9000 US Hwy 192 #105 · Four Corners, FL 34714

$98,500

1 bd · 1.0 ba · 408 sqft · Condo public records · 181 Days on market

Built 1986 $256/mo HOA · 18% of rent

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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 +22.8/30.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 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 curb appeal to this nicely maintained home in the highly sought after 55+, guard gated community of Outdoor Resorts! The home benefits from tinted sliders in Florida room, new storm door (front & back), new Pergo flooring in kitchen/family room, new vanity and shower in bathroom, new siding, NEW METAL INSULATED ROOF on Florida room (2 years), spacious parking and is being sold furnished and equipped as seen. NO LOT RENT - YOU OWN THE LAND!! Come and experience the fantastic lifestyle that this unique community offers. Amenities include 2 heated swimming pools; private access to a 179 acre lake (Lake Davenport); 9 hole golf course; tennis; pickleball; shuffle board; 9 hole putt-

Key facts

• New vanity
• New shower
• New pergo flooring

Tags

• GUARD GATED COMMUNITY
• TINTED SLIDERS
• NEW STORM DOOR
• NEW PERGO FLOORING
• NEW VANITY
• NEW SHOWER

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total monthly fees listed as $256; total annual fees listed as $3,072
• HOA & community: Association: Sabrina Stone (monthly HOA $256; quarterly association fee $768); Association approval required; Association fee includes guard (24-hour), cable TV, pool, escrow reserves, insurance, grounds maintenance, management, private road, recreational facilities, sewer, trash, water; Community amenities: clubhouse, pool, playground, tennis courts, pickleball courts, shuffleboard, dog park, golf, golf carts allowed, storage, recreation facilities, community mailbox, street lights, wheelchair access, gated; Pets allowed; Senior community

Exterior

• Parking: Driveway
• Security: Gated community
• Utilities: Well water; Private sewer; Cable connected; BB/HS internet available; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured single-wide home; One level; Faces southeast
• Construction: Vinyl siding; Metal roof; Crawlspace foundation
• Exterior features: Rain gutters; Level, paved, private lot; In-county location

Interior

• Kitchen: Microwave; Range; Refrigerator; Eat-in kitchen layout
• Bedrooms: 1 bedroom
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Tinted windows
• 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 $98k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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); 719 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 $356 of equity ($681 loan paydown + $-325 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 181 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $47k; list at $98k implies a 110% 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 $86,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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: 1.41% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 5.9

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: 2.1%
• Equity multiple: 1.10×
• Total profit: $2,627
• Equity at exit: $26,987

10-year hold

• IRR: 4.9%
• Equity multiple: 1.46×
• Total profit: $12,553
• Equity at exit: $31,178

Cash invested: $27,580 (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: 719
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,389 medium
• Mortgage (P&I): −$517
• Tax from tax record: −$112 /mo · $1,348/yr
• Insurance: −$41
• HOA: −$256
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $172

Break-even live

Break-even rent $1,172

Max offer price $98,500

Occupancy floor 83%

Sensitivity live

Price	-10% $227	-5% $199	+0% $172	+5% $144	+10% $116
Rent	-10% $62	-5% $117	+0% $172	+5% $226	+10% $281
Rate	-1.0pp $221	-0.5pp $197	base $172	+0.5pp $146	+1.0pp $120

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: $24,625
• Closing costs: $2,955
• 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	11d	1	0.03mi

HOA detail condo

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

Listing history 6 events

1. 2026-02-27
   price $98,500
2. 2026-02-02
   price $104,900
3. 2025-11-26
   listed $109,900 Active
4. 2021-03-08
   soldstatus $47,000
5. 2005-06-07
   soldstatus $32,000
6. 1978-11-01
   soldstatus $6,000

ⓘ 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: $1,348 · $112/mo
• Projected year-2 tax: $1,348 · $112/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 · 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: $16,671
• − Mortgage interest: −$5,518
• − Property taxes: −$1,348
• − Insurance: −$492
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − HOA: −$3,072
• − Depreciation: −$2,865
• Taxable income: $708
• Est. tax owed @ 24.0%: −$170
• After-tax cash flow: $1,889/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

+1541.7% since first listed

6 events — show timeline

• 2026-02-27 Price Changed $98,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-02 Price Changed $104,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-26 Listed $109,900 Stellar MLS as Distributed by MLS Grid
• 2021-03-08 Sold (Public Records) $47,000 Public Records
• 2005-06-07 Sold (Public Records) $32,000 Public Records
• 1978-11-01 Sold (Public Records) $6,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,348 · +14.7% YoY. Source: county tax records.