9000 US Highway 192 #894 · Four Corners, FL 34714

$145,000

2 bd · 1.5 ba · 748 sqft · Condo public records · 8 Days on market

Built 1993 $256/mo HOA · 16% of rent

---

Why this score? — see what drove the C- 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 +16.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• DSCR +5.1/10.0
• Appreciation +4.8/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0

Listing remarks

Great opportunity to own a beautifully maintained, fully furnished 2-bedroom, 1.5-bath home overlooking the golf course in the gated community of Outdoor Resorts of Orlando! Ideally located near world-famous attractions, including Disney (just 6 miles away), Universal Orlando, and SeaWorld, this home offers the perfect combination of comfort, convenience, and resort-style living. Step inside to a bright and welcoming open living and dining area filled with natural light. The spacious kitchen features plenty of cabinet storage and counter space, making meal preparation a pleasure. The primary bedroom offers built-in closet storage, while the versatile second bedroom is currently configured a

Key facts

• Gated community
• Murphy bed
• Golf course

Tags

• GOLF COURSE
• GATED COMMUNITY
• OPEN LIVING AND DINING AREA
• PLENTY OF CABINET STORAGE
• BUILT-IN CLOSET STORAGE
• MURPHY BED

Property features AI

Finance

• Other: Furnished; Buyer approval required for community
• Financial info: No lease restrictions; Total annual fees $3,072
• HOA & community: Member of Outdoor Resorts of Orlando (association approval required); Monthly HOA $256 (quarterly fee $768); Association fees cover 24-hour guard, cable TV, common area taxes, escrow reserves, insurance, grounds maintenance, pool, private road, recreational facilities, security, sewer; Senior community; Clubhouse, pool, tennis courts, park, community mailbox, street lights, deed restrictions; Golf carts allowed; Pets allowed

Exterior

• Parking: Carport with 2 spaces
• Security: Gated community
• Utilities: Private water source; Public sewer; Broadband/high-speed internet available; Cable connected; Electricity connected; Phone available; Sewer connected; Water connected
• Home design: Manufactured double-wide home; One level; Entry faces southeast; Condo land included
• Construction: Vinyl siding; Roof over; Crawlspace and slab foundation
• Exterior features: Awning(s); Exterior lighting; Rain gutters; Lake access to Old Lake Davenport; Asphalt road frontage

Interior

• Kitchen: Cooktop; Dishwasher; Exhaust fan; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Wood
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Thermostat; Window treatments; Skylight(s)
• Laundry & utility: Laundry inside; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 7.0% 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.
• 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $524 of equity ($1k loan paydown + $-478 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y 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 $45k; list at $145k implies a 222% 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 $145,000

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. 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.
6. 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.
7. 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: 7.01%
• Cash-on-cash: 2.56%
• DSCR: 1.11
• GRM: 7.7

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: -3.0%
• Equity multiple: 0.87×
• Total profit: $-5,428
• Equity at exit: $39,727

10-year hold

• IRR: 0.4%
• Equity multiple: 1.04×
• Total profit: $1,683
• Equity at exit: $45,896

Cash invested: $40,600 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,561 high
• Mortgage (P&I): −$760
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$60
• HOA: −$256
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $87

Break-even live

Break-even rent $1,452

Max offer price $145,000

Occupancy floor 89%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9000 US Highway 192 #929 Clermont, FL	1.0	1.0	674	$1,350	$2.00	23d	1	0.02mi
9000 US Highway 192 #115 Clermont, FL	1.0	1.0	364	$950	$2.61	10d	1	0.33mi
1000 Ketner St Davenport, FL	1.0–3.0	1.0–2.0	1057	$1,746	$1.65	3d	22	0.57mi
8929 Legacy Ct #107 Kissimmee, FL	1.0	1.0	636	$1,400	$2.20	24d	1	0.58mi
8929 Legacy Ct Unit 8929 Kissimmee, FL	1.0	1.0	750	$1,616	$2.15	24d	1	0.58mi
17825 Avalon Grove Loop Winter Garden, FL	1.0–3.0	1.0–2.0	972	$2,022	$2.08	2d	120	0.64mi
8913 Legacy Ct #111 Kissimmee, FL	1.0	1.0	747	$1,500	$2.01	24d	1	0.65mi
145 Town Center Blvd Clermont, FL	1.0–3.0	1.0–3.0	1029	$1,850	$1.80	2d	22	0.72mi
130 Town Center Blvd Clermont, FL	1.0–3.0	1.0–2.0	904	$1,890	$2.09	2d	19	0.74mi
8807 Dunes Ct Unit 5-305 Kissimmee, FL	1.0	1.0	712	$1,300	$1.83	11d	1	0.84mi
8807 Dunes Ct #207 Kissimmee, FL	1.0	1.0	747	$1,400	$1.87	24d	1	0.84mi
8822 Dunes Ct #205 Kissimmee, FL	1.0	1.0	636	$1,600	$2.52	7d	1	0.87mi
14520 Avalon Rd Winter Garden, FL	1.0–2.0	1.0–2.0	891	$2,274	$2.55	2d	80	0.92mi
130 Orlando Breeze Cir Davenport, FL	1.0–3.0	1.0–2.0	1022	$2,097	$2.05	14d	21	1.03mi
50989 Highway 27 #33 Davenport, FL	2.0	1.0	408	$1,800	$4.41	19d	1	1.13mi
223 Washington Palm Loop Unit B Davenport, FL	1.0	1.0	745	$1,000	$1.34	23d	1	1.27mi
613 Coconut Palm Way Unit 613 Davenport, FL	1.0	1.0	600	$1,000	$1.67	3d	1	1.30mi
621 Washington Palm Loop Unit Lockout Davenport, FL	1.0	1.0	600	$1,000	$1.67	23d	1	1.31mi
308 Australian Way Unit B Davenport, FL	1.0	1.0	650	$1,100	$1.69	14d	1	1.33mi
308 Australian Way Davenport, FL	1.0	1.0	600	$1,100	$1.83	3d	1	1.33mi
1325 Washington Palm Loop Davenport, FL	1.0	1.0	600	$1,000	$1.67	3d	1	1.35mi
217 Australian Way Unit B Davenport, FL	1.0	1.0	600	$1,100	$1.83	3d	1	1.37mi
1232 Washington Palm Loop Unit 1bed/1bath Davenport, FL	1.0	1.0	450	$925	$2.06	23d	1	1.38mi
2306 Fan Palm Dr Unit B Davenport, FL	1.0	1.0	600	$900	$1.50	23d	1	1.40mi
8660 W Irlo Bronson Memorial Hwy Unit 3271122 Kissimmee, FL	1.0	1.0	646	$1,370	$2.12	17d	1	1.42mi
8660 W Irlo Bronson Memorial Hwy Unit 3281219 Kissimmee, FL	1.0	1.0	646	$1,370	$2.12	24d	1	1.42mi

HOA detail condo

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

Listing history 6 events

1. 2026-06-18
   days on market $145,000 Active 8 DOM
2. 2026-06-17
   days on market $145,000 Active 7 DOM
3. 2026-06-16
   days on market $145,000 Active 6 DOM
4. 2026-06-15
   days on market $145,000 Active 5 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $145,000 Active 3 DOM

ⓘ 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: $839 · $70/mo
• Projected year-2 tax: $1,204 · $100/mo
• Expected delta: +$365/yr (+$30/mo · 43.5%)

ⓘ 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: $18,732
• − Mortgage interest: −$8,122
• − Property taxes: −$839
• − Insurance: −$725
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − HOA: −$3,072
• − Depreciation: −$4,218
• Taxable loss: −$1,241
• Est. tax savings @ 24.0%: +$298
• After-tax cash flow: $1,336/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

+1267.9% since first listed

14 events — show timeline

• 2026-06-10 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-08 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-01 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-12 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-09 Price Changed $179,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-09 Price Changed $189,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-09 Price Changed $179,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-15 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 2012-09-02 Sold (MLS) $45,000 Stellar MLS as Distributed by MLS Grid
• 2011-12-12 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 1979-03-01 Sold (Public Records) $10,600 Public Records

Property tax history

-1.3%/yr

Latest (2025): $839 · +17.4% YoY. Source: county tax records.