9000 US Highway 192 #211 · Four Corners, FL 34714

$133,000

1 bd · 1.0 ba · 396 sqft · Condo public records · 27 Days on market

Built 1986 $256/mo HOA · 19% 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 +15.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Appreciation +4.8/10.0
• DSCR +4.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0

Listing remarks

Beautifully updated waterfront home located in the highly sought-after gated community of Outdoor Resorts at Orlando, perfectly positioned on a canal with direct access to Lake Davenport. This move-in ready property offers an exceptional combination of modern upgrades, outdoor living, and a true Florida lifestyle. Step outside and enjoy the expansive rear deck and private dock, where you can relax and take in tranquil water views, complete with an uninterrupted view of the fountain. A side patio provides additional outdoor space and convenient access to the rear of the home—ideal for entertaining or simply unwinding in your own private setting. Inside, the home has been thoughtfully u

Key facts

• Gated community
• Waterfront home
• Private dock

Tags

• WATERFRONT HOME
• GATED COMMUNITY
• EXPANSIVE REAR DECK
• PRIVATE DOCK
• TRANQUIL WATER VIEWS
• BUTCHER BLOCK COUNTERTOPS

Property features AI

Finance

• Other: Lease restrictions apply; Partially furnished; Lot is private, paved, on a private maintained road; near golf course; in-county; Lot acreage: less than 1/4 acre
• Financial info: Total monthly fees listed as $256; total annual fees listed as $3,072
• HOA & community: Part of Sabrina Stone association; Monthly HOA fee: $256 (required; association approval required); Quarterly association fee: $768; Association amenities include clubhouse, pool, tennis, pickleball, shuffleboard, playground, recreation facilities, gated security, laundry, cable TV, maintenance of grounds and private road, management, trash, water, sewer, and escrow reserves; Community features include golf, dog park, street lights, community mailbox, deed restrictions, buyer approval required, and senior community; Pets allowed; Condo land included

Exterior

• Parking: Driveway; Carport (1 space)
• Security: Gated community
• Utilities: Private water; Private sewer; Propane available; Electricity connected; Water connected; Sewer available; Cable connected; BB/HS Internet available; Phone available
• Home design: Manufactured single-wide home; Two levels; Faces southwest; Residential property
• Construction: Vinyl siding and frame construction; Metal roof; Other foundation
• Exterior features: Deck; Side porch; Exterior lighting; Rain gutters; Sliding doors; Shed(s); Canal and lake access / water view (Lake Davenport, canal)

Interior

• Kitchen: Range; Microwave; Refrigerator; Exhaust fan; Electric water heater; Tankless water heater
• Bedrooms: 1 bedroom
• Flooring: Linoleum; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; Ceiling fans; Kitchen/family room combo; Thermostat; Window treatments; Inside utility
• Laundry & utility: Washer and dryer (inside)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $133k.

Deal economics

• At list price, monthly cash flow is $49 ($584/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $133k).
• Recommended offer: $131k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.7% 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 falling (-3.5%/yr); 716 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).

Forward outlook

• In year one you build about $481 of equity ($920 loan paydown + $-439 appreciation (-0.3% 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 27 days — a 2% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $54k; list at $133k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,005 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 6.73%
• Cash-on-cash: 1.57%
• DSCR: 1.07
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.33% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.82×
• Total profit: $-6,790
• Equity at exit: $36,439

10-year hold

• IRR: -0.6%
• Equity multiple: 0.95×
• Total profit: $-1,999
• Equity at exit: $42,098

Cash invested: $37,240 (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 34714

• Home prices YoY: -0.1%
• Rents YoY: -3.5%
• Active inventory: 716
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,381 medium
• Mortgage (P&I): −$697
• Tax from tax record: −$33 /mo · $399/yr
• Insurance: −$55
• HOA: −$256
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $49

Break-even live

Break-even rent $1,319

Max offer price $133,000

Occupancy floor 91%

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9000 US Highway 192 #115 Clermont, FL	1.0	1.0	364	$950	$2.61	10d	1	0.09mi

HOA detail condo

• Monthly dues: $256 · $3,072/yr
• Likely covers: watersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $133,000 Active 27 DOM
2. 2026-06-17
   days on market $133,000 Active 26 DOM
3. 2026-06-16
   days on market $133,000 Active 25 DOM
4. 2026-06-15
   days on market $133,000 Active 24 DOM
5. 2026-06-13
   days on market $133,000 Active 22 DOM
6. 2026-06-10
   days on market $133,000 Active 19 DOM
7. 2026-06-09
   days on market $133,000 Active 18 DOM
8. 2026-06-08
   days on market $133,000 Active 17 DOM
9. 2026-06-07
   days on market $133,000 Active 16 DOM
10. 2026-06-05
    days on market $133,000 Active 13 DOM
11. 2026-06-03
    days on market $133,000 Active 12 DOM
12. 2026-06-03
    days on market $133,000 Active 11 DOM
13. 2026-06-01
    days on market $133,000 Active 10 DOM
14. 2026-05-31
    days on market $133,000 Active 9 DOM
15. 2026-05-22
    listed $133,000 Active
16. 1999-12-21
    soldstatus $54,000

ⓘ 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: $399 · $33/mo
• Projected year-2 tax: $1,104 · $92/mo
• Expected delta: +$705/yr (+$59/mo · 176.5%)

ⓘ 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 6 d/yr ≥107°F today · 20 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: $16,570
• − Mortgage interest: −$7,450
• − Property taxes: −$399
• − Insurance: −$665
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − HOA: −$3,072
• − Depreciation: −$3,869
• Taxable loss: −$1,537
• Est. tax savings @ 24.0%: +$369
• After-tax cash flow: $953/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: Lake County · 364,602 people
• City population: 27,422
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 28,200
• Household income: $75,392
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 953.0

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 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 30% Two or more races 25% Black 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 17% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 76% English-only · Spanish 19% Other Indo-European 1% Other Asian/Pacific 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: ▼ -0.33%
• Current HPI: 256.1331
• Rent YoY: ▼ -3.46%
• 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

+146.3% since first listed

2 events — show timeline

• 2026-05-22 Listed $133,000 Stellar MLS as Distributed by MLS Grid
• 1999-12-21 Sold (Public Records) $54,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $399 · +39.9% YoY. Source: county tax records.