6389 Coliseum Blvd · North Port, FL 33981

$222,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 15 Days on market

Built 1987 10,768 sqft lot Est $229k · at est. $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 +19.2/30.0
• ARV discount +8.9/15.0
• DSCR +6.0/10.0
• Schools +4.6/10.0
• 1% rule +4.5/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Under Contract, but taking Backup Offers. .. .This is a well maintained, original owner 3 bedroom 2 bath house in the very nice established 360 acre community of Gardens of Gulf Cove. You will note the loving care from the moment you stop in the driveway. The porch features many florida plants and a place to sit and have your morning coffee while listening to the birds. The house has all hurricane impact doors and windows, Roof 2022, AC 2021, newer HWH, updated bathrooms, screened garage door, all floors are wood laminate, newer appliances just to mention a few of the upgrades. Gardens of Gulf Cove is a deed restricted community, with public water &a

Key facts

• Screened garage door
• Newer appliances
• Updated bathrooms

Tags

• HURRICANE IMPACT DOORS
• HURRICANE IMPACT WINDOWS
• UPDATED BATHROOMS
• SCREENED GARAGE DOOR
• WOOD LAMINATE FLOORS
• NEWER APPLIANCES

Property features AI

Finance

• Other: Lease restrictions apply
• HOA & community: Has HOA; monthly fee about $39.17 (annual $470); HOA requires approval for membership; Association amenities include clubhouse, fitness center, pool, tennis courts, pickleball courts, and shuffleboard courts; Association fee includes pool and management; Community features: deed restrictions, sidewalks, association-owned recreation; cats and dogs allowed

Exterior

• Parking: Attached 1-car garage (22 x 11) with garage door opener; Driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family residence; One story; Faces east; Homestead property
• Construction: Stucco and frame construction; Shingle roof; Block foundation; Built as completed (existing home)
• Exterior features: Front porch; Patio; Private mailbox; Rain gutters; Sidewalk; Sliding doors; Storage shed(s); Landscaped yard; Paved lot; Flood zone (flood insurance required)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Open floor plan; Split bedroom floor plan; Storm windows
• Laundry & utility: Washer and dryer in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $222k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (4.7% below list).
• Recommended offer: $212k (4.7% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.6% 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); 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); 2188 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 30% 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 15 days — a 2% lower offer ($219k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,639 (4.7% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.60%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $229,248
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6414 Coliseum Blvd	0.07mi	3/2.0	1,203 (+4%)	10mo	$210,000	$175	81
6233 Drucker Cir	0.15mi	3/2.0	1,116 (-3%)	13mo	$220,000	$197	77
13489 Darnell Ave	0.21mi	3/2.0	1,245 (+8%)	4mo	$195,000	$157	73
13366 Bronze Ave	0.23mi	2/2.0 (-1)	1,050 (-9%)	4mo	$209,999	$200	66
13238 Fowler Ave	0.45mi	3/2.0	1,203 (+4%)	8mo	$225,000	$187	65
13561 Darnell Ave	0.27mi	2/2.0 (-1)	1,087 (-6%)	11mo	$162,000	$149	63
6375 Coniston St	0.38mi	2/2.0 (-1)	1,276 (+11%)	3mo	$254,000	$199	57
6393 Drucker Cir	0.38mi	2/2.0 (-1)	1,303 (+13%)	1mo	$360,000	$276	55
13562 Bennett Dr	0.26mi	2/2.0 (-1)	998 (-13%)	8mo	$210,000	$210	54
6543 Coliseum Blvd	0.30mi	2/2.0 (-1)	1,006 (-13%)	14mo	$250,000	$249	48

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-20,034
• Equity at exit: $33,101

10-year hold

• IRR: 3.7%
• Equity multiple: 1.29×
• Total profit: $18,138
• Equity at exit: $19,195

Cash invested: $62,160 (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: 2188
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,116 high
• Mortgage (P&I): −$1,164
• Tax from tax record: −$138 /mo · $1,656/yr
• Insurance: −$92
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$39
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $172

Break-even live

Break-even rent $1,899

Max offer price $222,000

Occupancy floor 87%

Sensitivity live

Price	-10% $297	-5% $235	+0% $172	+5% $109	+10% $46
Rent	-10% $5	-5% $88	+0% $172	+5% $255	+10% $339
Rate	-1.0pp $284	-0.5pp $228	base $172	+0.5pp $114	+1.0pp $56

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: $55,500
• Closing costs: $6,660
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	14d	1	0.18mi
6551 Coliseum Blvd Port Charlotte, FL	3.0	2.0	1386	$1,850	$1.33	14d	1	0.32mi
6351 Coniston St Port Charlotte, FL	3.0	2.0	1200	$1,950	$1.62	21d	1	0.34mi
13288 Fowler Ave Port Charlotte, FL	3.0	2.0	1203	$2,500	$2.08	21d	1	0.37mi
13280 Foresman Blvd Port Charlotte, FL	3.0	2.0	1500	$2,800	$1.87	14d	1	0.42mi
6628 Thorman Rd Port Charlotte, FL	3.0	2.0	1116	$1,800	$1.61	21d	1	0.47mi
13100 S McCall Rd Port Charlotte, FL	2.0	2.0	832	$1,300	$1.56	21d	1	0.83mi
5498 Montego Ln Port Charlotte, FL	2.0	2.0	1070	$1,695	$1.58	21d	1	0.90mi
5292 Early Ter Port Charlotte, FL	2.0	2.0	1130	$1,800	$1.59	21d	1	0.99mi
5496 Brussels Ter Port Charlotte, FL	3.0	2.0	1400	$3,900	$2.79	21d	1	1.23mi
6795 David Blvd Apt A Port Charlotte, FL	2.0	1.0	1127	$1,375	$1.22	21d	1	1.33mi
12223 Maltz Ave Unit 12225" Port Charlotte, FL	3.0	2.0	1162	$1,649	$1.42	21d	1	1.41mi
12223 Maltz Ave Unit 12223 Port Charlotte, FL	3.0	2.0	1162	$1,647	$1.42	21d	1	1.41mi
5311 Levy Ln Port Charlotte, FL	3.0	2.0	1192	$1,850	$1.55	14d	1	1.46mi

HOA detail

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

Listing history 13 events

1. 2026-06-13
   remarks 699-char remark
2. 2026-06-13
   statusdays on market $222,000 Pending 15 DOM
3. 2026-06-10
   days on market $222,000 Active 13 DOM
4. 2026-06-09
   days on market $222,000 Active 12 DOM
5. 2026-06-08
   days on market $222,000 Active 11 DOM
6. 2026-06-07
   days on market $222,000 Active 10 DOM
7. 2026-06-05
   days on market $222,000 Active 7 DOM
8. 2026-06-03
   days on market $222,000 Active 6 DOM
9. 2026-06-02
   days on market $222,000 Active 5 DOM
10. 2026-06-01
    days on market $222,000 Active 4 DOM
11. 2026-05-31
    days on market $222,000 Active 3 DOM
12. 2026-05-30
    days on market $222,000 Active 2 DOM
13. 2026-05-28
    listed $222,000 Active

ⓘ 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: $1,656 · $138/mo
• Projected year-2 tax: $1,843 · $154/mo
• Expected delta: +$186/yr (+$16/mo · 11.3%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $25,397
• − Mortgage interest: −$12,435
• − Property taxes: −$1,656
• − Insurance: −$1,907
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − HOA: −$468
• − Depreciation: −$6,458
• Taxable loss: −$1,592
• Est. tax savings @ 24.0%: +$382
• After-tax cash flow: $2,444/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

1 event — show timeline

• 2026-05-28 Listed $222,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2025): $1,656 · +16.1% YoY. Source: county tax records.