2600 Sand Mine Rd Unit D42 · Four Corners, FL 33897

$166,950

2 bd · 2.0 ba · 1,018 sqft · Condo · 1 Days on market

Built 2021 $555/mo HOA · 30% of rent

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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 +7.5/15.0
• Cash flow +7.0/30.0
• 1% rule +6.1/10.0
• Appreciation +4.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• DSCR +1.2/10.0

Listing remarks

Under Construction. Hurry Under Construction. Fantastic brand new Condos, all with great views. Walking distance to all shops and restaurants. Club house includes, Restaurant, Lazy river, Water slide, Spa, Gym and LOADS more. DONT miss out on this opportunity, they wont last long. Come and view construction happening now.

Key facts

• $555 HOA
• Community pool
• Built 2021

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $167k.

Deal economics

• At list price, monthly cash flow is $-248 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (21.5% below list).
• Meets the 1% rule at list price ($2k rent vs $167k).
• Recommended offer: $131k (21.5% below list) — sets the bar for cash-flow.
• Cap rate 4.5% 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: schools F, 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.
• Market conditions: Rents soft (-2.7%/yr); 646 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 31% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $137 of equity ($1k loan paydown + $-1k appreciation (-0.6% local appreciation)).
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• 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 $131,051 (21.5% below list)

Questions for the listing agent

1. 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?
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. 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?
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: 1.11% ✓
• Cap rate: 4.51%
• Cash-on-cash: -6.37%
• DSCR: 0.72
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.61% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.35×
• Total profit: $-30,456
• Equity at exit: $43,454

10-year hold

• IRR: -12.4%
• Equity multiple: -0.06×
• Total profit: $-49,596
• Equity at exit: $48,377

Cash invested: $46,746 (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 33897

• Home prices YoY: -0.3%
• Rents YoY: -2.7%
• Active inventory: 646
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,849 high
• Mortgage (P&I): −$876
• Tax est. 1.5%: −$209 /mo · $2,504/yr
• Insurance: −$70
• HOA: −$555
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-248

Break-even live

Break-even rent $2,163

Max offer price $131,051

Occupancy floor —

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: $41,738
• Closing costs: $5,008
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
904 Charo Pkwy #517 Davenport, FL	3.0	3.0	1217	$1,800	$1.48	23d	1	0.15mi
333 Terra Lago St Unit 1031923P Davenport, FL	3.0	3.0	1453	$2,170	$1.49	2d	1	0.19mi
1492 Mirabella Cir Davenport, FL	3.0	2.0	1435	$1,995	$1.39	23d	1	0.40mi
1492 Mirabella Cir Davenport, FL	3.0	2.5	1435	$1,950	$1.36	14d	1	0.40mi
161 Coco Plum Dr Davenport, FL	3.0	3.0	1364	$1,850	$1.36	23d	1	0.40mi
1316 Mirabella Cir Davenport, FL	3.0	2.5	1489	$2,050	$1.38	23d	1	0.42mi
515 Orchid Dr Unit A Davenport, FL	3.0	2.0	1348	$1,650	$1.22	23d	1	0.43mi
564 Orchid Dr Unit A Davenport, FL	2.0	2.0	1348	$1,500	$1.11	23d	1	0.43mi
1556 Mirabella Cir Davenport, FL	3.0	2.5	1371	$1,950	$1.42	3d	1	0.45mi
862 Caribbean Dr Unit B Davenport, FL	1.0	1.0	700	$1,100	$1.57	3d	1	0.47mi
402 Orchid Dr Unit Main Davenport, FL	3.0	2.0	1500	$1,900	$1.27	23d	1	0.48mi
761 Caribbean Dr Davenport, FL	3.0	2.0	1400	$1,700	$1.21	3d	1	0.48mi
271 Caribbean Dr Unit Main Unit Davenport, FL	3.0	2.0	1298	$1,750	$1.35	23d	1	0.48mi
807 Chelsea Dr Davenport, FL	2.0	2.5	1076	$1,450	$1.35	23d	1	0.49mi
332 Caribbean Dr Davenport, FL	2.0	2.0	1200	$1,650	$1.38	23d	1	0.50mi
711 Caribbean Dr Unit Main Unit Davenport, FL	3.0	2.0	1200	$1,850	$1.54	23d	1	0.51mi
352 Caribbean Dr Unit MAIN Davenport, FL	2.0	2.0	1000	$1,750	$1.75	23d	1	0.51mi
536 Caribbean Dr Unit A Davenport, FL	3.0	2.0	1420	$1,650	$1.16	23d	1	0.53mi
774 Chelsea Dr Davenport, FL	2.0	2.5	988	$1,750	$1.77	23d	1	0.53mi
405 Caribbean Dr Unit Main Davenport, FL	2.0	2.0	1200	$1,750	$1.46	23d	1	0.54mi
1301 Tuscan Hills Blvd Unit 9406 1 Davenport, FL	2.0	2.0	1134	$2,200	$1.94	23d	1	0.59mi
222 Bexley Dr Davenport, FL	2.0	2.5	1313	$2,000	$1.52	23d	1	0.60mi
183 Ashbourne Way Davenport, FL	1.0–3.0	1.0–2.0	1039	$1,822	$1.75	3d	35	0.65mi
3010 Swinley BLVD Davenport, FL	1.0–3.0	1.0–2.0	1178	$1,852	$1.57	2d	30	0.65mi
237 Somerset Dr Davenport, FL	2.0	1.0	1330	$1,900	$1.43	23d	1	0.66mi
218 Haversham Way Davenport, FL	1.0	1.0	785	$600	$0.76	23d	1	0.85mi
515 Corso Ln Davenport, FL	2.0–3.0	2.5	1402	$1,999	$1.43	3d	13	0.92mi
832 Durango Loop St Davenport, FL	3.0	2.0	1365	$1,995	$1.46	3d	1	1.11mi
2010 Limetta DR Davenport, FL	1.0–3.0	1.0–2.0	1178	$1,970	$1.67	3d	15	1.11mi
304 New Providence Promenade Unit 304 Davenport, FL	3.0	2.0	1227	$1,495	$1.22	23d	1	1.19mi
603 New Providence Promenade #603 Davenport, FL	3.0	2.0	1227	$1,550	$1.26	23d	1	1.27mi
50989 Highway 27 #108 Davenport, FL	2.0	1.0	800	$1,500	$1.88	21d	1	1.29mi
309 Catfish Dr E Davenport, FL	3.0	2.0	1454	$1,895	$1.30	23d	1	1.29mi
1167 Boardwalk Pl Kissimmee, FL	3.0	3.0	1473	$2,300	$1.56	23d	1	1.39mi
1106 Seaside Mist Trl Kissimmee, FL	3.0	2.5	1473	$2,100	$1.43	23d	1	1.44mi
1184 Lakeshore Breeze Pl Kissimmee, FL	3.0	2.5	1473	$2,050	$1.39	17d	1	1.46mi
601 Washington Palm Loop Unit B Davenport, FL	1.0	1.0	800	$1,100	$1.38	23d	1	1.50mi
631 Washington Palm Loop Davenport, FL	3.0	2.0	1387	$1,450	$1.05	23d	1	1.50mi

HOA detail condo

• Monthly dues: $555 · $6,660/yr
• Likely covers: watergym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2021-05-13
   status Pending
2. 2021-05-13
   listed $166,950 Active

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

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: $22,187
• − Mortgage interest: −$9,352
• − Property taxes: −$2,504
• − Insurance: −$835
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − HOA: −$6,660
• − Depreciation: −$4,857
• Taxable loss: −$5,570
• Est. tax savings @ 24.0%: +$1,337
• After-tax cash flow: $-1,640/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

• County: Polk County · 740,051 people
• City population: 27,422
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 30,159
• Household income: $70,982
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 926.0

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 0.61)
• Race & ethnicity: White 45% Hispanic / Latino 43% Two or more races 12% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 21% Cuban 2% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 16% · Canada, Jamaica, China
• Languages at home: 61% English-only · Spanish 34% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -0.61%
• Current HPI: 236.2905
• Rent YoY: ▼ -2.69%
• 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

2 events — show timeline

• 2021-05-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-05-13 Listed $166,950 Stellar MLS as Distributed by MLS Grid