8871 Cabot Cliffs Dr #104 · Four Corners, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 8/10 · Major
- Hot days now (above 108°F)
- 7 days/yr
- Hot days in 30 yrs
- 24 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 1/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 0 days/yr
Risk factors via First Street. Map © Google.
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).
- ARV discount +12.3/15.0
- Condition / age +4.8/5.0
- Schools +4.4/10.0
- Appreciation +4.1/10.0
- Livability +3.5/5.0
- 1% rule +3.3/10.0
- Cash flow +3.2/30.0
- Rent growth +2.5/5.0
- DSCR +0.0/10.0
$300,000
8871 Cabot Cliffs Dr #104 · Four Corners, FL 33896
3 bd · 2.0 ba · 1,788 sqft · Condo
public records
· 41 Days on market
Built 2023
Garage
$168/sqft
· 11% below area
Est $336k · 11% under
$685/mo HOA · 28% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Nestled in the world-renowned ChampionsGate community, this stunning 3-bedroom, 2-bathroom condo offers the perfect blend of luxury, comfort, and convenience. Located just steps from a championship golf course, golf enthusiasts will love the access to two premier Greg Norman-designed courses. Beyond the greens, this guard-gated resort community treats guests to unparalleled amenities at the Oasis Clubhouse, featuring a massive resort-style pool, a lazy river, a splash park, a fitness center, a tiki bar, and a private movie theater.
Key facts
- Resort-style pool
- Oasis clubhouse
- $685 HOA
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath condo listed at $300k. Condition is rated excellent.
Deal economics
- At list price, monthly cash flow is $-953 ($-11k/yr) — negative.
- To cash-flow at today's rent, offer at most $132k (56.1% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (17.3% below list).
- Recommended offer: $132k (56.1% below list) — sets the bar for cash-flow.
- Cap rate 2.5% vs local median 3.2% in Four Corners — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.
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.
- Osceola (suburban): math 39% / reading 45% proficiency, ranked #60 of 73 in FL (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
- Zoned schools: Westside K-8 School (math 37% / reading 40%, grade F, #1,575 of 2,144 statewide, top 74%, 1,722 students, 39% FRL); Celebration High School (math 42% / reading 56%, grade D, #193 of 667 statewide, top 29%, 2,769 students, 48% FRL) — zoned schools average 44% FRL vs 60% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
- Market conditions: Rents soft (-0.2%/yr); 1081 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 53d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
- This rent runs 40% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Forward outlook
- Local home prices are declining (-1.8%/yr); year-one equity from $2k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
- Osceola County population projected at +73% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
Negotiation context
- It's been on market 41 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: HOA is 28% of rent.
- Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$131,634
(56.1% below list)
Questions for the listing agent
- 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?
- It's been on market 41 days. Have you received any prior offers? Is the seller open to a 56% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 0.83% ✗
- Cap rate
- 2.48%
- Cash-on-cash
- -13.62%
- DSCR
- 0.39
- GRM
- 10.1
CMA / ARV
- ARV (median comp)
- $335,715
- List price
- $300,000
- Delta
- -10.64%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 8853 Cabot Cliffs Dr #104 | 0.08mi | 3/2.0 | 1,788 (0%) | 1mo | $320,000 | $179 | 96 |
| 8990 Ace Loop | 0.47mi | 3/2.0 | 1,732 (-3%) | 0mo | $499,999 | $289 | 72 |
| 8728 Pacific Dunes Dr | 0.46mi | 3/2.5 | 1,950 (+9%) | 1mo | $390,000 | $200 | 61 |
| 1218 Bella Cara Ct | 1.37mi | 2/2.0 (-1) | 1,826 (+2%) | 0mo | $221,000 | $121 | 56 |
| 8311 Foster Dr | 1.50mi | 3/2.0 | 1,893 (+6%) | 0mo | $215,000 | $114 | 55 |
| 820 Overpool Ave | 0.47mi | 3/2.0 | 1,517 (-15%) | 0mo | $320,000 | $211 | 53 |
| 154 Castlemain Cir | 1.17mi | 4/2.0 (+1) | 1,672 (-6%) | 1mo | $390,000 | $233 | 49 |
| 2828 Bella Vista Dr | 1.23mi | 4/2.0 (+1) | 1,604 (-10%) | 0mo | $239,000 | $149 | 43 |
| 1379 Palmetto Dunes St | 1.08mi | 3/3.0 | 2,014 (+13%) | 1mo | $365,000 | $181 | 39 |
| 1104 Lakeshore Breeze Pl | 1.26mi | 3/2.5 | 1,460 (-18%) | 0mo | $305,000 | $209 | 38 |
| 8337 Bella Vida Cir | 1.31mi | 2/2.0 (-1) | 1,504 (-16%) | 0mo | $217,000 | $144 | 35 |
| 110 Saragossa Ave | 1.03mi | 4/3.0 (+1) | 1,542 (-14%) | 1mo | $332,000 | $215 | 33 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-1.83% appreciation · 0.0% rent growth · sell at horizon
5-year hold
- IRR
- -33.1%
- Equity multiple
- -0.20×
- Total profit
- $-101,098
- Equity at exit
- $60,621
10-year hold
- IRR
- -38.0%
- Equity multiple
- -1.13×
- Total profit
- $-178,617
- Equity at exit
- $54,070
Cash invested: $84,000 (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.
Active competition Active MLS
- For sale now
- 2 active · 1 under contract
- Median asking
- $373,500 ($230/sqft)
- Median days on market
- 310 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- -18.2% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33896
- Home prices YoY
- -0.8%
- Rents YoY
- -0.2%
- Active inventory
- 1081
- Price-to-rent
- 10.1×
Monthly cashflow live
↻
- Estimated rent
- $2,482 high interval (Pro) →
- Mortgage (P&I)
- −$1,573
- Tax from tax record
- −$530 /mo · $6,365/yr
- Insurance
- −$125
- HOA
- −$685
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$521
- Net cashflow
- $-953
Break-even live
Break-even rent
$3,688
Max offer price
$131,634
Occupancy floor
—
Sensitivity live
| Price | -10% $-783 | -5% $-868 | +0% $-953 | +5% $-1,038 | +10% $-1,123 |
|---|---|---|---|---|---|
| Rent | -10% $-1,149 | -5% $-1,051 | +0% $-953 | +5% $-855 | +10% $-757 |
| Rate | -1.0pp $-802 | -0.5pp $-877 | base $-953 | +0.5pp $-1,031 | +1.0pp $-1,110 |
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
- $75,000
- Closing costs
- $9,000
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 8867 Cabot Cliffs Dr Unit 103 CHAMPIONS GT, FL | 3.0 | 2.0 | 1788 | $2,300 | $1.29 | 19d | 1 | 0.03mi |
| 8861 Cabot Cliffs Dr #104 Davenport, FL | 3.0 | 2.0 | 1788 | $2,350 | $1.31 | 10d | 1 | 0.04mi |
| 8875 Cabot Cliffs Dr #103 Davenport, FL | 3.0 | 2.0 | 1788 | $2,300 | $1.29 | 10d | 1 | 0.05mi |
| 659 Ocean Course Ave Kissimmee, FL | 2.0 | 2.0 | 1388 | $1,900 | $1.37 | 10d | 1 | 0.06mi |
| 8883 Cabot Cliffs Dr #102 Davenport, FL | 2.0 | 2.0 | 1388 | $2,300 | $1.66 | 164d | 1 | 0.07mi |
| 631 Ocean Course Ave Unit 1401 Kissimmee, FL | 2.0 | 2.0 | 1388 | $2,235 | $1.61 | 164d | 1 | 0.08mi |
| 8885 Cabot Cliffs Dr Kissimmee, FL | 3.0 | 2.0 | 1788 | $3,500 | $1.96 | 10d | 1 | 0.09mi |
| 8889 Cabot Cliffs Dr #101 Davenport, FL | 2.0 | 2.0 | 1388 | $2,100 | $1.51 | 3d | 1 | 0.11mi |
| 790 Pebble Beach Dr Kissimmee, FL | 4.0 | 3.0 | 1914 | $2,795 | $1.46 | 164d | 1 | 0.12mi |
| 640 Pebble Beach Dr Kissimmee, FL | 4.0 | 3.0 | 1914 | $2,900 | $1.52 | 23d | 1 | 0.13mi |
| 640 Pebble Beach Dr Kissimmee, FL | 4.0 | 3.0 | 1914 | $2,900 | $1.52 | 10d | 1 | 0.13mi |
| 8895 Cabot Cliffs Dr Unit 103 Kissimmee, FL | 3.0 | 2.0 | 1788 | $2,099 | $1.17 | 1d | 1 | 0.14mi |
| 580 Pebble Beach Dr Kissimmee, FL | 4.0 | 3.0 | 1914 | $3,700 | $1.93 | 164d | 1 | 0.15mi |
| 8899 Cabot Cliffs Dr #102 Davenport, FL | 2.0 | 2.0 | 1388 | $2,150 | $1.55 | 145d | 1 | 0.15mi |
| 420 Ocean Course Ave Kissimmee, FL | 4.0 | 3.0 | 1914 | $2,850 | $1.49 | 10d | 1 | 0.21mi |
| 8947 Cabot Cliffs Dr Davenport, FL | 4.0 | 3.0 | 1914 | $2,800 | $1.46 | 53d | 1 | 0.29mi |
| 8833 Beth Page Ln Davenport, FL | 4.0 | 2.5 | 2333 | $3,300 | $1.41 | 153d | 1 | 0.32mi |
| 8977 Cabot Cliffs Dr Kissimmee, FL | 4.0 | 3.0 | 1914 | $2,800 | $1.46 | 164d | 1 | 0.33mi |
| 339 Nine Iron Dr Unit 1 Davenport, FL | 3.0 | 3.0 | 1864 | $2,295 | $1.23 | 53d | 1 | 0.35mi |
| 339 Nine Iron Dr Davenport, FL | 3.0 | 2.5 | 1864 | $2,295 | $1.23 | 53d | 1 | 0.35mi |
| 1037 Blackwolf Run Rd Davenport, FL | 4.0 | 2.5 | 2333 | $3,000 | $1.29 | 5d | 1 | 0.35mi |
| 1043 Blackwolf Run Rd Davenport, FL | 4.0 | 2.5 | 2334 | $2,699 | $1.16 | 10d | 1 | 0.37mi |
| 1043 Blackwolf Run Rd Davenport, FL | 4.0 | 2.0 | 2333 | $2,570 | $1.10 | 120d | 1 | 0.37mi |
| 1043 Blackwolf Run Rd Davenport, FL | 4.0 | 2.0 | 2333 | $2,570 | $1.10 | 109d | 1 | 0.37mi |
| 433 Bogey Dr Davenport, FL | 4.0 | 3.5 | 1944 | $2,295 | $1.18 | 1d | 1 | 0.37mi |
| 1050 Quaker Ridge Ln Davenport, FL | 3.0 | 2.0 | 1505 | $2,200 | $1.46 | 164d | 1 | 0.37mi |
| 409 Bogey Dr Davenport, FL | 3.0 | 2.5 | 2289 | $2,300 | $1.00 | 50d | 1 | 0.38mi |
| 510 Bogey Dr Davenport, FL | 3.0 | 2.5 | 1978 | $2,350 | $1.19 | 157d | 1 | 0.38mi |
| 401 Bogey Dr Davenport, FL | 3.0 | 2.5 | 1978 | $2,300 | $1.16 | 109d | 1 | 0.38mi |
| 401 Bogey Dr Davenport, FL | 3.0 | 2.5 | 1988 | $2,300 | $1.16 | 128d | 1 | 0.38mi |
| 312 Nine Iron Dr Davenport, FL | 4.0 | 3.5 | 1954 | $2,450 | $1.25 | 164d | 1 | 0.38mi |
| 393 Bogey Dr Davenport, FL | 3.0 | 2.5 | 1864 | $2,300 | $1.23 | 125d | 1 | 0.39mi |
| 264 Nine Iron Dr Davenport, FL | 4.0 | 3.5 | 1944 | $2,390 | $1.23 | 143d | 1 | 0.40mi |
| 1055 Blackwolf Run Rd Davenport, FL | 3.0 | 2.5 | 2076 | $2,600 | $1.25 | 53d | 1 | 0.41mi |
| 1055 Blackwolf Run Rd Davenport, FL | 3.0 | 2.5 | 2076 | $2,600 | $1.25 | 87d | 1 | 0.41mi |
| 8974 Swing Ln Davenport, FL | 4.0 | 3.5 | 1954 | $2,400 | $1.23 | 164d | 1 | 0.42mi |
| 1062 Blackwolf Run Rd Davenport, FL | 2.0 | 2.0 | 1394 | $1,980 | $1.42 | 10d | 1 | 0.42mi |
| 1062 Blackwolf Run Rd Davenport, FL | 2.0 | 2.0 | 1394 | $1,980 | $1.42 | 33d | 1 | 0.42mi |
| 8999 Fluffy Lie Ct Davenport, FL | 4.0 | 2.5 | 2333 | $2,800 | $1.20 | 116d | 1 | 0.42mi |
| 175 Aces High Ln Davenport, FL | 3.0 | 2.0 | 1738 | $2,350 | $1.35 | 3d | 1 | 0.42mi |
Property features AI
Finance
- Other
- FurnishedCDD present
- Financial info
- Other annual assessment approximately $1,332Total annual fees approximately $8,220No lease restrictions
- HOA & community
- Monthly condo fee $367 (land included)Total monthly community fees $685Association fee (secondary) $159 monthlyAssociation includes: 24-hour guard, pool, maintenance of structures, recreational facilities, securityCommunity amenities: clubhouse, fitness center, golf, playground, pool, sidewalks, tennis courtsPets allowed (max ~35 lbs)
Exterior
- Parking
- Attached garage (1 car)
- Security
- 24-hour guard (community amenity)
- Utilities
- Public waterPublic sewerElectricity available
- Home design
- Residential condominiumOne storyFacing westEntry on floor 1
- Construction
- Concrete constructionShingle roofSlab foundationBuilt as part of CHAMPIONSGATE CONDO
- Exterior features
- Outdoor lightingAsphalt road accessLot approximately 0.05 acres
Interior
- Kitchen
- DishwasherRangeMicrowaveRefrigerator
- Bedrooms
- 3 bedrooms (first floor)
- Flooring
- CarpetCeramic tile
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Central heatingCentral air conditioning
- Interior features
- Ceiling fansOpen floor planThermostat
- Laundry & utility
- WasherDryerLaundry inside
HOA detail $685/mo · $8,220/yr condo
- Likely covers
- poolgymsecurity
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 32 events
-
2026-07-16days on market $300,000 Active 41 DOM
-
2026-07-15days on market $300,000 Active 40 DOM
-
2026-07-14days on market $300,000 Active 39 DOM
-
2026-07-13days on market $300,000 Active 38 DOM
-
2026-07-13days on market $300,000 Active 37 DOM
-
2026-07-11days on market $300,000 Active 36 DOM
-
2026-07-10days on market $300,000 Active 35 DOM
-
2026-07-09days on market $300,000 Active 34 DOM
-
2026-07-07days on market $300,000 Active 32 DOM
-
2026-07-06days on market $300,000 Active 31 DOM
-
2026-07-05days on market $300,000 Active 30 DOM
-
2026-07-04days on market $300,000 Active 28 DOM
-
2026-07-02days on market $300,000 Active 27 DOM
-
2026-07-01days on market $300,000 Active 26 DOM
-
2026-06-30days on market $300,000 Active 25 DOM
-
2026-06-29days on market $300,000 Active 24 DOM
-
2026-06-28days on market $300,000 Active 23 DOM
-
2026-06-27days on market $300,000 Active 22 DOM
-
2026-06-26days on market $300,000 Active 21 DOM
-
2026-06-24days on market $300,000 Active 19 DOM
-
2026-06-22days on market $300,000 Active 17 DOM
-
2026-06-21days on market $300,000 Active 16 DOM
-
2026-06-18days on market $300,000 Active 13 DOM
-
2026-06-17days on market $300,000 Active 12 DOM
-
2026-06-16days on market $300,000 Active 11 DOM
-
2026-06-15days on market $300,000 Active 10 DOM
-
2026-06-13days on market $300,000 Active 8 DOM
-
2026-06-13days on market $300,000 Active 7 DOM
-
2026-06-09days on market $300,000 Active 4 DOM
-
2026-06-08days on market $300,000 Active 3 DOM
-
2026-06-07remarks 699-char remark
-
2026-06-07$300,000 Active 2 DOM
ⓘ 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
- $6,365 · $530/mo
- Projected year-2 tax
- $6,365 · $530/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 · 24 d/yr by 30 yrs out
- Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
- Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $29,780
- − Mortgage interest
- −$16,805
- − Property taxes
- −$6,365
- − Insurance
- −$1,500
- − Repairs & maintenance
- −$2,382
- − Management
- −$2,382
- − HOA
- −$8,220
- − Depreciation
- −$8,727
- Taxable loss
- −$16,601
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$3,984
- After-tax cash flow
- $-7,453/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
95/100
None rehab
This move-in-ready condo in ChampionsGate offers a luxurious and convenient lifestyle with modern finishes and ample amenities.
Value-add opportunities
- Both Landscaping — Enhances curb appeal and adds value ↑
- Both Painting — Fresh paint can make a home more appealing ↑
- Both Lighting — Modern lighting can improve ambiance and safety ↑
F
Composite school gradezoned avg 44/100
Zoned Schools
Elementary
Westside K-8 School
F
FL #1,575/2,144
Nat'l #20,973/41,679
High
Celebration High School
D
FL #193/667
Nat'l #6,078/17,239
Schools (NCES district)
- District
- Osceola
- NCES district ID
- 1201470
- Math proficiency
- 39% ▼ -9.00%
- Reading proficiency
- 45% ▼ -4.00%
- Median HH income
- $45,528
- Composite
- 35.7/100
- National rank
- #4865
- State rank
- #60 of 73 in FL
C
Composite livability gradescore 69/100
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
- Polk County · 447,624 people
- City population
- 27,422
- Metro
- Lakeland-Winter Haven, FL
- Population (ZIP)
- 26,731
- Household income
- $74,668
- Rent vs Own
- Severe rent burden
- 14% of renters
Population outlook (Osceola County) Hauer SSP2
- Today (2025)
- 447,624 people
- By 2030
- 511,823 · +14.3%
- By 2040
- 642,986 · +43.6%
- By 2050
- 774,552 · +73.0%
- By 2075
- 1,078,144 · +140.9%
- By 2100
- 1,269,660 · +183.6%
Race, ethnicity, and origin ACS 2023
- Neighborhood character
- Diverse neighborhood (Simpson 0.65)
- Race & ethnicity
- White 44% Hispanic / Latino 38% Two or more races 14% Black 10% Asian 2%
- Hispanic origin (detail)
- Mexican 2% Puerto Rican 15% Cuban 4% Dominican 3%
- Languages at home
- 64% English-only · Spanish 31% Other Indo-European 2% Tagalog/Filipino 1%
Political lean MEDSL · Osceola
- 2024 margin
- Toss-up / Even · D 48.7% · R 50.2% · Other 1.1%
- 2008→2024 swing
- -21.2pp toward R · 2008: 19.7pp · 2024: -1.4pp
- All cycles
- 2024: R+1.4 2020: D+13.8 2016: D+25.0 2012: D+24.5 2008: D+19.7
Not yet ingested
- Civics
- —
Market trends
- HPI YoY
- ▼ -1.83%
- Current HPI
- 219.4726
- Rent YoY
- ▼ -0.19%
- 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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
1 event — show timeline
- 2026-06-05 Listed $300,000 Stellar MLS as Distributed by MLS Grid
Property tax history
+113.1%/yrLatest (2025): $6,365 · -5.3% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…