5800 Sabal Trace Dr #801 · North Port, FL 34287

$210,000

2 bd · 2.0 ba · 1,313 sqft · Condo public records · 73 Days on market

Built 1999 $452/mo HOA · 22% 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 +9.8/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• 1% rule +5.0/10.0
• Livability +3.8/5.0
• DSCR +2.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your own slice of Florida living — a first floor 2-bedroom, 2-bath condo in the Sabal Trace community offering low-maintenance living with an open-concept living and dining area, a kitchen featuring stainless steel appliances, bright white cabinets and an appealing backsplash. The primary suite features high ceilings, a large walk in closet and balcony. Enjoy in-unit laundry and 1 covered parking spot. HOA dues cover exterior maintenance, landscaping, and access to community amenities. Centrally located in North Port, you’re just minutes from I-75 for quick trips to Sarasota and Port Charlotte, close to Myakka River State Park, Gulf Coast beaches, shopping, and dining. This home suits year-round living or a vacation property perfect for snow birds. Don’t miss this opportunity!

Key facts

• In-unit laundry
• First floor condo
• Open-concept living

Tags

• FIRST FLOOR CONDO
• OPEN-CONCEPT LIVING
• STAINLESS STEEL APPLIANCES
• LARGE WALK IN CLOSET
• IN-UNIT LAUNDRY
• COVERED PARKING SPOT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (0.5% below list).
• Recommended offer: $186k (11.5% 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.
• 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; 2 comparable units currently listed for rent nearby; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 40% 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 $6k 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 73 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,907 (11.5% 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 73 days. Have you received any prior offers? Is the seller open to a 11% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.00% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.78%
• DSCR: 0.88
• GRM: 8.4

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: -24.7%
• Equity multiple: 0.18×
• Total profit: $-48,085
• Equity at exit: $31,312

10-year hold

• IRR: -35.2%
• Equity multiple: -0.26×
• Total profit: $-73,871
• Equity at exit: $18,157

Cash invested: $58,800 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,090 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$146 /mo · $1,756/yr
• Insurance: −$88
• HOA: −$452
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-136

Break-even live

Break-even rent $2,262

Max offer price $185,907

Occupancy floor —

Sensitivity live

Price	-10% $-18	-5% $-77	+0% $-136	+5% $-196	+10% $-255
Rent	-10% $-301	-5% $-219	+0% $-136	+5% $-54	+10% $29
Rate	-1.0pp $-31	-0.5pp $-83	base $-136	+0.5pp $-191	+1.0pp $-246

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12395 Chancellor Blvd Port Charlotte, FL	2.0	1.0	1004	$1,600	$1.59	23d	1	1.26mi
170 Saluda Ter Port Charlotte, FL	3.0	2.0	1680	$3,100	$1.85	23d	1	1.29mi

HOA detail condo

• Monthly dues: $452 · $5,424/yr
• Likely covers: landscapingexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 49 events

1. 2026-06-21
   days on market $210,000 Active 73 DOM
2. 2026-06-18
   days on market $210,000 Active 70 DOM
3. 2026-06-17
   days on market $210,000 Active 69 DOM
4. 2026-06-16
   days on market $210,000 Active 68 DOM
5. 2026-06-15
   days on market $210,000 Active 67 DOM
6. 2026-06-13
   days on market $210,000 Active 65 DOM
7. 2026-06-13
   days on market $210,000 Active 64 DOM
8. 2026-06-10
   days on market $210,000 Active 62 DOM
9. 2026-06-09
   days on market $210,000 Active 61 DOM
10. 2026-06-08
    days on market $210,000 Active 60 DOM
11. 2026-06-08
    days on market $210,000 Active 59 DOM
12. 2026-06-05
    days on market $210,000 Active 56 DOM
13. 2026-06-03
    days on market $210,000 Active 55 DOM
14. 2026-06-02
    days on market $210,000 Active 54 DOM
15. 2026-06-01
    days on market $210,000 Active 53 DOM
16. 2026-05-31
    days on market $210,000 Active 52 DOM
17. 2026-04-09
    listed $220,000 Active 816-char remark

    Show marketing remark (816 chars)

    Welcome to your own slice of Florida living — a first floor 2-bedroom, 2-bath condo in the Sabal Trace community offering low-maintenance living with an open-concept living and dining area, a kitchen featuring stainless steel appliances, bright white cabinets and an appealing backsplash. The primary suite features high ceilings, a large walk in closet and balcony. Enjoy in-unit laundry and 1 covered parking spot. HOA dues cover exterior maintenance, landscaping, and access to community amenities. Centrally located in North Port, you’re just minutes from I-75 for quick trips to Sarasota and Port Charlotte, close to Myakka River State Park, Gulf Coast beaches, shopping, and dining. This home suits year-round living or a vacation property perfect for snow birds. Don’t miss this opportunity!

18. 2024-12-06
    historical
19. 2024-11-25
    historical $1,900
20. 2024-11-21
    listed $279,000 Active
21. 2024-08-31
    historical
22. 2024-08-20
    listed $1,900
23. 2024-07-17
    price $289,000
24. 2024-07-17
    price $282,000
25. 2024-06-19
    price $272,000
26. 2024-05-17
    price $285,000
27. 2024-05-15
    price $269,500
28. 2024-04-16
    price $279,000
29. 2024-03-29
    price $287,000
30. 2024-03-29
    status Active
31. 2023-12-29
    price $299,000
32. 2023-11-11
    price $289,000
33. 2023-10-19
    listed $295,000 Active
34. 2023-07-20
    soldstatus $210,000 Closed
35. 2023-07-20
    soldstatus $210,000
36. 2023-06-18
    status Pending
37. 2023-04-11
    listed $240,000 Active
38. 2022-11-11
    status Active
39. 2022-06-01
    status Pending
40. 2022-05-08
    price $270,000
41. 2022-05-06
    status Active
42. 2022-04-30
    status Pending
43. 2022-04-28
    listed $250,000 Active
44. 2017-11-13
    soldstatus $149,700 Sold
45. 2017-11-13
    soldstatus $149,700
46. 2017-10-08
    status Pending
47. 2017-04-19
    listed $155,000 Active
48. 2008-12-19
    soldstatus $117,000
49. 2001-03-20
    soldstatus $111,100

ⓘ 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: $1,756 · $146/mo
• Projected year-2 tax: $1,756 · $146/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 5/10 Major FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $25,074
• − Mortgage interest: −$11,763
• − Property taxes: −$1,756
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − HOA: −$5,424
• − Depreciation: −$6,109
• Taxable loss: −$5,040
• Est. tax savings @ 24.0%: +$1,210
• After-tax cash flow: $-427/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

+98.0% since first listed

33 events — show timeline

• 2026-04-09 Listed $220,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-25 Rental Removed $1,900 STELLARMLS
• 2024-11-21 Listed $279,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-20 Listed for Rent $1,900 STELLARMLS
• 2024-07-17 Price Changed $289,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-17 Price Changed $282,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-19 Price Changed $272,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-17 Price Changed $285,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-15 Price Changed $269,500 Stellar MLS as Distributed by MLS Grid
• 2024-04-16 Price Changed $279,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-29 Price Changed $287,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-12-29 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-11 Price Changed $289,000 Stellar MLS as Distributed by MLS Grid
• 2023-10-19 Listed $295,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-20 Sold (Public Records) $210,000 Public Records
• 2023-07-20 Sold (MLS) $210,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-04-11 Listed $240,000 Stellar MLS as Distributed by MLS Grid
• 2022-11-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-06-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-05-08 Price Changed $270,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-04-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-04-28 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2017-11-13 Sold (Public Records) $149,700 Public Records
• 2017-11-13 Sold (MLS) $149,700 Stellar MLS as Distributed by MLS Grid
• 2017-10-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-04-19 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2008-12-19 Sold (Public Records) $117,000 Public Records
• 2001-03-20 Sold (Public Records) $111,100 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,756 · +7.7% YoY. Source: county tax records.