9000 US Highway 192 #38 · Four Corners, FL 34714

$170,000

2 bd · 1.0 ba · 408 sqft · Condo public records · 90 Days on market

Built 1994 $256/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 +11.6/30.0
• ARV discount +7.5/15.0
• Appreciation +4.8/10.0
• 1% rule +4.1/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0

Listing remarks MLS

55+. Two bedrooms, one bath, all one floor, partially furnished home with laminate flooring throughout. Good open floor plan with large living room, dining area with china cupboard, and kitchen with plenty of cupboards for storage. New in last 5-6 years: 10x10 front screened room, a 20x22 front awning, newer appliances, a/c, and windows. Pavered patio area added in 2019. A nice setting backing up to common area with a tangerine tree, near bath house and laundry. A great home for relaxing and/or entertaining. Don't let this one get away from you!

Key facts

• Heated pools
• Dog park
• Clubhouse

Tags

• HEATED POOLS
• TENNIS COURTS
• 9 HOLE GOLF
• CLUBHOUSE
• DOG PARK
• BOAT RAMP

Property features AI

Finance

• Other: Total acreage under 1/4 acre (approx. 0.05 acres)
• Financial info: Lease restrictions apply
• HOA & community: HOA (SABRINA STONE) — association approval required; Monthly HOA approximately $256 (quarterly/ $768); Association covers 24-hour guard, cable TV, common area taxes, pool, escrow reserves, grounds maintenance, management, private road, recreational facilities, sewer, trash and water; Community amenities: pool, tennis courts, playground, dog park, community mailbox, street lights, association recreation owned, golf carts OK, deed restrictions, special community restrictions, buyer approval required; Senior community; Pets allowed (cats and dogs, with number limit)

Exterior

• Parking: Covered parking; 2-space carport
• Security: Gated community with 24-hour guard; Security gate
• Utilities: Well water; Private sewer; Electricity connected; Cable connected; BB/HS Internet available; Sewer connected
• Home design: Manufactured single-wide home; One story; Faces south; Entry on one level
• Construction: Vinyl siding; Membrane roof; Crawlspace foundation; Built as a manufactured (LEDG) home
• Exterior features: Covered porch with screened area; Covered patio; Rain gutters; Porch; Private maintained asphalt road

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; French doors; Exhaust fan; Storage
• Laundry & utility: Washer; Dryer; Electric water heater; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $-53 ($-642/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (8.5% below list).
• Recommended offer: $156k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: 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.
• Zoned schools: Loughman Oaks Elementary School (math 36% / reading 36%, grade F, #1,670 of 2,144 statewide, top 78%, 1,052 students, 37% FRL); Lake Alfred Polytech Academy (math 41% / reading 43%, grade D-, #340 of 571 statewide, top 61%, 645 students, 59% FRL); Davenport High School (2,333 students, 37% FRL) — zoned schools average 44% FRL vs 60% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents falling (-3.5%/yr); 729 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 $614 of equity ($1k loan paydown + $-561 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 90 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $116k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $155,545 (8.5% 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 90 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.91% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.35%
• DSCR: 0.94
• GRM: 9.1

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: -7.3%
• Equity multiple: 0.68×
• Total profit: $-15,467
• Equity at exit: $46,576

10-year hold

• IRR: -3.5%
• Equity multiple: 0.67×
• Total profit: $-15,719
• Equity at exit: $53,809

Cash invested: $47,600 (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: 729
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,555 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$64 /mo · $767/yr
• Insurance: −$71
• HOA: −$256
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-53

Break-even live

Break-even rent $1,623

Max offer price $160,554

Occupancy floor 98%

Sensitivity live

Price	-10% $43	-5% $-5	+0% $-53	+5% $-102	+10% $-150
Rent	-10% $-176	-5% $-115	+0% $-53	+5% $8	+10% $69
Rate	-1.0pp $32	-0.5pp $-10	base $-53	+0.5pp $-98	+1.0pp $-142

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: $42,500
• Closing costs: $5,100
• 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	12d	1	0.15mi

HOA detail condo

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

Listing history 27 events

1. 2026-06-22
   days on market $170,000 Active 90 DOM
2. 2026-06-18
   days on market $170,000 Active 87 DOM
3. 2026-06-17
   days on market $170,000 Active 86 DOM
4. 2026-06-16
   days on market $170,000 Active 85 DOM
5. 2026-06-15
   days on market $170,000 Active 84 DOM
6. 2026-06-13
   days on market $170,000 Active 82 DOM
7. 2026-06-10
   days on market $170,000 Active 79 DOM
8. 2026-06-09
   days on market $170,000 Active 78 DOM
9. 2026-06-08
   days on market $170,000 Active 77 DOM
10. 2026-06-07
    days on market $170,000 Active 76 DOM
11. 2026-06-05
    days on market $170,000 Active 73 DOM
12. 2026-06-03
    days on market $170,000 Active 72 DOM
13. 2026-06-03
    days on market $170,000 Active 71 DOM
14. 2026-06-01
    days on market $170,000 Active 70 DOM
15. 2026-05-31
    days on market $170,000 Active 69 DOM
16. 2026-05-03
    price $170,000
17. 2026-03-24
    listed $175,000 Active
18. 2025-10-25
    historical
19. 2025-04-25
    listed $200,000 Active
20. 2020-03-06
    soldstatus $115,500
21. 2020-03-05
    soldstatus $115,500 Sold 551-char remark

    Show marketing remark (551 chars)

    55+. Two bedrooms, one bath, all one floor, partially furnished home with laminate flooring throughout. Good open floor plan with large living room, dining area with china cupboard, and kitchen with plenty of cupboards for storage. New in last 5-6 years: 10x10 front screened room, a 20x22 front awning, newer appliances, a/c, and windows. Pavered patio area added in 2019. A nice setting backing up to common area with a tangerine tree, near bath house and laundry. A great home for relaxing and/or entertaining. Don't let this one get away from you!

22. 2020-02-07
    status Pending 551-char remark

    Show marketing remark (551 chars)

    55+. Two bedrooms, one bath, all one floor, partially furnished home with laminate flooring throughout. Good open floor plan with large living room, dining area with china cupboard, and kitchen with plenty of cupboards for storage. New in last 5-6 years: 10x10 front screened room, a 20x22 front awning, newer appliances, a/c, and windows. Pavered patio area added in 2019. A nice setting backing up to common area with a tangerine tree, near bath house and laundry. A great home for relaxing and/or entertaining. Don't let this one get away from you!

23. 2020-01-18
    listed $119,900 Active 551-char remark

    Show marketing remark (551 chars)

    55+. Two bedrooms, one bath, all one floor, partially furnished home with laminate flooring throughout. Good open floor plan with large living room, dining area with china cupboard, and kitchen with plenty of cupboards for storage. New in last 5-6 years: 10x10 front screened room, a 20x22 front awning, newer appliances, a/c, and windows. Pavered patio area added in 2019. A nice setting backing up to common area with a tangerine tree, near bath house and laundry. A great home for relaxing and/or entertaining. Don't let this one get away from you!

24. 2014-04-11
    soldstatus $65,000 Sold
25. 2014-04-04
    status Pending
26. 2014-01-21
    listed $69,900 Active
27. 1978-06-01
    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: $767 · $64/mo
• Projected year-2 tax: $1,411 · $118/mo
• Expected delta: +$644/yr (+$54/mo · 83.9%)

ⓘ 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: $18,665
• − Mortgage interest: −$9,523
• − Property taxes: −$767
• − Insurance: −$850
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − HOA: −$3,072
• − Depreciation: −$4,945
• Taxable loss: −$3,479
• Est. tax savings @ 24.0%: +$835
• After-tax cash flow: $193/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

+2733.3% since first listed

12 events — show timeline

• 2026-05-03 Price Changed $170,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-25 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-06 Sold (Public Records) $115,500 Public Records
• 2020-03-05 Sold (MLS) $115,500 Stellar MLS as Distributed by MLS Grid
• 2020-02-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-01-18 Listed $119,900 Stellar MLS as Distributed by MLS Grid
• 2014-04-11 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2014-04-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-01-21 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 1978-06-01 Sold (Public Records) $6,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $767 · +18.9% YoY. Source: county tax records.