5064 Montego Ln · North Port, FL 33981

$250,000

3 bd · 2.0 ba · 1,620 sqft · SingleFamily public records · 6 Days on market

Built 1999 10,058 sqft lot Est $334k · 25% under

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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).

• Cash flow +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• Schools +4.6/10.0
• 1% rule +4.4/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. One-owner home ready for its next chapter! Priced to allow you the opportunity to add your own personal touches and updates, this well-maintained property offers a spacious split-bedroom floor plan with tall ceilings that create an open and airy feel throughout. The kitchen features plenty of workspace and storage, along with a breakfast bar, breakfast nook, and separate dining room, providing multiple options for dining and entertaining. Important updates include a 2020 roof and 2024 HVAC system for added peace of mind. Situated on public water and located in an X flood zone, this home also offers convenient access to a nearby community boat ramp, ma

Key facts

• Breakfast nook
• Tall ceilings
• Separate dining room

Tags

• SPLIT-BEDROOM FLOOR PLAN
• TALL CEILINGS
• BREAKFAST BAR
• BREAKFAST NOOK
• SEPARATE DINING ROOM
• 2020 ROOF

Property features AI

Finance

• Other: Residential zoning (RSF3.5)
• HOA & community: No HOA association indicated

Exterior

• Parking: Converted garage
• Utilities: Public water; Septic sewer; Cable connected
• Home design: Single Family Residence; One story; Faces southwest; Homestead Exemption
• Construction: Block construction; Shingle roof; Slab foundation; Built on a 0.23-acre lot
• Exterior features: Hurricane shutters; Asphalt road access

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (5.8% below list).
• Recommended offer: $235k (5.8% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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; 17 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).
• This rent runs 34% 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 $8k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $14k; list at $250k implies a 1725% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $235,414 (5.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.94% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.90%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $333,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4510 Burns Ter	0.19mi	3/2.0	1,631 (+1%)	11mo	$447,000	$274	81
5130 Plateau	0.13mi	3/2.0	1,663 (+3%)	16mo	$329,900	$198	76
12152 Gordon Ave	0.35mi	3/2.0	1,540 (-5%)	1mo	$329,600	$214	74
4340 Kennel St	0.50mi	3/2.0	1,640 (+1%)	7mo	$290,000	$177	69
12199 Storke Ave	0.27mi	3/2.0	1,687 (+4%)	15mo	$329,000	$195	68
12202 Moore Ct	0.63mi	3/2.0	1,648 (+2%)	2mo	$334,900	$203	66
4584 Opel Ter	0.22mi	3/2.0	1,550 (-4%)	22mo	$302,990	$195	64
12075 Duval Blvd	0.46mi	3/2.0	1,524 (-6%)	14mo	$425,000	$279	57
4375 Callaway St	0.68mi	4/2.5 (+1)	1,695 (+5%)	6mo	$349,000	$206	49
5408 Murphy St	0.69mi	3/2.0	1,782 (+10%)	3mo	$396,780	$223	48
5268 Wentworth Rd	0.42mi	4/2.0 (+1)	1,499 (-8%)	20mo	$305,000	$203	46
13088 Proctor Ave	0.57mi	2/2.0 (-1)	1,410 (-13%)	13mo	$295,000	$209	36

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: -6.3%
• Equity multiple: 0.76×
• Total profit: $-16,802
• Equity at exit: $37,276

10-year hold

• IRR: 5.7%
• Equity multiple: 1.46×
• Total profit: $32,449
• Equity at exit: $21,615

Cash invested: $70,000 (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 33981

• Home prices YoY: -7.5%
• Rents YoY: 5.3%
• Active inventory: 2188
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,354 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$159 /mo · $1,902/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $286

Break-even live

Break-even rent $1,992

Max offer price $250,000

Occupancy floor 83%

Sensitivity live

Price	-10% $428	-5% $357	+0% $286	+5% $215	+10% $145
Rent	-10% $100	-5% $193	+0% $286	+5% $379	+10% $472
Rate	-1.0pp $412	-0.5pp $350	base $286	+0.5pp $221	+1.0pp $155

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5311 Levy Ln Port Charlotte, FL	3.0	2.0	1192	$1,850	$1.55	14d	1	0.46mi
6464 David Blvd Port Charlotte, FL	3.0	2.0	1613	$1,716	$1.06	22d	1	0.47mi
12174 Terkelsen Ave Port Charlotte, FL	3.0	2.0	1400	$3,200	$2.29	22d	1	0.51mi
12884 Bacchus Rd Port Charlotte, FL	3.0	2.0	1092	$2,300	$2.11	22d	1	0.66mi
5496 Brussels Ter Port Charlotte, FL	3.0	2.0	1400	$3,900	$2.79	22d	1	0.70mi
12129 Grosspoint Ave Port Charlotte, FL	3.0	2.0	1388	$2,300	$1.66	22d	1	0.75mi
12032 Edwards Rd Port Charlotte, FL	3.0	2.0	1723	$1,869	$1.08	14d	1	0.79mi
5498 Montego Ln Port Charlotte, FL	2.0	2.0	1070	$1,695	$1.58	22d	1	0.80mi
4154 Jennings Blvd Port Charlotte, FL	3.0	2.0	1554	$3,900	$2.51	22d	1	1.01mi
6795 David Blvd Apt A Port Charlotte, FL	2.0	1.0	1127	$1,375	$1.22	22d	1	1.07mi
3595 Gillot Blvd Port Charlotte, FL	3.0	2.0	1612	$1,766	$1.10	14d	1	1.17mi
13184 Eureka Cir Port Charlotte, FL	3.0	2.0	1640	$2,300	$1.40	22d	1	1.20mi
12223 Maltz Ave Unit 12223 Port Charlotte, FL	3.0	2.0	1162	$1,647	$1.42	22d	1	1.28mi
12223 Maltz Ave Unit 12225" Port Charlotte, FL	3.0	2.0	1162	$1,649	$1.42	22d	1	1.28mi
13280 Foresman Blvd Port Charlotte, FL	3.0	2.0	1500	$2,800	$1.87	14d	1	1.29mi
3522 Gillot Blvd Port Charlotte, FL	4.0	2.0	1499	$1,799	$1.20	22d	1	1.31mi
6193 Seaport St Port Charlotte, FL	3.0	2.0	1613	$1,966	$1.22	14d	1	1.42mi

Listing history 6 events

1. 2026-06-15
   statusdays on market $250,000 Pending 6 DOM
2. 2026-06-14
   days on market $250,000 Active 5 DOM
3. 2026-06-13
   days on market $250,000 Active 4 DOM
4. 2026-06-10
   days on market $250,000 Active 2 DOM
5. 2026-06-09
   remarks 699-char remark
6. 2026-06-09
   listed $250,000 Active 1 DOM

ⓘ 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: $1,902 · $159/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$173/yr (+$14/mo · 9.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 57% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,250
• − Mortgage interest: −$14,004
• − Property taxes: −$1,902
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,260
• − Management: −$2,260
• − Depreciation: −$7,273
• Taxable loss: −$699
• Est. tax savings @ 24.0%: +$168
• After-tax cash flow: $3,601/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

+1724.8% since first listed

2 events — show timeline

• 2026-06-08 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 1995-10-04 Sold (Public Records) $13,700 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,902 · +3.0% YoY. Source: county tax records.