6337 Parc Corniche Dr Dr #2111 · Williamsburg, FL 32821

$85,000

2 bd · 2.0 ba · 806 sqft · Condo · 62 Days on market

Built 2025 Fair condition $858/mo HOA · 40% 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 +26.9/30.0
• 1% rule +10.0/10.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +2.2/5.0
• Rent growth +1.7/5.0

Listing remarks MLS

Fully furnished ground level condo in a Golf Community, This property offers a back porch with relaxing view of mature trees and landscaping. Property can be used for vacation income or personal use. Community amenities include community pool, playground, laundry facility, Fitness room, Gift shop, a Restaurant and many others! It is located with close proximity to Sea World, Universal, Disney World and others Orlando theme parks, Transportation from and to parks is available.

Key facts

• Laundry facilities
• Fitness center
• Private balcony

Tags

• PRIVATE BALCONY
• RESORT STYLE AMENITIES
• HEATED POOL
• FITNESS CENTER
• LAUNDRY FACILITIES

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Association with monthly fee; Monthly HOA fee includes recreation facility and pool service; Community amenities: Fitness center, picnic area, playground, pool, spa/hot tub, maintenance

Exterior

• Parking: Guest parking (total 1 parking space)
• Security: Security fence; Other security features
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; Resale property; Entry level: 1; Faces south; Three-story building
• Construction: CBS construction; Tile roof
• Exterior features: Open patio; Patio

Interior

• Bedrooms: Two bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 3.6% 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.
• 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.
• Zoned schools: Sunshine Elementary (math 41% / reading 43%, grade F, #1,403 of 2,144 statewide, top 67%, 949 students, 41% FRL); Freedom Middle (math 43% / reading 43%, grade D-, #331 of 571 statewide, top 59%, 1,159 students, 44% FRL); Freedom High (math 28% / reading 43%, grade F, #367 of 667 statewide, top 57%, 2,623 students, 53% FRL).
• Market conditions: Rents falling (-3.2%/yr); 281 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $840 of equity ($588 loan paydown + $252 appreciation (0.3% local appreciation)).
• Orange County population projected at +52% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.3% appreciation + 0.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $64k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 2.50% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.82%
• DSCR: 1.53
• GRM: 3.3

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: 7.2%
• Equity multiple: 1.33×
• Total profit: $7,967
• Equity at exit: $25,950

10-year hold

• IRR: 7.5%
• Equity multiple: 1.71×
• Total profit: $16,871
• Equity at exit: $32,225

Cash invested: $23,800 (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: 281
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,126 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$858
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $234

Break-even live

Break-even rent $1,830

Max offer price $85,000

Occupancy floor 84%

Sensitivity live

Price	-10% $293	-5% $264	+0% $234	+5% $205	+10% $176
Rent	-10% $66	-5% $150	+0% $234	+5% $318	+10% $402
Rate	-1.0pp $277	-0.5pp $256	base $234	+0.5pp $212	+1.0pp $190

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: $21,250
• Closing costs: $2,550
• 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	$2,098	$1.92	0d	26	0.25mi
6000 Paradiso Grande Blvd Orlando, FL	1.0–3.0	1.0–2.0	1305	$2,836	$2.17	9d	21	0.25mi
6600 Banner Lake Cir Orlando, FL	1.0–3.0	1.0–2.0	975	$1,824	$1.87	3d	18	0.32mi
11833 Westwood Blvd Orlando, FL	1.0–3.0	1.0–2.0	1085	$2,229	$2.05	3d	11	0.36mi
11128 Grande Pines Cir Orlando, FL	1.0–3.0	1.0–2.0	1049	$2,053	$1.96	16d	19	0.49mi
11128 Grande Pines Cir Orlando, FL	1.0–3.0	1.0–2.0	1049	$2,018	$1.92	0d	19	0.49mi
11544 Westwood Blvd #1311 Orlando, FL	2.0	2.0	971	$1,750	$1.80	25d	1	0.51mi
11538 Westwood Blvd #218 Orlando, FL	2.0	2.0	1100	$3,000	$2.73	25d	1	0.52mi
11588 Westwood Blvd #1514 Orlando, FL	1.0	1.0	800	$2,400	$3.00	25d	1	0.53mi
11508 Westwood Blvd #313 Orlando, FL	1.0	1.0	715	$2,800	$3.92	25d	1	0.54mi
11582 Westwood Blvd Orlando, FL	1.0	1.0	754	$1,374	$1.82	25d	2	0.56mi
11520 Westwood Blvd Orlando, FL	2.0	2.0	985	$2,450	$2.49	9d	2	0.56mi
11520 Westwood Blvd Orlando, FL	2.0	2.0	1000	$3,000	$3.00	25d	1	0.56mi
6902 Villa De Costa Dr Orlando, FL	2.0	2.0	738	$1,600	$2.17	15d	1	0.56mi
11532 Westwood Blvd #628 Orlando, FL	2.0	2.0	1100	$3,000	$2.73	25d	1	0.58mi
11574 Westwood Blvd #1134 Orlando, FL	1.0	1.0	754	$1,200	$1.59	25d	1	0.59mi
11568 Westwood Blvd #1021 Orlando, FL	2.0	2.0	1067	$1,775	$1.66	19d	1	0.63mi
11562 Westwood Blvd #934 Orlando, FL	1.0	1.0	800	$2,400	$3.00	25d	1	0.66mi
6800 Villa de Costa Dr Orlando, FL	2.0	2.0	960	$1,899	$1.98	4d	6	0.66mi
11562 Westwood Blvd Orlando, FL	1.0–2.0	1.0–2.0	933	$2,400	$2.57	9d	2	0.66mi
6820 Axis West Cir Orlando, FL	1.0–3.0	1.0–2.0	1033	$2,276	$2.20	0d	18	0.81mi
6801 Integra Cove Blvd Orlando, FL	3.0	1.0–2.0	966	$2,251	$2.33	0d	31	0.82mi
12024 Meadow Bend Loop Orlando, FL	1.0–3.0	1.0–2.0	1058	$1,962	$1.85	25d	31	0.82mi
6739 Mission Club Blvd Orlando, FL	1.0–3.0	1.0–2.0	947	$1,652	$1.74	0d	23	0.96mi
7118 Altis Way Orlando, FL	1.0–2.0	1.0–2.0	955	$2,033	$2.13	0d	21	1.07mi
6260 Juniper Pine Way Orlando, FL	1.0–3.0	1.0–2.0	1107	$2,492	$2.25	0d	36	1.08mi
6701 Westwood Blvd Orlando, FL	1.0–2.0	1.0–2.0	735	$1,699	$2.31	4d	6	1.09mi
7010 Bayfront Scenic Dr Orlando, FL	1.0–2.0	1.0–2.0	903	$2,800	$3.10	0d	23	1.22mi
12515 Lake Square Cir Orlando, FL	1.0–3.0	1.0–2.0	1033	$1,876	$1.82	0d	21	1.33mi
7511 Solstice Cir Orlando, FL	3.0	1.0–2.0	1168	$2,530	$2.17	0d	34	1.35mi
11115 S Beach Cir Orlando, FL	1.0–3.0	1.0–2.0	1116	$2,422	$2.17	3d	50	1.39mi
7119 Sand Lake Reserve Dr Orlando, FL	1.0–3.0	1.0–2.0	1041	$2,292	$2.20	0d	18	1.40mi
10535 Hamilton Dawn St Orlando, FL	1.0–2.0	1.0–2.0	959	$2,642	$2.75	0d	21	1.40mi

HOA detail condo

• Monthly dues: $858 · $10,296/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $85,000 Active 62 DOM
2. 2026-06-18
   days on market $85,000 Active 59 DOM
3. 2026-06-17
   days on market $85,000 Active 58 DOM
4. 2026-06-16
   days on market $85,000 Active 57 DOM
5. 2026-06-15
   days on market $85,000 Active 56 DOM
6. 2026-06-13
   days on market $85,000 Active 54 DOM
7. 2026-06-13
   days on market $85,000 Active 53 DOM
8. 2026-06-09
   days on market $85,000 Active 50 DOM
9. 2026-06-08
   days on market $85,000 Active 49 DOM
10. 2026-06-07
    days on market $85,000 Active 48 DOM
11. 2026-06-04
    days on market $85,000 Active 45 DOM
12. 2026-06-03
    days on market $85,000 Active 44 DOM
13. 2026-06-02
    days on market $85,000 Active 43 DOM
14. 2026-06-02
    days on market $85,000 Active 42 DOM
15. 2026-05-31
    days on market $85,000 Active 41 DOM
16. 2026-04-20
    listed $85,000 Active
17. 2026-03-27
    historical
18. 2026-01-08
    price $95,000
19. 2025-11-19
    listed $135,000 Active
20. 2013-01-21
    soldstatus $63,800 483-char remark

    Show marketing remark (483 chars)

    Fully furnished ground level condo in a Golf Community, This property offers a back porch with relaxing view of mature trees and landscaping. Property can be used for vacation income or personal use. Community amenities include community pool, playground, laundry facility, Fitness room, Gift shop, a Restaurant and many others! It is located with close proximity to Sea World, Universal, Disney World and others Orlando theme parks, Transportation from and to parks is available.

21. 2011-12-20
    listed $68,000 483-char remark

    Show marketing remark (483 chars)

    Fully furnished ground level condo in a Golf Community, This property offers a back porch with relaxing view of mature trees and landscaping. Property can be used for vacation income or personal use. Community amenities include community pool, playground, laundry facility, Fitness room, Gift shop, a Restaurant and many others! It is located with close proximity to Sea World, Universal, Disney World and others Orlando theme parks, Transportation from and to parks is available.

ⓘ 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: $25,517
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$2,041
• − Management: −$2,041
• − HOA: −$10,296
• − Depreciation: −$2,473
• Taxable income: $2,204
• Est. tax owed @ 24.0%: −$529
• After-tax cash flow: $2,285/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This condo requires moderate renovations to improve its exterior, interior, and flooring. Painting and replacing carpet will significantly enhance its curb appeal and resale value.

Repairs flagged

• Major exterior siding — Severe weathering
• Major interior walls — Peeling paint
• Major flooring — Worn carpet

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value
• Both paint interior walls — Improves interior appearance and resale value
• Both replace carpet — Enhances comfort and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering	Major	$15,000–50,000
interior walls · Peeling paint	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both paint interior walls — Improves interior appearance and resale value ↑
• Both replace carpet — Enhances comfort and resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+25.0% since first listed

6 events — show timeline

• 2026-04-20 Listed $85,000 Beaches MLS
• 2026-03-27 Listing Removed — MARMLS
• 2026-01-08 Price Changed $95,000 MARMLS
• 2025-11-19 Listed $135,000 MARMLS
• 2013-01-21 Sold (MLS) $63,800 Stellar MLS as Distributed by MLS Grid
• 2011-12-20 Listed $68,000 Stellar MLS as Distributed by MLS Grid