8134 Aero Ave · North Port, FL 34287

$175,000

2 bd · 1.0 ba · 1,150 sqft · SingleFamily public records · 90 Days on market

Built 1961 6,400 sqft lot $152/sqft · 36% below area Est $274k · 36% under

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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 +18.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• Schools +5.4/10.0
• 1% rule +4.9/10.0
• 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

Motivated Seller. Significant price reduction. Newer kitchen, bathroom, central A/C, vinyl flooring throughout, and ceramic tile in kitchen and bathroom. Featuring 2 bedrooms, 1 bathroom. Open concept spacious living and dining room great for entertaining family and friends. Adjacent to the living area is the well-appointed kitchen, equipped with major appliances and ample cabinet space, lots of counter space, and breakfast bar. Both bedrooms have large closets. For added convenience, this house features a dedicated laundry space equipped with a washer and dryer. Step outside onto the screened lanai and discover your own private backyard. Call today to schedule viewing of this very comfortable home.

Key facts

• Vinyl flooring
• Newer kitchen
• Open concept

Tags

• NEWER KITCHEN
• CENTRAL A/C
• VINYL FLOORING
• CERAMIC TILE
• OPEN CONCEPT
• WELL-APPOINTED KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/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 $173k (1.3% below list).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 1 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 33% 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 $5k 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 90 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $40k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.99% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.78%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (median comp): $273,758
• List price: $175,000
• Delta: -36.07%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.1%
• Equity multiple: 0.44×
• Total profit: $-27,321
• Equity at exit: $26,093

10-year hold

• IRR: -13.9%
• Equity multiple: 0.30×
• Total profit: $-34,307
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,728 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$220 /mo · $2,636/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $88

Break-even live

Break-even rent $1,616

Max offer price $175,000

Occupancy floor 90%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	20d	1	1.24mi

Listing history 21 events

1. 2026-06-15
   days on market $175,000 Active 90 DOM
2. 2026-06-13
   days on market $175,000 Active 88 DOM
3. 2026-06-13
   days on market $175,000 Active 87 DOM
4. 2026-06-10
   days on market $175,000 Active 85 DOM
5. 2026-06-09
   days on market $175,000 Active 84 DOM
6. 2026-06-08
   days on market $175,000 Active 83 DOM
7. 2026-06-08
   days on market $175,000 Active 82 DOM
8. 2026-06-05
   days on market $175,000 Active 79 DOM
9. 2026-06-03
   days on market $175,000 Active 78 DOM
10. 2026-06-02
    days on market $175,000 Active 77 DOM
11. 2026-06-01
    days on market $175,000 Active 76 DOM
12. 2026-05-31
    days on market $175,000 Active 75 DOM
13. 2026-04-29
    price $175,000 708-char remark

    Show marketing remark (708 chars)

    Motivated Seller. Significant price reduction. Newer kitchen, bathroom, central A/C, vinyl flooring throughout, and ceramic tile in kitchen and bathroom. Featuring 2 bedrooms, 1 bathroom. Open concept spacious living and dining room great for entertaining family and friends. Adjacent to the living area is the well-appointed kitchen, equipped with major appliances and ample cabinet space, lots of counter space, and breakfast bar. Both bedrooms have large closets. For added convenience, this house features a dedicated laundry space equipped with a washer and dryer. Step outside onto the screened lanai and discover your own private backyard. Call today to schedule viewing of this very comfortable home.

14. 2026-04-15
    price $185,000 708-char remark

    Show marketing remark (708 chars)

    Motivated Seller. Significant price reduction. Newer kitchen, bathroom, central A/C, vinyl flooring throughout, and ceramic tile in kitchen and bathroom. Featuring 2 bedrooms, 1 bathroom. Open concept spacious living and dining room great for entertaining family and friends. Adjacent to the living area is the well-appointed kitchen, equipped with major appliances and ample cabinet space, lots of counter space, and breakfast bar. Both bedrooms have large closets. For added convenience, this house features a dedicated laundry space equipped with a washer and dryer. Step outside onto the screened lanai and discover your own private backyard. Call today to schedule viewing of this very comfortable home.

15. 2026-03-17
    listed $215,000 Active 708-char remark

    Show marketing remark (708 chars)

    Motivated Seller. Significant price reduction. Newer kitchen, bathroom, central A/C, vinyl flooring throughout, and ceramic tile in kitchen and bathroom. Featuring 2 bedrooms, 1 bathroom. Open concept spacious living and dining room great for entertaining family and friends. Adjacent to the living area is the well-appointed kitchen, equipped with major appliances and ample cabinet space, lots of counter space, and breakfast bar. Both bedrooms have large closets. For added convenience, this house features a dedicated laundry space equipped with a washer and dryer. Step outside onto the screened lanai and discover your own private backyard. Call today to schedule viewing of this very comfortable home.

16. 2022-09-09
    soldstatus $193,000
17. 2022-09-06
    soldstatus $193,000 Closed 277-char remark

    Show marketing remark (277 chars)

    Charming two bedroom and one bath home conveniently located in North Port close to shops and restaurants. The home features a living room, dining room, office/den, screened patio, carport and storage building. This home will not last long so please schedule your showing today.

18. 2022-08-07
    status Pending 277-char remark

    Show marketing remark (277 chars)

    Charming two bedroom and one bath home conveniently located in North Port close to shops and restaurants. The home features a living room, dining room, office/den, screened patio, carport and storage building. This home will not last long so please schedule your showing today.

19. 2022-08-02
    listed $210,000 Active 277-char remark

    Show marketing remark (277 chars)

    Charming two bedroom and one bath home conveniently located in North Port close to shops and restaurants. The home features a living room, dining room, office/den, screened patio, carport and storage building. This home will not last long so please schedule your showing today.

20. 2003-05-23
    soldstatus $62,000
21. 1975-02-01
    soldstatus $17,800

ⓘ 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: $2,636 · $220/mo
• Projected year-2 tax: $2,636 · $220/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 7/10 Severe FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 4/10 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,731
• − Mortgage interest: −$9,803
• − Property taxes: −$2,636
• − Insurance: −$1,672
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − Depreciation: −$5,091
• Taxable loss: −$1,788
• Est. tax savings @ 24.0%: +$429
• After-tax cash flow: $1,485/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

+883.1% since first listed

9 events — show timeline

• 2026-04-29 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-09 Sold (Public Records) $193,000 Public Records
• 2022-09-06 Sold (MLS) $193,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-08-02 Listed $210,000 Stellar MLS as Distributed by MLS Grid
• 2003-05-23 Sold (Public Records) $62,000 Public Records
• 1975-02-01 Sold (Public Records) $17,800 Public Records

Property tax history

+14.2%/yr

Latest (2025): $2,636 · -1.2% YoY. Source: county tax records.