2114 Corner Lake Dr Unit E · Grenelefe, FL 33844

$81,900

1 bd · 1.0 ba · 974 sqft · Condo public records · 180 Days on market

Built 1975 $368/mo HOA · 30% of rent ↓ 16% 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 +15.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Grenelefe in Haines City — a peaceful retreat surrounded by nature. This first-floor condo offers effortless living with brand-new carpet, a bright open layout, and a spacious patio that backs up to natural greenspace, giving you privacy with no rear neighbors. Enjoy quiet mornings outdoors and the convenience of ground-level access. Perfect as a primary home, second home, or investment property — with no rental restrictions. Located in Polk County’s well-known Grenelefe community, you’re close to shopping, dining, golf, and major highways while still tucked away in a serene setting. A great opportunity for buyers looking for comfort, convenience, and flex

Key facts

• Ground level access
• No rear neighbors
• First floor condo

Tags

• FIRST FLOOR CONDO
• SPACIOUS PATIO
• NATURAL GREENSPACE
• GROUND LEVEL ACCESS
• NO REAR NEIGHBORS
• NO RENTAL RESTRICTIONS

Property features AI

Finance

• Other: Unfurnished; No lease restrictions indicated
• Financial info: Total annual fees $4,416
• HOA & community: Monthly HOA fee $368 (includes structure and grounds maintenance, trash); Association required; Community pool; Cats and dogs allowed

Exterior

• Parking: Golf cart parking; Guest parking
• Utilities: Public water; Public sewer; Electricity available
• Home design: Condominium; Residential property; Two-story building; Faces south; Entry on first floor (Unit #2114 / Floor 1)
• Construction: Frame construction; Shingle roof; Slab foundation; Building area ~974 (public records)
• Exterior features: Balcony; Sliding doors; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator
• Bedrooms: 1 bedroom (unit on Floor 1)
• Flooring: Carpet
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Vaulted ceilings; Sliding doors; Balcony

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $82k.

Deal economics

• At list price, monthly cash flow is $37 ($444/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $72k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#728 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute 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 rising (+1.2%/yr); 1333 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $566 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• 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 180 days — a 12% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $17k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,072 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-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: 1.51% ✓
• Cap rate: 6.84%
• Cash-on-cash: 1.94%
• DSCR: 1.09
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.16% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.44×
• Total profit: $-12,919
• Equity at exit: $12,212

10-year hold

• IRR: -13.9%
• Equity multiple: 0.30×
• Total profit: $-16,117
• Equity at exit: $7,081

Cash invested: $22,932 (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 33844

• Home prices YoY: -26.7%
• Rents YoY: 1.2%
• Active inventory: 1333
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,241 high
• Mortgage (P&I): −$429
• Tax from tax record: −$112 /mo · $1,338/yr
• Insurance: −$34
• HOA: −$368
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $37

Break-even live

Break-even rent $1,194

Max offer price $81,900

Occupancy floor 92%

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: $20,475
• Closing costs: $2,457
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2097 Corner Lk Unit 2097 Haines City, FL	1.0	1.0	974	$950	$0.98	23d	1	0.08mi
2010 Corner Lake Dr Haines City, FL	1.0	1.0	548	$999	$1.82	23d	1	0.22mi
4026 Abbey Ct #4026 Haines City, FL	1.0	1.0	974	$1,100	$1.13	23d	1	0.30mi
3318 Camelot Dr #3318 Haines City, FL	2.0	2.0	1123	$1,075	$0.96	3d	1	0.65mi
176 Palm View Ct Unit 3475/6 Haines City, FL	2.0	2.0	1123	$1,275	$1.14	23d	1	0.74mi
49 Aspen Dr Haines City, FL	2.0	2.0	970	$1,995	$2.06	21d	1	0.89mi
48 Aspen Dr Haines City, FL	2.0	2.0	970	$1,350	$1.39	23d	1	0.91mi

HOA detail condo

• Monthly dues: $368 · $4,416/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $81,900 Active 180 DOM
2. 2026-06-17
   days on market $81,900 Active 179 DOM
3. 2026-06-16
   days on market $81,900 Active 178 DOM
4. 2026-06-15
   days on market $81,900 Active 177 DOM
5. 2026-06-13
   days on market $81,900 Active 175 DOM
6. 2026-06-10
   days on market $81,900 Active 172 DOM
7. 2026-06-09
   days on market $81,900 Active 171 DOM
8. 2026-06-08
   days on market $81,900 Active 170 DOM
9. 2026-06-07
   days on market $81,900 Active 169 DOM
10. 2026-06-05
    days on market $81,900 Active 166 DOM
11. 2026-06-03
    days on market $81,900 Active 164 DOM
12. 2026-06-01
    days on market $81,900 Active 163 DOM
13. 2026-05-31
    days on market $81,900 Active 162 DOM
14. 2026-03-28
    price $83,000
15. 2026-03-09
    price $89,900
16. 2026-02-13
    price $92,000
17. 2026-02-03
    status Active
18. 2026-01-22
    status Pending
19. 2026-01-14
    price $94,000
20. 2025-12-09
    listed $99,000 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: $1,338 · $112/mo
• Projected year-2 tax: $1,338 · $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 4/10 Moderate
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,888
• − Mortgage interest: −$4,588
• − Property taxes: −$1,338
• − Insurance: −$410
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − HOA: −$4,416
• − Depreciation: −$2,383
• Taxable loss: −$628
• Est. tax savings @ 24.0%: +$151
• After-tax cash flow: $595/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 — Grenelefe

• Score: 63/100
• State rank: #728
• US rank: #15600

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grenelefe, FL
• County: Polk County · 740,051 people
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 51,255
• Household income: $63,650
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 1107.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 48% White 31% Black 18% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 19% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 4% Lithuanian 1% Romanian 1%
• Foreign-born: 15% · Canada, Jamaica, Guatemala
• Languages at home: 55% English-only · Spanish 39% French/Haitian/Cajun 4% Other Indo-European 0%

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: ▼ -105.94%
• Current HPI: 291.0798
• Rent YoY: ▲ 1.16%
• Metro: Lakeland-Winter Haven, 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

-16.2% since first listed

7 events — show timeline

• 2026-03-28 Price Changed $83,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Price Changed $89,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-13 Price Changed $92,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Price Changed $94,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-09 Listed $99,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.6%/yr

Latest (2025): $1,338 · +7.6% YoY. Source: county tax records.