3045 Montgomery Dr · North Port, FL 33981

$295,000

4 bd · 2.0 ba · 1,547 sqft · Land · 406 Days on market

Built 2025 9,999 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 +8.2/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FANTASTIC lot located in a quiet neighborhood in the community of Gulf Cove in Port Charlotte near local amenities. This property is PERFECT for building your DREAM HOME and living the Florida lifestyle! Need a builder? Let us introduce you to reputable local builders! Conveniently located near shopping, fine & casual dining spots, LIVE entertainment, biking, and boating. MINUTES to the Gulf Beaches of Boca Grande, Englewood, or Manasota Key to name a few where you will find world class fishing. Also nearby is the Charlotte Sports Park welcoming the Tampa Bay Rays Spring Training. The community of Gulf Cove offers a community boat ramp and park for members. This is a MUST SEE!

Key facts

• Pavers in driveway
• Quartz counter tops
• Tiled shower

Tags

• BRAND NEW CONSTRUCTION
• QUARTZ COUNTER TOPS
• LUXURY VINYL PLANK FLOORING
• DUAL SINKS IN MASTER BEDROOM
• TILED SHOWER
• PAVERS IN DRIVEWAY

Property features AI

Finance

• Other: Zoned RSF3.5; Lot about 0.23 acres (paved); Living area 1,547 sq ft (public records); Building area 2,101 sq ft (public records)
• HOA & community: No association fee required; Association amenities include recreational facilities; Community park and playground; Pets allowed

Exterior

• Parking: Attached garage with 2 spaces
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank sewer; Electricity connected; High‑speed internet available (BB/HS); Water connected
• Home design: Single family residence; One story; Northeast facing; Completed condition
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction
• Exterior features: Front porch; Hurricane shutters; Rain gutters; Sliding doors; Paved lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Kitchen/family room combo; Walk-in closets; Attic; Inside utility; Smoke detector(s)
• Laundry & utility: Laundry room with washer hookup; Electric dryer hookup; Laundry located inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $295k.

Deal economics

• At list price, monthly cash flow is $-707 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (34.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (24.6% below list).
• Recommended offer: $193k (34.7% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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.
• 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); 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 32% 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 $9k 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 406 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $61k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $295k implies a 228% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,661 (34.7% 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 406 days. Have you received any prior offers? Is the seller open to a 35% 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: 0.75% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.08%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -31.5%
• Equity multiple: -0.06×
• Total profit: $-87,307
• Equity at exit: $43,985

10-year hold

• IRR: -23.9%
• Equity multiple: -0.34×
• Total profit: $-110,273
• Equity at exit: $25,506

Cash invested: $82,600 (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 33981

• Home prices YoY: -7.5%
• Rents YoY: 5.3%
• Active inventory: 2188
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,225 medium
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-707

Break-even live

Break-even rent $3,121

Max offer price $192,661

Occupancy floor —

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3522 Gillot Blvd Port Charlotte, FL	4.0	2.0	1499	$1,799	$1.20	21d	1	0.78mi
3595 Gillot Blvd Port Charlotte, FL	3.0	2.0	1612	$1,766	$1.10	13d	1	0.91mi
4154 Jennings Blvd Port Charlotte, FL	3.0	2.0	1554	$3,900	$2.51	21d	1	1.27mi
12884 Bacchus Rd Port Charlotte, FL	3.0	2.0	1092	$2,300	$2.11	21d	1	1.43mi
12032 Edwards Rd Port Charlotte, FL	3.0	2.0	1723	$1,869	$1.08	13d	1	1.49mi

Listing history 32 events

1. 2026-06-18
   days on market $295,000 Active 406 DOM
2. 2026-06-17
   days on market $295,000 Active 405 DOM
3. 2026-06-16
   days on market $295,000 Active 404 DOM
4. 2026-06-15
   days on market $295,000 Active 403 DOM
5. 2026-06-14
   days on market $295,000 Active 401 DOM
6. 2026-06-13
   days on market $295,000 Active 400 DOM
7. 2026-06-10
   days on market $295,000 Active 398 DOM
8. 2026-06-09
   days on market $295,000 Active 397 DOM
9. 2026-06-08
   days on market $295,000 Active 396 DOM
10. 2026-06-05
    days on market $295,000 Active 392 DOM
11. 2026-06-02
    days on market $295,000 Active 390 DOM
12. 2026-06-01
    days on market $295,000 Active 389 DOM
13. 2026-05-31
    days on market $295,000 Active 388 DOM
14. 2026-05-30
    days on market $295,000 Active 387 DOM
15. 2026-04-22
    price $295,000
16. 2025-10-21
    price $299,500
17. 2025-09-15
    price $304,900
18. 2025-08-18
    price $327,900
19. 2025-06-16
    price $339,900
20. 2025-05-08
    listed $355,900 Active
21. 2022-07-25
    soldstatus $90,000
22. 2022-06-21
    soldstatus $33,000
23. 2022-06-20
    soldstatus $17,000 Closed 691-char remark

    Show marketing remark (691 chars)

    FANTASTIC lot located in a quiet neighborhood in the community of Gulf Cove in Port Charlotte near local amenities. This property is PERFECT for building your DREAM HOME and living the Florida lifestyle! Need a builder? Let us introduce you to reputable local builders! Conveniently located near shopping, fine & casual dining spots, LIVE entertainment, biking, and boating. MINUTES to the Gulf Beaches of Boca Grande, Englewood, or Manasota Key to name a few where you will find world class fishing. Also nearby is the Charlotte Sports Park welcoming the Tampa Bay Rays Spring Training. The community of Gulf Cove offers a community boat ramp and park for members. This is a MUST SEE!

24. 2022-04-23
    status Pending 691-char remark

    Show marketing remark (691 chars)

    FANTASTIC lot located in a quiet neighborhood in the community of Gulf Cove in Port Charlotte near local amenities. This property is PERFECT for building your DREAM HOME and living the Florida lifestyle! Need a builder? Let us introduce you to reputable local builders! Conveniently located near shopping, fine & casual dining spots, LIVE entertainment, biking, and boating. MINUTES to the Gulf Beaches of Boca Grande, Englewood, or Manasota Key to name a few where you will find world class fishing. Also nearby is the Charlotte Sports Park welcoming the Tampa Bay Rays Spring Training. The community of Gulf Cove offers a community boat ramp and park for members. This is a MUST SEE!

25. 2022-04-19
    listed $17,900 Active 691-char remark

    Show marketing remark (691 chars)

    FANTASTIC lot located in a quiet neighborhood in the community of Gulf Cove in Port Charlotte near local amenities. This property is PERFECT for building your DREAM HOME and living the Florida lifestyle! Need a builder? Let us introduce you to reputable local builders! Conveniently located near shopping, fine & casual dining spots, LIVE entertainment, biking, and boating. MINUTES to the Gulf Beaches of Boca Grande, Englewood, or Manasota Key to name a few where you will find world class fishing. Also nearby is the Charlotte Sports Park welcoming the Tampa Bay Rays Spring Training. The community of Gulf Cove offers a community boat ramp and park for members. This is a MUST SEE!

26. 2020-02-21
    historical
27. 2019-09-08
    price $7,500
28. 2019-02-21
    listed $9,000 Active
29. 2005-09-07
    listed $74,900
30. 2005-06-07
    listed $74,900
31. 2004-04-21
    soldstatus $18,000
32. 2004-01-13
    soldstatus $9,000

ⓘ 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 AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 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: $26,703
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$6,594
• − Repairs & maintenance: −$2,136
• − Management: −$2,136
• − Depreciation: −$8,582
• Taxable loss: −$13,694
• Est. tax savings @ 24.0%: +$3,287
• After-tax cash flow: $-5,200/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

+3177.8% since first listed

18 events — show timeline

• 2026-04-22 Price Changed $295,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-21 Price Changed $299,500 Stellar MLS as Distributed by MLS Grid
• 2025-09-15 Price Changed $304,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-18 Price Changed $327,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-16 Price Changed $339,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-08 Listed $355,900 Stellar MLS as Distributed by MLS Grid
• 2022-07-25 Sold (Public Records) $90,000 Public Records
• 2022-06-21 Sold (Public Records) $33,000 Public Records
• 2022-06-20 Sold (MLS) $17,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-04-19 Listed $17,900 Stellar MLS as Distributed by MLS Grid
• 2020-02-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-09-08 Price Changed $7,500 Stellar MLS as Distributed by MLS Grid
• 2019-02-21 Listed $9,000 Stellar MLS as Distributed by MLS Grid
• 2005-09-07 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 2005-06-07 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 2004-04-21 Sold (Public Records) $18,000 Public Records
• 2004-01-13 Sold (Public Records) $9,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $527 · +0.9% YoY. Source: county tax records.