CARRINGTON Plan · North Port, FL 34287

$269,990

3 bd · 2.0 ba · 1,543 sqft · SingleFamily · 239 Days on market

Good condition ↓ 15% since listing

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Why this score? — see what drove the F 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 +7.5/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• 1% rule +2.2/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This stylish twin villa home in Central Parc features an open-concept design that makes gathering with friends and family a breeze. The well-appointed kitchen features a quartz countertop with ample space for preparing meals and a breakfast bar for eating. The kitchen seamlessly flows to the dining and living areas. Sliding glass doors open from the living room to the covered lanai extending the living space outdoors and providing the perfect place for relaxing or dining al fresco.

Key facts

• Open-concept design
• Quartz countertop
• Covered lanai

Tags

• TWIN VILLA HOME
• OPEN-CONCEPT DESIGN
• QUARTZ COUNTERTOP
• BREAKFAST BAR
• COVERED LANAI

🏗️ New construction. The $269,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $354,588.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-445 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (6.0% below list).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.8% 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.
• Sarasota (urban): math 63% / reading 63% proficiency, ranked #7 of 73 in FL (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 852 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• At $2,539/mo this rent would consume 48% of the median local household income ($63k/yr) (locally 522% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Sarasota County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $237,591 (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 239 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.72% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.38%
• DSCR: 0.76
• GRM: 11.6

CMA / ARV

• ARV (median comp): $354,588
• List price: $269,990
• Delta: -23.86%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.26% rent growth · sell at horizon

5-year hold

• IRR: -28.6%
• Equity multiple: 0.07×
• Total profit: $-92,569
• Equity at exit: $52,870

10-year hold

• IRR: -43.3%
• Equity multiple: -0.44×
• Total profit: $-143,402
• Equity at exit: $30,658

Cash invested: $99,285 (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 34287

• Home prices YoY: -20.1%
• Rents YoY: 0.3%
• Active inventory: 852
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,539 medium
• Mortgage (P&I): −$1,859
• Tax est. 1.5%: −$443 /mo · $5,319/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-445

Break-even live

Break-even rent $3,102

Max offer price $290,210

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: $88,647
• Closing costs: $10,638
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14134 Packard Ave Port Charlotte, FL	4.0	2.0	1833	$2,095	$1.14	13d	1	0.87mi
170 Saluda Ter Port Charlotte, FL	3.0	2.0	1680	$3,100	$1.85	21d	1	1.28mi
297 Cheshire St Port Charlotte, FL	4.0	4.0	2134	$3,695	$1.73	21d	1	1.45mi
404 Biscayne Dr Port Charlotte, FL	4.0	2.0	1833	$1,975	$1.08	13d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $269,990 Active 239 DOM
2. 2026-06-17
   days on market $269,990 Active 238 DOM
3. 2026-06-15
   days on market $269,990 Active 236 DOM
4. 2026-06-13
   days on market $269,990 Active 234 DOM
5. 2026-06-13
   days on market $269,990 Active 233 DOM
6. 2026-06-10
   days on market $269,990 Active 231 DOM
7. 2026-06-09
   days on market $269,990 Active 230 DOM
8. 2026-06-08
   days on market $269,990 Active 228 DOM
9. 2026-06-05
   days on market $269,990 Active 225 DOM
10. 2026-06-03
    days on market $269,990 Active 224 DOM
11. 2026-06-02
    days on market $269,990 Active 223 DOM
12. 2026-06-01
    days on market $269,990 Active 222 DOM
13. 2026-05-31
    days on market $269,990 Active 221 DOM
14. 2026-01-28
    price $269,990 486-char remark

    Show marketing remark (486 chars)

    This stylish twin villa home in Central Parc features an open-concept design that makes gathering with friends and family a breeze. The well-appointed kitchen features a quartz countertop with ample space for preparing meals and a breakfast bar for eating. The kitchen seamlessly flows to the dining and living areas. Sliding glass doors open from the living room to the covered lanai extending the living space outdoors and providing the perfect place for relaxing or dining al fresco.

15. 2025-10-22
    listed $249,990 Active 486-char remark

    Show marketing remark (486 chars)

    This stylish twin villa home in Central Parc features an open-concept design that makes gathering with friends and family a breeze. The well-appointed kitchen features a quartz countertop with ample space for preparing meals and a breakfast bar for eating. The kitchen seamlessly flows to the dining and living areas. Sliding glass doors open from the living room to the covered lanai extending the living space outdoors and providing the perfect place for relaxing or dining al fresco.

16. 2025-04-10
    price $269,990 934-char remark

    Show marketing remark (934 chars)

    This stylish twin villa home in Central Parc features an open-concept design that makes gathering with friends and family a breeze. The well-appointed kitchen features a quartz countertop with ample space for preparing meals and a breakfast bar for eating. The kitchen seamlessly flows to the dining and living areas. Sliding glass doors open from the living room to the covered lanai extending the living space outdoors and providing the perfect place for relaxing or dining al fresco. An expansive primary bedroom, situated at the back of the home for privacy, includes an en suite bathroom with double vanity and walk-in shower. The guest bedroom features a walk-in closet and is in close proximity to the second bathroom. A den with double doors can be utilized as a home office or cozy living area. A two-car garage and laundry room complete this home. Contact us today for more information or to schedule a tour of Central Parc.

17. 2025-04-09
    price $279,990 934-char remark

    Show marketing remark (934 chars)

    This stylish twin villa home in Central Parc features an open-concept design that makes gathering with friends and family a breeze. The well-appointed kitchen features a quartz countertop with ample space for preparing meals and a breakfast bar for eating. The kitchen seamlessly flows to the dining and living areas. Sliding glass doors open from the living room to the covered lanai extending the living space outdoors and providing the perfect place for relaxing or dining al fresco. An expansive primary bedroom, situated at the back of the home for privacy, includes an en suite bathroom with double vanity and walk-in shower. The guest bedroom features a walk-in closet and is in close proximity to the second bathroom. A den with double doors can be utilized as a home office or cozy living area. A two-car garage and laundry room complete this home. Contact us today for more information or to schedule a tour of Central Parc.

18. 2025-01-22
    price $304,990 934-char remark

    Show marketing remark (934 chars)

    This stylish twin villa home in Central Parc features an open-concept design that makes gathering with friends and family a breeze. The well-appointed kitchen features a quartz countertop with ample space for preparing meals and a breakfast bar for eating. The kitchen seamlessly flows to the dining and living areas. Sliding glass doors open from the living room to the covered lanai extending the living space outdoors and providing the perfect place for relaxing or dining al fresco. An expansive primary bedroom, situated at the back of the home for privacy, includes an en suite bathroom with double vanity and walk-in shower. The guest bedroom features a walk-in closet and is in close proximity to the second bathroom. A den with double doors can be utilized as a home office or cozy living area. A two-car garage and laundry room complete this home. Contact us today for more information or to schedule a tour of Central Parc.

19. 2024-11-02
    listed $317,990 Active 934-char remark

    Show marketing remark (934 chars)

    This stylish twin villa home in Central Parc features an open-concept design that makes gathering with friends and family a breeze. The well-appointed kitchen features a quartz countertop with ample space for preparing meals and a breakfast bar for eating. The kitchen seamlessly flows to the dining and living areas. Sliding glass doors open from the living room to the covered lanai extending the living space outdoors and providing the perfect place for relaxing or dining al fresco. An expansive primary bedroom, situated at the back of the home for privacy, includes an en suite bathroom with double vanity and walk-in shower. The guest bedroom features a walk-in closet and is in close proximity to the second bathroom. A den with double doors can be utilized as a home office or cozy living area. A two-car garage and laundry room complete this home. Contact us today for more information or to schedule a tour of Central Parc.

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

Taxation est. · year 1

• Rental income: $30,464
• − Mortgage interest: −$19,862
• − Property taxes: −$5,319
• − Insurance: −$1,773
• − Repairs & maintenance: −$2,437
• − Management: −$2,437
• − Depreciation: −$10,315
• Taxable loss: −$11,679
• Est. tax savings @ 24.0%: +$2,803
• After-tax cash flow: $-2,536/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This stylish twin villa home in Central Parc is in good condition with minimal repairs needed. It offers an open-concept design and is move-in ready.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms — Improves aesthetics and functionality
• Both New kitchen backsplash — Enhances kitchen aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen backsplash — Enhances kitchen aesthetics and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sarasota
• NCES district ID: 1201680
• Math proficiency: 63% ▼ -8.00%
• Reading proficiency: 63% ▼ -3.00%
• Median HH income: $51,167
• Composite: 53.68/100
• National rank: #1428
• State rank: #7 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

• Census place: North Port, FL
• County: Sarasota County · 448,376 people
• City population: 75,324
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 25,929
• Household income: $63,464
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 522.0

Population outlook (Sarasota County) Hauer SSP2

• Today (2025): 452,380 people
• By 2030: 474,175 · +4.8%
• By 2040: 511,577 · +13.1%
• By 2050: 541,467 · +19.7%
• By 2075: 604,947 · +33.7%
• By 2100: 621,965 · +37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 7% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 3% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 16% · Canada, Philippines
• Languages at home: 81% English-only · Spanish 8% Russian/Polish/Slavic 5% French/Haitian/Cajun 2%

Political lean MEDSL · Sarasota

• 2024 margin: R (+18.2) · D 40.5% · R 58.7%
• 2008→2024 swing: -18.1pp toward R · 2008: -0.1pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+10.4 2016: R+11.6 2012: R+7.4 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.89%
• Current HPI: 280.8484
• Rent YoY: ▲ 0.26%
• Metro: North Port-Sarasota-Bradenton, 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

-15.1% since first listed

6 events — show timeline

• 2026-01-28 Price Changed $269,990 Zillow
• 2025-10-22 Listed $249,990 Zillow
• 2025-04-10 Price Changed $269,990 Zillow
• 2025-04-09 Price Changed $279,990 Zillow
• 2025-01-22 Price Changed $304,990 Zillow
• 2024-11-02 Listed $317,990 Zillow