13100 S Mccall Rd #125 · North Port, FL 33981

$138,500

2 bd · 2.0 ba · 930 sqft · SingleFamily public records · 379 Days on market

Built 1984 2,929 sqft lot Est $186k · 26% under $276/mo HOA · 17% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +11.8/30.0
• 1% rule +6.6/10.0
• Schools +4.6/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located next to the Pond, you'll find this well taken care of 2 Bedroom, 2 Bath Villa. The interior, recently painted, is light and bright. While the Lanai was converted to a Dining Area, which increased the interior square footage, you can always have it converted back by installing sliding glass doors or French Doors. Per Seller, the Master Bath is adjacent to the Master Bedroom. Next to the Bath is the Laundry, with full size Washer & Dryer. The other Bedroom is currently being used as a Sitting Room and there is a full Bath with Shower Stall, Pedestal Sink & Toilet located in the room. Bathroom Vanity & Sink were removed from the 6x6 area in the Sitting Room/Bedroom. However, the plumbing is still in the wall and it would be very easy to have a new one installed. The Kitchen has a Closet Pantry and Sliders that lead to the front Patio. There is a Storage Closet on the back Patio (off the Dining/Lanai). Nothing could be more relaxing than setting up your lawn chairs, on the side of your Villa, and taking advantage of the Relaxing Pond & Fountain View. Each Villa has 2 assigned Parking Spaces and Gulf Cove Point's Quarterly Dues are some of the lowest in the area at $550.

Key facts

• Near shopping
• Near golf courses
• Pet friendly

Tags

• DEED RESTRICTED COMMUNITY
• PET FRIENDLY
• NEAR SHOPPING
• NEAR GOLF COURSES
• NEAR ENGLEWOOD BEACH
• SPANISH STYLE ARCHITECTURE

Property features AI

Finance

• Other: Total living area reported as 930 sq ft (public records); Total building area reported as 955 sq ft; Unit is unfurnished
• Financial info: Lease restrictions apply
• HOA & community: HOA managed by KAYLA @ TIDAL LINK MANAGEMENT LLC; HOA approval required; Monthly HOA approximately $276.06 (quarterly fee shown as $828.19); Association covers common area taxes, structure maintenance, grounds maintenance and management; Community has street lights and special community restrictions; Pets allowed (dogs and cats), maximum pet weight 20 lbs

Exterior

• Parking: No specific parking details provided
• Security: No security features provided
• Utilities: Public water; Public sewer; Sewer connected; Water connected
• Home design: Residential villa; Single-story; Faces north
• Construction: Stucco and frame construction; Shingle roof; Slab foundation; Built on a 0.07-acre lot
• Exterior features: Sliding doors; Located on a cul-de-sac; Asphalt road; Private maintained road

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air
• Interior features: Ceiling fans; Eat-in kitchen; Thermostat; Vaulted ceilings
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (13.4% below list).
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $120k (13.4% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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; 4 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $958 of loan paydown is wiped out by about $4k 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 379 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $72k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,946 (13.4% 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 379 days. Have you received any prior offers? Is the seller open to a 13% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.16% ✓
• Cap rate: 5.96%
• Cash-on-cash: -1.19%
• DSCR: 0.95
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $186,000
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13100 S Mccall Rd #147	0.08mi	2/2.0	892 (-4%)	2mo	$140,000	$157	88
13100 S Mccall Rd #122	0.03mi	2/2.0	832 (-10%)	2mo	$115,000	$138	80
13100 S Mccall Rd #163	0.06mi	2/2.0	832 (-10%)	5mo	$130,000	$156	76
13265 Fowler Ave	0.40mi	2/1.0	918 (-1%)	2mo	$126,000	$137	74
6398 Granger Rd	0.33mi	2/1.0	918 (-1%)	22mo	$240,000	$261	60
13366 Bronze Ave	0.57mi	2/2.0	1,050 (+13%)	4mo	$209,999	$200	49
6543 Coliseum Blvd	0.57mi	2/2.0	1,006 (+8%)	14mo	$250,000	$249	48
13503 Longwood Ave	0.72mi	2/2.0	894 (-4%)	21mo	$255,000	$285	42

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: -17.8%
• Equity multiple: 0.35×
• Total profit: $-25,082
• Equity at exit: $20,651

10-year hold

• IRR: -4.5%
• Equity multiple: 0.66×
• Total profit: $-13,099
• Equity at exit: $11,975

Cash invested: $38,780 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,601 medium
• Mortgage (P&I): −$726
• Tax from tax record: −$243 /mo · $2,920/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$276
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-105

Break-even live

Break-even rent $1,734

Max offer price $119,946

Occupancy floor —

Sensitivity live

Price	-10% $-27	-5% $-66	+0% $-105	+5% $-144	+10% $-183
Rent	-10% $-232	-5% $-168	+0% $-105	+5% $-42	+10% $21
Rate	-1.0pp $-35	-0.5pp $-70	base $-105	+0.5pp $-141	+1.0pp $-177

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: $34,625
• Closing costs: $4,155
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13100 S McCall Rd Port Charlotte, FL	2.0	2.0	832	$1,300	$1.56	21d	1	0.06mi
6628 Thorman Rd Port Charlotte, FL	3.0	2.0	1116	$1,800	$1.61	21d	1	0.39mi
5498 Montego Ln Port Charlotte, FL	2.0	2.0	1070	$1,695	$1.58	21d	1	1.24mi
13900 San Domingo Blvd Port Charlotte, FL	2.0	2.0	775	$1,699	$2.19	14d	1	1.38mi

HOA detail

• Monthly dues: $276 · $3,312/yr
• Likely covers: parking

Listing history 27 events

1. 2026-06-18
   days on market $138,500 Active 379 DOM
2. 2026-06-17
   days on market $138,500 Active 378 DOM
3. 2026-06-16
   days on market $138,500 Active 377 DOM
4. 2026-06-15
   days on market $138,500 Active 376 DOM
5. 2026-06-14
   days on market $138,500 Active 374 DOM
6. 2026-06-13
   days on market $138,500 Active 373 DOM
7. 2026-06-10
   days on market $138,500 Active 371 DOM
8. 2026-06-09
   days on market $138,500 Active 370 DOM
9. 2026-06-08
   pricedays on market $138,500 Active 369 DOM
10. 2026-06-05
    days on market $142,000 Active 365 DOM
11. 2026-06-02
    days on market $142,000 Active 363 DOM
12. 2026-06-01
    days on market $142,000 Active 362 DOM
13. 2026-05-31
    days on market $142,000 Active 361 DOM
14. 2026-05-30
    days on market $142,000 Active 360 DOM
15. 2026-03-11
    price $142,000
16. 2026-01-20
    price $149,000
17. 2025-09-25
    price $180,000
18. 2025-06-04
    listed $210,000 Active
19. 2017-05-18
    soldstatus $95,000
20. 2017-04-28
    soldstatus $95,000 Sold 1216-char remark

    Show marketing remark (1216 chars)

    Located next to the Pond, you'll find this well taken care of 2 Bedroom, 2 Bath Villa. The interior, recently painted, is light and bright. While the Lanai was converted to a Dining Area, which increased the interior square footage, you can always have it converted back by installing sliding glass doors or French Doors. Per Seller, the Master Bath is adjacent to the Master Bedroom. Next to the Bath is the Laundry, with full size Washer & Dryer. The other Bedroom is currently being used as a Sitting Room and there is a full Bath with Shower Stall, Pedestal Sink & Toilet located in the room. Bathroom Vanity & Sink were removed from the 6x6 area in the Sitting Room/Bedroom. However, the plumbing is still in the wall and it would be very easy to have a new one installed. The Kitchen has a Closet Pantry and Sliders that lead to the front Patio. There is a Storage Closet on the back Patio (off the Dining/Lanai). Nothing could be more relaxing than setting up your lawn chairs, on the side of your Villa, and taking advantage of the Relaxing Pond & Fountain View. Each Villa has 2 assigned Parking Spaces and Gulf Cove Point's Quarterly Dues are some of the lowest in the area at $550.

21. 2017-02-15
    status Pending 1216-char remark

    Show marketing remark (1216 chars)

    Located next to the Pond, you'll find this well taken care of 2 Bedroom, 2 Bath Villa. The interior, recently painted, is light and bright. While the Lanai was converted to a Dining Area, which increased the interior square footage, you can always have it converted back by installing sliding glass doors or French Doors. Per Seller, the Master Bath is adjacent to the Master Bedroom. Next to the Bath is the Laundry, with full size Washer & Dryer. The other Bedroom is currently being used as a Sitting Room and there is a full Bath with Shower Stall, Pedestal Sink & Toilet located in the room. Bathroom Vanity & Sink were removed from the 6x6 area in the Sitting Room/Bedroom. However, the plumbing is still in the wall and it would be very easy to have a new one installed. The Kitchen has a Closet Pantry and Sliders that lead to the front Patio. There is a Storage Closet on the back Patio (off the Dining/Lanai). Nothing could be more relaxing than setting up your lawn chairs, on the side of your Villa, and taking advantage of the Relaxing Pond & Fountain View. Each Villa has 2 assigned Parking Spaces and Gulf Cove Point's Quarterly Dues are some of the lowest in the area at $550.

22. 2017-01-26
    listed $100,000 Active 1216-char remark

    Show marketing remark (1216 chars)

    Located next to the Pond, you'll find this well taken care of 2 Bedroom, 2 Bath Villa. The interior, recently painted, is light and bright. While the Lanai was converted to a Dining Area, which increased the interior square footage, you can always have it converted back by installing sliding glass doors or French Doors. Per Seller, the Master Bath is adjacent to the Master Bedroom. Next to the Bath is the Laundry, with full size Washer & Dryer. The other Bedroom is currently being used as a Sitting Room and there is a full Bath with Shower Stall, Pedestal Sink & Toilet located in the room. Bathroom Vanity & Sink were removed from the 6x6 area in the Sitting Room/Bedroom. However, the plumbing is still in the wall and it would be very easy to have a new one installed. The Kitchen has a Closet Pantry and Sliders that lead to the front Patio. There is a Storage Closet on the back Patio (off the Dining/Lanai). Nothing could be more relaxing than setting up your lawn chairs, on the side of your Villa, and taking advantage of the Relaxing Pond & Fountain View. Each Villa has 2 assigned Parking Spaces and Gulf Cove Point's Quarterly Dues are some of the lowest in the area at $550.

23. 2013-06-11
    soldstatus $70,000
24. 2013-05-31
    soldstatus $70,000 528-char remark

    Show marketing remark (528 chars)

    Fully Furnished Waterfront Villa is Bright, Light and Provides an ENLARGED GREAT ROOM with Newer Sliders and Lots of Tile! You will find More Living Space in this Unit than Standard Gulf Cove Point Villas! Enjoy Waterviews, Waterfountain, Flowers, Trees, Birds and Nature at it's Most Peaceful. Air-conditioner & Air-handler replaced in August 2007. Newer Washer/Dryer. Wonderful Location with Supermarket, Home Depot, Banks, Restaurants, Golf & Beaches within Minutes of Your New Villa. Hurry - This Oneis a Gem!

25. 2013-04-19
    listed $75,000 528-char remark

    Show marketing remark (528 chars)

    Fully Furnished Waterfront Villa is Bright, Light and Provides an ENLARGED GREAT ROOM with Newer Sliders and Lots of Tile! You will find More Living Space in this Unit than Standard Gulf Cove Point Villas! Enjoy Waterviews, Waterfountain, Flowers, Trees, Birds and Nature at it's Most Peaceful. Air-conditioner & Air-handler replaced in August 2007. Newer Washer/Dryer. Wonderful Location with Supermarket, Home Depot, Banks, Restaurants, Golf & Beaches within Minutes of Your New Villa. Hurry - This Oneis a Gem!

26. 2001-09-28
    soldstatus $81,500
27. 2000-11-16
    soldstatus $49,000

ⓘ 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: $2,920 · $243/mo
• Projected year-2 tax: $2,920 · $243/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 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $19,212
• − Mortgage interest: −$7,758
• − Property taxes: −$2,920
• − Insurance: −$1,490
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − HOA: −$3,312
• − Depreciation: −$4,029
• Taxable loss: −$3,371
• Est. tax savings @ 24.0%: +$809
• After-tax cash flow: $-451/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

+189.8% since first listed

13 events — show timeline

• 2026-03-11 Price Changed $142,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-20 Price Changed $149,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-25 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-04 Listed $210,000 Stellar MLS as Distributed by MLS Grid
• 2017-05-18 Sold (Public Records) $95,000 Public Records
• 2017-04-28 Sold (MLS) $95,000 Stellar MLS as Distributed by MLS Grid
• 2017-02-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-01-26 Listed $100,000 Stellar MLS as Distributed by MLS Grid
• 2013-06-11 Sold (Public Records) $70,000 Public Records
• 2013-05-31 Sold (MLS) $70,000 Stellar MLS as Distributed by MLS Grid
• 2013-04-19 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 2001-09-28 Sold (Public Records) $81,500 Public Records
• 2000-11-16 Sold (Public Records) $49,000 Public Records

Property tax history

+11.4%/yr

Latest (2025): $2,920 · +4.1% YoY. Source: county tax records.