14501 Grove Resort Ave #1110 · Four Corners, FL 34787

$185,000

2 bd · 2.0 ba · 1,265 sqft · Condo · 81 Days on market

Built 2016 Excellent condition $805/mo HOA · 33% 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 +8.1/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your fully furnished, turn-key vacation retreat at The Grove Resort & Spa Orlando—a highly sought-after, full-service luxury resort located just minutes from Walt Disney World Resort. As part of the Walt Disney World Good Neighbor Hotel Program, this property offers exceptional appeal for both personal use and income-generating potential. This spacious 2-bedroom, 2-bathroom condo (Cypress/Jasmine model) offers over 1265 square feet of thoughtfully designed living space. Positioned on a high floor as a desirable corner unit, it features an open-concept layout with split bedrooms for enhanced privacy. The oversized primary suite includes a separate sitting area, while t

Key facts

• Open-concept layout
• $805 HOA
• Community pool

Tags

• TURN-KEY VACATION RETREAT
• HIGH FLOOR CORNER UNIT
• OPEN-CONCEPT LAYOUT
• OVERSIZED PRIMARY SUITE
• SCREENED-IN PRIVATE BALCONY
• WORLD-CLASS RESORT AMENITIES

Property features AI

Finance

• Other: Furnished; Directions: From I-4, go west to US192, turn right onto Avalon Road; the Grove Resort entrance is on the left.
• Financial info: Total annual fees $9,660; Total monthly fees $805
• HOA & community: Monthly HOA fee of $805 (association name: Angel); Community clubhouse; Community pool; Community sidewalks; Pets allowed; CDD present

Exterior

• Parking: Concrete road access
• Utilities: Public water; Public sewer; Cable available; Water connected; Sewer available
• Home design: Residential condo-hotel; One level; Faces east; Located on floor 1
• Construction: Brick construction; Shingle roof; Slab foundation; Built within a 0 to less than 1/4 acre lot
• Exterior features: Playground; Sidewalk

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Thermostat; Walk-in closet(s); Building has elevator
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $185k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-182 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (14.3% below list).
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $159k (14.3% 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: 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); 1604 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $6k 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

• It's been on market 81 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $158,617 (14.3% 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 81 days. Have you received any prior offers? Is the seller open to a 14% 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: 1.30% ✓
• Cap rate: 5.11%
• Cash-on-cash: -4.22%
• DSCR: 0.81
• GRM: 6.4

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: -26.7%
• Equity multiple: 0.12×
• Total profit: $-45,505
• Equity at exit: $27,584

10-year hold

• IRR: -38.9%
• Equity multiple: -0.35×
• Total profit: $-69,989
• Equity at exit: $15,995

Cash invested: $51,800 (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: 1604
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,407 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$805
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $-182

Break-even live

Break-even rent $2,637

Max offer price $158,617

Occupancy floor —

Sensitivity live

Price	-10% $-54	-5% $-118	+0% $-182	+5% $-246	+10% $-310
Rent	-10% $-372	-5% $-277	+0% $-182	+5% $-87	+10% $8
Rate	-1.0pp $-89	-0.5pp $-135	base $-182	+0.5pp $-230	+1.0pp $-279

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: $46,250
• Closing costs: $5,550
• 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	9d	1	0.36mi
14200 Avalon Rd Winter Garden, FL	2.0	2.0	1245	$1,650	$1.32	25d	3	0.36mi
14505 Tristan Cir Winter Garden, FL	1.0–2.0	1.0–2.0	1007	$2,040	$2.02	9d	33	0.43mi
16810 Easthampstead Rd Winter Garden, FL	1.0–2.0	1.0–2.0	1007	$2,130	$2.11	4d	24	0.49mi
13335 Peaceful Melody Dr Winter Garden, FL	3.0	3.0	1715	$2,650	$1.55	19d	1	0.53mi
14520 Avalon Rd Winter Garden, FL	1.0–2.0	1.0–2.0	891	$2,274	$2.55	3d	80	0.60mi
1421 Retreat Cir Clermont, FL	3.0	2.0	1512	$2,400	$1.59	23d	1	0.75mi
1641 Retreat Cir Clermont, FL	3.0	2.0	1512	$2,099	$1.39	25d	1	0.75mi
17825 Avalon Grove Loop Winter Garden, FL	1.0–3.0	1.0–2.0	972	$2,022	$2.08	3d	120	0.79mi
17442 Hidden Forest Dr Clermont, FL	3.0	3.0	1852	$2,000	$1.08	21d	1	0.92mi
17345 Cagan Crossings Blvd Clermont, FL	3.0	2.0	1269	$2,195	$1.73	13d	1	0.99mi
17517 Blessing Dr Clermont, FL	3.0	3.0	1494	$2,200	$1.47	25d	1	0.99mi
14095 Lochend Way Winter Garden, FL	3.0	2.5	1760	$2,895	$1.64	21d	1	1.00mi
17422 Serenidad Blvd Clermont, FL	3.0	3.0	1854	$2,800	$1.51	25d	1	1.02mi
17522 Placidity Ave Clermont, FL	3.0	3.0	1512	$2,400	$1.59	25d	1	1.03mi
15002 Windflower Aly Winter Garden, FL	3.0	2.5	1536	$2,350	$1.53	25d	1	1.03mi
145 Town Center Blvd Clermont, FL	1.0–3.0	1.0–3.0	1029	$1,850	$1.80	3d	22	1.06mi
17440 Placidity Ave Clermont, FL	3.0	3.0	1501	$2,500	$1.67	12d	1	1.06mi
17350 Blessing Dr Clermont, FL	3.0	3.0	1852	$2,600	$1.40	19d	1	1.07mi
17314 Serenidad Blvd Unit 1340347P Clermont, FL	3.0	3.0	1496	$5,750	$3.84	4d	1	1.10mi
17417 Placidity Ave Clermont, FL	3.0	3.0	1501	$2,650	$1.77	25d	1	1.11mi
17177 Cagan Crossings Blvd Clermont, FL	3.0	2.0	1483	$2,500	$1.69	25d	1	1.11mi
3250 Douglas Grand Dr Kissimmee, FL	1.0–4.0	1.0–2.0	1146	$1,960	$1.71	4d	15	1.11mi
3226 Wish Ave Kissimmee, FL	3.0	2.0	1300	$1,600	$1.23	25d	1	1.12mi
9004 Shine Dr Unit 9004 Kissimmee, FL	3.0	2.0	1300	$1,900	$1.46	25d	1	1.15mi
17216 Blessing Dr Clermont, FL	3.0	3.0	1854	$2,400	$1.29	19d	1	1.18mi
17100 Woodcrest Way Clermont, FL	3.0	2.0	1770	$2,125	$1.20	5d	1	1.19mi
130 Town Center Blvd Clermont, FL	1.0–3.0	1.0–2.0	904	$1,890	$2.09	3d	19	1.19mi
1400 Peaceful Nature Way Clermont, FL	3.0	3.0	1852	$2,400	$1.30	21d	1	1.20mi
1389 Peaceful Nature Way Unit 1244727P Clermont, FL	3.0	3.0	1851	$5,258	$2.84	3d	1	1.21mi
12118 Plumpton Dr Winter Garden, FL	3.0	2.5	1567	$2,750	$1.75	25d	1	1.21mi
1387 Peaceful Nature Way Clermont, FL	3.0	3.0	1855	$2,600	$1.40	21d	1	1.22mi
1385 Peaceful Nature Way Clermont, FL	3.0	3.0	1852	$3,200	$1.73	25d	1	1.22mi
1411 Serendipity Ln Clermont, FL	3.0	2.5	1853	$2,950	$1.59	21d	1	1.24mi
15883 Tollington Aly Winter Garden, FL	3.0	2.5	1850	$2,950	$1.59	16d	1	1.25mi
15883 Tollington Aly Winter Garden, FL	3.0	2.5	1850	$2,950	$1.59	5d	1	1.25mi
3369 Tranquil Trl Kissimmee, FL	3.0	3.0	1365	$2,600	$1.90	25d	1	1.25mi
15769 Tollington Aly Winter Garden, FL	3.0	2.5	1850	$2,750	$1.49	17d	1	1.26mi
3405 Tranquil Trl Kissimmee, FL	3.0	3.0	1360	$2,450	$1.80	13d	1	1.28mi
3413 Tranquil Trl Unit 1018179P Kissimmee, FL	3.0	3.0	1356	$4,139	$3.05	9d	1	1.29mi

HOA detail condo

• Monthly dues: $805 · $9,660/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $185,000 Active 81 DOM
2. 2026-06-18
   days on market $185,000 Active 78 DOM
3. 2026-06-17
   days on market $185,000 Active 77 DOM
4. 2026-06-16
   days on market $185,000 Active 76 DOM
5. 2026-06-15
   days on market $185,000 Active 75 DOM
6. 2026-06-13
   days on market $185,000 Active 73 DOM
7. 2026-06-13
   days on market $185,000 Active 72 DOM
8. 2026-06-09
   days on market $185,000 Active 69 DOM
9. 2026-06-08
   days on market $185,000 Active 68 DOM
10. 2026-06-07
    days on market $185,000 Active 67 DOM
11. 2026-06-04
    days on market $185,000 Active 64 DOM
12. 2026-06-03
    days on market $185,000 Active 63 DOM
13. 2026-06-02
    days on market $185,000 Active 62 DOM
14. 2026-06-02
    days on market $185,000 Active 61 DOM
15. 2026-05-31
    days on market $185,000 Active 60 DOM
16. 2026-04-01
    listed $185,000 Active

ⓘ 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: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$2,310
• − Management: −$2,310
• − HOA: −$9,660
• − Depreciation: −$5,382
• Taxable loss: −$4,847
• Est. tax savings @ 24.0%: +$1,163
• After-tax cash flow: $-1,025/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 · 13 photos

Excellent 95/100 None rehab

This fully furnished, turn-key vacation retreat at The Grove Resort & Spa Orlando is in excellent condition with no visible repairs needed. It offers a high ROI with potential for both resale and rental value through minor updates.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and resale value
• Both Painting interior walls — Fresh paint can improve the home's appearance and value
• Both Upgrade kitchen appliances — Modern appliances can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and resale value ↑
• Both Painting interior walls — Fresh paint can improve the home's appearance and value ↑
• Both Upgrade kitchen appliances — Modern appliances can increase both resale and rental value ↑

ⓘ 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

• 2026-04-01 Listed $185,000 Stellar MLS as Distributed by MLS Grid