9000 US Highway 192 #650 · Four Corners, FL 34714

$75,000

2 bd · 1.0 ba · 408 sqft · Condo public records · 57 Days on market

Built 1986 $256/mo HOA · 16% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Step into worry-free, resort-style living in this beautifully updated 2-bedroom home in Outdoor Resorts at Orlando, now expanded to a spacious 724 sq ft double-wide layout with a bright front sunroom and covered carport. Recent big-ticket upgrades—including newer A/C and roof (approx. 5 years), updated electrical and plumbing (approx. 4 years), and replacement windows throughout (2002). Inside, the thoughtful addition transforms the original park model into a true double-wide, giving you two comfortable bedrooms, one well-appointed bathroom, and generous open living space that feels much larger than the square footage suggests. The front sunroom provides a light-filled extra living ar

Key facts

• Gated community
• Updated electrical
• Private boat ramp

Tags

• UPDATED ELECTRICAL
• UPDATED PLUMBING
• REPLACEMENT WINDOWS
• GATED COMMUNITY
• LAKE ACCESS
• PRIVATE BOAT RAMP

Property features AI

Finance

• Other: Total annual fees: $3,072; Furnished status: Unfurnished
• Financial info: Lease restrictions apply
• HOA & community: Association: Sabrina Stone (has HOA); Quarterly association/condo fees: $768 total quarterly ($256/month equivalent); Association approval required; Gated community; Community amenities: clubhouse, pool, tennis courts, dog park, community mailbox, association-owned recreation, golf carts allowed, wheelchair access, deed restrictions, buyer approval required; Senior community; Pets allowed

Exterior

• Utilities: Well water; Private sewer; Public utilities available
• Home design: Manufactured home (double wide); One level; Northwest facing; Residential, condo zoning
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Completed condition; Estimated living area 724 square feet
• Exterior features: Enclosed porch; Rain gutters; Paved lot; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat; Central air
• Interior features: Ceiling fans; Thermostat
• Laundry & utility: Washer; Dryer; Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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: Citrus Ridge A Civics Academy (math 35% / reading 37%, grade F, #1,670 of 2,144 statewide, top 78%, 1,457 students, 48% FRL); Davenport High School (2,333 students, 37% FRL) — zoned schools average 42% FRL vs 60% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $271 of equity ($519 loan paydown + $-248 appreciation (-0.3% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.3% appreciation + 0.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $75k implies a 650% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.07% ✓
• Cap rate: 14.18%
• Cash-on-cash: 28.15%
• DSCR: 2.25
• GRM: 4.0

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: 24.5%
• Equity multiple: 2.13×
• Total profit: $23,630
• Equity at exit: $20,548

10-year hold

• IRR: 26.5%
• Equity multiple: 3.50×
• Total profit: $52,559
• Equity at exit: $23,739

Cash invested: $21,000 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,555 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$56 /mo · $667/yr
• Insurance: −$31
• HOA: −$256
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $493

Break-even live

Break-even rent $932

Max offer price $75,000

Occupancy floor 63%

Sensitivity live

Price	-10% $535	-5% $514	+0% $493	+5% $471	+10% $450
Rent	-10% $370	-5% $431	+0% $493	+5% $554	+10% $616
Rate	-1.0pp $530	-0.5pp $512	base $493	+0.5pp $473	+1.0pp $453

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: $18,750
• Closing costs: $2,250
• 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	0.20mi

HOA detail condo

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

Listing history 16 events

1. 2026-06-18
   days on market $75,000 Active 57 DOM
2. 2026-06-17
   days on market $75,000 Active 56 DOM
3. 2026-06-16
   days on market $75,000 Active 55 DOM
4. 2026-06-15
   days on market $75,000 Active 54 DOM
5. 2026-06-13
   days on market $75,000 Active 52 DOM
6. 2026-06-10
   days on market $75,000 Active 49 DOM
7. 2026-06-09
   days on market $75,000 Active 48 DOM
8. 2026-06-08
   days on market $75,000 Active 47 DOM
9. 2026-06-07
   days on market $75,000 Active 46 DOM
10. 2026-06-05
    days on market $75,000 Active 43 DOM
11. 2026-06-03
    days on market $75,000 Active 42 DOM
12. 2026-06-03
    days on market $75,000 Active 41 DOM
13. 2026-06-01
    days on market $75,000 Active 40 DOM
14. 2026-05-31
    days on market $75,000 Active 39 DOM
15. 2026-04-17
    listed $75,000 Active
16. 1984-08-01
    soldstatus $10,000

ⓘ 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: $667 · $56/mo
• Projected year-2 tax: $667 · $56/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 · 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: −$4,201
• − Property taxes: −$667
• − Insurance: −$375
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − HOA: −$3,072
• − Depreciation: −$2,182
• Taxable income: $5,182
• Est. tax owed @ 24.0%: −$1,244
• After-tax cash flow: $4,669/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

+650.0% since first listed

2 events — show timeline

• 2026-04-17 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 1984-08-01 Sold (Public Records) $10,000 Public Records

Property tax history

+16.9%/yr

Latest (2025): $667 · -45.2% YoY. Source: county tax records.