6336 Parc Corniche Unit #3211 Dr · Williamsburg, FL 32821

$110,000

2 bd · 1.5 ba · 806 sqft · Condo · 317 Days on market

Built 1989 $793/mo HOA · 37% 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 +20.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Appreciation +5.1/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0

Listing remarks MLS

Fully renovated and tastefully furnished 2-bedroom condo with stunning conservation views, located on the 2nd floor in a resort-style community. Features include brand new furniture, granite countertops, and cherry wood cabinetry. This unit is move-in or rental-ready! Community amenities include a swimming pool, jacuzzi, fitness center, playground, and an on-site restaurant and bar recently updated. Zoned for short-term rental—perfect for nightly, weekly, or monthly income. No pets allowed. Conveniently located near International Drive, SeaWorld, Discovery Cove, Universal Studios, Volcano Bay, Islands of Adventure, Disney World, Epcot, the Orange County Convention Center, shopping, dining, and Orlando International Airport. Whether you’re looking for a vacation home, investment property, or full-time residence, this is an excellent opportunity in the heart of Orlando. Schedule your showing today—this one won’t last! ? Let me know if you’d like to include square footage, HOA info, or rental history!

Key facts

• Conservation views
• Fitness center
• Swimming pool

Tags

• CONSERVATION VIEWS
• RESORT STYLE COMMUNITY
• SWIMMING POOL
• JACUZZI
• FITNESS CENTER
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.9% in Williamsburg — 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 85/100 on livability (#29 in FL, #608 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, crime A; Watch: amenities D, schools F.
• Orange (suburban): math 46% / reading 51% proficiency, ranked #43 of 73 in FL (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents falling (-3.2%/yr); 275 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 8,053 units permitted in Orange County in 2024 (3,133 in 5+ unit buildings).
• This rent runs 37% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($761 loan paydown + $326 appreciation (0.3% local appreciation)).
• Orange County population projected at +52% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 317 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $80k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 317 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: 1.95% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.39%
• DSCR: 1.24
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.3% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,386
• Equity at exit: $33,583

10-year hold

• IRR: 2.2%
• Equity multiple: 1.21×
• Total profit: $6,615
• Equity at exit: $41,703

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 32821

• Home prices YoY: 0.1%
• Rents YoY: -3.2%
• Active inventory: 275
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,141 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$793
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $138

Break-even live

Break-even rent $1,966

Max offer price $110,000

Occupancy floor 89%

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 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10107 Ancora Cir Orlando, FL	1.0–3.0	1.0–2.0	1091	$2,102	$1.93	2d	23	0.25mi
6000 Paradiso Grande Blvd Orlando, FL	1.0–3.0	1.0–2.0	1305	$2,836	$2.17	7d	21	0.25mi
6600 Banner Lake Cir Orlando, FL	1.0–3.0	1.0–2.0	975	$1,824	$1.87	1d	18	0.32mi
11833 Westwood Blvd Orlando, FL	1.0–3.0	1.0–2.0	1085	$2,229	$2.05	1d	11	0.36mi
11128 Grande Pines Cir Orlando, FL	1.0–3.0	1.0–2.0	1049	$2,053	$1.96	14d	19	0.49mi
11128 Grande Pines Cir Orlando, FL	1.0–3.0	1.0–2.0	1049	$2,019	$1.92	2d	16	0.49mi
11544 Westwood Blvd #1311 Orlando, FL	2.0	2.0	971	$1,750	$1.80	23d	1	0.51mi
11538 Westwood Blvd #218 Orlando, FL	2.0	2.0	1100	$3,000	$2.73	23d	1	0.52mi
11588 Westwood Blvd #1514 Orlando, FL	1.0	1.0	800	$2,400	$3.00	23d	1	0.53mi
11508 Westwood Blvd #313 Orlando, FL	1.0	1.0	715	$2,800	$3.92	23d	1	0.54mi
11582 Westwood Blvd Orlando, FL	1.0	1.0	754	$1,374	$1.82	23d	2	0.56mi
11520 Westwood Blvd Orlando, FL	2.0	2.0	1000	$3,000	$3.00	23d	1	0.56mi
11520 Westwood Blvd Orlando, FL	2.0	2.0	985	$2,450	$2.49	7d	2	0.56mi
6902 Villa De Costa Dr Orlando, FL	2.0	2.0	738	$1,600	$2.17	13d	1	0.56mi
11532 Westwood Blvd #628 Orlando, FL	2.0	2.0	1100	$3,000	$2.73	23d	1	0.58mi
11574 Westwood Blvd #1134 Orlando, FL	1.0	1.0	754	$1,200	$1.59	23d	1	0.59mi
11568 Westwood Blvd #1021 Orlando, FL	2.0	2.0	1067	$1,775	$1.66	17d	1	0.63mi
11562 Westwood Blvd #934 Orlando, FL	1.0	1.0	800	$2,400	$3.00	23d	1	0.66mi
6800 Villa de Costa Dr Orlando, FL	2.0	2.0	960	$1,899	$1.98	2d	6	0.66mi
11562 Westwood Blvd Orlando, FL	1.0–2.0	1.0–2.0	933	$2,400	$2.57	7d	2	0.66mi
6820 Axis West Cir Orlando, FL	1.0–3.0	1.0–2.0	1033	$2,343	$2.27	2d	18	0.81mi
6801 Integra Cove Blvd Orlando, FL	3.0	1.0–2.0	966	$2,251	$2.33	2d	30	0.82mi
12024 Meadow Bend Loop Orlando, FL	1.0–3.0	1.0–2.0	1058	$1,962	$1.85	23d	31	0.82mi
6739 Mission Club Blvd Orlando, FL	1.0–3.0	1.0–2.0	947	$1,652	$1.74	1d	24	0.96mi
7118 Altis Way Orlando, FL	1.0–3.0	1.0–2.0	1119	$2,112	$1.89	1d	20	1.07mi
6260 Juniper Pine Way Orlando, FL	1.0–3.0	1.0–2.0	1094	$2,492	$2.28	2d	32	1.08mi
6701 Westwood Blvd Orlando, FL	1.0–2.0	1.0–2.0	735	$1,699	$2.31	2d	6	1.09mi
7010 Bayfront Scenic Dr Orlando, FL	1.0–2.0	1.0–2.0	903	$2,800	$3.10	2d	21	1.22mi
12515 Lake Square Cir Orlando, FL	1.0–3.0	1.0–2.0	1087	$3,022	$2.78	1d	21	1.33mi
7511 Solstice Cir Orlando, FL	3.0	1.0–2.0	1168	$2,527	$2.16	2d	36	1.35mi
11115 S Beach Cir Orlando, FL	1.0–3.0	1.0–2.0	1116	$2,422	$2.17	1d	50	1.39mi
7119 Sand Lake Reserve Dr Orlando, FL	1.0–3.0	1.0–2.0	1041	$2,295	$2.20	1d	17	1.40mi
10535 Hamilton Dawn St Orlando, FL	1.0–2.0	1.0–2.0	936	$2,642	$2.82	2d	22	1.40mi

HOA detail condo

• Monthly dues: $793 · $9,516/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-09
   days on market $110,000 Active 317 DOM
2. 2026-06-08
   days on market $110,000 Active 316 DOM
3. 2026-06-07
   remarks 693-char remark
4. 2026-06-07
   pricestatusdays on marketlisting id $110,000 Active 315 DOM
5. 2026-04-07
   status Pending
6. 2026-01-24
   listed $100,000 Active
7. 2026-01-14
   status Active 1052-char remark

   Show marketing remark (1052 chars)

   Fully renovated and tastefully furnished 2-bedroom condo with stunning conservation views, located on the 2nd floor in a resort-style community. Features include brand new furniture, granite countertops, and cherry wood cabinetry. This unit is move-in or rental-ready! Community amenities include a swimming pool, jacuzzi, fitness center, playground, and an on-site restaurant and bar recently updated. Zoned for short-term rental—perfect for nightly, weekly, or monthly income. No pets allowed. Conveniently located near International Drive, SeaWorld, Discovery Cove, Universal Studios, Volcano Bay, Islands of Adventure, Disney World, Epcot, the Orange County Convention Center, shopping, dining, and Orlando International Airport. Whether you’re looking for a vacation home, investment property, or full-time residence, this is an excellent opportunity in the heart of Orlando. Schedule your showing today—this one won’t last! ? Let me know if you’d like to include square footage, HOA info, or rental history!

8. 2026-01-14
   price $110,000 1052-char remark

   Show marketing remark (1052 chars)

   Fully renovated and tastefully furnished 2-bedroom condo with stunning conservation views, located on the 2nd floor in a resort-style community. Features include brand new furniture, granite countertops, and cherry wood cabinetry. This unit is move-in or rental-ready! Community amenities include a swimming pool, jacuzzi, fitness center, playground, and an on-site restaurant and bar recently updated. Zoned for short-term rental—perfect for nightly, weekly, or monthly income. No pets allowed. Conveniently located near International Drive, SeaWorld, Discovery Cove, Universal Studios, Volcano Bay, Islands of Adventure, Disney World, Epcot, the Orange County Convention Center, shopping, dining, and Orlando International Airport. Whether you’re looking for a vacation home, investment property, or full-time residence, this is an excellent opportunity in the heart of Orlando. Schedule your showing today—this one won’t last! ? Let me know if you’d like to include square footage, HOA info, or rental history!

9. 2025-12-29
   historical 1052-char remark

   Show marketing remark (1052 chars)

   Fully renovated and tastefully furnished 2-bedroom condo with stunning conservation views, located on the 2nd floor in a resort-style community. Features include brand new furniture, granite countertops, and cherry wood cabinetry. This unit is move-in or rental-ready! Community amenities include a swimming pool, jacuzzi, fitness center, playground, and an on-site restaurant and bar recently updated. Zoned for short-term rental—perfect for nightly, weekly, or monthly income. No pets allowed. Conveniently located near International Drive, SeaWorld, Discovery Cove, Universal Studios, Volcano Bay, Islands of Adventure, Disney World, Epcot, the Orange County Convention Center, shopping, dining, and Orlando International Airport. Whether you’re looking for a vacation home, investment property, or full-time residence, this is an excellent opportunity in the heart of Orlando. Schedule your showing today—this one won’t last! ? Let me know if you’d like to include square footage, HOA info, or rental history!

10. 2025-08-29
    price $120,000 1052-char remark

    Show marketing remark (1052 chars)

    Fully renovated and tastefully furnished 2-bedroom condo with stunning conservation views, located on the 2nd floor in a resort-style community. Features include brand new furniture, granite countertops, and cherry wood cabinetry. This unit is move-in or rental-ready! Community amenities include a swimming pool, jacuzzi, fitness center, playground, and an on-site restaurant and bar recently updated. Zoned for short-term rental—perfect for nightly, weekly, or monthly income. No pets allowed. Conveniently located near International Drive, SeaWorld, Discovery Cove, Universal Studios, Volcano Bay, Islands of Adventure, Disney World, Epcot, the Orange County Convention Center, shopping, dining, and Orlando International Airport. Whether you’re looking for a vacation home, investment property, or full-time residence, this is an excellent opportunity in the heart of Orlando. Schedule your showing today—this one won’t last! ? Let me know if you’d like to include square footage, HOA info, or rental history!

11. 2025-07-11
    listed $145,000 Active 1052-char remark

    Show marketing remark (1052 chars)

    Fully renovated and tastefully furnished 2-bedroom condo with stunning conservation views, located on the 2nd floor in a resort-style community. Features include brand new furniture, granite countertops, and cherry wood cabinetry. This unit is move-in or rental-ready! Community amenities include a swimming pool, jacuzzi, fitness center, playground, and an on-site restaurant and bar recently updated. Zoned for short-term rental—perfect for nightly, weekly, or monthly income. No pets allowed. Conveniently located near International Drive, SeaWorld, Discovery Cove, Universal Studios, Volcano Bay, Islands of Adventure, Disney World, Epcot, the Orange County Convention Center, shopping, dining, and Orlando International Airport. Whether you’re looking for a vacation home, investment property, or full-time residence, this is an excellent opportunity in the heart of Orlando. Schedule your showing today—this one won’t last! ? Let me know if you’d like to include square footage, HOA info, or rental history!

12. 2022-11-22
    soldstatus $80,000 Closed 358-char remark

    Show marketing remark (358 chars)

    Condo- hotel in a great central location. 2 bedrooms two bathrooms, all furnished. 3 min from Sea World, 5 min from Orlando Convention Center, on International Drive near all the major attractions and shopping malls. Rent this place while you are not in Orlando. Short-term rental allowed. One of the very few places that allow short-term rentals in Orlando.

13. 2022-10-18
    status Pending 358-char remark

    Show marketing remark (358 chars)

    Condo- hotel in a great central location. 2 bedrooms two bathrooms, all furnished. 3 min from Sea World, 5 min from Orlando Convention Center, on International Drive near all the major attractions and shopping malls. Rent this place while you are not in Orlando. Short-term rental allowed. One of the very few places that allow short-term rentals in Orlando.

14. 2022-10-18
    listed $80,000 Active 358-char remark

    Show marketing remark (358 chars)

    Condo- hotel in a great central location. 2 bedrooms two bathrooms, all furnished. 3 min from Sea World, 5 min from Orlando Convention Center, on International Drive near all the major attractions and shopping malls. Rent this place while you are not in Orlando. Short-term rental allowed. One of the very few places that allow short-term rentals in Orlando.

15. 2014-09-15
    historical
16. 2014-06-14
    status Active
17. 2014-06-10
    historical
18. 2014-05-22
    listed $60,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,695
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − HOA: −$9,516
• − Depreciation: −$3,200
• Taxable income: $506
• Est. tax owed @ 24.0%: −$121
• After-tax cash flow: $1,539/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: Orange
• NCES district ID: 1201440
• Math proficiency: 46% ▼ -9.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $49,350
• Composite: 41.47/100
• National rank: #3461
• State rank: #43 of 73 in FL

Livability — Williamsburg

• Score: 85/100
• State rank: #29
• US rank: #608

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 1,471,359 people
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 26,161
• Household income: $69,348
• Rent vs Own: 68.3% rent · 31.7% own
• Severe rent burden: 1840.0

Population outlook (Orange County) Hauer SSP2

• Today (2025): 1,618,226 people
• By 2030: 1,787,404 · +10.5%
• By 2040: 2,125,621 · +31.4%
• By 2050: 2,454,016 · +51.6%
• By 2075: 3,173,711 · +96.1%
• By 2100: 3,607,781 · +122.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 43% Hispanic / Latino 41% Two or more races 19% Black 6% Asian 3% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 11% Cuban 1% Dominican 4%
• Common ancestry: Romanian 3% Lithuanian 2% Estonian 2%
• Foreign-born: 29% · Canada, Jamaica, China
• Languages at home: 58% English-only · Spanish 32% Other Indo-European 4% Other Asian/Pacific 2%

Political lean MEDSL · Orange

• 2024 margin: D (+13.6) · D 56.1% · R 42.5% · Other 1.3%
• 2008→2024 swing: -5.0pp toward R · 2008: 18.6pp · 2024: 13.6pp
• All cycles: 2024: D+13.6 2020: D+23.1 2016: D+24.6 2012: D+18.2 2008: D+18.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.30%
• Current HPI: 300.2268
• Rent YoY: ▼ -3.20%
• 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

+66.7% since first listed

14 events — show timeline

• 2026-04-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-24 Listed $100,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-29 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-11 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2022-11-22 Sold (MLS) $80,000 Stellar MLS as Distributed by MLS Grid
• 2022-10-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-10-18 Listed $80,000 Stellar MLS as Distributed by MLS Grid
• 2014-09-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-05-22 Listed $60,000 Stellar MLS as Distributed by MLS Grid