6247 Coniston St · North Port, FL 33981

$179,900

2 bd · 2.0 ba · 918 sqft · SingleFamily public records · 1 Days on market

Built 1980 9,999 sqft lot Est $184k · at est. $39/mo HOA · 2% 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).

• Cash flow +15.9/30.0
• ARV discount +8.4/15.0
• 1% rule +5.0/10.0
• DSCR +4.9/10.0
• 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

Darling home just a short drive from Englewood Beach and very close to new Publix shopping center. Bright and open floor plan with a huge Florida room (not in square footage) across back of house. Big back yard, area has sidewalks, underground utilities, and city sewer. Garage is 300 sq ft. Being sold AS IS! Seller never occupied but says roof and A/C are newer. A few pieces of furniture will rem

Key facts

• Big back yard
• Large lanai
• Renovated bath

Tags

• UPDATED KITCHEN
• RENOVATED BATH
• WALK-IN SHOWER
• LARGE LANAI
• BIG BACK YARD

Property features AI

Finance

• Other: Lot approximately 0.23 acres; Zoned RSF3.5
• HOA & community: Homeowners association (Garden Of Gulf Cove POA Inc.) with required annual fee ($470); Monthly HOA approximately $39.17; Association approval required; Community pool; Deed restrictions; Pets not allowed

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Single family residence; One story; Faces northwest
• Construction: Block construction; Shingle roof; Block foundation; Built on one level
• Exterior features: Hurricane shutters; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-340 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (33.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (0.3% below list).
• Recommended offer: $120k (33.4% below list) — sets the bar for cash-flow.
• Cap rate 6.9% 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.
• Market conditions: Rents rising fast (+5.3%/yr); 2188 active listings in the ZIP; 3 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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 $135k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,784 (33.4% 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.00% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.05%
• DSCR: 1.09
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $183,600
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13265 Fowler Ave	0.12mi	2/1.0	918 (0%)	2mo	$126,000	$137	89
13100 S Mccall Rd #147	0.57mi	2/2.0	892 (-3%)	2mo	$140,000	$157	67
6398 Granger Rd	0.25mi	2/1.0	918 (0%)	22mo	$240,000	$261	66
13366 Bronze Ave	0.23mi	2/2.0	1,050 (+14%)	4mo	$209,999	$200	62
13100 S Mccall Rd #122	0.48mi	2/2.0	832 (-9%)	2mo	$115,000	$138	61
13100 S Mccall Rd #163	0.54mi	2/2.0	832 (-9%)	5mo	$130,000	$156	55
13503 Longwood Ave	0.49mi	2/2.0	894 (-3%)	21mo	$255,000	$285	55
6543 Coliseum Blvd	0.37mi	2/2.0	1,006 (+10%)	14mo	$250,000	$249	55
13562 Bennett Dr	0.65mi	2/2.0	998 (+9%)	8mo	$210,000	$210	48
5546 Montego Ln	0.75mi	2/2.0	1,001 (+9%)	4mo	$170,000	$170	47
13577 Bennett Dr	0.66mi	2/1.0	918 (0%)	23mo	$239,900	$261	46

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: -26.4%
• Equity multiple: 0.08×
• Total profit: $-46,258
• Equity at exit: $26,824

10-year hold

• IRR: -14.7%
• Equity multiple: 0.03×
• Total profit: $-48,629
• Equity at exit: $15,554

Cash invested: $50,372 (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: 2188
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,793 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$273 /mo · $3,272/yr
• Insurance: −$75
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$39
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-340

Break-even live

Break-even rent $2,223

Max offer price $119,784

Occupancy floor —

Sensitivity live

Price	-10% $-238	-5% $-289	+0% $-340	+5% $-391	+10% $-442
Rent	-10% $-482	-5% $-411	+0% $-340	+5% $-269	+10% $-199
Rate	-1.0pp $-250	-0.5pp $-295	base $-340	+0.5pp $-387	+1.0pp $-434

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6628 Thorman Rd Port Charlotte, FL	3.0	2.0	1116	$1,800	$1.61	21d	1	0.11mi
13100 S McCall Rd Port Charlotte, FL	2.0	2.0	832	$1,300	$1.56	21d	1	0.51mi
5498 Montego Ln Port Charlotte, FL	2.0	2.0	1070	$1,695	$1.58	21d	1	0.81mi

HOA detail

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

Listing history 2 events

1. 2026-06-18
   remarks 570-char remark
2. 2026-06-18
   listed $179,900 Active 1 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: $3,272 · $273/mo
• Projected year-2 tax: $3,272 · $273/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $21,513
• − Mortgage interest: −$10,077
• − Property taxes: −$3,272
• − Insurance: −$6,018
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − HOA: −$468
• − Depreciation: −$5,233
• Taxable loss: −$6,998
• Est. tax savings @ 24.0%: +$1,679
• After-tax cash flow: $-2,404/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: 10,490
• 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

+526.8% since first listed

7 events — show timeline

• 2026-06-18 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2005-05-18 Sold (Public Records) $135,000 Public Records
• 2005-04-27 Sold (MLS) $135,000 Stellar MLS as Distributed by MLS Grid
• 2005-03-19 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2003-04-17 Sold (Public Records) $70,000 Public Records
• 1980-02-01 Sold (Public Records) $39,700 Public Records
• 1979-10-01 Sold (Public Records) $28,700 Public Records

Property tax history

+8.4%/yr

Latest (2025): $3,272 · +8.5% YoY. Source: county tax records.