8186 Boca Grande Ave · North Port, FL 34287

$305,000

3 bd · 2.0 ba · 1,490 sqft · SingleFamily public records · 71 Days on market

Built 1973 8,657 sqft lot $205/sqft · 27% below area Est $416k · 27% 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 +15.0/15.0
• Cash flow +8.3/30.0
• Schools +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

So you want to live in a featureless gray box? This would not be that. This beautiful home embraces all the tropical warmth and color that you came to Florida for. Years of devoted gardening have graced the very private yard around the sparkling pool with fragrant flowers and foliage that would rival Eden. This home meanders through and incorporates private spaces of repose with open areas for entertainment. This worry free home is on public water and sewer, and all the major systems have been recently replaced. Both AC's were replaced in 2020 and 2021, respectively; the roof was replaced in 2023; the pool pump is new; the two-car carport roof is new; plus the electrical has been updated. Talk about worry free. .. this home is in an X flood zone. The owner's suite has sliders out to the pool in addition to a walk in shower for the ultimate convenience. Did I say Convenience? Yup--public transportation; Warm Mineral Springs; I75; Tamiami Trail; parks; shopping; excellent schools; Cool Today Park; dining and beaches are all within minutes. You're welcome.

Key facts

• 8,657 sq ft lot
• 2 parking spots
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-279 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (34.5% below list).
• Recommended offer: $200k (34.5% below list) — sets the bar for 1% rule.
• 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.
• 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.
• Market conditions: Rents flat; 852 active listings in the ZIP; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 38% 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 $9k 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 71 days — a 6% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $92k; list at $305k implies a 230% 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 $199,808 (34.5% 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 71 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.66% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.92%
• DSCR: 0.83
• GRM: 12.7

CMA / ARV

• ARV (median comp): $415,844
• List price: $305,000
• Delta: -26.66%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.26% rent growth · sell at horizon

5-year hold

• IRR: -25.6%
• Equity multiple: 0.15×
• Total profit: $-72,678
• Equity at exit: $45,476

10-year hold

• IRR: -31.9%
• Equity multiple: -0.26×
• Total profit: $-107,498
• Equity at exit: $26,371

Cash invested: $85,400 (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 34287

• Home prices YoY: -20.1%
• Rents YoY: 0.3%
• Active inventory: 852
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,998 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$131 /mo · $1,571/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-279

Break-even live

Break-even rent $2,351

Max offer price $255,714

Occupancy floor —

Sensitivity live

Price	-10% $-106	-5% $-193	+0% $-279	+5% $-365	+10% $-452
Rent	-10% $-437	-5% $-358	+0% $-279	+5% $-200	+10% $-121
Rate	-1.0pp $-125	-0.5pp $-201	base $-279	+0.5pp $-358	+1.0pp $-438

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $305,000 Active 71 DOM
2. 2026-06-17
   days on market $305,000 Active 70 DOM
3. 2026-06-16
   days on market $305,000 Active 69 DOM
4. 2026-06-15
   days on market $305,000 Active 68 DOM
5. 2026-06-13
   days on market $305,000 Active 66 DOM
6. 2026-06-13
   days on market $305,000 Active 65 DOM
7. 2026-06-10
   days on market $305,000 Active 63 DOM
8. 2026-06-09
   days on market $305,000 Active 62 DOM
9. 2026-06-08
   days on market $305,000 Active 61 DOM
10. 2026-06-08
    days on market $305,000 Active 60 DOM
11. 2026-06-05
    days on market $305,000 Active 57 DOM
12. 2026-06-03
    days on market $305,000 Active 56 DOM
13. 2026-06-02
    days on market $305,000 Active 55 DOM
14. 2026-06-01
    days on market $305,000 Active 54 DOM
15. 2026-05-31
    days on market $305,000 Active 53 DOM
16. 2026-04-08
    listed $305,000 Active 1069-char remark

    Show marketing remark (1069 chars)

    So you want to live in a featureless gray box? This would not be that. This beautiful home embraces all the tropical warmth and color that you came to Florida for. Years of devoted gardening have graced the very private yard around the sparkling pool with fragrant flowers and foliage that would rival Eden. This home meanders through and incorporates private spaces of repose with open areas for entertainment. This worry free home is on public water and sewer, and all the major systems have been recently replaced. Both AC's were replaced in 2020 and 2021, respectively; the roof was replaced in 2023; the pool pump is new; the two-car carport roof is new; plus the electrical has been updated. Talk about worry free. .. this home is in an X flood zone. The owner's suite has sliders out to the pool in addition to a walk in shower for the ultimate convenience. Did I say Convenience? Yup--public transportation; Warm Mineral Springs; I75; Tamiami Trail; parks; shopping; excellent schools; Cool Today Park; dining and beaches are all within minutes. You're welcome.

17. 2026-03-31
    historical
18. 2025-09-29
    listed $310,000 Active
19. 1999-09-30
    soldstatus $92,300

ⓘ 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: $1,571 · $131/mo
• Projected year-2 tax: $2,532 · $211/mo
• Expected delta: +$960/yr (+$80/mo · 61.1%)

ⓘ 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) · 55% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $23,977
• − Mortgage interest: −$17,085
• − Property taxes: −$1,571
• − Insurance: −$1,525
• − Repairs & maintenance: −$1,918
• − Management: −$1,918
• − Depreciation: −$8,873
• Taxable loss: −$8,913
• Est. tax savings @ 24.0%: +$2,139
• After-tax cash flow: $-1,209/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

+230.4% since first listed

4 events — show timeline

• 2026-04-08 Listed $305,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-29 Listed $310,000 Stellar MLS as Distributed by MLS Grid
• 1999-09-30 Sold (Public Records) $92,300 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,571 · +7.6% YoY. Source: county tax records.