13451 Kaplan Ter · North Port, FL 33981

$290,000

3 bd · 2.0 ba · 1,625 sqft · Land public records · 228 Days on market

Built 2024 10,000 sqft 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 +9.7/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Brand-New Construction – Move-In Ready! Experience the enchantment of Florida living in this stunning new home, perfectly situated in the fast-growing city of Port Charlotte. Known for its beautiful waterways, welcoming community, and vibrant growth, Port Charlotte offers the ideal balance of relaxation and convenience. This brand-new, move-in ready home featuring 4 spacious bedrooms, 2 elegant bathrooms, and a 2-car garage, this home blends comfort, style, and functionality. The luxury vinyl and tile flooring throughout provides a sleek, modern look that’s easy to maintain. Enjoy no HOA or CDD fees, allowing you the freedom to enjoy your property without added costs. The gourme

Key facts

• New construction
• No hoa or cdd fees
• Gourmet kitchen

Tags

• NEW CONSTRUCTION
• GOURMET KITCHEN
• GRANITE COUNTERTOPS
• OPEN-CONCEPT FLOOR PLAN
• NO HOA OR CDD FEES
• LUXURY VINYL AND TILE FLOORING

Property features AI

Finance

• Other: Lot about 0.23 acres (0.23 acre); Builder-provided living area: 1,630; Total building area: 2,079; Lot size approximately 929 square meters; One well and one septic on property; Zoning: RSF3.5

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Well water; Septic tank; Electricity connected; Water connected
• Home design: Single family residence; One story; Faces south; Residential property, completed condition
• Construction: Block construction; Shingle roof; Slab foundation; New construction
• Exterior features: Sliding doors; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan; Kitchen and family room combined; Living room and dining room combined
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $290k.

Deal economics

• At list price, monthly cash flow is $-620 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (37.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (20.8% below list).
• Recommended offer: $181k (37.7% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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; 12 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 33% 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 $9k 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 228 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $24k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $290k implies a 1426% 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 $180,545 (37.7% 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 228 days. Have you received any prior offers? Is the seller open to a 38% 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: 5.49%
• Cash-on-cash: -2.85%
• DSCR: 0.87
• GRM: 10.5

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: -29.2%
• Equity multiple: 0.01×
• Total profit: $-80,742
• Equity at exit: $43,240

10-year hold

• IRR: -20.1%
• Equity multiple: -0.19×
• Total profit: $-96,626
• Equity at exit: $25,074

Cash invested: $81,200 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,297 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$366 /mo · $4,394/yr
• Insurance: −$121
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-620

Break-even live

Break-even rent $3,081

Max offer price $180,545

Occupancy floor —

Sensitivity live

Price	-10% $-455	-5% $-538	+0% $-620	+5% $-702	+10% $-784
Rent	-10% $-801	-5% $-710	+0% $-620	+5% $-529	+10% $-438
Rate	-1.0pp $-474	-0.5pp $-546	base $-620	+0.5pp $-695	+1.0pp $-771

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6551 Coliseum Blvd Port Charlotte, FL	3.0	2.0	1386	$1,850	$1.33	15d	1	0.44mi
13288 Fowler Ave Port Charlotte, FL	3.0	2.0	1203	$2,500	$2.08	23d	1	0.58mi
6351 Coniston St Port Charlotte, FL	3.0	2.0	1200	$1,950	$1.62	23d	1	0.60mi
6248 Drucker Cir Port Charlotte, FL	3.0	2.0	1414	$1,810	$1.28	15d	1	0.61mi
6628 Thorman Rd Port Charlotte, FL	3.0	2.0	1116	$1,800	$1.61	23d	1	0.65mi
13349 Buckett Cir Port Charlotte, FL	3.0	3.0	1560	$2,795	$1.79	23d	1	0.82mi
7415 Beckley St Port Charlotte, FL	3.0	2.0	1405	$1,400	$1.00	23d	1	1.01mi
13280 Foresman Blvd Port Charlotte, FL	3.0	2.0	1500	$2,800	$1.87	15d	1	1.10mi
13184 Eureka Cir Port Charlotte, FL	3.0	2.0	1640	$2,300	$1.40	23d	1	1.10mi
14073 Naylor Ave Port Charlotte, FL	3.0	2.0	1818	$2,250	$1.24	23d	1	1.23mi
431 Albatross Rd Rotonda West, FL	2.0	2.0	1857	$4,800	$2.58	23d	1	1.42mi
8249 Dimstead St Port Charlotte, FL	3.0	2.0	1202	$1,675	$1.39	23d	1	1.42mi

Listing history 33 events

1. 2026-06-22
   days on market $290,000 Active 228 DOM
2. 2026-06-18
   days on market $290,000 Active 225 DOM
3. 2026-06-17
   days on market $290,000 Active 224 DOM
4. 2026-06-16
   days on market $290,000 Active 223 DOM
5. 2026-06-15
   days on market $290,000 Active 222 DOM
6. 2026-06-14
   days on market $290,000 Active 220 DOM
7. 2026-06-13
   days on market $290,000 Active 219 DOM
8. 2026-06-10
   days on market $290,000 Active 217 DOM
9. 2026-06-09
   days on market $290,000 Active 216 DOM
10. 2026-06-08
    days on market $290,000 Active 215 DOM
11. 2026-06-05
    days on market $290,000 Active 211 DOM
12. 2026-06-02
    days on market $290,000 Active 209 DOM
13. 2026-06-01
    days on market $290,000 Active 208 DOM
14. 2026-05-31
    days on market $290,000 Active 207 DOM
15. 2026-05-30
    days on market $290,000 Active 206 DOM
16. 2026-02-24
    price $290,000
17. 2026-02-24
    price $29,000
18. 2025-12-01
    price $299,900
19. 2025-11-05
    listed $313,900 Active
20. 2025-09-03
    historical
21. 2025-08-14
    price $315,000
22. 2025-07-10
    price $320,000
23. 2025-05-30
    price $325,000
24. 2025-05-20
    price $330,000
25. 2025-04-10
    listed $335,000 Active
26. 2025-02-10
    historical
27. 2024-12-18
    price $390,000
28. 2024-11-30
    price $427,000
29. 2024-08-20
    listed $447,000 Active
30. 2022-08-02
    soldstatus $19,000 Closed
31. 2022-05-02
    status Pending
32. 2022-04-18
    listed $22,000 Active
33. 2005-11-07
    listed $39,900

ⓘ 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: $4,394 · $366/mo
• Projected year-2 tax: $4,394 · $366/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 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,566
• − Mortgage interest: −$16,245
• − Property taxes: −$4,394
• − Insurance: −$6,568
• − Repairs & maintenance: −$2,205
• − Management: −$2,205
• − Depreciation: −$8,436
• Taxable loss: −$12,488
• Est. tax savings @ 24.0%: +$2,997
• After-tax cash flow: $-4,438/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

+626.8% since first listed

18 events — show timeline

• 2026-02-24 Price Changed $290,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-24 Price Changed $29,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-01 Price Changed $299,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-05 Listed $313,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-14 Price Changed $315,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-10 Price Changed $320,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-30 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-20 Price Changed $330,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-10 Listed $335,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-12-18 Price Changed $390,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-30 Price Changed $427,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-20 Listed $447,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-02 Sold (MLS) $19,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-04-18 Listed $22,000 Stellar MLS as Distributed by MLS Grid
• 2005-11-07 Listed $39,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+107.4%/yr

Latest (2025): $4,394 · +711.7% YoY. Source: county tax records.