13532 Romford Ave · North Port, FL 33981

$229,900

3 bd · 2.0 ba · 1,370 sqft · SingleFamily public records · 440 Days on market

Built 1975 7,499 sqft lot Est $273k · 16% under $39/mo HOA · 2% 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 +22.8/30.0
• ARV discount +14.6/15.0
• DSCR +7.3/10.0
• 1% rule +5.3/10.0
• Schools +4.6/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SUPER HOME, offers 3 bedrooms, 2 baths, 1 car garage. Clean and updated. this home shows pride in ownership. NOT a drive-by. You MUST come in and will be happily surprised. This home is ready for you now. This location offers you a great deal of enjoyment, such as 2 POOLS, Tennis Courts, shuffleboard, Rec Building. Close to beaches, fishing, boat ramps, schools and shopping.

Key facts

• Fenced yard
• Shuffleboard
• New roof

Tags

• NEW ROOF
• FENCED YARD
• FULLY EQUIPPED WORKOUT AREA
• TWO PRISTINE POOL AREAS
• TENNIS AND PICKLEBALL COURTS
• SHUFFLEBOARD

Property features AI

Finance

• Other: Property zoning: RSF5
• Financial info: Lease restrictions apply
• HOA & community: HOA: Gardens of Gulf Cove; HOA required with annual fee of $470 (monthly approx. $39.17); Association approval required; Pets allowed

Exterior

• Parking: Attached garage (1 car, 10x18)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected
• Home design: Single family residence; One story; South facing; Residential property
• Construction: Stucco exterior; Shingle roof; Slab foundation; Built area about 1,370–1,550 sq ft (per public records)
• Exterior features: Sidewalk; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Window treatments
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-27 ($-329/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (2.1% below list).
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.8% in North Port — 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 75/100 on livability (#252 in FL, #3,975 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Charlotte (suburban): math 54% / reading 54% proficiency, ranked #22 of 73 in FL (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Myakka River Elementary School (math 65% / reading 60%, grade B, #601 of 2,144 statewide, top 28%, 608 students, 51% FRL); L. A. Ainger Middle School (math 65% / reading 53%, grade B, #144 of 571 statewide, top 26%, 720 students, 40% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL).
• Market conditions: Rents rising fast (+5.3%/yr); 2198 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 34% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Charlotte County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 440 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $75k; list at $230k implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,312 (12.0% 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. It's been on market 440 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. 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.
10. 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.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.44%
• DSCR: 1.33
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $272,630
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13489 Darnell Ave	0.12mi	3/2.0	1,245 (-9%)	4mo	$195,000	$157	76
13300 Darnell Ave	0.47mi	3/2.0	1,372 (+0%)	4mo	$274,900	$200	75
6178 Coliseum Blvd	0.47mi	3/2.0	1,360 (-1%)	4mo	$315,000	$232	74
6570 Coliseum Blvd	0.58mi	3/2.0	1,328 (-3%)	4mo	$228,900	$172	64
6393 Drucker Cir	0.62mi	2/2.0 (-1)	1,303 (-5%)	1mo	$360,000	$276	57
6375 Coniston St	0.63mi	2/2.0 (-1)	1,276 (-7%)	3mo	$254,000	$199	52
5397 Ulysses St	0.41mi	3/2.0	1,564 (+14%)	7mo	$260,000	$166	52
5375 Joslyn Ter	0.72mi	3/2.0	1,234 (-10%)	6mo	$275,000	$223	45
5415 Joslyn Ter	0.72mi	3/2.0	1,224 (-11%)	4mo	$280,000	$229	45
6596 Thorman Rd	0.68mi	3/2.0	1,494 (+9%)	10mo	$239,900	$161	45
13400 Englewood Rd	0.71mi	3/2.0	1,518 (+11%)	7mo	$250,000	$165	43
13238 Fowler Ave	0.69mi	3/2.0	1,203 (-12%)	8mo	$225,000	$187	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.29% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.48×
• Total profit: $-33,186
• Equity at exit: $34,279

10-year hold

• IRR: -1.3%
• Equity multiple: 0.90×
• Total profit: $-6,202
• Equity at exit: $19,878

Cash invested: $64,372 (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 33981

• Home prices YoY: -7.5%
• Rents YoY: 5.3%
• Active inventory: 2198
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,370 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$133 /mo · $1,592/yr
• Insurance: −$96
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$39
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-27

Break-even live

Break-even rent $2,405

Max offer price $225,063

Occupancy floor 96%

Sensitivity live

Price	-10% $103	-5% $38	+0% $-27	+5% $-92	+10% $-158
Rent	-10% $-215	-5% $-121	+0% $-27	+5% $66	+10% $160
Rate	-1.0pp $88	-0.5pp $31	base $-27	+0.5pp $-87	+1.0pp $-148

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6248 Drucker Cir Port Charlotte, FL	3.0	2.0	1414	$1,810	$1.28	15d	1	0.46mi
13349 Buckett Cir Port Charlotte, FL	3.0	3.0	1560	$2,795	$1.79	22d	1	0.47mi
13280 Foresman Blvd Port Charlotte, FL	3.0	2.0	1500	$2,800	$1.87	15d	1	0.48mi
6551 Coliseum Blvd Port Charlotte, FL	3.0	2.0	1386	$1,850	$1.33	15d	1	0.57mi
6351 Coniston St Port Charlotte, FL	3.0	2.0	1200	$1,950	$1.62	22d	1	0.61mi
13288 Fowler Ave Port Charlotte, FL	3.0	2.0	1203	$2,500	$2.08	22d	1	0.64mi
13184 Eureka Cir Port Charlotte, FL	3.0	2.0	1640	$2,300	$1.40	22d	1	0.68mi
5292 Early Ter Port Charlotte, FL	2.0	2.0	1130	$1,800	$1.59	22d	1	0.71mi
6628 Thorman Rd Port Charlotte, FL	3.0	2.0	1116	$1,800	$1.61	22d	1	0.74mi
5201 Forbes Ter Port Charlotte, FL	4.0	2.0	1664	$3,200	$1.92	22d	1	0.76mi
5498 Montego Ln Port Charlotte, FL	2.0	2.0	1070	$1,695	$1.58	22d	1	0.94mi
5496 Brussels Ter Port Charlotte, FL	3.0	2.0	1400	$3,900	$2.79	22d	1	1.34mi

HOA detail

• Monthly dues: $39 · $468/yr
• Likely covers: pool

Listing history 11 events

1. 2026-05-11
   status Pending
2. 2026-03-03
   price $229,900
3. 2025-02-25
   listed $239,900 Active
4. 2012-05-16
   soldstatus $75,000
5. 2012-05-15
   soldstatus $75,000 377-char remark

   Show marketing remark (377 chars)

   SUPER HOME, offers 3 bedrooms, 2 baths, 1 car garage. Clean and updated. this home shows pride in ownership. NOT a drive-by. You MUST come in and will be happily surprised. This home is ready for you now. This location offers you a great deal of enjoyment, such as 2 POOLS, Tennis Courts, shuffleboard, Rec Building. Close to beaches, fishing, boat ramps, schools and shopping.

6. 2012-01-07
   listed $79,500 377-char remark

   Show marketing remark (377 chars)

   SUPER HOME, offers 3 bedrooms, 2 baths, 1 car garage. Clean and updated. this home shows pride in ownership. NOT a drive-by. You MUST come in and will be happily surprised. This home is ready for you now. This location offers you a great deal of enjoyment, such as 2 POOLS, Tennis Courts, shuffleboard, Rec Building. Close to beaches, fishing, boat ramps, schools and shopping.

7. 2009-01-27
   listed $89,500
8. 2007-02-16
   soldstatus $99,000
9. 2007-02-06
   soldstatus $99,000
10. 2006-11-16
    listed $99,000
11. 2006-02-01
    listed $179,900

ⓘ 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: $1,592 · $133/mo
• Projected year-2 tax: $1,908 · $159/mo
• Expected delta: +$316/yr (+$26/mo · 19.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,439
• − Mortgage interest: −$12,878
• − Property taxes: −$1,592
• − Insurance: −$6,268
• − Repairs & maintenance: −$2,275
• − Management: −$2,275
• − HOA: −$468
• − Depreciation: −$6,688
• Taxable loss: −$4,005
• Est. tax savings @ 24.0%: +$961
• After-tax cash flow: $633/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: Charlotte
• NCES district ID: 1200240
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 54% ▼ -1.00%
• Median HH income: $44,864
• Composite: 45.62/100
• National rank: #2586
• State rank: #22 of 73 in FL

Livability — North Port

• Score: 75/100
• State rank: #252
• US rank: #3975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Charlotte County · 196,994 people
• City population: 75,324
• Metro: Punta Gorda, FL
• Population (ZIP): 15,622
• Household income: $84,098
• Rent vs Own: 9.3% rent · 90.7% own
• Severe rent burden: 105.0

Population outlook (Charlotte County) Hauer SSP2

• Today (2025): 198,646 people
• By 2030: 210,507 · +6.0%
• By 2040: 230,857 · +16.2%
• By 2050: 247,148 · +24.4%
• By 2075: 281,777 · +41.8%
• By 2100: 293,609 · +47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Tagalog/Filipino 1%

Political lean MEDSL · Charlotte

• 2024 margin: Solid R (+34.0) · D 32.7% · R 66.7%
• 2008→2024 swing: -26.7pp toward R · 2008: -7.2pp · 2024: -34.0pp
• All cycles: 2024: R+34.0 2020: R+26.6 2016: R+27.8 2012: R+14.3 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.09%
• Current HPI: 346.5247
• Rent YoY: ▲ 5.29%
• Metro: Punta Gorda, 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

+27.8% since first listed

11 events — show timeline

• 2026-05-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $229,900 Stellar MLS as Distributed by MLS Grid
• 2025-02-25 Listed $239,900 Stellar MLS as Distributed by MLS Grid
• 2012-05-16 Sold (Public Records) $75,000 Public Records
• 2012-05-15 Sold (MLS) $75,000 Stellar MLS as Distributed by MLS Grid
• 2012-01-07 Listed $79,500 Stellar MLS as Distributed by MLS Grid
• 2009-01-27 Listed $89,500 Stellar MLS as Distributed by MLS Grid
• 2007-02-16 Sold (Public Records) $99,000 Public Records
• 2007-02-06 Sold (MLS) $99,000 Stellar MLS as Distributed by MLS Grid
• 2006-11-16 Listed $99,000 Stellar MLS as Distributed by MLS Grid
• 2006-02-01 Listed $179,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2025): $1,592 · +17.5% YoY. Source: county tax records.