9000 US Hwy 192 #489 · Four Corners, FL 34714

$110,000

1 bd · 1.0 ba · 408 sqft · Condo public records · 143 Days on market

Built 1987 $256/mo HOA · 18% of rent ↓ 8% since listing

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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 +19.0/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 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

Don't miss your chance to own this fully-furnished 1-bedroom 1-bath home on the perimeter of Outdoor Resorts at Orlando. The roof was replaced in 2023, offering peace of mind for years to come. Enjoy the spacious rear patio-perfect for cookouts, entertaining, or relaxing outdoors. Theis waterfront community is situated on beautiful Lake Davenport and offers an impressive array of amenities. The HOA  includes water, sewer, trash, basic cable and ground maintenance. Residents enjoy access to two swimming pools, a club house, a 9-hole par 3 golf course, boat ramp, tennis courts, pickleball and many additional amenities. Schedule your showing today.

Key facts

• Two swimming pools
• Waterfront community
• Club house

Tags

• SPACIOUS REAR PATIO
• WATERFRONT COMMUNITY
• LAKE DAVENPORT
• TWO SWIMMING POOLS
• CLUB HOUSE
• 9-HOLE PAR 3 GOLF COURSE

Property features AI

Finance

• Other: Located near golf course and public transit; paved asphalt road access; Senior community; Furnished
• Financial info: Lease restrictions apply
• HOA & community: Sabrina Stone association (monthly HOA approximately $256 / quarterly fee ~$768); Association approval required; Association amenities include clubhouse, pool, spa/hot tub, tennis, pickleball, shuffleboard, playground, dog park, gated community, security, street lights, cable TV, laundry, management, maintenance of grounds, private road, recreational facilities

Exterior

• Parking: Carport with 2 spaces
• Security: Gated community
• Utilities: Private water; Private sewer; Broadband/high-speed internet available; Cable connected; Electricity connected; Sewer connected
• Home design: Manufactured single-wide home; Two levels; Faces northeast
• Construction: Vinyl siding; Frame construction; Roof over; Slab foundation; Built in (public records show living area 683 sq ft)
• Exterior features: Patio; Exterior lighting; Sliding doors; Private lake access (Lake Davenport); Boat ramp (private) and skiing allowed

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Laminate flooring; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; Ceiling fans; Thermostat; Smoke detector(s)
• Laundry & utility: Inside laundry; Washer hookup; Electric dryer hookup; Washer (present); Electric water heater

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 $398 of equity ($761 loan paydown + $-363 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 143 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.26% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.46%
• DSCR: 1.20
• GRM: 6.6

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: -1.1%
• Equity multiple: 0.95×
• Total profit: $-1,538
• Equity at exit: $30,138

10-year hold

• IRR: 1.9%
• Equity multiple: 1.18×
• Total profit: $5,504
• Equity at exit: $34,818

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 34714

• Home prices YoY: -0.1%
• Rents YoY: -3.5%
• Active inventory: 716
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,388 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$104 /mo · $1,245/yr
• Insurance: −$46
• HOA: −$256
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $114

Break-even live

Break-even rent $1,244

Max offer price $110,000

Occupancy floor 87%

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 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
• Likely covers: watersewertrashcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $110,000 Active 143 DOM
2. 2026-06-17
   days on market $110,000 Active 142 DOM
3. 2026-06-16
   days on market $110,000 Active 141 DOM
4. 2026-06-15
   days on market $110,000 Active 140 DOM
5. 2026-06-13
   days on market $110,000 Active 138 DOM
6. 2026-06-10
   days on market $110,000 Active 135 DOM
7. 2026-06-09
   days on market $110,000 Active 134 DOM
8. 2026-06-08
   days on market $110,000 Active 133 DOM
9. 2026-06-07
   days on market $110,000 Active 132 DOM
10. 2026-06-05
    days on market $110,000 Active 129 DOM
11. 2026-06-03
    days on market $110,000 Active 127 DOM
12. 2026-06-01
    days on market $110,000 Active 126 DOM
13. 2026-05-31
    days on market $110,000 Active 125 DOM
14. 2026-04-21
    price $110,000
15. 2026-04-21
    price $115,000
16. 2026-03-20
    price $120,000
17. 2026-03-20
    price $115,000
18. 2026-01-26
    listed $120,000 Active

ⓘ 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: $1,245 · $104/mo
• Projected year-2 tax: $1,245 · $104/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: $16,661
• − Mortgage interest: −$6,162
• − Property taxes: −$1,245
• − Insurance: −$550
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − HOA: −$3,072
• − Depreciation: −$3,200
• Taxable loss: −$234
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $1,429/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

-8.3% since first listed

5 events — show timeline

• 2026-04-21 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-26 Listed $120,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.5%/yr

Latest (2025): $1,245 · +15.9% YoY. Source: county tax records.