258 Santom Ln · North Port, FL 33954

$290,990

4 bd · 2.0 ba · 1,426 sqft · Land · 37 Days on market

Built 2026 9,999 sqft lot

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Why this score? — see what drove the F 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 +7.9/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice building lot in the north Port Charlotte area close to North Port. Lot is located outside of the flood zone in zone X. Lot is zoned for single family development and is 80x125. Central water is available along with power. Septic required. Great area to build your next house or use as an investment.

Key facts

• Open floor plan
• Quartz countertops
• Vaulted ceilings

Tags

• OPEN FLOOR PLAN
• UPGRADED CABINETS
• SPACIOUS KITCHEN ISLAND
• QUARTZ COUNTERTOPS
• TILE PLANK FLOORING
• VAULTED CEILINGS

Property features AI

Finance

• Other: Property type: Residential, single family; Zoning: RSF3.5; Lot size: 0.23 acres (about 0 to less than 1/4 acre)
• HOA & community: No association listed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single family residence; One story; Southwest facing; Under construction (projected completion May 1, 2027)
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; New construction; Builder: Coaston Homes (Windsor model); Builder license CBC1262095; Permit number 20260101538; Built/area details provided by builder/appraiser
• Exterior features: Paved road access; Lot dimensions approximately 80 x 125

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Solid surface counters
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Solid surface counters; Split bedroom layout; Vaulted ceilings; Walk-in closets
• Laundry & utility: Washer; Dryer; Laundry closet

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $291k.

Deal economics

• At list price, monthly cash flow is $-376 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (18.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (26.0% below list).
• Recommended offer: $215k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.8% 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: Liberty Elementary School (math 56% / reading 56%, grade C+, #832 of 2,144 statewide, top 40%, 622 students, 56% FRL); Murdock Middle School (math 50% / reading 45%, grade C-, #288 of 571 statewide, top 51%, 577 students, 56% FRL); Port Charlotte High School (math 23% / reading 38%, grade F, #434 of 667 statewide, top 66%, 1,649 students, 43% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents falling (-3.5%/yr); 695 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 33% of the median local income ($78k/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 37 days — a 3% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $16k; list at $291k implies a 1719% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,376 (26.0% 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 37 days. Have you received any prior offers? Is the seller open to a 26% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.74% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.56%
• DSCR: 0.80
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -29.3%
• Equity multiple: 0.05×
• Total profit: $-77,336
• Equity at exit: $43,388

10-year hold

• IRR: -48.8%
• Equity multiple: -0.50×
• Total profit: $-122,270
• Equity at exit: $25,159

Cash invested: $81,477 (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 33954

• Home prices YoY: -13.3%
• Rents YoY: -3.5%
• Active inventory: 695
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,154 high
• Mortgage (P&I): −$1,526
• Tax est. 1.5%: −$364 /mo · $4,365/yr
• Insurance: −$121
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-376

Break-even live

Break-even rent $2,630

Max offer price $236,589

Occupancy floor —

Sensitivity live

Price	-10% $-175	-5% $-275	+0% $-376	+5% $-477	+10% $-577
Rent	-10% $-546	-5% $-461	+0% $-376	+5% $-291	+10% $-206
Rate	-1.0pp $-229	-0.5pp $-302	base $-376	+0.5pp $-451	+1.0pp $-528

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: $72,748
• Closing costs: $8,730
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 Bamboo Dr Port Charlotte, FL	3.0	2.0	1200	$2,300	$1.92	23d	1	0.11mi
232 Bamboo Dr Unit A Port Charlotte, FL	3.0	2.0	1018	$1,395	$1.37	15d	1	0.19mi
385 Bowman Ter Unit 387 Port Charlotte, FL	3.0	2.0	1200	$1,900	$1.58	23d	1	0.31mi
15476 Chamberlain Blvd Port Charlotte, FL	3.0	2.0	1521	$2,159	$1.42	15d	1	0.57mi
96 Westview Pl Port Charlotte, FL	1.0–3.0	1.0–2.0	1120	$2,303	$2.06	15d	38	0.59mi
1080 West Port Blvd Port Charlotte, FL	3.0	1.0–2.0	935	$2,061	$2.20	15d	25	0.91mi
16325 Franklin Ave Port Charlotte, FL	1.0–3.0	1.0–2.0	989	$1,904	$1.92	15d	30	1.01mi
16466 Bauers Ave Port Charlotte, FL	3.0	2.0	1610	$2,100	$1.30	23d	1	1.05mi
73 Flamingo Blvd Port Charlotte, FL	3.0	2.0	1656	$2,150	$1.30	23d	1	1.20mi
470 Venango St Port Charlotte, FL	3.0	2.0	1234	$1,900	$1.54	15d	1	1.22mi
17031 Hillsborough Blvd Port Charlotte, FL	3.0	2.0	1751	$1,850	$1.06	23d	1	1.27mi
17070 Byron Ave Unit 17072 Port Charlotte, FL	3.0	2.0	1162	$1,625	$1.40	23d	1	1.37mi
1394 Sunset Preserve Way Port Charlotte, FL	3.0	2.0	1857	$2,445	$1.32	15d	1	1.38mi

Listing history 13 events

1. 2026-05-21
   price $290,990
2. 2026-05-13
   price $292,990
3. 2026-04-14
   listed $294,990 Active
4. 2025-12-27
   soldstatus $16,000
5. 2025-12-23
   soldstatus $16,000 Closed 305-char remark

   Show marketing remark (305 chars)

   Nice building lot in the north Port Charlotte area close to North Port. Lot is located outside of the flood zone in zone X. Lot is zoned for single family development and is 80x125. Central water is available along with power. Septic required. Great area to build your next house or use as an investment.

6. 2025-11-05
   historical 305-char remark

   Show marketing remark (305 chars)

   Nice building lot in the north Port Charlotte area close to North Port. Lot is located outside of the flood zone in zone X. Lot is zoned for single family development and is 80x125. Central water is available along with power. Septic required. Great area to build your next house or use as an investment.

7. 2025-11-03
   listed $18,000 305-char remark

   Show marketing remark (305 chars)

   Nice building lot in the north Port Charlotte area close to North Port. Lot is located outside of the flood zone in zone X. Lot is zoned for single family development and is 80x125. Central water is available along with power. Septic required. Great area to build your next house or use as an investment.

8. 2009-06-19
   soldstatus $211,000
9. 2007-06-28
   listed $20,900
10. 2004-11-03
    soldstatus $932,100
11. 2004-08-26
    soldstatus $19,900
12. 2004-06-21
    listed $19,900
13. 2004-04-27
    soldstatus $19,500

ⓘ 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 7/10 Severe FEMA zone X (shaded) · 92% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,845
• − Mortgage interest: −$16,300
• − Property taxes: −$4,365
• − Insurance: −$2,252
• − Repairs & maintenance: −$2,068
• − Management: −$2,068
• − Depreciation: −$8,465
• Taxable loss: −$9,673
• Est. tax savings @ 24.0%: +$2,321
• After-tax cash flow: $-2,190/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): 11,193
• Household income: $78,288
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 263.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 12% Two or more races 10% Black 9%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Lithuanian 5% Romanian 3% Subsaharan African 2%
• Foreign-born: 14% · Canada
• Languages at home: 86% English-only · Spanish 7% Russian/Polish/Slavic 3% French/Haitian/Cajun 2%

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: ▼ -51.25%
• Current HPI: 335.3128
• Rent YoY: ▼ -3.48%
• 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

+1392.3% since first listed

13 events — show timeline

• 2026-05-21 Price Changed $290,990 Stellar MLS as Distributed by MLS Grid
• 2026-05-13 Price Changed $292,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Listed $294,990 Stellar MLS as Distributed by MLS Grid
• 2025-12-27 Sold (Public Records) $16,000 Public Records
• 2025-12-23 Sold (MLS) $16,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-03 Listed $18,000 Stellar MLS as Distributed by MLS Grid
• 2009-06-19 Sold (Public Records) $211,000 Public Records
• 2007-06-28 Listed $20,900 Stellar MLS as Distributed by MLS Grid
• 2004-11-03 Sold (Public Records) $932,100 Public Records
• 2004-08-26 Sold (MLS) $19,900 Stellar MLS as Distributed by MLS Grid
• 2004-06-21 Listed $19,900 Stellar MLS as Distributed by MLS Grid
• 2004-04-27 Sold (Public Records) $19,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $372 · -25.6% YoY. Source: county tax records.