6452 Fleetwood Ct · North Port, FL 34287

$72,500

2 bd · 2.0 ba · 732 sqft · Manufactured public records · 138 Days on market

Built 1971 4,199 sqft lot $202/mo HOA · 13% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• 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

Located in a Wonderful gated community, Holiday Park is a mobile home community in North Port. Close to shopping, restaurants and parks, its' a great area to live in. Beaches, boating, bike/walking paths and neighboring small towns are a short ride away. This 1971, single wide, 2 bedroom, 2 bathroom, 1 car carport home with a screened lanai and storage/flex room is situated on a cul De sac in the center of the west section of the park with a green space for the backyard. Not far from the amenities Center, you can join friends to play shuffle board, patriciate in scheduled activities or chill in the community pool. There is something for everyone! Glance through the "What's Up Holiday Park" magazine when you tour this lovely home. There is 732sf of living space with a split floorplan, new LVP flooring along with ceiling fans in most of the rooms. You enter from the Lanai into the Living Room and Kitchen space. The Living room has windows on 2 walls, the Kitchen has been updated with newly replaced flooring, counters, cabinets, and microwave. The Primary bedroom is off of the Living room with a private bathroom that has a walk in shower. The 2nd bedroom and guest bathroom are off of the Kitchen. There is a tub/shower, additional cabinet storage and tile flooring. The 12.6x108 Lanai is screened and offers great outdoor living space. The storage/flex space is off of the Lanai. There is also another storage unit on the side of the home. The Special District fee, $2340) is paid with the tax bill. A special District differs from a community that owns shares or rents the land because they own the property their home sits on. That fee covers the amenities, lawn mowing and 1st come use of RV storage. There is no HOA fee in this community. Come see this lovely affordable home, check out this active, friendly community and fall in love!

Key facts

• Gated community
• Green space
• Community pool

Tags

• GATED COMMUNITY
• SCREENED LANAI
• STORAGE FLEX ROOM
• CUL DE SAC
• GREEN SPACE
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $72k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $501 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.3% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 $35k; list at $72k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 2.16% ✓
• Cap rate: 15.10%
• Cash-on-cash: 31.44%
• DSCR: 2.40
• GRM: 3.9

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: 17.7%
• Equity multiple: 1.68×
• Total profit: $13,886
• Equity at exit: $10,810

10-year hold

• IRR: 23.6%
• Equity multiple: 2.71×
• Total profit: $34,730
• Equity at exit: $6,268

Cash invested: $20,300 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,563 medium
• Mortgage (P&I): −$380
• Tax est. 1.5%: −$91 /mo · $1,088/yr
• Insurance: −$30
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$202
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $465

Break-even live

Break-even rent $974

Max offer price $72,500

Occupancy floor 65%

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $202 · $2,424/yr
• Likely covers: poolsecurity

Listing history 29 events

1. 2026-06-18
   days on market $72,500 Active 138 DOM
2. 2026-06-17
   days on market $72,500 Active 137 DOM
3. 2026-06-16
   days on market $72,500 Active 136 DOM
4. 2026-06-15
   days on market $72,500 Active 135 DOM
5. 2026-06-13
   days on market $72,500 Active 133 DOM
6. 2026-06-13
   days on market $72,500 Active 132 DOM
7. 2026-06-10
   days on market $72,500 Active 130 DOM
8. 2026-06-09
   days on market $72,500 Active 129 DOM
9. 2026-06-08
   days on market $72,500 Active 128 DOM
10. 2026-06-08
    days on market $72,500 Active 127 DOM
11. 2026-06-05
    days on market $72,500 Active 124 DOM
12. 2026-06-03
    days on market $72,500 Active 123 DOM
13. 2026-06-02
    days on market $72,500 Active 122 DOM
14. 2026-06-01
    days on market $72,500 Active 121 DOM
15. 2026-05-31
    days on market $72,500 Active 120 DOM
16. 2026-04-06
    status Active 1868-char remark

    Show marketing remark (1868 chars)

    Located in a Wonderful gated community, Holiday Park is a mobile home community in North Port. Close to shopping, restaurants and parks, its' a great area to live in. Beaches, boating, bike/walking paths and neighboring small towns are a short ride away. This 1971, single wide, 2 bedroom, 2 bathroom, 1 car carport home with a screened lanai and storage/flex room is situated on a cul De sac in the center of the west section of the park with a green space for the backyard. Not far from the amenities Center, you can join friends to play shuffle board, patriciate in scheduled activities or chill in the community pool. There is something for everyone! Glance through the "What's Up Holiday Park" magazine when you tour this lovely home. There is 732sf of living space with a split floorplan, new LVP flooring along with ceiling fans in most of the rooms. You enter from the Lanai into the Living Room and Kitchen space. The Living room has windows on 2 walls, the Kitchen has been updated with newly replaced flooring, counters, cabinets, and microwave. The Primary bedroom is off of the Living room with a private bathroom that has a walk in shower. The 2nd bedroom and guest bathroom are off of the Kitchen. There is a tub/shower, additional cabinet storage and tile flooring. The 12.6x108 Lanai is screened and offers great outdoor living space. The storage/flex space is off of the Lanai. There is also another storage unit on the side of the home. The Special District fee, $2340) is paid with the tax bill. A special District differs from a community that owns shares or rents the land because they own the property their home sits on. That fee covers the amenities, lawn mowing and 1st come use of RV storage. There is no HOA fee in this community. Come see this lovely affordable home, check out this active, friendly community and fall in love!

17. 2026-03-25
    status Pending 1868-char remark

    Show marketing remark (1868 chars)

    Located in a Wonderful gated community, Holiday Park is a mobile home community in North Port. Close to shopping, restaurants and parks, its' a great area to live in. Beaches, boating, bike/walking paths and neighboring small towns are a short ride away. This 1971, single wide, 2 bedroom, 2 bathroom, 1 car carport home with a screened lanai and storage/flex room is situated on a cul De sac in the center of the west section of the park with a green space for the backyard. Not far from the amenities Center, you can join friends to play shuffle board, patriciate in scheduled activities or chill in the community pool. There is something for everyone! Glance through the "What's Up Holiday Park" magazine when you tour this lovely home. There is 732sf of living space with a split floorplan, new LVP flooring along with ceiling fans in most of the rooms. You enter from the Lanai into the Living Room and Kitchen space. The Living room has windows on 2 walls, the Kitchen has been updated with newly replaced flooring, counters, cabinets, and microwave. The Primary bedroom is off of the Living room with a private bathroom that has a walk in shower. The 2nd bedroom and guest bathroom are off of the Kitchen. There is a tub/shower, additional cabinet storage and tile flooring. The 12.6x108 Lanai is screened and offers great outdoor living space. The storage/flex space is off of the Lanai. There is also another storage unit on the side of the home. The Special District fee, $2340) is paid with the tax bill. A special District differs from a community that owns shares or rents the land because they own the property their home sits on. That fee covers the amenities, lawn mowing and 1st come use of RV storage. There is no HOA fee in this community. Come see this lovely affordable home, check out this active, friendly community and fall in love!

18. 2026-01-18
    listed $72,500 Active 1868-char remark

    Show marketing remark (1868 chars)

    Located in a Wonderful gated community, Holiday Park is a mobile home community in North Port. Close to shopping, restaurants and parks, its' a great area to live in. Beaches, boating, bike/walking paths and neighboring small towns are a short ride away. This 1971, single wide, 2 bedroom, 2 bathroom, 1 car carport home with a screened lanai and storage/flex room is situated on a cul De sac in the center of the west section of the park with a green space for the backyard. Not far from the amenities Center, you can join friends to play shuffle board, patriciate in scheduled activities or chill in the community pool. There is something for everyone! Glance through the "What's Up Holiday Park" magazine when you tour this lovely home. There is 732sf of living space with a split floorplan, new LVP flooring along with ceiling fans in most of the rooms. You enter from the Lanai into the Living Room and Kitchen space. The Living room has windows on 2 walls, the Kitchen has been updated with newly replaced flooring, counters, cabinets, and microwave. The Primary bedroom is off of the Living room with a private bathroom that has a walk in shower. The 2nd bedroom and guest bathroom are off of the Kitchen. There is a tub/shower, additional cabinet storage and tile flooring. The 12.6x108 Lanai is screened and offers great outdoor living space. The storage/flex space is off of the Lanai. There is also another storage unit on the side of the home. The Special District fee, $2340) is paid with the tax bill. A special District differs from a community that owns shares or rents the land because they own the property their home sits on. That fee covers the amenities, lawn mowing and 1st come use of RV storage. There is no HOA fee in this community. Come see this lovely affordable home, check out this active, friendly community and fall in love!

19. 2017-03-30
    soldstatus $35,000 Sold 465-char remark

    Show marketing remark (465 chars)

    PRICE REDUCED!!! Affordable home on Deeded Land in Holiday Park. 2 Bedroom, 2 Bath with enclosed Florida Room in the NO PET Section on a cul-de-sac. Fully furnished and move-in ready for your convenience. Come and enjoy all the amenities offered i. e. , 2 swimming pools, tennis courts, racquetball, bocce, shuffleboard, horseshoes, laundry facilities and so much more. Near restaurants, beaches, shopping and churches. Make this home your place in sunny Florida!!!

20. 2017-02-13
    status Pending 465-char remark

    Show marketing remark (465 chars)

    PRICE REDUCED!!! Affordable home on Deeded Land in Holiday Park. 2 Bedroom, 2 Bath with enclosed Florida Room in the NO PET Section on a cul-de-sac. Fully furnished and move-in ready for your convenience. Come and enjoy all the amenities offered i. e. , 2 swimming pools, tennis courts, racquetball, bocce, shuffleboard, horseshoes, laundry facilities and so much more. Near restaurants, beaches, shopping and churches. Make this home your place in sunny Florida!!!

21. 2017-01-27
    price $55,000 465-char remark

    Show marketing remark (465 chars)

    PRICE REDUCED!!! Affordable home on Deeded Land in Holiday Park. 2 Bedroom, 2 Bath with enclosed Florida Room in the NO PET Section on a cul-de-sac. Fully furnished and move-in ready for your convenience. Come and enjoy all the amenities offered i. e. , 2 swimming pools, tennis courts, racquetball, bocce, shuffleboard, horseshoes, laundry facilities and so much more. Near restaurants, beaches, shopping and churches. Make this home your place in sunny Florida!!!

22. 2016-11-28
    price $60,000 465-char remark

    Show marketing remark (465 chars)

    PRICE REDUCED!!! Affordable home on Deeded Land in Holiday Park. 2 Bedroom, 2 Bath with enclosed Florida Room in the NO PET Section on a cul-de-sac. Fully furnished and move-in ready for your convenience. Come and enjoy all the amenities offered i. e. , 2 swimming pools, tennis courts, racquetball, bocce, shuffleboard, horseshoes, laundry facilities and so much more. Near restaurants, beaches, shopping and churches. Make this home your place in sunny Florida!!!

23. 2016-10-19
    price $64,500 465-char remark

    Show marketing remark (465 chars)

    PRICE REDUCED!!! Affordable home on Deeded Land in Holiday Park. 2 Bedroom, 2 Bath with enclosed Florida Room in the NO PET Section on a cul-de-sac. Fully furnished and move-in ready for your convenience. Come and enjoy all the amenities offered i. e. , 2 swimming pools, tennis courts, racquetball, bocce, shuffleboard, horseshoes, laundry facilities and so much more. Near restaurants, beaches, shopping and churches. Make this home your place in sunny Florida!!!

24. 2016-08-03
    listed $67,500 Active 465-char remark

    Show marketing remark (465 chars)

    PRICE REDUCED!!! Affordable home on Deeded Land in Holiday Park. 2 Bedroom, 2 Bath with enclosed Florida Room in the NO PET Section on a cul-de-sac. Fully furnished and move-in ready for your convenience. Come and enjoy all the amenities offered i. e. , 2 swimming pools, tennis courts, racquetball, bocce, shuffleboard, horseshoes, laundry facilities and so much more. Near restaurants, beaches, shopping and churches. Make this home your place in sunny Florida!!!

25. 2014-03-31
    soldstatus $35,000 Sold
26. 2014-02-14
    listed $39,900
27. 2009-09-01
    listed $47,500
28. 1992-11-24
    soldstatus $12,500
29. 1971-07-01
    soldstatus $12,500

ⓘ 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 8/10 Severe FEMA zone X (shaded) · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $18,757
• − Mortgage interest: −$4,061
• − Property taxes: −$1,088
• − Insurance: −$1,160
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − HOA: −$2,424
• − Depreciation: −$2,109
• Taxable income: $4,915
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $4,405/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
• 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

+480.0% since first listed

14 events — show timeline

• 2026-04-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-18 Listed $72,500 Stellar MLS as Distributed by MLS Grid
• 2017-03-30 Sold (MLS) $35,000 Stellar MLS as Distributed by MLS Grid
• 2017-02-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-01-27 Price Changed $55,000 Stellar MLS as Distributed by MLS Grid
• 2016-11-28 Price Changed $60,000 Stellar MLS as Distributed by MLS Grid
• 2016-10-19 Price Changed $64,500 Stellar MLS as Distributed by MLS Grid
• 2016-08-03 Listed $67,500 Stellar MLS as Distributed by MLS Grid
• 2014-03-31 Sold (MLS) $35,000 Stellar MLS as Distributed by MLS Grid
• 2014-02-14 Listed $39,900 Stellar MLS as Distributed by MLS Grid
• 2009-09-01 Listed $47,500 Stellar MLS as Distributed by MLS Grid
• 1992-11-24 Sold (Public Records) $12,500 Public Records
• 1971-07-01 Sold (Public Records) $12,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $4,187 · +2.0% YoY. Source: county tax records.