2583 Wilburn Ter · North Port, FL 34288

$280,000

3 bd · 2.0 ba · 1,762 sqft · SingleFamily public records · 37 Days on market

Built 2006 10,000 sqft lot $159/sqft · 15% below area Est $329k · 15% under

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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).

• ARV discount +14.2/15.0
• Cash flow +8.1/30.0
• Schools +5.4/10.0
• Livability +3.8/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Investment Opportunity: Cashflow & Long-Term Potential! Nicely laid out designed 3-bedroom plus den home located in the thriving city of North Port, FL. An ideal choice for savvy investors or future homeowners planning ahead. Step inside and be welcomed by vaulted ceilings and a spacious, open-concept floor plan designed with entertaining in mind. The heart of the home is a generous great room that flows seamlessly into the dining area and kitchen. Ample cabinetry and a breakfast bar make this kitchen truly perfect for hosting. Situated in a highly desirable North Port neighborhood. - Just minutes from shopping and dining. The split-bedroom layout ensures privacy for the master suite,

Key facts

• Ample cabinetry
• Screened-in patio
• Great room

Tags

• VAULTED CEILINGS
• OPEN-CONCEPT FLOOR PLAN
• GREAT ROOM
• AMPLE CABINETRY
• BREAKFAST BAR
• SCREENED-IN PATIO

Property features AI

Finance

• Other: Unfurnished; No lease restrictions indicated; Zoned RSF2

Exterior

• Parking: Attached 2-car garage
• Utilities: Well water; Septic sewer; Electricity connected
• Home design: Single family residence; One story; Faces southeast; Residential property
• Construction: Block construction; Shingle roof; Slab foundation; Built on 0.23-acre lot
• Exterior features: Hurricane shutters; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Split bedroom floorplan; Walk-in closet(s)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-270 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (24.1% below list).
• Recommended offer: $213k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: Atwater Elementary (math 68% / reading 63%, grade B+, #500 of 2,144 statewide, top 24%, 802 students, 65% FRL); Woodland Middle School (math 57% / reading 57%, grade B, #164 of 571 statewide, top 30%, 978 students, 55% 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 58% FRL vs 42% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-5.4%/yr); 1401 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 30% 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.
• 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 37 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $8k; list at $280k implies a 3444% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $212,525 (24.1% 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 24% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.14%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (median comp): $329,021
• List price: $280,000
• Delta: -14.90%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -26.7%
• Equity multiple: 0.12×
• Total profit: $-68,770
• Equity at exit: $41,749

10-year hold

• IRR: -39.0%
• Equity multiple: -0.35×
• Total profit: $-105,950
• Equity at exit: $24,209

Cash invested: $78,400 (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 34288

• Home prices YoY: -12.2%
• Rents YoY: -5.4%
• Active inventory: 1401
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,125 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$364 /mo · $4,370/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-270

Break-even live

Break-even rent $2,467

Max offer price $232,263

Occupancy floor —

Sensitivity live

Price	-10% $-112	-5% $-191	+0% $-270	+5% $-349	+10% $-429
Rent	-10% $-438	-5% $-354	+0% $-270	+5% $-186	+10% $-102
Rate	-1.0pp $-129	-0.5pp $-199	base $-270	+0.5pp $-343	+1.0pp $-417

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Gimli St Port Charlotte, FL	3.0	2.0	1492	$2,400	$1.61	23d	1	1.50mi

Listing history 21 events

1. 2026-06-21
   days on market $280,000 Active 37 DOM
2. 2026-06-18
   days on market $280,000 Active 34 DOM
3. 2026-06-17
   days on market $280,000 Active 33 DOM
4. 2026-06-16
   days on market $280,000 Active 32 DOM
5. 2026-06-15
   days on market $280,000 Active 31 DOM
6. 2026-06-13
   days on market $280,000 Active 29 DOM
7. 2026-06-13
   days on market $280,000 Active 28 DOM
8. 2026-06-10
   days on market $280,000 Active 26 DOM
9. 2026-06-09
   days on market $280,000 Active 25 DOM
10. 2026-06-08
    days on market $280,000 Active 24 DOM
11. 2026-06-08
    days on market $280,000 Active 23 DOM
12. 2026-06-05
    days on market $280,000 Active 20 DOM
13. 2026-06-03
    days on market $280,000 Active 19 DOM
14. 2026-06-02
    days on market $280,000 Active 18 DOM
15. 2026-06-01
    days on market $280,000 Active 17 DOM
16. 2026-05-31
    days on market $280,000 Active 16 DOM
17. 2026-05-15
    listed $280,000 Active 1885-char remark
18. 2023-11-23
    historical $2,100
19. 2023-10-27
    price $2,200
20. 2023-10-14
    listed $2,300
21. 2003-08-27
    soldstatus $7,900

ⓘ 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: $4,370 · $364/mo
• Projected year-2 tax: $4,370 · $364/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,503
• − Mortgage interest: −$15,684
• − Property taxes: −$4,370
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,040
• − Management: −$2,040
• − Depreciation: −$8,145
• Taxable loss: −$8,177
• Est. tax savings @ 24.0%: +$1,963
• After-tax cash flow: $-1,280/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): 18,231
• Household income: $84,211
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 177.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Two or more races 9% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 3%
• Common ancestry: Romanian 7% Lithuanian 4% Hispanic 3%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 85% English-only · Spanish 6% French/Haitian/Cajun 5% Russian/Polish/Slavic 1%

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: ▼ -34.39%
• Current HPI: 248.3322
• Rent YoY: ▼ -5.40%
• 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

+3444.3% since first listed

5 events — show timeline

• 2026-05-15 Listed $280,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-23 Rental Removed $2,100 RENTEC
• 2023-10-27 Price Changed $2,200 RENTEC
• 2023-10-14 Listed for Rent $2,300 RENTEC
• 2003-08-27 Sold (Public Records) $7,900 Public Records

Property tax history

+6.5%/yr

Latest (2025): $4,370 · -4.2% YoY. Source: county tax records.