6379 Coliseum Blvd · North Port, FL 33981

$199,900

2 bd · 2.0 ba · 1,072 sqft · SingleFamily public records · 13 Days on market

Built 1987 10,768 sqft lot Est $214k · 7% under $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 +16.4/30.0
• ARV discount +10.5/15.0
• DSCR +5.1/10.0
• 1% rule +5.0/10.0
• 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

Short Sale- Home is Sold As IS nice home at great price. community offers 2 community pools, tennis and shuffle board courts. preapproval or proof of funds will be needed at time of offer. 3rd party approval needed

Key facts

• Clubhouse
• Screened-in lanai
• Hurricane shutters

Tags

• SCREENED-IN LANAI
• HURRICANE SHUTTERS
• CLUBHOUSE
• TWO POOLS
• GARDENS OF GULF COVE

Property features AI

Finance

• Other: Furnished; Total acreage: between 1/4 and less than 1/2 acre
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (annual fee $470; $39.17/month); Association amenities include clubhouse, fitness center, and pool; Association fee covers management and pool; Association approval required; Buyer approval required for community; Pets allowed (cats and dogs); Playground in community

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single family residence; One-story; Faces northeast
• Construction: Stucco and frame construction; Shingle roof; Built on slab foundation; Year built not provided
• Exterior features: Hurricane shutters; Rain gutters; Sliding doors; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Disposal
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heat; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Laundry located in garage; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $46 ($548/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 $200k (0.1% below list).
• Recommended offer: $200k (0.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 20y 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 $48k; list at $200k implies a 316% gain — meaningful room to come down on a strong offer.

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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,730

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: 1.00% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.40%
• DSCR: 1.11
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $214,400
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13366 Bronze Ave	0.24mi	2/2.0	1,050 (-2%)	4mo	$209,999	$200	82
13561 Darnell Ave	0.26mi	2/2.0	1,087 (+1%)	11mo	$162,000	$149	76
13562 Bennett Dr	0.26mi	2/2.0	998 (-7%)	8mo	$210,000	$210	70
6233 Drucker Cir	0.16mi	3/2.0 (+1)	1,116 (+4%)	13mo	$220,000	$197	70
6543 Coliseum Blvd	0.32mi	2/2.0	1,006 (-6%)	14mo	$250,000	$249	63
6414 Coliseum Blvd	0.08mi	3/2.0 (+1)	1,203 (+12%)	10mo	$210,000	$175	62
13265 Fowler Ave	0.43mi	2/1.0	918 (-14%)	2mo	$126,000	$137	50
13238 Fowler Ave	0.45mi	3/2.0 (+1)	1,203 (+12%)	8mo	$225,000	$187	47
13577 Bennett Dr	0.27mi	2/1.0	918 (-14%)	23mo	$239,900	$261	40
5415 Joslyn Ter	0.74mi	3/2.0 (+1)	1,224 (+14%)	4mo	$280,000	$229	34
6398 Granger Rd	0.48mi	2/1.0	918 (-14%)	22mo	$240,000	$261	32

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: -11.9%
• Equity multiple: 0.56×
• Total profit: $-24,653
• Equity at exit: $29,806

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $3,020
• Equity at exit: $17,284

Cash invested: $55,972 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,997 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$295 /mo · $3,542/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$39
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $46

Break-even live

Break-even rent $1,939

Max offer price $199,900

Occupancy floor 93%

Sensitivity live

Price	-10% $159	-5% $102	+0% $46	+5% $-11	+10% $-67
Rent	-10% $-112	-5% $-33	+0% $46	+5% $125	+10% $203
Rate	-1.0pp $146	-0.5pp $97	base $46	+0.5pp $-6	+1.0pp $-59

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: $49,975
• Closing costs: $5,997
• 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: pool

Listing history 19 events

1. 2026-06-05
   statusdays on market $199,900 Pending 13 DOM
2. 2026-06-03
   days on market $199,900 Active 12 DOM
3. 2026-06-02
   days on market $199,900 Active 11 DOM
4. 2026-06-01
   days on market $199,900 Active 10 DOM
5. 2026-05-31
   days on market $199,900 Active 9 DOM
6. 2026-05-30
   days on market $199,900 Active 8 DOM
7. 2026-05-22
   listed $199,900 Active
8. 2025-05-21
   historical
9. 2025-03-12
   price $229,900
10. 2025-01-29
    status Active
11. 2025-01-02
    status Pending
12. 2024-12-16
    status Active
13. 2024-12-13
    status Pending
14. 2024-11-21
    listed $239,900 Active
15. 2012-06-15
    soldstatus $48,000
16. 2012-06-13
    soldstatus $48,000 215-char remark

    Show marketing remark (215 chars)

    Short Sale- Home is Sold As IS nice home at great price. community offers 2 community pools, tennis and shuffle board courts. preapproval or proof of funds will be needed at time of offer. 3rd party approval needed

17. 2011-12-23
    listed $52,500 215-char remark

    Show marketing remark (215 chars)

    Short Sale- Home is Sold As IS nice home at great price. community offers 2 community pools, tennis and shuffle board courts. preapproval or proof of funds will be needed at time of offer. 3rd party approval needed

18. 2006-04-11
    listed $172,900
19. 2004-04-07
    soldstatus $87,900

ⓘ 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: $3,542 · $295/mo
• Projected year-2 tax: $3,542 · $295/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 X (shaded) · 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: $23,968
• − Mortgage interest: −$11,198
• − Property taxes: −$3,542
• − Insurance: −$1,797
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − HOA: −$468
• − Depreciation: −$5,815
• Taxable loss: −$2,687
• Est. tax savings @ 24.0%: +$645
• After-tax cash flow: $1,193/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

+127.4% since first listed

13 events — show timeline

• 2026-05-22 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-12 Price Changed $229,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-01-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-12-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-12-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-11-21 Listed $239,900 Stellar MLS as Distributed by MLS Grid
• 2012-06-15 Sold (Public Records) $48,000 Public Records
• 2012-06-13 Sold (MLS) $48,000 Stellar MLS as Distributed by MLS Grid
• 2011-12-23 Listed $52,500 Stellar MLS as Distributed by MLS Grid
• 2006-04-11 Listed $172,900 Stellar MLS as Distributed by MLS Grid
• 2004-04-07 Sold (Public Records) $87,900 Public Records

Property tax history

+7.9%/yr

Latest (2025): $3,542 · +10.3% YoY. Source: county tax records.