6671 Keystone Ct · North Port, FL 34287

$121,000

2 bd · 2.0 ba · 720 sqft · Manufactured public records · 108 Days on market

Built 1971 4,356 sqft lot

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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 +22.4/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Schools +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A unique opportunity awaits in the esteemed 55+ community of Holiday Park, where a spacious manufactured home awaits discerning individuals seeking a lifestyle replete with comfort, recreation, and social connection. This 3-bedroom, 2-bathroom residence, complemented by a versatile den, offers ample space for relaxation and entertainment. Notably, the property also features the convenience of RV or boat storage, catering to the enthusiast who desires to bring their recreational vehicle or watercraft into their leisure pursuits. Residents of Holiday Park enjoy access to an impressive array of amenities designed to foster a vibrant community spirit, including a heated community pool that beckons during the cooler months, shuffleboard courts for the strategically inclined, an exercise room for those committed to physical wellness, tennis courts for the athletically gifted, and pickleball facilities for the enthusiast of this increasingly popular sport. Furthermore, the community is enlivened by a calendar of events thoughtfully organized by the community's social committee, providing numerous opportunities for socialization and camaraderie among residents. As a haven tailored to the preferences and needs of the active 55+ demographic, this manufactured home in Holiday Park presents a singular chance to embrace a lifestyle that harmoniously blends leisure, fitness, and community engagement within a supportive and convivial environment.

Key facts

• Shuffleboard courts
• Exercise room
• Tennis courts

Tags

• RV OR BOAT STORAGE
• HEATED COMMUNITY POOL
• SHUFFLEBOARD COURTS
• EXERCISE ROOM
• TENNIS COURTS
• PICKLEBALL FACILITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $121k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $121k).
• Recommended offer: $110k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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.
• 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.
• Market conditions: Rents flat; 852 active listings in the ZIP; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $837 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 108 days — a 9% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $17k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $121k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,110 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.29% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.13%
• DSCR: 1.32
• GRM: 6.5

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: -12.7%
• Equity multiple: 0.56×
• Total profit: $-15,024
• Equity at exit: $18,041

10-year hold

• IRR: -10.0%
• Equity multiple: 0.48×
• Total profit: $-17,541
• Equity at exit: $10,462

Cash invested: $33,880 (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: 852
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,560 medium
• Mortgage (P&I): −$635
• Tax from tax record: −$346 /mo · $4,154/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $135

Break-even live

Break-even rent $1,389

Max offer price $121,000

Occupancy floor 86%

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: $30,250
• Closing costs: $3,630
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $121,000 Active 108 DOM
2. 2026-06-17
   pricedays on market $121,000 Active 107 DOM
3. 2026-06-16
   days on market $128,000 Active 106 DOM
4. 2026-06-15
   days on market $128,000 Active 105 DOM
5. 2026-06-13
   days on market $128,000 Active 103 DOM
6. 2026-06-13
   days on market $128,000 Active 102 DOM
7. 2026-06-10
   days on market $128,000 Active 100 DOM
8. 2026-06-09
   days on market $128,000 Active 99 DOM
9. 2026-06-08
   days on market $128,000 Active 98 DOM
10. 2026-06-08
    days on market $128,000 Active 97 DOM
11. 2026-06-05
    days on market $128,000 Active 94 DOM
12. 2026-06-03
    days on market $128,000 Active 93 DOM
13. 2026-06-02
    days on market $128,000 Active 92 DOM
14. 2026-06-01
    days on market $128,000 Active 91 DOM
15. 2026-05-31
    days on market $128,000 Active 90 DOM
16. 2026-04-19
    price $128,000 1455-char remark

    Show marketing remark (1455 chars)

    A unique opportunity awaits in the esteemed 55+ community of Holiday Park, where a spacious manufactured home awaits discerning individuals seeking a lifestyle replete with comfort, recreation, and social connection. This 3-bedroom, 2-bathroom residence, complemented by a versatile den, offers ample space for relaxation and entertainment. Notably, the property also features the convenience of RV or boat storage, catering to the enthusiast who desires to bring their recreational vehicle or watercraft into their leisure pursuits. Residents of Holiday Park enjoy access to an impressive array of amenities designed to foster a vibrant community spirit, including a heated community pool that beckons during the cooler months, shuffleboard courts for the strategically inclined, an exercise room for those committed to physical wellness, tennis courts for the athletically gifted, and pickleball facilities for the enthusiast of this increasingly popular sport. Furthermore, the community is enlivened by a calendar of events thoughtfully organized by the community's social committee, providing numerous opportunities for socialization and camaraderie among residents. As a haven tailored to the preferences and needs of the active 55+ demographic, this manufactured home in Holiday Park presents a singular chance to embrace a lifestyle that harmoniously blends leisure, fitness, and community engagement within a supportive and convivial environment.

17. 2026-03-03
    historical $1,400
18. 2026-03-02
    listed $138,000 Active 1455-char remark

    Show marketing remark (1455 chars)

    A unique opportunity awaits in the esteemed 55+ community of Holiday Park, where a spacious manufactured home awaits discerning individuals seeking a lifestyle replete with comfort, recreation, and social connection. This 3-bedroom, 2-bathroom residence, complemented by a versatile den, offers ample space for relaxation and entertainment. Notably, the property also features the convenience of RV or boat storage, catering to the enthusiast who desires to bring their recreational vehicle or watercraft into their leisure pursuits. Residents of Holiday Park enjoy access to an impressive array of amenities designed to foster a vibrant community spirit, including a heated community pool that beckons during the cooler months, shuffleboard courts for the strategically inclined, an exercise room for those committed to physical wellness, tennis courts for the athletically gifted, and pickleball facilities for the enthusiast of this increasingly popular sport. Furthermore, the community is enlivened by a calendar of events thoughtfully organized by the community's social committee, providing numerous opportunities for socialization and camaraderie among residents. As a haven tailored to the preferences and needs of the active 55+ demographic, this manufactured home in Holiday Park presents a singular chance to embrace a lifestyle that harmoniously blends leisure, fitness, and community engagement within a supportive and convivial environment.

19. 2026-02-13
    listed $1,400
20. 2026-02-13
    historical $1,400
21. 2025-11-07
    price $1,400
22. 2025-10-08
    listed $1,500
23. 2025-10-08
    historical $1,500
24. 2025-09-26
    listed $1,500
25. 2025-08-26
    historical
26. 2025-05-01
    price $149,000
27. 2025-03-23
    price $154,000
28. 2025-02-21
    price $164,900
29. 2025-02-05
    listed $179,900 Active
30. 2022-12-22
    soldstatus $52,000
31. 2002-11-22
    soldstatus $44,000
32. 1977-11-01
    soldstatus $16,000

ⓘ 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: $4,154 · $346/mo
• Projected year-2 tax: $4,154 · $346/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) · 98% 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: $18,719
• − Mortgage interest: −$6,778
• − Property taxes: −$4,154
• − Insurance: −$1,402
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − Depreciation: −$3,520
• Taxable loss: −$130
• Est. tax savings @ 24.0%: +$31
• After-tax cash flow: $1,649/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

+700.0% since first listed

17 events — show timeline

• 2026-04-19 Price Changed $128,000 FORTMLS
• 2026-03-03 Rental Removed $1,400 FGCMLS
• 2026-03-02 Listed $138,000 FORTMLS
• 2026-02-13 Listed for Rent $1,400 FGCMLS
• 2026-02-13 Rental Removed $1,400 NAPLESMLS
• 2025-11-07 Price Changed $1,400 NAPLESMLS
• 2025-10-08 Listed for Rent $1,500 NAPLESMLS
• 2025-10-08 Rental Removed $1,500 FORTMLS
• 2025-09-26 Listed for Rent $1,500 FORTMLS
• 2025-08-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-01 Price Changed $149,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-23 Price Changed $154,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-21 Price Changed $164,900 Stellar MLS as Distributed by MLS Grid
• 2025-02-05 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2022-12-22 Sold (Public Records) $52,000 Public Records
• 2002-11-22 Sold (Public Records) $44,000 Public Records
• 1977-11-01 Sold (Public Records) $16,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $4,154 · -3.0% YoY. Source: county tax records.