5182 Hopkins Ave · North Port, FL 33981

$130,000

3 bd · 2.0 ba · 1,905 sqft · Land · 45 Days on market

Built 2024 9,865 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

PRICED TO SELL, THIS CORNER LOT IN BOAT RAMP/PARK COMMUNITY ON THE MYAKKA RIVER IN GULF COVE SUBDIVISION WOULD MAKE IDEAL LOCATION FOR NEW HOME OR INVESTMENT. LOCATED NEAR SCHOOLS, PUBLIC GOLF COURSES, PUBLIC BEACHES , FISHING & BOATING, SHOPPING, ANDWITHIN 15 +/- MINUTES TO THE REGIONAL SHOPPING MALL AND RESTRAUNTS.

Key facts

• Spacious lot
• Solid layout
• Corner unit

Tags

• SPACIOUS LOT
• SOLID LAYOUT
• CORNER UNIT

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Zoning: RSF3.5; Living area about 1,905 (public records); Builder and permit information listed as unknown
• Financial info: Tax information withheld from features
• HOA & community: No HOA indicated

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: No water source listed; No sewer listed; Other utilities
• Home design: Single-family residence; One level; Under construction (projected completion: 2026-11-01); East-facing
• Construction: Block and vinyl siding construction; Membrane roof; Slab foundation; New construction
• Exterior features: Lot about 0.23 acres; Road surface: Other

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating listed; No cooling listed
• Interior features: No interior features listed
• Laundry & utility: No laundry facilities listed

🏗️ 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 3-bed/2.0-bath land listed at $130k.

Deal economics

• At list price, monthly cash flow is $768 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.3% 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; 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 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 $899 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 5.3% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask is 900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $38k; list at $130k implies a 242% 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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.04% ✓
• Cap rate: 17.32%
• Cash-on-cash: 39.40%
• DSCR: 2.75
• GRM: 4.1

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: 22.2%
• Equity multiple: 1.95×
• Total profit: $34,426
• Equity at exit: $19,383

10-year hold

• IRR: 32.1%
• Equity multiple: 4.33×
• Total profit: $121,087
• Equity at exit: $11,240

Cash invested: $36,400 (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: 4.1×

Monthly cashflow live

• Estimated rent: $2,650 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $768

Break-even live

Break-even rent $1,677

Max offer price $130,000

Occupancy floor 66%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5201 Forbes Ter Port Charlotte, FL	4.0	2.0	1664	$3,200	$1.92	21d	1	0.64mi
13280 Foresman Blvd Port Charlotte, FL	3.0	2.0	1500	$2,800	$1.87	13d	1	0.73mi
13184 Eureka Cir Port Charlotte, FL	3.0	2.0	1640	$2,300	$1.40	21d	1	0.86mi
14167 Fillmore Ave Port Charlotte, FL	4.0	2.0	2252	$2,400	$1.07	21d	1	0.91mi
13349 Buckett Cir Port Charlotte, FL	3.0	3.0	1560	$2,795	$1.79	21d	1	1.01mi
4604 Club Dr Port Charlotte, FL	3.0	2.0	2041	$2,795	$1.37	21d	1	1.08mi
5496 Brussels Ter Port Charlotte, FL	3.0	2.0	1400	$3,900	$2.79	21d	1	1.09mi
6464 David Blvd Port Charlotte, FL	3.0	2.0	1613	$1,716	$1.06	21d	1	1.11mi
6248 Drucker Cir Port Charlotte, FL	3.0	2.0	1414	$1,810	$1.28	13d	1	1.19mi
14277 Palm Ter Port Charlotte, FL	3.0	2.0	1316	$2,900	$2.20	21d	1	1.23mi
6551 Coliseum Blvd Port Charlotte, FL	3.0	2.0	1386	$1,850	$1.33	13d	1	1.36mi
14550 River Beach Dr Port Charlotte, FL	3.0	2.0–2.5	1696	$2,997	$1.77	21d	4	1.37mi
12174 Terkelsen Ave Port Charlotte, FL	3.0	2.0	1400	$3,200	$2.29	21d	1	1.43mi
12129 Grosspoint Ave Port Charlotte, FL	3.0	2.0	1388	$2,300	$1.66	21d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $130,000 Active 45 DOM
2. 2026-06-17
   days on market $130,000 Active 44 DOM
3. 2026-06-16
   days on market $130,000 Active 43 DOM
4. 2026-06-15
   days on market $130,000 Active 42 DOM
5. 2026-06-14
   days on market $130,000 Active 40 DOM
6. 2026-06-13
   days on market $130,000 Active 39 DOM
7. 2026-06-10
   days on market $130,000 Active 37 DOM
8. 2026-06-09
   days on market $130,000 Active 36 DOM
9. 2026-06-08
   days on market $130,000 Active 35 DOM
10. 2026-06-07
    days on market $130,000 Active 34 DOM
11. 2026-06-05
    days on market $130,000 Active 31 DOM
12. 2026-06-03
    days on market $130,000 Active 30 DOM
13. 2026-06-02
    days on market $130,000 Active 29 DOM
14. 2026-06-01
    days on market $130,000 Active 28 DOM
15. 2026-05-31
    days on market $130,000 Active 27 DOM
16. 2026-05-30
    days on market $130,000 Active 26 DOM
17. 2026-05-04
    price $130,000
18. 2026-05-04
    listed $13,000 Active
19. 2006-11-29
    soldstatus $38,000 326-char remark

    Show marketing remark (326 chars)

    PRICED TO SELL, THIS CORNER LOT IN BOAT RAMP/PARK COMMUNITY ON THE MYAKKA RIVER IN GULF COVE SUBDIVISION WOULD MAKE IDEAL LOCATION FOR NEW HOME OR INVESTMENT. LOCATED NEAR SCHOOLS, PUBLIC GOLF COURSES, PUBLIC BEACHES , FISHING & BOATING, SHOPPING, ANDWITHIN 15 +/- MINUTES TO THE REGIONAL SHOPPING MALL AND RESTRAUNTS.

20. 2006-04-17
    listed $43,500 326-char remark

    Show marketing remark (326 chars)

    PRICED TO SELL, THIS CORNER LOT IN BOAT RAMP/PARK COMMUNITY ON THE MYAKKA RIVER IN GULF COVE SUBDIVISION WOULD MAKE IDEAL LOCATION FOR NEW HOME OR INVESTMENT. LOCATED NEAR SCHOOLS, PUBLIC GOLF COURSES, PUBLIC BEACHES , FISHING & BOATING, SHOPPING, ANDWITHIN 15 +/- MINUTES TO THE REGIONAL SHOPPING MALL AND RESTRAUNTS.

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

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 ≥107°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,799
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$5,768
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − Depreciation: −$3,782
• Taxable income: $7,929
• Est. tax owed @ 24.0%: −$1,903
• After-tax cash flow: $7,319/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

+198.9% since first listed

4 events — show timeline

• 2026-05-04 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Listed $13,000 Stellar MLS as Distributed by MLS Grid
• 2006-11-29 Sold (MLS) $38,000 Stellar MLS as Distributed by MLS Grid
• 2006-04-17 Listed $43,500 Stellar MLS as Distributed by MLS Grid