0 Everglades Ter · North Port, FL 34286

$268,000

3 bd · 2.0 ba · 1,400 sqft · Land · 222 Days on market

Built 2021 10,000 sqft lot

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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 +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +5.4/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prices are rising. .Planning on building or just investing, this desirable corner lot is a large 85 x 125 and in a great location of newer homes and also convenient to all the good things that Florida offers. .North Port's location is close to some of the best beaches in Florida, has Warm Mineral Springs which is on the National Register, Atlanta Braves Spring Training Ball Park, a great Water Park, Environmental Parks and many golf courses. .Of course there is always pubs, restaurants and shopping. .

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2021

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $268k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/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 $226k (15.7% below list).
• Recommended offer: $226k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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 rising (+1.1%/yr); 837 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 34% of the median local income ($81k/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.
• 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 222 days — a 12% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 11y ago; this cycle's ask is 572% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $21k; list at $268k implies a 1182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $225,950 (15.7% below list)

Questions for the listing agent

1. It's been on market 222 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.84% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.32%
• DSCR: 1.15
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.54×
• Total profit: $-34,526
• Equity at exit: $39,960

10-year hold

• IRR: -6.8%
• Equity multiple: 0.60×
• Total profit: $-30,153
• Equity at exit: $23,172

Cash invested: $75,040 (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 34286

• Home prices YoY: -9.5%
• Rents YoY: 1.1%
• Active inventory: 837
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,260 medium
• Mortgage (P&I): −$1,405
• Tax from tax record: −$60 /mo · $722/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $208

Break-even live

Break-even rent $1,997

Max offer price $268,000

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: $67,000
• Closing costs: $8,040
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1015 Ohana Way North Port, FL	1.0–3.0	1.0–2.0	923	$1,799	$1.95	13d	33	1.12mi
1247 Citizens Pkwy North Port, FL	2.0–3.0	2.0	1087	$1,701	$1.56	13d	6	1.30mi

Listing history 50 events

1. 2022-02-15
   soldstatus $20,900 Closed 506-char remark

   Show marketing remark (506 chars)

   Prices are rising. .Planning on building or just investing, this desirable corner lot is a large 85 x 125 and in a great location of newer homes and also convenient to all the good things that Florida offers. .North Port's location is close to some of the best beaches in Florida, has Warm Mineral Springs which is on the National Register, Atlanta Braves Spring Training Ball Park, a great Water Park, Environmental Parks and many golf courses. .Of course there is always pubs, restaurants and shopping. .

2. 2022-01-21
   status Pending 506-char remark

   Show marketing remark (506 chars)

   Prices are rising. .Planning on building or just investing, this desirable corner lot is a large 85 x 125 and in a great location of newer homes and also convenient to all the good things that Florida offers. .North Port's location is close to some of the best beaches in Florida, has Warm Mineral Springs which is on the National Register, Atlanta Braves Spring Training Ball Park, a great Water Park, Environmental Parks and many golf courses. .Of course there is always pubs, restaurants and shopping. .

3. 2021-11-08
   price $26,900 506-char remark

   Show marketing remark (506 chars)

   Prices are rising. .Planning on building or just investing, this desirable corner lot is a large 85 x 125 and in a great location of newer homes and also convenient to all the good things that Florida offers. .North Port's location is close to some of the best beaches in Florida, has Warm Mineral Springs which is on the National Register, Atlanta Braves Spring Training Ball Park, a great Water Park, Environmental Parks and many golf courses. .Of course there is always pubs, restaurants and shopping. .

4. 2021-08-18
   listed $39,900 Active 506-char remark

   Show marketing remark (506 chars)

   Prices are rising. .Planning on building or just investing, this desirable corner lot is a large 85 x 125 and in a great location of newer homes and also convenient to all the good things that Florida offers. .North Port's location is close to some of the best beaches in Florida, has Warm Mineral Springs which is on the National Register, Atlanta Braves Spring Training Ball Park, a great Water Park, Environmental Parks and many golf courses. .Of course there is always pubs, restaurants and shopping. .

5. 2021-07-09
   soldstatus $25,000 Closed 472-char remark

   Show marketing remark (472 chars)

   * * CANAL WATERFRONT * * This vacant lot is just under 1/4 acre and is located on a canal in the fast growing and highly desired city of North Port! Imagine fishing right from your back yard, or throw a canoe or kayak in the water and taking a stroll down the peaceful canal! Conveniently located near I & 5 for commuting or travel, and within 5 minutes from local shops, dining, and entertainment. Southwest Florida's warm Gulf beaches are a short 30 minute drive!

6. 2021-06-16
   status Pending 472-char remark

   Show marketing remark (472 chars)

   * * CANAL WATERFRONT * * This vacant lot is just under 1/4 acre and is located on a canal in the fast growing and highly desired city of North Port! Imagine fishing right from your back yard, or throw a canoe or kayak in the water and taking a stroll down the peaceful canal! Conveniently located near I & 5 for commuting or travel, and within 5 minutes from local shops, dining, and entertainment. Southwest Florida's warm Gulf beaches are a short 30 minute drive!

7. 2021-06-04
   listed $30,000 Active 472-char remark

   Show marketing remark (472 chars)

   * * CANAL WATERFRONT * * This vacant lot is just under 1/4 acre and is located on a canal in the fast growing and highly desired city of North Port! Imagine fishing right from your back yard, or throw a canoe or kayak in the water and taking a stroll down the peaceful canal! Conveniently located near I & 5 for commuting or travel, and within 5 minutes from local shops, dining, and entertainment. Southwest Florida's warm Gulf beaches are a short 30 minute drive!

8. 2021-05-11
   status Pending
9. 2021-04-22
   price $268,000
10. 2021-03-01
    soldstatus $22,000 Sold
11. 2021-02-20
    price $249,000
12. 2021-02-03
    price $219,000
13. 2021-01-27
    status Pending
14. 2021-01-17
    listed $22,000 Active
15. 2020-10-09
    soldstatus $12,000 Sold
16. 2020-10-01
    listed $205,000 Active
17. 2020-08-17
    status Pending
18. 2020-06-29
    soldstatus $6,500 Sold
19. 2020-06-24
    soldstatus $11,500
20. 2020-05-30
    status Pending
21. 2020-05-25
    status Active
22. 2020-05-20
    status Pending
23. 2020-05-07
    listed $7,150 Active
24. 2019-09-18
    soldstatus $24,000 Sold
25. 2019-08-31
    historical
26. 2019-08-19
    status Pending
27. 2019-07-30
    price $28,900
28. 2019-06-30
    historical
29. 2019-06-19
    listed $29,000 Active
30. 2019-06-05
    historical
31. 2019-06-03
    price $10,500
32. 2019-06-01
    price $10,750
33. 2019-05-29
    price $10,900
34. 2019-05-21
    price $11,000
35. 2019-05-20
    price $11,250
36. 2019-05-17
    price $11,500
37. 2019-05-13
    price $12,000
38. 2019-05-11
    price $12,250
39. 2019-05-04
    price $12,500
40. 2019-04-20
    listed $12,900 Active
41. 2019-03-26
    listed $19,500 Active
42. 2019-03-21
    listed $14,900 Active
43. 2018-12-23
    listed $9,800 Active
44. 2018-06-19
    soldstatus $6,000 Sold
45. 2018-05-14
    status Pending
46. 2017-11-06
    listed $8,000 Active
47. 2017-03-22
    soldstatus $8,000 Sold
48. 2017-02-23
    soldstatus $8,000 Sold
49. 2017-01-13
    status Pending
50. 2016-11-21
    listed $8,000 Active

ⓘ 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: $722 · $60/mo
• Projected year-2 tax: $2,224 · $185/mo
• Expected delta: +$1,502/yr (+$125/mo · 208.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,114
• − Mortgage interest: −$15,012
• − Property taxes: −$722
• − Insurance: −$1,340
• − Repairs & maintenance: −$2,169
• − Management: −$2,169
• − Depreciation: −$7,796
• Taxable loss: −$2,095
• Est. tax savings @ 24.0%: +$503
• After-tax cash flow: $2,996/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): 22,534
• Household income: $80,553
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 545.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 8% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 2%
• Common ancestry: Romanian 7% Lithuanian 4% Subsaharan African 2%
• Foreign-born: 9% · Canada
• Languages at home: 86% English-only · Spanish 7% Russian/Polish/Slavic 4% Other Indo-European 1%

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: ▼ -31.36%
• Current HPI: 297.3707
• Rent YoY: ▲ 1.12%
• 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

+99.0% since first listed

58 events — show timeline

• 2022-02-15 Sold (MLS) $20,900 Stellar MLS as Distributed by MLS Grid
• 2022-01-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-11-08 Price Changed $26,900 Stellar MLS as Distributed by MLS Grid
• 2021-08-18 Listed $39,900 Stellar MLS as Distributed by MLS Grid
• 2021-07-09 Sold (MLS) $25,000 Stellar MLS as Distributed by MLS Grid
• 2021-06-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-06-04 Listed $30,000 Stellar MLS as Distributed by MLS Grid
• 2021-05-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-04-22 Price Changed $268,000 Stellar MLS as Distributed by MLS Grid
• 2021-03-01 Sold (MLS) $22,000 Stellar MLS as Distributed by MLS Grid
• 2021-02-20 Price Changed $249,000 Stellar MLS as Distributed by MLS Grid
• 2021-02-03 Price Changed $219,000 Stellar MLS as Distributed by MLS Grid
• 2021-01-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-01-17 Listed $22,000 Stellar MLS as Distributed by MLS Grid
• 2020-10-09 Sold (MLS) $12,000 Stellar MLS as Distributed by MLS Grid
• 2020-10-01 Listed $205,000 Stellar MLS as Distributed by MLS Grid
• 2020-08-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-06-29 Sold (MLS) $6,500 Stellar MLS as Distributed by MLS Grid
• 2020-06-24 Sold (Public Records) $11,500 Public Records
• 2020-05-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-05-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-05-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-05-07 Listed $7,150 Stellar MLS as Distributed by MLS Grid
• 2019-09-18 Sold (MLS) $24,000 Stellar MLS as Distributed by MLS Grid
• 2019-08-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-08-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-07-30 Price Changed $28,900 Stellar MLS as Distributed by MLS Grid
• 2019-06-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-06-19 Listed $29,000 Stellar MLS as Distributed by MLS Grid
• 2019-06-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-06-03 Price Changed $10,500 Stellar MLS as Distributed by MLS Grid
• 2019-06-01 Price Changed $10,750 Stellar MLS as Distributed by MLS Grid
• 2019-05-29 Price Changed $10,900 Stellar MLS as Distributed by MLS Grid
• 2019-05-21 Price Changed $11,000 Stellar MLS as Distributed by MLS Grid
• 2019-05-20 Price Changed $11,250 Stellar MLS as Distributed by MLS Grid
• 2019-05-17 Price Changed $11,500 Stellar MLS as Distributed by MLS Grid
• 2019-05-13 Price Changed $12,000 Stellar MLS as Distributed by MLS Grid
• 2019-05-11 Price Changed $12,250 Stellar MLS as Distributed by MLS Grid
• 2019-05-04 Price Changed $12,500 Stellar MLS as Distributed by MLS Grid
• 2019-04-20 Listed $12,900 Stellar MLS as Distributed by MLS Grid
• 2019-03-26 Listed $19,500 Stellar MLS as Distributed by MLS Grid
• 2019-03-21 Listed $14,900 Stellar MLS as Distributed by MLS Grid
• 2018-12-23 Listed $9,800 Stellar MLS as Distributed by MLS Grid
• 2018-06-19 Sold (MLS) $6,000 Stellar MLS as Distributed by MLS Grid
• 2018-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-11-06 Listed $8,000 Stellar MLS as Distributed by MLS Grid
• 2017-03-22 Sold (MLS) $8,000 Stellar MLS as Distributed by MLS Grid
• 2017-02-23 Sold (MLS) $8,000 Stellar MLS as Distributed by MLS Grid
• 2017-01-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-11-21 Listed $8,000 Stellar MLS as Distributed by MLS Grid
• 2016-11-21 Listed $8,000 Stellar MLS as Distributed by MLS Grid
• 2015-08-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-08-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-03-20 Sold (MLS) $5,000 Stellar MLS as Distributed by MLS Grid
• 2015-02-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-02-23 Listed $5,900 Stellar MLS as Distributed by MLS Grid
• 2015-02-05 Sold (MLS) $10,500 Stellar MLS as Distributed by MLS Grid
• 2015-01-17 Pending — Stellar MLS as Distributed by MLS Grid

Property tax history

+8.9%/yr

Latest (2025): $722 · +12.3% YoY. Source: county tax records.