12489 Gallagher Blvd · North Port, FL 33981

$279,000

3 bd · 2.0 ba · 1,243 sqft · SingleFamily · 501 Days on market

Built 2025 Est $295k · 5% under

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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 +11.5/30.0
• ARV discount +9.9/15.0
• Schools +4.6/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Vinyl flooring
• Sliding glass door
• Expansive backyard

Tags

• INDOOR LAUNDRY ROOM
• COUNTERTOP BREAKFAST BAR
• EXPANSIVE BACKYARD
• SLIDING GLASS DOOR
• QUALITY FINISHES
• VINYL FLOORING

Property features AI

Finance

• Financial info: List price $279,000

Exterior

• Parking: 1 covered garage space (1 total parking space)
• Home design: Spec inventory home — plan named Palm

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1243

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (16.6% below list).
• Recommended offer: $233k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Zoned schools: Myakka River Elementary School (math 65% / reading 60%, grade B, #601 of 2,144 statewide, top 28%, 608 students, 51% FRL); L. A. Ainger Middle School (math 65% / reading 53%, grade B, #144 of 571 statewide, top 26%, 720 students, 40% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL).
• Market conditions: Rents rising fast (+5.3%/yr); 2188 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 33% 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 $8k 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.

Negotiation context

• It's been on market 501 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

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 $232,555 (16.6% 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 501 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.83% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.40%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $294,591
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5290 Crestline Ter	0.49mi	3/2.0	1,217 (-2%)	18mo	$280,000	$230	59
5113 Kennel St	0.51mi	2/2.0 (-1)	1,329 (+7%)	4mo	$315,000	$237	56
13088 Proctor Ave	0.27mi	2/2.0 (-1)	1,410 (+13%)	13mo	$295,000	$209	49
5826 David Blvd	0.72mi	2/2.0 (-1)	1,100 (-12%)	13mo	$299,900	$273	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.29% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.36×
• Total profit: $-49,677
• Equity at exit: $41,600

10-year hold

• IRR: -5.8%
• Equity multiple: 0.59×
• Total profit: $-32,287
• Equity at exit: $24,123

Cash invested: $78,120 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,326 high
• Mortgage (P&I): −$1,463
• Tax est. 1.5%: −$349 /mo · $4,185/yr
• Insurance: −$116
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-157

Break-even live

Break-even rent $2,525

Max offer price $256,227

Occupancy floor —

Sensitivity live

Price	-10% $35	-5% $-61	+0% $-157	+5% $-254	+10% $-350
Rent	-10% $-341	-5% $-249	+0% $-157	+5% $-66	+10% $26
Rate	-1.0pp $-17	-0.5pp $-86	base $-157	+0.5pp $-230	+1.0pp $-303

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5311 Levy Ln Port Charlotte, FL	3.0	2.0	1192	$1,850	$1.55	15d	1	0.63mi
12884 Bacchus Rd Port Charlotte, FL	3.0	2.0	1092	$2,300	$2.11	22d	1	0.66mi
5498 Montego Ln Port Charlotte, FL	2.0	2.0	1070	$1,695	$1.58	22d	1	0.68mi
12174 Terkelsen Ave Port Charlotte, FL	3.0	2.0	1400	$3,200	$2.29	22d	1	0.68mi
5496 Brussels Ter Port Charlotte, FL	3.0	2.0	1400	$3,900	$2.79	22d	1	0.78mi
12129 Grosspoint Ave Port Charlotte, FL	3.0	2.0	1388	$2,300	$1.66	22d	1	0.98mi
13280 Foresman Blvd Port Charlotte, FL	3.0	2.0	1500	$2,800	$1.87	15d	1	1.13mi
6795 David Blvd Apt A Port Charlotte, FL	2.0	1.0	1127	$1,375	$1.22	22d	1	1.20mi
3522 Gillot Blvd Port Charlotte, FL	4.0	2.0	1499	$1,799	$1.20	22d	1	1.29mi
11969 Xavier Ave Port Charlotte, FL	2.0	2.0	1030	$1,600	$1.55	22d	1	1.41mi
12223 Maltz Ave Unit 12225" Port Charlotte, FL	3.0	2.0	1162	$1,649	$1.42	22d	1	1.42mi
12223 Maltz Ave Unit 12223 Port Charlotte, FL	3.0	2.0	1162	$1,647	$1.42	22d	1	1.42mi

Listing history 14 events

1. 2026-06-18
   days on market $279,000 Active 501 DOM
2. 2026-06-17
   days on market $279,000 Active 500 DOM
3. 2026-06-16
   days on market $279,000 Active 499 DOM
4. 2026-06-15
   days on market $279,000 Active 498 DOM
5. 2026-06-14
   days on market $279,000 Active 496 DOM
6. 2026-06-13
   days on market $279,000 Active 495 DOM
7. 2026-06-10
   days on market $279,000 Active 493 DOM
8. 2026-06-09
   days on market $279,000 Active 492 DOM
9. 2026-06-08
   days on market $279,000 Active 491 DOM
10. 2026-06-05
    days on market $279,000 Active 487 DOM
11. 2026-06-02
    days on market $279,000 Active 485 DOM
12. 2026-06-01
    days on market $279,000 Active 484 DOM
13. 2026-05-31
    days on market $279,000 Active 483 DOM
14. 2026-05-30
    days on market $279,000 Active 482 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $27,907
• − Mortgage interest: −$15,628
• − Property taxes: −$4,185
• − Insurance: −$2,192
• − Repairs & maintenance: −$2,233
• − Management: −$2,233
• − Depreciation: −$8,116
• Taxable loss: −$6,681
• Est. tax savings @ 24.0%: +$1,603
• After-tax cash flow: $-285/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