6922 Apopo Ct · North Port, FL 34287

$119,900

2 bd · 2.0 ba · 1,351 sqft · Manufactured public records · 187 Days on market

Built 1986 5,032 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Welcome to 6922 Apopo Court. This is a 2-bedroom, 2 bath Doublewide mobile home in the 55+ gated community of Holiday Park, in the PET SECTION. This home is 1351 square feet under air any boasts vaulted ceilings. Your kitchen has a cooking island, plenty of cabinets and seating at the breakfast bar. You have a Living Room, Dining Room combination that has built in shelving as well as a coat closet. Your primary bedroom has a mirrored closet, and the Primary Bathroom has a garden tub, shower and dual sinks. Bedroom #2 has a walk-in closet and Bathroom #2 has a tub and is a jack and jill with the hallway where the washer and dryer are. This home also features a den and a Florida Room. As per the seller the roof was replaced in 2022 and has architectural shingles. The AC is 2023 and the water heater was replaced in 2019. The house was re-piped in 2019. In Holiday Park you own the land with a deed and your $195.00 monthly maintenance fee ($2340.00 a year) is included in your taxes. The community features 2 clubhouses, 2 swimming pools, a library, a fitness room, tennis courts, pickleball & bocce courts, to name a few. You are close to shopping, dining, entertainment, numerous golf courses, sports facilities, and SW Florida's renowned beaches. Come take a look!

Key facts

• Built in shelving
• Mirrored closet
• Walk-in closet

Tags

• COOKING ISLAND
• BUILT IN SHELVING
• MIRRORED CLOSET
• GARDEN TUB
• WALK-IN CLOSET
• FLORIDA ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $703 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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.
• 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 41% 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 $829 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 0.3% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.82% ✓
• Cap rate: 13.99%
• Cash-on-cash: 27.50%
• DSCR: 2.22
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.1%
• Equity multiple: 1.58×
• Total profit: $19,633
• Equity at exit: $17,877

10-year hold

• IRR: 21.5%
• Equity multiple: 2.57×
• Total profit: $52,590
• Equity at exit: $10,367

Cash invested: $33,572 (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: 4.6×

Monthly cashflow live

• Estimated rent: $2,186 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$278 /mo · $3,341/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $703

Break-even live

Break-even rent $1,296

Max offer price $119,900

Occupancy floor 63%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
170 Saluda Ter Port Charlotte, FL	3.0	2.0	1680	$3,100	$1.85	21d	1	0.77mi
12395 Chancellor Blvd Port Charlotte, FL	2.0	1.0	1004	$1,600	$1.59	21d	1	1.00mi
14500 Ransom Ave Port Charlotte, FL	2.0	2.0	1208	$1,976	$1.64	21d	1	1.32mi

Listing history 20 events

1. 2026-06-15
   status $119,900 Pending 187 DOM
2. 2026-06-15
   days on market $119,900 Active 187 DOM
3. 2026-06-13
   days on market $119,900 Active 185 DOM
4. 2026-06-13
   days on market $119,900 Active 184 DOM
5. 2026-06-10
   days on market $119,900 Active 182 DOM
6. 2026-06-09
   days on market $119,900 Active 181 DOM
7. 2026-06-08
   days on market $119,900 Active 179 DOM
8. 2026-06-05
   pricedays on market $119,900 Active 176 DOM
9. 2026-06-03
   days on market $129,900 Active 175 DOM
10. 2026-06-02
    days on market $129,900 Active 174 DOM
11. 2026-06-01
    days on market $129,900 Active 173 DOM
12. 2026-05-31
    days on market $129,900 Active 172 DOM
13. 2026-03-16
    price $129,900 1285-char remark

    Show marketing remark (1285 chars)

    Welcome to 6922 Apopo Court. This is a 2-bedroom, 2 bath Doublewide mobile home in the 55+ gated community of Holiday Park, in the PET SECTION. This home is 1351 square feet under air any boasts vaulted ceilings. Your kitchen has a cooking island, plenty of cabinets and seating at the breakfast bar. You have a Living Room, Dining Room combination that has built in shelving as well as a coat closet. Your primary bedroom has a mirrored closet, and the Primary Bathroom has a garden tub, shower and dual sinks. Bedroom #2 has a walk-in closet and Bathroom #2 has a tub and is a jack and jill with the hallway where the washer and dryer are. This home also features a den and a Florida Room. As per the seller the roof was replaced in 2022 and has architectural shingles. The AC is 2023 and the water heater was replaced in 2019. The house was re-piped in 2019. In Holiday Park you own the land with a deed and your $195.00 monthly maintenance fee ($2340.00 a year) is included in your taxes. The community features 2 clubhouses, 2 swimming pools, a library, a fitness room, tennis courts, pickleball & bocce courts, to name a few. You are close to shopping, dining, entertainment, numerous golf courses, sports facilities, and SW Florida's renowned beaches. Come take a look!

14. 2025-12-10
    listed $134,900 Active 1285-char remark

    Show marketing remark (1285 chars)

    Welcome to 6922 Apopo Court. This is a 2-bedroom, 2 bath Doublewide mobile home in the 55+ gated community of Holiday Park, in the PET SECTION. This home is 1351 square feet under air any boasts vaulted ceilings. Your kitchen has a cooking island, plenty of cabinets and seating at the breakfast bar. You have a Living Room, Dining Room combination that has built in shelving as well as a coat closet. Your primary bedroom has a mirrored closet, and the Primary Bathroom has a garden tub, shower and dual sinks. Bedroom #2 has a walk-in closet and Bathroom #2 has a tub and is a jack and jill with the hallway where the washer and dryer are. This home also features a den and a Florida Room. As per the seller the roof was replaced in 2022 and has architectural shingles. The AC is 2023 and the water heater was replaced in 2019. The house was re-piped in 2019. In Holiday Park you own the land with a deed and your $195.00 monthly maintenance fee ($2340.00 a year) is included in your taxes. The community features 2 clubhouses, 2 swimming pools, a library, a fitness room, tennis courts, pickleball & bocce courts, to name a few. You are close to shopping, dining, entertainment, numerous golf courses, sports facilities, and SW Florida's renowned beaches. Come take a look!

15. 2019-04-01
    soldstatus $116,000 Sold 601-char remark

    Show marketing remark (601 chars)

    Wonderfully maintained home in Land Owned Holiday Park and in the pet section !! This 2 bedroom 2 bathroom has over 1300sqft to stretch out or have friends and family enjoy ! Open floor plan with kitchen island , indoor laundry and large lanai !! This 55+ Gated Community has a lot to offer, including 2 Swimming Pools, an Exercise Room, Tennis Courts, Pickle Ball, Bingo, Cards and Bocce and more. Near the Beaches, Shopping, Restaurants and Churches. Annual fees included in your tax bill. Get out of the cold and make this your Piece of Paradise !! TAKE A LOOK !! Call for an appointment today ?

16. 2019-04-01
    soldstatus $116,000

    Show marketing remark (601 chars)

    Wonderfully maintained home in Land Owned Holiday Park and in the pet section !! This 2 bedroom 2 bathroom has over 1300sqft to stretch out or have friends and family enjoy ! Open floor plan with kitchen island , indoor laundry and large lanai !! This 55+ Gated Community has a lot to offer, including 2 Swimming Pools, an Exercise Room, Tennis Courts, Pickle Ball, Bingo, Cards and Bocce and more. Near the Beaches, Shopping, Restaurants and Churches. Annual fees included in your tax bill. Get out of the cold and make this your Piece of Paradise !! TAKE A LOOK !! Call for an appointment today ?

17. 2019-02-09
    status Pending 601-char remark

    Show marketing remark (601 chars)

    Wonderfully maintained home in Land Owned Holiday Park and in the pet section !! This 2 bedroom 2 bathroom has over 1300sqft to stretch out or have friends and family enjoy ! Open floor plan with kitchen island , indoor laundry and large lanai !! This 55+ Gated Community has a lot to offer, including 2 Swimming Pools, an Exercise Room, Tennis Courts, Pickle Ball, Bingo, Cards and Bocce and more. Near the Beaches, Shopping, Restaurants and Churches. Annual fees included in your tax bill. Get out of the cold and make this your Piece of Paradise !! TAKE A LOOK !! Call for an appointment today ?

18. 2019-01-24
    listed $121,950 Active 601-char remark

    Show marketing remark (601 chars)

    Wonderfully maintained home in Land Owned Holiday Park and in the pet section !! This 2 bedroom 2 bathroom has over 1300sqft to stretch out or have friends and family enjoy ! Open floor plan with kitchen island , indoor laundry and large lanai !! This 55+ Gated Community has a lot to offer, including 2 Swimming Pools, an Exercise Room, Tennis Courts, Pickle Ball, Bingo, Cards and Bocce and more. Near the Beaches, Shopping, Restaurants and Churches. Annual fees included in your tax bill. Get out of the cold and make this your Piece of Paradise !! TAKE A LOOK !! Call for an appointment today ?

19. 1999-04-08
    soldstatus $62,000
20. 1995-02-22
    soldstatus $48,000

ⓘ 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: $3,341 · $278/mo
• Projected year-2 tax: $3,341 · $278/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 (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 25 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: $26,226
• − Mortgage interest: −$6,716
• − Property taxes: −$3,341
• − Insurance: −$1,397
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − Depreciation: −$3,488
• Taxable income: $7,088
• Est. tax owed @ 24.0%: −$1,701
• After-tax cash flow: $6,735/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

+170.6% since first listed

8 events — show timeline

• 2026-03-16 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-10 Listed $134,900 Stellar MLS as Distributed by MLS Grid
• 2019-04-01 Sold (Public Records) $116,000 Public Records
• 2019-04-01 Sold (MLS) $116,000 Stellar MLS as Distributed by MLS Grid
• 2019-02-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-01-24 Listed $121,950 Stellar MLS as Distributed by MLS Grid
• 1999-04-08 Sold (Public Records) $62,000 Public Records
• 1995-02-22 Sold (Public Records) $48,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $3,341 · +5.7% YoY. Source: county tax records.