None · Williamsburg, FL 32821

$110,000

1 bd · 1.0 ba · 550 sqft · Condo · 80 Days on market

Built 1990 Fair condition $49/mo HOA · 3% 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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +2.2/5.0
• Rent growth +1.7/5.0

Listing remarks MLS

FULLY RENOVATED! This one-bedroom condo-hotel suite is located at the Parc Corniche Resort on the famous International Drive right in the heart of Orlando's tourism district near Sea World, Aquatica, and Discovery Cove. Disney World and Universal are just a few miles away. The condo is being sold fully-furnished and can be rented nightly through the onsite rental management program. The condo is on the third floor which means there are no noisy neighbors above you. The community features heated pool, jacuzzi, onsite bar and grill restaurant, convenience store and coin laundry. Condo dues are $351.08 and include cable, water, sewer, garbage removal, and maintenance of the common areas.

Key facts

• Private balcony
• Functional layout
• $49 HOA

Tags

• PRIVATE BALCONY
• RESORT-STYLE AMENITIES
• FUNCTIONAL LAYOUT
• ABUNDANT NATURAL LIGHT

Property features AI

Finance

• Other: Unit located on floor 4; Living area approximately 550 square feet; Lot about 0.34 acres (community grounds)
• Financial info: No lease restrictions indicated; Furnished; Total monthly association fees listed as $49.50
• HOA & community: Parc Corniche Condominium Association; Monthly HOA approximately $49.50 (annual total $594); Association fee required; Community amenities: fitness center, park, pool, airport/runway access; Pets not allowed

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected
• Home design: Condo - Hotel; Residential property; One level (unit on 4th floor); Faces west; Planned development zoning
• Construction: Block, stucco, and frame construction; Shingle roof; Concrete perimeter foundation and slab; Built as part of a multi-story building (4 stories)
• Exterior features: Balcony; Asphalt road access

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Thermostat; Walk-in closet(s); Window treatments; Building elevator
• Laundry & utility: Common area laundry; No in-unit laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.9% in Williamsburg — 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 85/100 on livability (#29 in FL, #608 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, crime A; Watch: amenities D, schools 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 falling (-3.2%/yr); 275 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($761 loan paydown + $326 appreciation (0.3% local appreciation)).
• Orange County population projected at +52% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.3% appreciation + 0.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $60k; list at $110k implies a 83% gain — meaningful room to come down on a strong offer.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
9. 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.
10. 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: 1.39% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.57%
• DSCR: 1.69
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.3% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.63×
• Total profit: $19,347
• Equity at exit: $33,583

10-year hold

• IRR: 15.4%
• Equity multiple: 2.58×
• Total profit: $48,704
• Equity at exit: $41,703

Cash invested: $30,800 (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 32821

• Home prices YoY: 0.1%
• Rents YoY: -3.2%
• Active inventory: 275
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,530 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$49
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $400

Break-even live

Break-even rent $1,024

Max offer price $110,000

Occupancy floor 69%

Sensitivity live

Price	-10% $476	-5% $438	+0% $400	+5% $362	+10% $324
Rent	-10% $279	-5% $339	+0% $400	+5% $460	+10% $521
Rate	-1.0pp $455	-0.5pp $428	base $400	+0.5pp $371	+1.0pp $342

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6600 Banner Lake Cir Orlando, FL	1.0–3.0	1.0–2.0	975	$1,199	$1.23	2d	18	0.29mi
11508 Westwood Blvd #313 Orlando, FL	1.0	1.0	715	$2,800	$3.92	24d	1	0.52mi
6902 Villa De Costa Dr Orlando, FL	2.0	2.0	738	$1,500	$2.03	14d	1	0.58mi
6820 Axis West Cir Orlando, FL	1.0–3.0	1.0–2.0	1033	$1,845	$1.79	3d	18	0.72mi
6801 Integra Cove Blvd Orlando, FL	3.0	1.0–2.0	966	$1,921	$1.99	3d	30	0.73mi
6739 Mission Club Blvd Orlando, FL	1.0–3.0	1.0–2.0	947	$1,305	$1.38	2d	24	1.00mi
6701 Westwood Blvd Orlando, FL	1.0–2.0	1.0–2.0	735	$1,099	$1.50	3d	6	1.00mi
6260 Juniper Pine Way Orlando, FL	1.0–3.0	1.0–2.0	1094	$1,753	$1.60	3d	32	1.05mi
7010 Bayfront Scenic Dr Orlando, FL	1.0–2.0	1.0–2.0	903	$1,725	$1.91	3d	21	1.13mi
7119 Sand Lake Reserve Dr Orlando, FL	1.0–3.0	1.0–2.0	1041	$1,780	$1.71	2d	17	1.31mi
7511 Solstice Cir Orlando, FL	3.0	1.0–2.0	1168	$2,110	$1.81	3d	36	1.33mi
12515 Lake Square Cir Orlando, FL	1.0–3.0	1.0–2.0	1087	$1,475	$1.36	2d	21	1.34mi
10535 Hamilton Dawn St Orlando, FL	1.0–2.0	1.0–2.0	936	$1,663	$1.78	3d	22	1.40mi
11115 S Beach Cir Orlando, FL	1.0–3.0	1.0–2.0	1116	$1,814	$1.63	2d	50	1.41mi
10260 Turkey Lake Rd Orlando, FL	1.0	2.0	745	$1,500	$2.01	18d	1	1.48mi
10260 Turkey Lake Rd Unit A30 150 Orlando, FL	1.0	1.5	745	$1,500	$2.01	22d	1	1.48mi

HOA detail condo

• Monthly dues: $49 · $588/yr
• Likely covers: watersewertrashcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $110,000 Active 80 DOM
2. 2026-06-17
   days on market $110,000 Active 79 DOM
3. 2026-06-16
   days on market $110,000 Active 78 DOM
4. 2026-06-15
   days on market $110,000 Active 77 DOM
5. 2026-06-13
   days on market $110,000 Active 75 DOM
6. 2026-06-13
   days on market $110,000 Active 74 DOM
7. 2026-06-09
   days on market $110,000 Active 71 DOM
8. 2026-06-08
   days on market $110,000 Active 70 DOM
9. 2026-06-07
   days on market $110,000 Active 69 DOM
10. 2026-06-04
    days on market $110,000 Active 66 DOM
11. 2026-06-03
    days on market $110,000 Active 65 DOM
12. 2026-06-02
    days on market $110,000 Active 64 DOM
13. 2026-06-02
    days on market $110,000 Active 63 DOM
14. 2026-05-31
    days on market $110,000 Active 62 DOM
15. 2026-03-30
    listed $110,000 Active
16. 2016-08-26
    soldstatus $60,000 Sold 693-char remark

    Show marketing remark (693 chars)

    FULLY RENOVATED! This one-bedroom condo-hotel suite is located at the Parc Corniche Resort on the famous International Drive right in the heart of Orlando's tourism district near Sea World, Aquatica, and Discovery Cove. Disney World and Universal are just a few miles away. The condo is being sold fully-furnished and can be rented nightly through the onsite rental management program. The condo is on the third floor which means there are no noisy neighbors above you. The community features heated pool, jacuzzi, onsite bar and grill restaurant, convenience store and coin laundry. Condo dues are $351.08 and include cable, water, sewer, garbage removal, and maintenance of the common areas.

17. 2016-07-22
    status Pending 693-char remark

    Show marketing remark (693 chars)

    FULLY RENOVATED! This one-bedroom condo-hotel suite is located at the Parc Corniche Resort on the famous International Drive right in the heart of Orlando's tourism district near Sea World, Aquatica, and Discovery Cove. Disney World and Universal are just a few miles away. The condo is being sold fully-furnished and can be rented nightly through the onsite rental management program. The condo is on the third floor which means there are no noisy neighbors above you. The community features heated pool, jacuzzi, onsite bar and grill restaurant, convenience store and coin laundry. Condo dues are $351.08 and include cable, water, sewer, garbage removal, and maintenance of the common areas.

18. 2016-04-04
    listed $67,000 Active 693-char remark

    Show marketing remark (693 chars)

    FULLY RENOVATED! This one-bedroom condo-hotel suite is located at the Parc Corniche Resort on the famous International Drive right in the heart of Orlando's tourism district near Sea World, Aquatica, and Discovery Cove. Disney World and Universal are just a few miles away. The condo is being sold fully-furnished and can be rented nightly through the onsite rental management program. The condo is on the third floor which means there are no noisy neighbors above you. The community features heated pool, jacuzzi, onsite bar and grill restaurant, convenience store and coin laundry. Condo dues are $351.08 and include cable, water, sewer, garbage removal, and maintenance of the common areas.

19. 2006-11-09
    listed $95,877

ⓘ 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: $18,362
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − HOA: −$588
• − Depreciation: −$3,200
• Taxable income: $3,274
• Est. tax owed @ 24.0%: −$786
• After-tax cash flow: $4,010/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 · 5 photos

Fair 45/100 Cosmetic rehab

This condo is in fair condition with cosmetic updates needed to enhance its appeal. Fresh paint and new cabinets can significantly boost its resale and rental value.

Repairs flagged

• Minor Paint — Paint appears slightly worn and could benefit from touch-up.
• Minor Cabinets — Cabinets appear dated and could be refreshed with new hardware or paint.

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the overall appearance and appeal of the property.
• Both Replace dated cabinets — New cabinets can enhance the kitchen's functionality and aesthetic appeal, attracting more potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears slightly worn and could benefit from touch-up.	Minor	$500–3,000
Cabinets · Cabinets appear dated and could be refreshed with new hardware or paint.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can improve the overall appearance and appeal of the property. ↑
• Both Replace dated cabinets — New cabinets can enhance the kitchen's functionality and aesthetic appeal, attracting more potential buyers or renters. ↑

ⓘ 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 — Williamsburg

• Score: 85/100
• State rank: #29
• US rank: #608

Category grades

Amenities D Commute A Cost of living B Crime A Employment A- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 1,471,359 people
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 26,161
• Household income: $69,348
• Rent vs Own: 68.3% rent · 31.7% own
• Severe rent burden: 1840.0

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 43% Hispanic / Latino 41% Two or more races 19% Black 6% Asian 3% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 11% Cuban 1% Dominican 4%
• Common ancestry: Romanian 3% Lithuanian 2% Estonian 2%
• Foreign-born: 29% · Canada, Jamaica, China
• Languages at home: 58% English-only · Spanish 32% Other Indo-European 4% Other Asian/Pacific 2%

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: ▲ 0.30%
• Current HPI: 300.2268
• Rent YoY: ▼ -3.20%
• 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

+14.7% since first listed

5 events — show timeline

• 2026-03-30 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2016-08-26 Sold (MLS) $60,000 Stellar MLS as Distributed by MLS Grid
• 2016-07-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-04-04 Listed $67,000 Stellar MLS as Distributed by MLS Grid
• 2006-11-09 Listed $95,877 Stellar MLS as Distributed by MLS Grid