None · North Port, FL 33981

$340,000

4 bd · 3.0 ba · 2,153 sqft · Land · 125 Days on market

Built 2024 0.40 ac lot

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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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +4.6/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Corner lot mostly cleared and ready for you to build your dream home. Close to shopping, restaurants, and beaches( BOCA GRANDE & ENGLEWOOD). Lot size and dimensions are approximate as per Charlotte County GIS. All information deemed to be accurate and taken from public records. Buyers are advised to measurements and do their due diligence and verify all information to their satisfaction. Need a builder? I can connect you with the best builders in the area!

Key facts

• Large windows
• Modern architecture
• Sliding glass doors

Tags

• MODERN ARCHITECTURE
• HIGH QUALITY MATERIALS
• BACKYARD OASIS
• LARGE WINDOWS
• SLIDING GLASS DOORS
• CORNER UNIT

Property features AI

Finance

• Other: Living area approximately 2,153 (builder); Total building area approximately 3,012 (builder); Lot approximately 0.4 acres (1/4 to less than 1/2 acre); Permit number: 20231175506; Builder license: CBC1264467; Zoning: RSF3.5; Unfurnished

Exterior

• Parking: 2-car garage
• Security: Smoke detectors
• Utilities: Public water; Septic tank sewer; Electricity available
• Home design: Single-family residence; Single wide body type; One level; Under construction (projected completion May 24, 2026); West-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction; Builder: DANIEL JORGE OLIVEIRA (Giovanna model)
• Exterior features: Covered front and rear porches; Patio; Exterior lighting; Sliding doors; Corner lot; Located in a flood zone; Paved road access

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Disposal; Microwave; Range hood; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Exhaust fan
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Open floorplan; Stone counters; Thermostat; Walk-in closets; Wet bar; Aluminum frame, double-pane, insulated windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Indoor laundry

🏗️ 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 4-bed/3.0-bath land listed at $340k.

Deal economics

• At list price, monthly cash flow is $-301 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (21.2% below list).
• Recommended offer: $268k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 8 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 38% 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 $10k 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 125 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $38k; list at $340k implies a 795% 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 $268,033 (21.2% 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 125 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -20.0%
• Equity multiple: 0.29×
• Total profit: $-67,842
• Equity at exit: $50,695

10-year hold

• IRR: -8.6%
• Equity multiple: 0.41×
• Total profit: $-56,229
• Equity at exit: $29,397

Cash invested: $95,200 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,680 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$67 /mo · $802/yr
• Insurance: −$142
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $-301

Break-even live

Break-even rent $3,061

Max offer price $286,894

Occupancy floor —

Sensitivity live

Price	-10% $-108	-5% $-204	+0% $-301	+5% $-397	+10% $-493
Rent	-10% $-512	-5% $-406	+0% $-301	+5% $-195	+10% $-89
Rate	-1.0pp $-129	-0.5pp $-214	base $-301	+0.5pp $-389	+1.0pp $-478

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13184 Eureka Cir Port Charlotte, FL	3.0	2.0	1640	$2,300	$1.40	23d	1	0.11mi
13349 Buckett Cir Port Charlotte, FL	3.0	3.0	1560	$2,795	$1.79	23d	1	0.22mi
13280 Foresman Blvd Port Charlotte, FL	3.0	2.0	1500	$2,800	$1.87	15d	1	0.23mi
6248 Drucker Cir Port Charlotte, FL	3.0	2.0	1414	$1,810	$1.28	15d	1	0.45mi
5496 Brussels Ter Port Charlotte, FL	3.0	2.0	1400	$3,900	$2.79	23d	1	0.78mi
6464 David Blvd Port Charlotte, FL	3.0	2.0	1613	$1,716	$1.06	23d	1	0.99mi
14167 Fillmore Ave Port Charlotte, FL	4.0	2.0	2252	$2,400	$1.07	23d	1	1.00mi
5201 Forbes Ter Port Charlotte, FL	4.0	2.0	1664	$3,200	$1.92	23d	1	1.17mi

Listing history 32 events

1. 2026-06-22
   days on market $340,000 Active 125 DOM
2. 2026-06-18
   days on market $340,000 Active 122 DOM
3. 2026-06-17
   days on market $340,000 Active 121 DOM
4. 2026-06-16
   days on market $340,000 Active 120 DOM
5. 2026-06-15
   days on market $340,000 Active 119 DOM
6. 2026-06-14
   days on market $340,000 Active 117 DOM
7. 2026-06-13
   days on market $340,000 Active 116 DOM
8. 2026-06-10
   days on market $340,000 Active 114 DOM
9. 2026-06-09
   days on market $340,000 Active 113 DOM
10. 2026-06-08
    days on market $340,000 Active 112 DOM
11. 2026-06-07
    days on market $340,000 Active 111 DOM
12. 2026-06-05
    days on market $340,000 Active 108 DOM
13. 2026-06-03
    days on market $340,000 Active 107 DOM
14. 2026-06-02
    days on market $340,000 Active 106 DOM
15. 2026-06-01
    days on market $340,000 Active 105 DOM
16. 2026-05-31
    days on market $340,000 Active 104 DOM
17. 2026-05-30
    days on market $340,000 Active 103 DOM
18. 2026-02-16
    listed $340,000 Active
19. 2023-09-07
    soldstatus $38,000
20. 2023-09-05
    soldstatus $38,000 Closed 469-char remark

    Show marketing remark (469 chars)

    Corner lot mostly cleared and ready for you to build your dream home. Close to shopping, restaurants, and beaches( BOCA GRANDE & ENGLEWOOD). Lot size and dimensions are approximate as per Charlotte County GIS. All information deemed to be accurate and taken from public records. Buyers are advised to measurements and do their due diligence and verify all information to their satisfaction. Need a builder? I can connect you with the best builders in the area!

21. 2023-08-15
    status Pending 469-char remark

    Show marketing remark (469 chars)

    Corner lot mostly cleared and ready for you to build your dream home. Close to shopping, restaurants, and beaches( BOCA GRANDE & ENGLEWOOD). Lot size and dimensions are approximate as per Charlotte County GIS. All information deemed to be accurate and taken from public records. Buyers are advised to measurements and do their due diligence and verify all information to their satisfaction. Need a builder? I can connect you with the best builders in the area!

22. 2023-02-15
    listed $38,000 Active 469-char remark

    Show marketing remark (469 chars)

    Corner lot mostly cleared and ready for you to build your dream home. Close to shopping, restaurants, and beaches( BOCA GRANDE & ENGLEWOOD). Lot size and dimensions are approximate as per Charlotte County GIS. All information deemed to be accurate and taken from public records. Buyers are advised to measurements and do their due diligence and verify all information to their satisfaction. Need a builder? I can connect you with the best builders in the area!

23. 2021-04-29
    soldstatus $20,000
24. 2021-04-23
    soldstatus $20,000 Closed 395-char remark

    Show marketing remark (395 chars)

    Corner lot mostly cleared and ready for you to build your dream home. Close to shopping, restaurants, and beaches( BOCA GRANDE & ENGLEWOOD). Lot size and dimensions are approximate as per Charlotte County GIS. All information deemed to be accurate and taken from public records. Buyers are advised to measurements and do their due diligence and verify all information to their satisfaction

25. 2021-04-06
    status Pending 395-char remark

    Show marketing remark (395 chars)

    Corner lot mostly cleared and ready for you to build your dream home. Close to shopping, restaurants, and beaches( BOCA GRANDE & ENGLEWOOD). Lot size and dimensions are approximate as per Charlotte County GIS. All information deemed to be accurate and taken from public records. Buyers are advised to measurements and do their due diligence and verify all information to their satisfaction

26. 2021-03-31
    status Active 395-char remark

    Show marketing remark (395 chars)

    Corner lot mostly cleared and ready for you to build your dream home. Close to shopping, restaurants, and beaches( BOCA GRANDE & ENGLEWOOD). Lot size and dimensions are approximate as per Charlotte County GIS. All information deemed to be accurate and taken from public records. Buyers are advised to measurements and do their due diligence and verify all information to their satisfaction

27. 2021-03-29
    status Pending 395-char remark

    Show marketing remark (395 chars)

    Corner lot mostly cleared and ready for you to build your dream home. Close to shopping, restaurants, and beaches( BOCA GRANDE & ENGLEWOOD). Lot size and dimensions are approximate as per Charlotte County GIS. All information deemed to be accurate and taken from public records. Buyers are advised to measurements and do their due diligence and verify all information to their satisfaction

28. 2020-12-29
    price $20,000 395-char remark

    Show marketing remark (395 chars)

    Corner lot mostly cleared and ready for you to build your dream home. Close to shopping, restaurants, and beaches( BOCA GRANDE & ENGLEWOOD). Lot size and dimensions are approximate as per Charlotte County GIS. All information deemed to be accurate and taken from public records. Buyers are advised to measurements and do their due diligence and verify all information to their satisfaction

29. 2020-09-28
    price $25,000 395-char remark

    Show marketing remark (395 chars)

    Corner lot mostly cleared and ready for you to build your dream home. Close to shopping, restaurants, and beaches( BOCA GRANDE & ENGLEWOOD). Lot size and dimensions are approximate as per Charlotte County GIS. All information deemed to be accurate and taken from public records. Buyers are advised to measurements and do their due diligence and verify all information to their satisfaction

30. 2020-07-28
    price $27,500 395-char remark

    Show marketing remark (395 chars)

    Corner lot mostly cleared and ready for you to build your dream home. Close to shopping, restaurants, and beaches( BOCA GRANDE & ENGLEWOOD). Lot size and dimensions are approximate as per Charlotte County GIS. All information deemed to be accurate and taken from public records. Buyers are advised to measurements and do their due diligence and verify all information to their satisfaction

31. 2020-04-15
    price $30,000 395-char remark

    Show marketing remark (395 chars)

    Corner lot mostly cleared and ready for you to build your dream home. Close to shopping, restaurants, and beaches( BOCA GRANDE & ENGLEWOOD). Lot size and dimensions are approximate as per Charlotte County GIS. All information deemed to be accurate and taken from public records. Buyers are advised to measurements and do their due diligence and verify all information to their satisfaction

32. 2020-01-25
    listed $38,000 Active 395-char remark

    Show marketing remark (395 chars)

    Corner lot mostly cleared and ready for you to build your dream home. Close to shopping, restaurants, and beaches( BOCA GRANDE & ENGLEWOOD). Lot size and dimensions are approximate as per Charlotte County GIS. All information deemed to be accurate and taken from public records. Buyers are advised to measurements and do their due diligence and verify all information to their satisfaction

ⓘ 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: $802 · $67/mo
• Projected year-2 tax: $2,822 · $235/mo
• Expected delta: +$2,020/yr (+$168/mo · 251.7%)

ⓘ 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 · 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: $32,164
• − Mortgage interest: −$19,045
• − Property taxes: −$802
• − Insurance: −$6,818
• − Repairs & maintenance: −$2,573
• − Management: −$2,573
• − Depreciation: −$9,891
• Taxable loss: −$9,539
• Est. tax savings @ 24.0%: +$2,289
• After-tax cash flow: $-1,318/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

+794.7% since first listed

15 events — show timeline

• 2026-02-16 Listed $340,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-07 Sold (Public Records) $38,000 Public Records
• 2023-09-05 Sold (MLS) $38,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-02-15 Listed $38,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-29 Sold (Public Records) $20,000 Public Records
• 2021-04-23 Sold (MLS) $20,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-03-31 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-03-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-12-29 Price Changed $20,000 Stellar MLS as Distributed by MLS Grid
• 2020-09-28 Price Changed $25,000 Stellar MLS as Distributed by MLS Grid
• 2020-07-28 Price Changed $27,500 Stellar MLS as Distributed by MLS Grid
• 2020-04-15 Price Changed $30,000 Stellar MLS as Distributed by MLS Grid
• 2020-01-25 Listed $38,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.2%/yr

Latest (2025): $802 · +15.2% YoY. Source: county tax records.