6447 Safford Ter · North Port, FL 34287

$195,000

3 bd · 2.0 ba · 1,259 sqft · SingleFamily public records · 181 Days on market

Built 1969 7,500 sqft lot $155/sqft · 53% below area

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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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• 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

One or more photo(s) has been virtually staged. Cute, well-maintained home featuring brand-new stainless steel appliances, a new roof (2023), new A/C (2024), and a new hot water heater. The interior has been freshly painted throughout, including the kitchen cabinets and all new ceiling fans installed. The spacious one-car garage offers plenty of storage, while the fully fenced yard includes a generous storage shed. A gated entrance allows for boat, jet ski, or outdoor vehicle storage. Off the living room is an enclosed bonus room with window A/C, leading to a screened-in lanai—perfect for relaxing or entertaining. Terrazzo floors throughout keep the home cool, durable, and smooth. Located in a waterfront community, the public boat launch at Marina Park is just 3 minutes away. Conveniently close to a playground, Anna Maria Oyster Bar, and a variety of shopping and dining options. The beach is about 25 minutes and the Water Park 10 min. away with annual passes available that are affordable.

Key facts

• New hot water heater
• Storage shed
• New a/c

Tags

• STAINLESS STEEL APPLIANCES
• NEW ROOF
• NEW A/C
• NEW HOT WATER HEATER
• FULLY FENCED YARD
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 857 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 42% 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 $6k 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 181 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $24k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $195k implies a 70% 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 $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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: 1.13% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.44%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $415,844
• List price: $195,000
• Delta: -53.11%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-17,208
• Equity at exit: $29,075

10-year hold

• IRR: -3.7%
• Equity multiple: 0.79×
• Total profit: $-11,577
• Equity at exit: $16,860

Cash invested: $54,600 (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: 857
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,202 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$251 /mo · $3,017/yr
• Insurance: −$81
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $317

Break-even live

Break-even rent $1,800

Max offer price $195,000

Occupancy floor 81%

Sensitivity live

Price	-10% $428	-5% $373	+0% $317	+5% $262	+10% $207
Rent	-10% $144	-5% $231	+0% $317	+5% $404	+10% $491
Rate	-1.0pp $416	-0.5pp $367	base $317	+0.5pp $267	+1.0pp $216

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Ramblewood St Port Charlotte, FL	4.0	3.0	1795	$2,200	$1.23	22d	1	0.47mi
12395 Chancellor Blvd Port Charlotte, FL	2.0	1.0	1004	$1,600	$1.59	22d	1	0.49mi
170 Saluda Ter Port Charlotte, FL	3.0	2.0	1680	$3,100	$1.85	22d	1	0.92mi

Listing history 32 events

1. 2026-06-21
   days on market $195,000 Active 181 DOM
2. 2026-06-18
   days on market $195,000 Active 178 DOM
3. 2026-06-17
   days on market $195,000 Active 177 DOM
4. 2026-06-16
   days on market $195,000 Active 176 DOM
5. 2026-06-15
   days on market $195,000 Active 175 DOM
6. 2026-06-13
   days on market $195,000 Active 173 DOM
7. 2026-06-13
   days on market $195,000 Active 172 DOM
8. 2026-06-10
   days on market $195,000 Active 170 DOM
9. 2026-06-09
   days on market $195,000 Active 169 DOM
10. 2026-06-08
    days on market $195,000 Active 168 DOM
11. 2026-06-08
    days on market $195,000 Active 167 DOM
12. 2026-06-05
    pricedays on market $195,000 Active 164 DOM
13. 2026-06-03
    days on market $199,000 Active 163 DOM
14. 2026-06-02
    days on market $199,000 Active 162 DOM
15. 2026-06-01
    days on market $199,000 Active 161 DOM
16. 2026-05-31
    days on market $199,000 Active 160 DOM
17. 2026-04-18
    price $199,000 1009-char remark

    Show marketing remark (1009 chars)

    One or more photo(s) has been virtually staged. Cute, well-maintained home featuring brand-new stainless steel appliances, a new roof (2023), new A/C (2024), and a new hot water heater. The interior has been freshly painted throughout, including the kitchen cabinets and all new ceiling fans installed. The spacious one-car garage offers plenty of storage, while the fully fenced yard includes a generous storage shed. A gated entrance allows for boat, jet ski, or outdoor vehicle storage. Off the living room is an enclosed bonus room with window A/C, leading to a screened-in lanai—perfect for relaxing or entertaining. Terrazzo floors throughout keep the home cool, durable, and smooth. Located in a waterfront community, the public boat launch at Marina Park is just 3 minutes away. Conveniently close to a playground, Anna Maria Oyster Bar, and a variety of shopping and dining options. The beach is about 25 minutes and the Water Park 10 min. away with annual passes available that are affordable.

18. 2026-03-01
    price $209,000 1009-char remark

    Show marketing remark (1009 chars)

    One or more photo(s) has been virtually staged. Cute, well-maintained home featuring brand-new stainless steel appliances, a new roof (2023), new A/C (2024), and a new hot water heater. The interior has been freshly painted throughout, including the kitchen cabinets and all new ceiling fans installed. The spacious one-car garage offers plenty of storage, while the fully fenced yard includes a generous storage shed. A gated entrance allows for boat, jet ski, or outdoor vehicle storage. Off the living room is an enclosed bonus room with window A/C, leading to a screened-in lanai—perfect for relaxing or entertaining. Terrazzo floors throughout keep the home cool, durable, and smooth. Located in a waterfront community, the public boat launch at Marina Park is just 3 minutes away. Conveniently close to a playground, Anna Maria Oyster Bar, and a variety of shopping and dining options. The beach is about 25 minutes and the Water Park 10 min. away with annual passes available that are affordable.

19. 2026-01-20
    price $214,900 1009-char remark

    Show marketing remark (1009 chars)

    One or more photo(s) has been virtually staged. Cute, well-maintained home featuring brand-new stainless steel appliances, a new roof (2023), new A/C (2024), and a new hot water heater. The interior has been freshly painted throughout, including the kitchen cabinets and all new ceiling fans installed. The spacious one-car garage offers plenty of storage, while the fully fenced yard includes a generous storage shed. A gated entrance allows for boat, jet ski, or outdoor vehicle storage. Off the living room is an enclosed bonus room with window A/C, leading to a screened-in lanai—perfect for relaxing or entertaining. Terrazzo floors throughout keep the home cool, durable, and smooth. Located in a waterfront community, the public boat launch at Marina Park is just 3 minutes away. Conveniently close to a playground, Anna Maria Oyster Bar, and a variety of shopping and dining options. The beach is about 25 minutes and the Water Park 10 min. away with annual passes available that are affordable.

20. 2025-12-23
    listed $219,000 Active 1009-char remark

    Show marketing remark (1009 chars)

    One or more photo(s) has been virtually staged. Cute, well-maintained home featuring brand-new stainless steel appliances, a new roof (2023), new A/C (2024), and a new hot water heater. The interior has been freshly painted throughout, including the kitchen cabinets and all new ceiling fans installed. The spacious one-car garage offers plenty of storage, while the fully fenced yard includes a generous storage shed. A gated entrance allows for boat, jet ski, or outdoor vehicle storage. Off the living room is an enclosed bonus room with window A/C, leading to a screened-in lanai—perfect for relaxing or entertaining. Terrazzo floors throughout keep the home cool, durable, and smooth. Located in a waterfront community, the public boat launch at Marina Park is just 3 minutes away. Conveniently close to a playground, Anna Maria Oyster Bar, and a variety of shopping and dining options. The beach is about 25 minutes and the Water Park 10 min. away with annual passes available that are affordable.

21. 2018-01-19
    soldstatus $115,000
22. 2018-01-18
    soldstatus $115,000 Sold 438-char remark

    Show marketing remark (438 chars)

    PRICED TO SELL! 3 bedroom, 2 bath, fenced yard, 1 car garage with remote in a Gulf Access water community, New electric panel box to be installed. Awnings cover all windows. Terrazzo flooring throughout home, shine these up for the beautiful retro look! The location is optimal! Close to all shopping, very near boat ramp, the Beaches of Englewood, and Venice. within a couple of miles of where the new Atlanta Braves stadium is going,

23. 2017-12-20
    status Pending 438-char remark

    Show marketing remark (438 chars)

    PRICED TO SELL! 3 bedroom, 2 bath, fenced yard, 1 car garage with remote in a Gulf Access water community, New electric panel box to be installed. Awnings cover all windows. Terrazzo flooring throughout home, shine these up for the beautiful retro look! The location is optimal! Close to all shopping, very near boat ramp, the Beaches of Englewood, and Venice. within a couple of miles of where the new Atlanta Braves stadium is going,

24. 2017-12-18
    listed $119,900 Active 438-char remark

    Show marketing remark (438 chars)

    PRICED TO SELL! 3 bedroom, 2 bath, fenced yard, 1 car garage with remote in a Gulf Access water community, New electric panel box to be installed. Awnings cover all windows. Terrazzo flooring throughout home, shine these up for the beautiful retro look! The location is optimal! Close to all shopping, very near boat ramp, the Beaches of Englewood, and Venice. within a couple of miles of where the new Atlanta Braves stadium is going,

25. 2008-02-15
    historical
26. 2007-11-24
    listed $129,900
27. 2005-09-16
    soldstatus $165,000
28. 2005-09-09
    soldstatus $165,000
29. 2005-09-09
    soldstatus $165,000
30. 2005-07-18
    listed $170,000
31. 2005-07-11
    listed $170,000
32. 1982-07-01
    soldstatus $45,900

ⓘ 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: $3,017 · $251/mo
• Projected year-2 tax: $3,017 · $251/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) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $26,418
• − Mortgage interest: −$10,923
• − Property taxes: −$3,017
• − Insurance: −$1,772
• − Repairs & maintenance: −$2,113
• − Management: −$2,113
• − Depreciation: −$5,673
• Taxable income: $806
• Est. tax owed @ 24.0%: −$193
• After-tax cash flow: $3,616/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
• 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

+333.6% since first listed

16 events — show timeline

• 2026-04-18 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-01 Price Changed $209,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-20 Price Changed $214,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-23 Listed $219,000 Stellar MLS as Distributed by MLS Grid
• 2018-01-19 Sold (Public Records) $115,000 Public Records
• 2018-01-18 Sold (MLS) $115,000 Stellar MLS as Distributed by MLS Grid
• 2017-12-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-12-18 Listed $119,900 Stellar MLS as Distributed by MLS Grid
• 2008-02-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-11-24 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2005-09-16 Sold (Public Records) $165,000 Public Records
• 2005-09-09 Sold (MLS) $165,000 Stellar MLS as Distributed by MLS Grid
• 2005-09-09 Sold (MLS) $165,000 Stellar MLS as Distributed by MLS Grid
• 2005-07-18 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2005-07-11 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 1982-07-01 Sold (Public Records) $45,900 Public Records

Property tax history

+9.2%/yr

Latest (2025): $3,017 · +2.6% YoY. Source: county tax records.