	24d	1	0.75mi
17825 Avalon Grove Loop Winter Garden, FL	1.0–3.0	1.0–2.0	972	$2,022	$2.08	2d	120	0.79mi
17442 Hidden Forest Dr Clermont, FL	3.0	3.0	1852	$2,000	$1.08	20d	1	0.92mi
17345 Cagan Crossings Blvd Clermont, FL	3.0	2.0	1269	$2,195	$1.73	12d	1	0.99mi
17517 Blessing Dr Clermont, FL	3.0	3.0	1494	$2,200	$1.47	24d	1	0.99mi
14095 Lochend Way Winter Garden, FL	3.0	2.5	1760	$2,895	$1.64	20d	1	1.00mi
17422 Serenidad Blvd Clermont, FL	3.0	3.0	1854	$2,800	$1.51	24d	1	1.02mi
17522 Placidity Ave Clermont, FL	3.0	3.0	1512	$2,400	$1.59	24d	1	1.03mi
15002 Windflower Aly Winter Garden, FL	3.0	2.5	1536	$2,350	$1.53	24d	1	1.03mi
145 Town Center Blvd Clermont, FL	1.0–3.0	1.0–3.0	1029	$1,850	$1.80	2d	22	1.06mi
17440 Placidity Ave Clermont, FL	3.0	3.0	1501	$2,500	$1.67	11d	1	1.06mi
17350 Blessing Dr Clermont, FL	3.0	3.0	1852	$2,600	$1.40	17d	1	1.07mi
17314 Serenidad Blvd Unit 1340347P Clermont, FL	3.0	3.0	1496	$5,750	$3.84	3d	1	1.10mi
17417 Placidity Ave Clermont, FL	3.0	3.0	1501	$2,650	$1.77	24d	1	1.11mi
17177 Cagan Crossings Blvd Clermont, FL	3.0	2.0	1483	$2,500	$1.69	24d	1	1.11mi
3250 Douglas Grand Dr Kissimmee, FL	1.0–4.0	1.0–2.0	1146	$1,960	$1.71	3d	15	1.11mi
3226 Wish Ave Kissimmee, FL	3.0	2.0	1300	$1,600	$1.23	24d	1	1.12mi
9004 Shine Dr Unit 9004 Kissimmee, FL	3.0	2.0	1300	$1,900	$1.46	24d	1	1.15mi
17216 Blessing Dr Clermont, FL	3.0	3.0	1854	$2,400	$1.29	17d	1	1.18mi
17100 Woodcrest Way Clermont, FL	3.0	2.0	1770	$2,125	$1.20	4d	1	1.19mi
130 Town Center Blvd Clermont, FL	1.0–3.0	1.0–2.0	904	$1,890	$2.09	2d	19	1.19mi
1400 Peaceful Nature Way Clermont, FL	3.0	3.0	1852	$2,400	$1.30	20d	1	1.20mi
1389 Peaceful Nature Way Unit 1244727P Clermont, FL	3.0	3.0	1851	$5,258	$2.84	2d	1	1.21mi
12118 Plumpton Dr Winter Garden, FL	3.0	2.5	1567	$2,750	$1.75	24d	1	1.21mi
1387 Peaceful Nature Way Clermont, FL	3.0	3.0	1855	$2,600	$1.40	20d	1	1.22mi
1385 Peaceful Nature Way Clermont, FL	3.0	3.0	1852	$3,200	$1.73	24d	1	1.22mi
1411 Serendipity Ln Clermont, FL	3.0	2.5	1853	$2,950	$1.59	20d	1	1.24mi
15883 Tollington Aly Winter Garden, FL	3.0	2.5	1850	$2,950	$1.59	14d	1	1.25mi
15883 Tollington Aly Winter Garden, FL	3.0	2.5	1850	$2,950	$1.59	4d	1	1.25mi
3369 Tranquil Trl Kissimmee, FL	3.0	3.0	1365	$2,600	$1.90	24d	1	1.25mi
15769 Tollington Aly Winter Garden, FL	3.0	2.5	1850	$2,750	$1.49	16d	1	1.26mi
3405 Tranquil Trl Kissimmee, FL	3.0	3.0	1360	$2,450	$1.80	12d	1	1.28mi
3413 Tranquil Trl Unit 1018179P Kissimmee, FL	3.0	3.0	1356	$4,139	$3.05	7d	1	1.29mi

HOA detail condo

• Monthly dues: $904 · $10,848/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-18
   days on market $174,999 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $174,999 Active 1 DOM

ⓘ 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: $28,878
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,310
• − Management: −$2,310
• − HOA: −$10,848
• − Depreciation: −$5,091
• Taxable loss: −$4,984
• Est. tax savings @ 24.0%: +$1,196
• After-tax cash flow: $-1,350/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This fully furnished 7th-floor condo at The Grove Resort and Spa is in excellent condition with a good condition score of 80. It offers an open, spacious layout and a private balcony with serene water views. The property is move-in ready and would benefit from minor exterior painting and landscaping improvements to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Resale Upgrading the kitchen appliances — Modernizes the space and appeals to buyers
• Resale Upgrading the bathroom fixtures — Modernizes the space and appeals to buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Resale Upgrading the kitchen appliances — Modernizes the space and appeals to buyers ↑
• Resale Upgrading the bathroom fixtures — Modernizes the space and appeals to buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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: Orange County · 1,471,359 people
• City population: 27,422
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 101,441
• Household income: $120,365
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 2682.0

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 53% Hispanic / Latino 23% Two or more races 21% Black 9% Asian 6%
• Hispanic origin (detail): Mexican 4% Puerto Rican 7% Cuban 1%
• Common ancestry: Estonian 4% Romanian 2% Lithuanian 2%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 74% English-only · Spanish 13% Other Indo-European 8% Vietnamese 1%

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: ▼ -189.49%
• Current HPI: 296.8866
• Rent YoY: ▲ 1.13%
• 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

1 event — show timeline

• 2026-06-16 Listed $174,999 Stellar MLS as Distributed by MLS Grid