8720 Rockingham Ter Unit B · Four Corners, FL 34747

$199,000

3 bd · 2.0 ba · 1,357 sqft · Condo public records · 150 Days on market

Built 1999 $345/mo HOA · 16% 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 +11.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The opportunity to own a well-located 3-bedroom, 2-bath ground-floor condo in one of the most desirable areas of Kissimmee, just minutes from Disney, major shopping centers, restaurants, and entertainment. Located at 8720 Rockingham Terrace, Unit B, this property offers a functional and spacious layout, with laminate flooring throughout the main living areas and tile in the wet areas, making it both practical and easy to maintain. The primary bedroom is thoughtfully positioned for privacy, featuring its own full bathroom and ample closet space. The two additional bedrooms are versatile and can comfortably serve as guest rooms, family bedrooms, or a home office—depending on your needs.

Key facts

• Laminate flooring
• Ground floor condo
• Tennis court

Tags

• GROUND FLOOR CONDO
• LAMINATE FLOORING
• COMMUNITY POOL
• TENNIS COURT
• PLAYGROUND
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Other: Property type: Residential condominium; Zoning: OPUD
• Financial info: Lease restrictions: none indicated
• HOA & community: HOA managed by Garrison Property Services LLC; Monthly HOA fee $345 (includes no specified services); Annual association fees $4,140; Community amenities: Clubhouse, Playground, Tennis courts; Pets allowed (restrictions apply)

Exterior

• Parking: Parking details not provided
• Security: No security features specified
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential condominium; One story; Faces north; Entry on first floor
• Construction: Frame construction with wood siding; Shingle roof; Slab foundation; Built as part of building number 8720
• Exterior features: Balcony; Asphalt road frontage

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: No interior features specified
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $-57 ($-681/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (5.0% below list).
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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.
• Osceola (suburban): math 39% / reading 45% proficiency, ranked #60 of 73 in FL (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents falling (-4.0%/yr); 1665 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
• This rent runs 33% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Osceola County population projected at +73% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $113k; list at $199k implies a 76% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
9. 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.
10. 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.
11. 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: 1.06% ✓
• Cap rate: 5.95%
• Cash-on-cash: -1.22%
• DSCR: 0.95
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.25×
• Total profit: $-41,824
• Equity at exit: $29,672

10-year hold

• IRR: -31.2%
• Equity multiple: -0.15×
• Total profit: $-64,061
• Equity at exit: $17,206

Cash invested: $55,720 (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 34747

• Home prices YoY: -33.1%
• Rents YoY: -4.0%
• Active inventory: 1665
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,119 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$260 /mo · $3,115/yr
• Insurance: −$83
• HOA: −$345
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-57

Break-even live

Break-even rent $2,191

Max offer price $188,968

Occupancy floor 98%

Sensitivity live

Price	-10% $56	-5% $0	+0% $-57	+5% $-113	+10% $-169
Rent	-10% $-224	-5% $-141	+0% $-57	+5% $27	+10% $111
Rate	-1.0pp $43	-0.5pp $-6	base $-57	+0.5pp $-108	+1.0pp $-161

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8709 Rockingham Ter Unit A Kissimmee, FL	3.0	2.0	1357	$1,600	$1.18	24d	1	0.04mi
3155 Britannia Blvd Unit A Kissimmee, FL	3.0	2.0	1357	$1,750	$1.29	24d	1	0.04mi
8722 Rain Forest Pl Unit A Kissimmee, FL	3.0	2.0	1381	$1,745	$1.26	10d	1	0.04mi
8722 Rain Forest Pl Unit A Kissimmee, FL	3.0	2.0	1381	$1,795	$1.30	24d	1	0.04mi
8711 Rockingham Ter Unit A Kissimmee, FL	3.0	2.0	1357	$2,200	$1.62	24d	1	0.04mi
3159 Britannia Blvd Unit 1244739P Kissimmee, FL	3.0	2.0	1356	$2,932	$2.16	5d	1	0.04mi
3163 Britannia Blvd Unit D Kissimmee, FL	3.0	2.0	1357	$2,500	$1.84	13d	1	0.06mi
8710 Rain Forest Pl Unit D Kissimmee, FL	3.0	3.0	1616	$1,600	$0.99	10d	1	0.06mi
3142 Britannia Blvd Unit D Kissimmee, FL	3.0	2.0	1381	$1,400	$1.01	8d	1	0.06mi
3143 Britannia Blvd Unit D Kissimmee, FL	3.0	3.0	1434	$2,100	$1.46	24d	1	0.09mi
3208 Sustainable Way Kissimmee, FL	3.0	3.0	1376	$2,295	$1.67	24d	1	0.16mi
3238 Energy Dr Kissimmee, FL	3.0	3.0	1361	$1,990	$1.46	24d	1	0.20mi
3250 Energy Dr Kissimmee, FL	3.0	3.0	1360	$2,000	$1.47	24d	1	0.20mi
8818 Grand Palms Cir Unit A Kissimmee, FL	3.0	2.0	1222	$1,850	$1.51	8d	1	0.20mi
8824 Coral Palms Ct Unit B Kissimmee, FL	3.0	2.0	1280	$1,800	$1.41	24d	1	0.22mi
8825 Grand Palms Cir Unit B Kissimmee, FL	3.0	2.0	1222	$1,700	$1.39	20d	1	0.23mi
8838 Coral Palms Ct Unit B Kissimmee, FL	2.0	2.0	1168	$1,655	$1.42	24d	1	0.24mi
8836 Coral Palms Ct Unit A Kissimmee, FL	4.0	2.0	1220	$1,895	$1.55	24d	1	0.25mi
8837 Grand Palms Cir Unit A Kissimmee, FL	3.0	2.0	1222	$1,900	$1.55	24d	1	0.26mi
3413 Tranquil Trl Unit 1018179P Kissimmee, FL	3.0	3.0	1356	$4,139	$3.05	8d	1	0.30mi
3405 Tranquil Trl Kissimmee, FL	3.0	3.0	1360	$2,450	$1.80	13d	1	0.30mi
3369 Tranquil Trl Kissimmee, FL	3.0	3.0	1365	$2,600	$1.90	24d	1	0.31mi
3041 Bloomsbury Dr Kissimmee, FL	3.0	2.0	1363	$1,995	$1.46	24d	1	0.44mi
3041 Bloomsbury Dr Kissimmee, FL	3.0	2.0	1363	$1,995	$1.46	14d	1	0.44mi
8801 Dunes Ct #204 Kissimmee, FL	2.0	2.0	1048	$1,600	$1.53	24d	1	0.47mi
2935 Dickens Cir Kissimmee, FL	3.0	2.0	1712	$3,000	$1.75	24d	1	0.49mi
3174 Feltrim Pl #101 Kissimmee, FL	3.0	2.0	1269	$1,900	$1.50	24d	1	0.52mi
8812 Dunes Ct #305 Kissimmee, FL	2.0	2.0	1048	$1,500	$1.43	24d	1	0.53mi
3176 Feltrim Pl #101 Kissimmee, FL	2.0	2.0	1062	$1,800	$1.69	20d	1	0.54mi
8828 Dunes Ct Unit 12-202 Kissimmee, FL	4.0	2.0	1377	$2,050	$1.49	24d	1	0.56mi
9004 Shine Dr Unit 9004 Kissimmee, FL	3.0	2.0	1300	$1,900	$1.46	24d	1	0.56mi
3177 Feltrim Pl Kissimmee, FL	2.0–3.0	2.0	1165	$1,900	$1.63	20d	2	0.57mi
3226 Wish Ave Kissimmee, FL	3.0	2.0	1300	$1,600	$1.23	24d	1	0.60mi
8851 Candy Palm Rd Unit 1541764P Kissimmee, FL	4.0	3.0	1550	$4,145	$2.67	3d	1	0.62mi
8836 Dunes Ct #13306 Kissimmee, FL	3.0	2.0	1249	$1,650	$1.32	24d	1	0.62mi
3101 Segreto Ln Kissimmee, FL	1.0–3.0	1.0–2.0	989	$2,110	$2.13	3d	26	0.62mi
8908 Legacy Ct #104 Kissimmee, FL	3.0	2.0	1249	$1,900	$1.52	8d	1	0.64mi
8917 Legacy Ct #207 Kissimmee, FL	2.0	2.0	1110	$1,750	$1.58	24d	1	0.65mi
3250 Orleans Ave Kissimmee, FL	1.0–3.0	1.0–2.0	1026	$2,389	$2.33	2d	47	0.66mi
3152 Yellow Lantana Ln Kissimmee, FL	4.0	3.0	1636	$2,895	$1.77	24d	1	0.69mi

HOA detail condo

• Monthly dues: $345 · $4,140/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $199,000 Active 150 DOM
2. 2026-06-17
   days on market $199,000 Active 149 DOM
3. 2026-06-16
   days on market $199,000 Active 148 DOM
4. 2026-06-15
   days on market $199,000 Active 147 DOM
5. 2026-06-13
   days on market $199,000 Active 145 DOM
6. 2026-06-13
   days on market $199,000 Active 144 DOM
7. 2026-06-09
   days on market $199,000 Active 141 DOM
8. 2026-06-08
   days on market $199,000 Active 140 DOM
9. 2026-06-07
   days on market $199,000 Active 139 DOM
10. 2026-06-04
    days on market $199,000 Active 136 DOM
11. 2026-06-03
    days on market $199,000 Active 135 DOM
12. 2026-06-02
    days on market $199,000 Active 134 DOM
13. 2026-06-02
    days on market $199,000 Active 133 DOM
14. 2026-05-31
    days on market $199,000 Active 132 DOM
15. 2026-04-14
    price $199,000
16. 2026-03-30
    price $209,000
17. 2026-01-14
    listed $215,000 Active
18. 2007-04-05
    historical
19. 2007-02-17
    listed $149,900
20. 2003-06-26
    soldstatus $113,000

ⓘ 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: $3,115 · $260/mo
• Projected year-2 tax: $3,115 · $260/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 ≥108°F today · 23 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: $25,432
• − Mortgage interest: −$11,147
• − Property taxes: −$3,115
• − Insurance: −$995
• − Repairs & maintenance: −$2,035
• − Management: −$2,035
• − HOA: −$4,140
• − Depreciation: −$5,789
• Taxable loss: −$3,823
• Est. tax savings @ 24.0%: +$918
• After-tax cash flow: $236/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: Osceola
• NCES district ID: 1201470
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $45,528
• Composite: 35.7/100
• National rank: #4865
• State rank: #60 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: Osceola County · 410,217 people
• City population: 27,422
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 30,859
• Household income: $77,755
• Rent vs Own: 49.7% rent · 50.3% own
• Severe rent burden: 1754.0

Population outlook (Osceola County) Hauer SSP2

• Today (2025): 447,624 people
• By 2030: 511,823 · +14.3%
• By 2040: 642,986 · +43.6%
• By 2050: 774,552 · +73.0%
• By 2075: 1,078,144 · +140.9%
• By 2100: 1,269,660 · +183.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 58% Hispanic / Latino 26% Two or more races 16% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 2% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Estonian 2%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 70% English-only · Spanish 21% Other Indo-European 4% Russian/Polish/Slavic 1%

Political lean MEDSL · Osceola

• 2024 margin: Toss-up / Even · D 48.7% · R 50.2% · Other 1.1%
• 2008→2024 swing: -21.2pp toward R · 2008: 19.7pp · 2024: -1.4pp
• All cycles: 2024: R+1.4 2020: D+13.8 2016: D+25.0 2012: D+24.5 2008: D+19.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.29%
• Current HPI: 176.0826
• Rent YoY: ▼ -3.99%
• 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

+76.1% since first listed

6 events — show timeline

• 2026-04-14 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $209,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2007-04-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-02-17 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2003-06-26 Sold (Public Records) $113,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $3,115 · +3.0% YoY. Source: county tax records.