2422 Roxbury Cir · North Port, FL 34287

$224,999

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 55 Days on market

Built 1979 10,000 sqft lot $25/mo HOA · 1% of rent

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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 +12.8/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• 1% rule +3.8/10.0
• DSCR +3.8/10.0
• 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

Impeccably clean and fully updated three bed, two bath home in the desirable Jockey Club neighborhood. This home has new tile flooring throughout, new cabinets and countertops in kitchen and baths, new AC 2011,new water heater 2018 and fresh paint in and out. A fenced in yard, and a one car garage completes this like new home! This home also comes with an extra parking spot-perfect for your boat or RV. There is a storage shed in back for your lawn equipment or extra toys it even has a separate well for the yard! A community pool and tennis courts are part of this great neighborhood, with a yearly optional membership of only $ 240.00. Welcome Home! THIS HOME WON'T LAST LONG !!! Schedule a showing today.

Key facts

• Stylish cabinetry
• Updated windows
• Tile flooring

Tags

• UPDATED WINDOWS
• STYLISH CABINETRY
• REFRESHED KITCHEN
• STAINLESS STEEL REFRIGERATOR
• MATCHING WHIRLPOOL APPLIANCES
• TILE FLOORING

Property features AI

Finance

• Other: Homestead exemption applied; Property type: Residential — Single family residence; Zoning: RSF2; Lot approx. 0.23 acres (80 x 125)
• HOA & community: HOA: Jockey Club; HOA required; $25 monthly ($300 annually); No pets allowed

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single family residence; One story; Faces northwest
• Construction: Stucco and frame construction; Shingle roof; Built on slab foundation; Building area about 1,578 sq ft
• Exterior features: Greenbelt lot; Asphalt/paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-20 ($-236/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (12.5% below list).
• Recommended offer: $197k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• 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.
• Zoned schools: Glenallen Elementary School (math 54% / reading 54%, grade C, #936 of 2,144 statewide, top 44%, 716 students, 79% FRL); Heron Creek Middle School (math 54% / reading 52%, grade C+, #209 of 571 statewide, top 37%, 902 students, 72% FRL); North Port High School (math 44% / reading 57%, grade D+, #171 of 667 statewide, top 26%, 2,562 students, 54% FRL) — zoned schools average 68% FRL vs 42% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 857 active listings in the ZIP; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 37% 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 $2k of loan paydown is wiped out by about $7k 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 55 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $175k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $196,888 (12.5% 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 55 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.88% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 9.5

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: -20.1%
• Equity multiple: 0.32×
• Total profit: $-42,951
• Equity at exit: $33,548

10-year hold

• IRR: -20.6%
• Equity multiple: 0.06×
• Total profit: $-59,364
• Equity at exit: $19,454

Cash invested: $63,000 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,969 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$276 /mo · $3,317/yr
• Insurance: −$94
• HOA: −$25
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-20

Break-even live

Break-even rent $1,994

Max offer price $221,531

Occupancy floor 96%

Sensitivity live

Price	-10% $108	-5% $44	+0% $-20	+5% $-83	+10% $-147
Rent	-10% $-175	-5% $-97	+0% $-20	+5% $58	+10% $136
Rate	-1.0pp $94	-0.5pp $38	base $-20	+0.5pp $-78	+1.0pp $-137

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: waterpool

Listing history 29 events

1. 2026-06-16
   statusdays on market $224,999 Pending 55 DOM
2. 2026-06-15
   days on market $224,999 Active 54 DOM
3. 2026-06-13
   days on market $224,999 Active 52 DOM
4. 2026-06-13
   days on market $224,999 Active 51 DOM
5. 2026-06-10
   days on market $224,999 Active 49 DOM
6. 2026-06-09
   days on market $224,999 Active 48 DOM
7. 2026-06-08
   days on market $224,999 Active 47 DOM
8. 2026-06-08
   days on market $224,999 Active 46 DOM
9. 2026-06-05
   days on market $224,999 Active 43 DOM
10. 2026-06-03
    days on market $224,999 Active 42 DOM
11. 2026-06-02
    days on market $224,999 Active 41 DOM
12. 2026-06-01
    days on market $224,999 Active 40 DOM
13. 2026-05-31
    days on market $224,999 Active 39 DOM
14. 2026-05-13
    price $229,999 1240-char remark
15. 2026-05-05
    price $234,567 1240-char remark
16. 2026-04-22
    listed $239,900 Active 1240-char remark
17. 2023-08-17
    listed $275,000 Active
18. 2021-01-12
    soldstatus $175,000
19. 2020-12-16
    soldstatus $175,000 Sold

    Show marketing remark (712 chars)

    Impeccably clean and fully updated three bed, two bath home in the desirable Jockey Club neighborhood. This home has new tile flooring throughout, new cabinets and countertops in kitchen and baths, new AC 2011,new water heater 2018 and fresh paint in and out. A fenced in yard, and a one car garage completes this like new home! This home also comes with an extra parking spot-perfect for your boat or RV. There is a storage shed in back for your lawn equipment or extra toys it even has a separate well for the yard! A community pool and tennis courts are part of this great neighborhood, with a yearly optional membership of only $ 240.00. Welcome Home! THIS HOME WON'T LAST LONG !!! Schedule a showing today.

20. 2020-11-02
    status Pending

    Show marketing remark (712 chars)

    Impeccably clean and fully updated three bed, two bath home in the desirable Jockey Club neighborhood. This home has new tile flooring throughout, new cabinets and countertops in kitchen and baths, new AC 2011,new water heater 2018 and fresh paint in and out. A fenced in yard, and a one car garage completes this like new home! This home also comes with an extra parking spot-perfect for your boat or RV. There is a storage shed in back for your lawn equipment or extra toys it even has a separate well for the yard! A community pool and tennis courts are part of this great neighborhood, with a yearly optional membership of only $ 240.00. Welcome Home! THIS HOME WON'T LAST LONG !!! Schedule a showing today.

21. 2020-10-30
    status Active

    Show marketing remark (712 chars)

    Impeccably clean and fully updated three bed, two bath home in the desirable Jockey Club neighborhood. This home has new tile flooring throughout, new cabinets and countertops in kitchen and baths, new AC 2011,new water heater 2018 and fresh paint in and out. A fenced in yard, and a one car garage completes this like new home! This home also comes with an extra parking spot-perfect for your boat or RV. There is a storage shed in back for your lawn equipment or extra toys it even has a separate well for the yard! A community pool and tennis courts are part of this great neighborhood, with a yearly optional membership of only $ 240.00. Welcome Home! THIS HOME WON'T LAST LONG !!! Schedule a showing today.

22. 2020-10-22
    status Pending

    Show marketing remark (712 chars)

    Impeccably clean and fully updated three bed, two bath home in the desirable Jockey Club neighborhood. This home has new tile flooring throughout, new cabinets and countertops in kitchen and baths, new AC 2011,new water heater 2018 and fresh paint in and out. A fenced in yard, and a one car garage completes this like new home! This home also comes with an extra parking spot-perfect for your boat or RV. There is a storage shed in back for your lawn equipment or extra toys it even has a separate well for the yard! A community pool and tennis courts are part of this great neighborhood, with a yearly optional membership of only $ 240.00. Welcome Home! THIS HOME WON'T LAST LONG !!! Schedule a showing today.

23. 2020-10-21
    listed $169,000 Active

    Show marketing remark (712 chars)

    Impeccably clean and fully updated three bed, two bath home in the desirable Jockey Club neighborhood. This home has new tile flooring throughout, new cabinets and countertops in kitchen and baths, new AC 2011,new water heater 2018 and fresh paint in and out. A fenced in yard, and a one car garage completes this like new home! This home also comes with an extra parking spot-perfect for your boat or RV. There is a storage shed in back for your lawn equipment or extra toys it even has a separate well for the yard! A community pool and tennis courts are part of this great neighborhood, with a yearly optional membership of only $ 240.00. Welcome Home! THIS HOME WON'T LAST LONG !!! Schedule a showing today.

24. 2008-01-28
    soldstatus $72,500
25. 2008-01-23
    soldstatus $72,500
26. 2007-09-18
    listed $74,900
27. 2007-09-18
    listed $74,900
28. 2003-12-03
    soldstatus $102,000
29. 1997-06-06
    soldstatus $50,000

ⓘ 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: $3,317 · $276/mo
• Projected year-2 tax: $3,317 · $276/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 5/10 Major FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,627
• − Mortgage interest: −$12,603
• − Property taxes: −$3,317
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − HOA: −$300
• − Depreciation: −$6,545
• Taxable loss: −$4,044
• Est. tax savings @ 24.0%: +$971
• After-tax cash flow: $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

+350.0% since first listed

18 events — show timeline

• 2026-06-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-29 Price Changed $224,999 Stellar MLS as Distributed by MLS Grid
• 2026-05-13 Price Changed $229,999 Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Price Changed $234,567 Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Listed $239,900 Stellar MLS as Distributed by MLS Grid
• 2023-08-17 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2021-01-12 Sold (Public Records) $175,000 Public Records
• 2020-12-16 Sold (MLS) $175,000 Stellar MLS as Distributed by MLS Grid
• 2020-11-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-10-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-10-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-10-21 Listed $169,000 Stellar MLS as Distributed by MLS Grid
• 2008-01-28 Sold (MLS) $72,500 Stellar MLS as Distributed by MLS Grid
• 2008-01-23 Sold (MLS) $72,500 Stellar MLS as Distributed by MLS Grid
• 2007-09-18 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 2007-09-18 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 2003-12-03 Sold (Public Records) $102,000 Public Records
• 1997-06-06 Sold (Public Records) $50,000 Public Records

Property tax history

+13.5%/yr

Latest (2025): $3,317 · -4.1% YoY. Source: county tax records.