5261 Brassy Loop · North Port, FL 34287

$149,900

2 bd · 2.0 ba · 767 sqft · SingleFamily public records · 50 Days on market

Built 1980 2,362 sqft lot $233/mo HOA · 15% of rent

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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 +12.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +5.4/10.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SEE VIRTUAL TOUR * * * Entering Fairway Villas Community you first notice the natural oak canopy of this established community & Tucked in the back is this cute two bedroom/one & 1/2 bath villa with 767 square feet of A/C space and with it's vaulted wood beamed ceilings it feels surprisingly open inside. The large screened-in porch is a great place to unwind. Peaceful views from the backyard where the remains of the old Sabal Trace golf course now attracts more wildlife than golfers. Low HOA fees $1100 semi annually and no CDD. The community is NOT 55+ and older. Some Lease restrictions do apply for new owners, SORRY NO PETS (unless Service Pets)are allowed. Fairway Villas is not a Condominium and each property has it's own boundary lines. Giving you a front and back yard for small patio & personal gardening if desired. Tucked away from US41 but close enough to walk or ride your bikes to all the new shops along the COCO Plum Waterway, don't forget the YMCA pool and Skate Park are down the street for your new year round outdoor lifestyle. Take a look today!

Key facts

• Granite countertops
• Updated lighting
• 2,362 sq ft lot

Tags

• DEDICATED LAUNDRY AREA
• GRANITE COUNTERTOPS
• SHAKER-STYLE CABINETS
• PASS-THROUGH TO DINING AREA
• UPDATED LIGHTING
• IMPROVEMENTS IN BOTH BATHROOMS

Property features AI

Finance

• Other: Partially furnished; Total living area about 767 square feet; Total building area about 951 square feet; Direction faces southeast
• HOA & community: HOA (Nancy Hill) — annual fee $2,800 (monthly equivalent $233.33); Association approval required; Buyer approval required; Community mailbox; No truck/RV/motorcycle parking; Pets not allowed; Lease restrictions apply

Exterior

• Parking: Assigned parking; Common parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Villa (residential); One level; Southeast-facing
• Construction: Stucco construction; Shingle roof; Slab foundation; Built on a 0.05-acre lot
• Exterior features: Sidewalk

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; High ceilings; Open floor plan; Living room/dining room combo
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-36 ($-436/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (4.3% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $143k (4.3% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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.
• 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.
• Zoned schools: Lamarque Elementary School (math 61% / reading 58%, grade B-, #690 of 2,144 statewide, top 34%, 1,073 students, 68% FRL); Heron Creek Middle School (math 54% / reading 52%, grade C+, #209 of 571 statewide, top 37%, 902 students, 72% FRL); North Port High School (math 44% / reading 57%, grade D+, #171 of 667 statewide, top 26%, 2,562 students, 54% FRL) — zoned schools average 65% FRL vs 42% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 857 active listings in the ZIP; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 30% of the median local income ($63k/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 $1k of loan paydown is wiped out by about $4k 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 50 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $13k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $143,477 (4.3% 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 50 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.06% ✓
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -21.8%
• Equity multiple: 0.27×
• Total profit: $-30,704
• Equity at exit: $22,351

10-year hold

• IRR: -27.2%
• Equity multiple: -0.09×
• Total profit: $-45,604
• Equity at exit: $12,961

Cash invested: $41,972 (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 34287

• Home prices YoY: -20.1%
• Rents YoY: 0.3%
• Active inventory: 857
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,596 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$216 /mo · $2,587/yr
• Insurance: −$62
• HOA: −$233
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-36

Break-even live

Break-even rent $1,642

Max offer price $143,477

Occupancy floor 97%

Sensitivity live

Price	-10% $48	-5% $6	+0% $-36	+5% $-79	+10% $-121
Rent	-10% $-162	-5% $-99	+0% $-36	+5% $27	+10% $90
Rate	-1.0pp $39	-0.5pp $2	base $-36	+0.5pp $-75	+1.0pp $-115

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $233 · $2,796/yr
• Likely covers: waterpool

Listing history 29 events

1. 2026-06-21
   days on market $149,900 Active 50 DOM
2. 2026-06-18
   days on market $149,900 Active 47 DOM
3. 2026-06-17
   days on market $149,900 Active 46 DOM
4. 2026-06-16
   days on market $149,900 Active 45 DOM
5. 2026-06-15
   price $149,900 Active 44 DOM
6. 2026-06-15
   days on market $159,900 Active 44 DOM
7. 2026-06-13
   days on market $159,900 Active 42 DOM
8. 2026-06-13
   days on market $159,900 Active 41 DOM
9. 2026-06-10
   days on market $159,900 Active 39 DOM
10. 2026-06-09
    days on market $159,900 Active 38 DOM
11. 2026-06-08
    days on market $159,900 Active 37 DOM
12. 2026-06-08
    days on market $159,900 Active 36 DOM
13. 2026-06-05
    days on market $159,900 Active 33 DOM
14. 2026-06-03
    days on market $159,900 Active 32 DOM
15. 2026-06-02
    days on market $159,900 Active 31 DOM
16. 2026-06-01
    days on market $159,900 Active 30 DOM
17. 2026-05-31
    days on market $159,900 Active 29 DOM
18. 2026-05-02
    listed $162,500 Active 787-char remark
19. 2021-08-02
    soldstatus $140,000 Closed 1094-char remark

    Show marketing remark (1094 chars)

    SEE VIRTUAL TOUR * * * Entering Fairway Villas Community you first notice the natural oak canopy of this established community & Tucked in the back is this cute two bedroom/one & 1/2 bath villa with 767 square feet of A/C space and with it's vaulted wood beamed ceilings it feels surprisingly open inside. The large screened-in porch is a great place to unwind. Peaceful views from the backyard where the remains of the old Sabal Trace golf course now attracts more wildlife than golfers. Low HOA fees $1100 semi annually and no CDD. The community is NOT 55+ and older. Some Lease restrictions do apply for new owners, SORRY NO PETS (unless Service Pets)are allowed. Fairway Villas is not a Condominium and each property has it's own boundary lines. Giving you a front and back yard for small patio & personal gardening if desired. Tucked away from US41 but close enough to walk or ride your bikes to all the new shops along the COCO Plum Waterway, don't forget the YMCA pool and Skate Park are down the street for your new year round outdoor lifestyle. Take a look today!

20. 2021-07-29
    soldstatus $140,000
21. 2021-07-16
    status Pending 1094-char remark

    Show marketing remark (1094 chars)

    SEE VIRTUAL TOUR * * * Entering Fairway Villas Community you first notice the natural oak canopy of this established community & Tucked in the back is this cute two bedroom/one & 1/2 bath villa with 767 square feet of A/C space and with it's vaulted wood beamed ceilings it feels surprisingly open inside. The large screened-in porch is a great place to unwind. Peaceful views from the backyard where the remains of the old Sabal Trace golf course now attracts more wildlife than golfers. Low HOA fees $1100 semi annually and no CDD. The community is NOT 55+ and older. Some Lease restrictions do apply for new owners, SORRY NO PETS (unless Service Pets)are allowed. Fairway Villas is not a Condominium and each property has it's own boundary lines. Giving you a front and back yard for small patio & personal gardening if desired. Tucked away from US41 but close enough to walk or ride your bikes to all the new shops along the COCO Plum Waterway, don't forget the YMCA pool and Skate Park are down the street for your new year round outdoor lifestyle. Take a look today!

22. 2021-07-13
    status Active 1094-char remark

    Show marketing remark (1094 chars)

    SEE VIRTUAL TOUR * * * Entering Fairway Villas Community you first notice the natural oak canopy of this established community & Tucked in the back is this cute two bedroom/one & 1/2 bath villa with 767 square feet of A/C space and with it's vaulted wood beamed ceilings it feels surprisingly open inside. The large screened-in porch is a great place to unwind. Peaceful views from the backyard where the remains of the old Sabal Trace golf course now attracts more wildlife than golfers. Low HOA fees $1100 semi annually and no CDD. The community is NOT 55+ and older. Some Lease restrictions do apply for new owners, SORRY NO PETS (unless Service Pets)are allowed. Fairway Villas is not a Condominium and each property has it's own boundary lines. Giving you a front and back yard for small patio & personal gardening if desired. Tucked away from US41 but close enough to walk or ride your bikes to all the new shops along the COCO Plum Waterway, don't forget the YMCA pool and Skate Park are down the street for your new year round outdoor lifestyle. Take a look today!

23. 2021-07-02
    status Pending 1094-char remark

    Show marketing remark (1094 chars)

    SEE VIRTUAL TOUR * * * Entering Fairway Villas Community you first notice the natural oak canopy of this established community & Tucked in the back is this cute two bedroom/one & 1/2 bath villa with 767 square feet of A/C space and with it's vaulted wood beamed ceilings it feels surprisingly open inside. The large screened-in porch is a great place to unwind. Peaceful views from the backyard where the remains of the old Sabal Trace golf course now attracts more wildlife than golfers. Low HOA fees $1100 semi annually and no CDD. The community is NOT 55+ and older. Some Lease restrictions do apply for new owners, SORRY NO PETS (unless Service Pets)are allowed. Fairway Villas is not a Condominium and each property has it's own boundary lines. Giving you a front and back yard for small patio & personal gardening if desired. Tucked away from US41 but close enough to walk or ride your bikes to all the new shops along the COCO Plum Waterway, don't forget the YMCA pool and Skate Park are down the street for your new year round outdoor lifestyle. Take a look today!

24. 2021-06-10
    status Active 1094-char remark

    Show marketing remark (1094 chars)

    SEE VIRTUAL TOUR * * * Entering Fairway Villas Community you first notice the natural oak canopy of this established community & Tucked in the back is this cute two bedroom/one & 1/2 bath villa with 767 square feet of A/C space and with it's vaulted wood beamed ceilings it feels surprisingly open inside. The large screened-in porch is a great place to unwind. Peaceful views from the backyard where the remains of the old Sabal Trace golf course now attracts more wildlife than golfers. Low HOA fees $1100 semi annually and no CDD. The community is NOT 55+ and older. Some Lease restrictions do apply for new owners, SORRY NO PETS (unless Service Pets)are allowed. Fairway Villas is not a Condominium and each property has it's own boundary lines. Giving you a front and back yard for small patio & personal gardening if desired. Tucked away from US41 but close enough to walk or ride your bikes to all the new shops along the COCO Plum Waterway, don't forget the YMCA pool and Skate Park are down the street for your new year round outdoor lifestyle. Take a look today!

25. 2021-05-20
    status Pending 1094-char remark

    Show marketing remark (1094 chars)

    SEE VIRTUAL TOUR * * * Entering Fairway Villas Community you first notice the natural oak canopy of this established community & Tucked in the back is this cute two bedroom/one & 1/2 bath villa with 767 square feet of A/C space and with it's vaulted wood beamed ceilings it feels surprisingly open inside. The large screened-in porch is a great place to unwind. Peaceful views from the backyard where the remains of the old Sabal Trace golf course now attracts more wildlife than golfers. Low HOA fees $1100 semi annually and no CDD. The community is NOT 55+ and older. Some Lease restrictions do apply for new owners, SORRY NO PETS (unless Service Pets)are allowed. Fairway Villas is not a Condominium and each property has it's own boundary lines. Giving you a front and back yard for small patio & personal gardening if desired. Tucked away from US41 but close enough to walk or ride your bikes to all the new shops along the COCO Plum Waterway, don't forget the YMCA pool and Skate Park are down the street for your new year round outdoor lifestyle. Take a look today!

26. 2021-05-14
    listed $150,000 Active 1094-char remark

    Show marketing remark (1094 chars)

    SEE VIRTUAL TOUR * * * Entering Fairway Villas Community you first notice the natural oak canopy of this established community & Tucked in the back is this cute two bedroom/one & 1/2 bath villa with 767 square feet of A/C space and with it's vaulted wood beamed ceilings it feels surprisingly open inside. The large screened-in porch is a great place to unwind. Peaceful views from the backyard where the remains of the old Sabal Trace golf course now attracts more wildlife than golfers. Low HOA fees $1100 semi annually and no CDD. The community is NOT 55+ and older. Some Lease restrictions do apply for new owners, SORRY NO PETS (unless Service Pets)are allowed. Fairway Villas is not a Condominium and each property has it's own boundary lines. Giving you a front and back yard for small patio & personal gardening if desired. Tucked away from US41 but close enough to walk or ride your bikes to all the new shops along the COCO Plum Waterway, don't forget the YMCA pool and Skate Park are down the street for your new year round outdoor lifestyle. Take a look today!

27. 2004-04-14
    soldstatus $93,000
28. 2000-05-01
    soldstatus $59,500
29. 1980-04-01
    soldstatus $57,000

ⓘ 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: $2,587 · $216/mo
• Projected year-2 tax: $2,587 · $216/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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $19,151
• − Mortgage interest: −$8,397
• − Property taxes: −$2,587
• − Insurance: −$750
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − HOA: −$2,796
• − Depreciation: −$4,361
• Taxable loss: −$2,803
• Est. tax savings @ 24.0%: +$673
• After-tax cash flow: $236/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: 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

+163.0% since first listed

14 events — show timeline

• 2026-06-15 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-23 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-02 Listed $162,500 Stellar MLS as Distributed by MLS Grid
• 2021-08-02 Sold (MLS) $140,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-29 Sold (Public Records) $140,000 Public Records
• 2021-07-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-07-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-07-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-06-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-05-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-05-14 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2004-04-14 Sold (Public Records) $93,000 Public Records
• 2000-05-01 Sold (Public Records) $59,500 Public Records
• 1980-04-01 Sold (Public Records) $57,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,587 · +3.8% YoY. Source: county tax records.