9000 US Hwy 192 #407 · Four Corners, FL 34714

$64,900

1 bd · 1.0 ba · 360 sqft · Condo public records · 97 Days on market

Built 1978 $256/mo HOA · 19% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Neat & clean. Heat & air to Florida room. Roofover. Furnished & ready for occupancy. A lakefront, golf course, resort type community with many amenities and activities for all. Being sold "as is" with right to inspect.

Key facts

• Guard gated entrance
• Metal roof
• Vinyl room addition

Tags

• COMMON GROUND AREA
• VINYL ROOM ADDITION
• SPACIOUS PATIO
• METAL ROOF
• GUARD GATED ENTRANCE
• PRIVATE ACCESS

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total annual fees about $3,072
• HOA & community: Association required (Sabrina Stone); Monthly HOA approximately $256; Quarterly association fee applies; Association amenities include clubhouse, pool, tennis, pickleball, shuffleboard, playground, dog park, storage, recreation facilities, security, laundry, golf course access, community mailbox, street lights, private road, and management; Buyer approval required; Senior community; Pets allowed; Association fee includes guard (24-hour), cable TV, pool, escrow reserves, insurance, grounds maintenance, management, sewer, trash, and water

Exterior

• Parking: Driveway
• Security: Gated community
• Utilities: Well water; Private sewer; Cable connected; High-speed internet available; Electricity connected; Underground utilities; Water connected; Sewer connected
• Home design: Manufactured home (single wide); One level; Faces north
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Built as a VALC single wide
• Exterior features: Patio; Rain gutters; Private lake access (Lake Davenport); Boat ramp (private); Fishing pier; Skiing allowed

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Kitchen-family room combo; Open floorplan
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $65k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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.
• 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 $235 of equity ($449 loan paydown + $-214 appreciation (-0.3% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.3% appreciation + 0.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $33k; list at $65k implies a 97% 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 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 2.12% ✓
• Cap rate: 13.11%
• Cash-on-cash: 24.36%
• DSCR: 2.08
• GRM: 3.9

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: 20.2%
• Equity multiple: 1.92×
• Total profit: $16,742
• Equity at exit: $17,781

10-year hold

• IRR: 22.1%
• Equity multiple: 3.06×
• Total profit: $37,385
• Equity at exit: $20,542

Cash invested: $18,172 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,378 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$96 /mo · $1,156/yr
• Insurance: −$27
• HOA: −$256
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $369

Break-even live

Break-even rent $911

Max offer price $64,900

Occupancy floor 68%

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: $16,225
• Closing costs: $1,947
• 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	0.22mi

HOA detail condo

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

Listing history 19 events

1. 2026-06-18
   days on market $64,900 Active 97 DOM
2. 2026-06-17
   days on market $64,900 Active 96 DOM
3. 2026-06-16
   days on market $64,900 Active 95 DOM
4. 2026-06-15
   days on market $64,900 Active 94 DOM
5. 2026-06-13
   days on market $64,900 Active 92 DOM
6. 2026-06-10
   days on market $64,900 Active 89 DOM
7. 2026-06-09
   days on market $64,900 Active 88 DOM
8. 2026-06-08
   days on market $64,900 Active 87 DOM
9. 2026-06-07
   days on market $64,900 Active 86 DOM
10. 2026-06-05
    days on market $64,900 Active 83 DOM
11. 2026-06-03
    days on market $64,900 Active 82 DOM
12. 2026-06-03
    days on market $64,900 Active 81 DOM
13. 2026-06-01
    days on market $64,900 Active 80 DOM
14. 2026-05-31
    days on market $64,900 Active 79 DOM
15. 2026-03-13
    listed $64,900 Active
16. 2011-04-08
    soldstatus $33,000
17. 2011-03-31
    soldstatus $33,000 246-char remark

    Show marketing remark (246 chars)

    Neat & clean. Heat & air to Florida room. Roofover. Furnished & ready for occupancy. A lakefront, golf course, resort type community with many amenities and activities for all. Being sold "as is" with right to inspect.

18. 2010-12-02
    listed $38,500 246-char remark

    Show marketing remark (246 chars)

    Neat & clean. Heat & air to Florida room. Roofover. Furnished & ready for occupancy. A lakefront, golf course, resort type community with many amenities and activities for all. Being sold "as is" with right to inspect.

19. 2000-05-04
    soldstatus $29,500

ⓘ 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: $1,156 · $96/mo
• Projected year-2 tax: $1,156 · $96/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 24 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: $16,535
• − Mortgage interest: −$3,635
• − Property taxes: −$1,156
• − Insurance: −$324
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − HOA: −$3,072
• − Depreciation: −$1,888
• Taxable income: $3,813
• Est. tax owed @ 24.0%: −$915
• After-tax cash flow: $3,511/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

+120.0% since first listed

5 events — show timeline

• 2026-03-13 Listed $64,900 Stellar MLS as Distributed by MLS Grid
• 2011-04-08 Sold (Public Records) $33,000 Public Records
• 2011-03-31 Sold (MLS) $33,000 Stellar MLS as Distributed by MLS Grid
• 2010-12-02 Listed $38,500 Stellar MLS as Distributed by MLS Grid
• 2000-05-04 Sold (Public Records) $29,500 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,156 · +17.2% YoY. Source: county tax records.