12266 Edwards Rd · North Port, FL 33981

$240,000

3 bd · 2.0 ba · 1,270 sqft · Land · 83 Days on market

Built 2025 10,000 sqft lot

---

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 +25.3/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +4.6/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. Under Construction. The property’s price is based on the current stage of construction, which is 0.83 of completion. This property has an active and transferable building permit. Electrical, plumbing, and HVAC systems are already completed, and the structure is in an advanced stage of construction—ready to be finished to the new owner’s specifications. If the buyer wants to finish the construction with our builder we have a preferred lender to provide financing and the remaining cost is $48,569. This stunning new home will feature 3 bedrooms and 2 bathrooms in a peaceful, well-located neighborhood, with an attached 2-car garage and elegant paver drivewa

Key facts

• Open-concept kitchen
• Stylish backsplash
• Granite countertops

Tags

• ACTIVE BUILDING PERMIT
• ADVANCED STAGE OF CONSTRUCTION
• OPEN-CONCEPT KITCHEN
• GRANITE COUNTERTOPS
• UPGRADED CABINETS
• STYLISH BACKSPLASH

Property features AI

Finance

• Other: Lot size approximately 0.23 acres (0 to less than 1/4 acre); Living area reported as 1270 (source: public records)

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Other sewer; Other utilities
• Home design: Single Family Residence; Residential property; Under construction (projected completion June 30, 2026); One story; South-facing
• Construction: Block construction; Shingle roof; Slab foundation; New construction; Built/area information: building area 1727 sq ft (public records)
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Other cooling
• Interior features: Other interior features
• Laundry & utility: Dedicated laundry room

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $240k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $240k).
• Recommended offer: $226k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• 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.
• Market conditions: Rents rising fast (+5.3%/yr); 2188 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 35% 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 $7k 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.
• At projected returns (-3.0% appreciation + 5.3% rent growth), your $67k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $118k; list at $240k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.79%
• DSCR: 1.44
• GRM: 8.1

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: -0.9%
• Equity multiple: 0.96×
• Total profit: $-2,448
• Equity at exit: $35,785

10-year hold

• IRR: 10.8%
• Equity multiple: 1.92×
• Total profit: $62,109
• Equity at exit: $20,751

Cash invested: $67,200 (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: 2188
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,470 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$44 /mo · $527/yr
• Insurance: −$100
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $482

Break-even live

Break-even rent $1,859

Max offer price $240,000

Occupancy floor 75%

Sensitivity live

Price	-10% $618	-5% $550	+0% $482	+5% $414	+10% $60
Rent	-10% $287	-5% $384	+0% $482	+5% $580	+10% $677
Rate	-1.0pp $603	-0.5pp $543	base $482	+0.5pp $420	+1.0pp $357

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12884 Bacchus Rd Port Charlotte, FL	3.0	2.0	1092	$2,300	$2.11	22d	1	0.16mi
12174 Terkelsen Ave Port Charlotte, FL	3.0	2.0	1400	$3,200	$2.29	22d	1	0.35mi
3595 Gillot Blvd Port Charlotte, FL	3.0	2.0	1612	$1,766	$1.10	14d	1	0.41mi
12032 Edwards Rd Port Charlotte, FL	3.0	2.0	1723	$1,869	$1.08	14d	1	0.43mi
4154 Jennings Blvd Port Charlotte, FL	3.0	2.0	1554	$3,900	$2.51	22d	1	0.45mi
3522 Gillot Blvd Port Charlotte, FL	4.0	2.0	1499	$1,799	$1.20	22d	1	0.56mi
5311 Levy Ln Port Charlotte, FL	3.0	2.0	1192	$1,850	$1.55	14d	1	1.21mi
6464 David Blvd Port Charlotte, FL	3.0	2.0	1613	$1,716	$1.06	22d	1	1.23mi
12129 Grosspoint Ave Port Charlotte, FL	3.0	2.0	1388	$2,300	$1.66	22d	1	1.44mi
5496 Brussels Ter Port Charlotte, FL	3.0	2.0	1400	$3,900	$2.79	22d	1	1.46mi
5498 Montego Ln Port Charlotte, FL	2.0	2.0	1070	$1,695	$1.58	22d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $240,000 Active 83 DOM
2. 2026-06-17
   days on market $240,000 Active 82 DOM
3. 2026-06-16
   days on market $240,000 Active 81 DOM
4. 2026-06-15
   days on market $240,000 Active 80 DOM
5. 2026-06-14
   days on market $240,000 Active 78 DOM
6. 2026-06-13
   days on market $240,000 Active 77 DOM
7. 2026-06-10
   days on market $240,000 Active 75 DOM
8. 2026-06-09
   days on market $240,000 Active 74 DOM
9. 2026-06-08
   days on market $240,000 Active 73 DOM
10. 2026-06-07
    days on market $240,000 Active 72 DOM
11. 2026-06-05
    days on market $240,000 Active 69 DOM
12. 2026-06-03
    days on market $240,000 Active 68 DOM
13. 2026-06-02
    days on market $240,000 Active 67 DOM
14. 2026-06-01
    days on market $240,000 Active 66 DOM
15. 2026-05-31
    days on market $240,000 Active 65 DOM
16. 2026-05-30
    days on market $240,000 Active 64 DOM
17. 2026-03-27
    listed $240,000 Active
18. 2025-12-31
    historical
19. 2025-09-17
    price $242,000
20. 2025-05-29
    listed $285,500 Active
21. 2023-02-07
    soldstatus $118,000
22. 2021-10-25
    soldstatus $57,000
23. 2010-04-13
    soldstatus $10,000
24. 2002-04-16
    soldstatus $6,500

ⓘ 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: $527 · $44/mo
• Projected year-2 tax: $1,992 · $166/mo
• Expected delta: +$1,465/yr (+$122/mo · 278.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% 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: $29,635
• − Mortgage interest: −$13,444
• − Property taxes: −$527
• − Insurance: −$1,997
• − Repairs & maintenance: −$2,371
• − Management: −$2,371
• − Depreciation: −$6,982
• Taxable income: $1,944
• Est. tax owed @ 24.0%: −$466
• After-tax cash flow: $5,318/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

+3592.3% since first listed

8 events — show timeline

• 2026-03-27 Listed $240,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-17 Price Changed $242,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-29 Listed $285,500 Stellar MLS as Distributed by MLS Grid
• 2023-02-07 Sold (Public Records) $118,000 Public Records
• 2021-10-25 Sold (Public Records) $57,000 Public Records
• 2010-04-13 Sold (Public Records) $10,000 Public Records
• 2002-04-16 Sold (Public Records) $6,500 Public Records

Property tax history

-0.3%/yr

Latest (2025): $527 · +0.9% YoY. Source: county tax records.