1008 Campbell St · North Port, FL 33953

$220,000

4 bd · 2.0 ba · 2,052 sqft · Land public records · 37 Days on market

Built 2024 0.59 ac lot

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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 +4.6/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +0.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a TWO LOTS combined offer over a half-acre total. Great location for easy access any direction. Yet very nice area with little traffic daily. Location quiet suburban setting featuring short distance to North Port, Pt Charlotte, Rotonda, and Englewood. Also, Boca Grande and Englewood beaches less than an hour drive! Other travel notes are superb golf courses minutes away from this property. Located within 3 miles of shops, restaurants, Charlotte County fairgrounds, and Charlotte Sports Park is the stadium for Tampa Bay Rays spring training operations, as well as its Rookie-class Gulf Coast Rays teams. Public boat ramp nearby within 1/2 mile! THIS is a great corner lot plus continuing lot to allow for big secluded family home. House plan could feature a circle drive way and two stories if desired. Area streets are in process of repaved in community and county water available now. Environmental mulched in May of 2022 easy to build on too! MUST GO SEE.

Key facts

• Gourmet kitchen
• Outdoor sitting area
• Walk-in pantry

Tags

• GOURMET KITCHEN
• WALK-IN PANTRY
• OUTDOOR SITTING AREA
• SPACIOUS WALK-IN CLOSET
• LUXURIOUS EN-SUITE BATH
• SPLIT-BEDROOM FLOOR PLAN

Property features AI

Finance

• Other: Zoning: RSF3.5; Lot access via public maintained paved/asphalt roads
• HOA & community: No association reported; Pets allowed

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank; Electricity connected; Propane available; Water connected
• Home design: Residential modular home; Single-story; East-facing entry
• Construction: Vinyl siding and frame construction; Shingle roof; Block foundation; Completed condition; Built on 0.59-acre lot (approx. 195 x 125)
• Exterior features: Hurricane shutters; Rain gutters; Chain link fencing; Corner lot; Located in county

Interior

• Kitchen: Dishwasher; Disposal; Range; Range hood; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Propane heating; Central air conditioning
• Interior features: Ceiling fans; Crown molding; Eat-in kitchen; High ceilings; Kitchen/family room combo; Open floorplan; Solid surface counters; Vaulted ceilings
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $220k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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.
• 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.
• Zoned schools: Liberty Elementary School (math 56% / reading 56%, grade C+, #832 of 2,144 statewide, top 40%, 622 students, 56% FRL); Murdock Middle School (math 50% / reading 45%, grade C-, #288 of 571 statewide, top 51%, 577 students, 56% FRL); Port Charlotte High School (math 23% / reading 38%, grade F, #434 of 667 statewide, top 66%, 1,649 students, 43% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents falling (-7.5%/yr); 1354 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• At $3,318/mo this rent would consume 48% of the median local household income ($83k/yr) (locally 36% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Charlotte County population projected at +24% 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 ($213k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $220k implies a 479% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $213,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
6. 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.
7. 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: 1.51% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.40%
• DSCR: 1.86
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.9%
• Equity multiple: 0.86×
• Total profit: $-8,751
• Equity at exit: $32,803

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $3,005
• Equity at exit: $19,022

Cash invested: $61,600 (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 33953

• Home prices YoY: -12.3%
• Rents YoY: -7.5%
• Active inventory: 1354
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $3,318 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$380 /mo · $4,560/yr
• Insurance: −$92
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$697
• Net cashflow: $569

Break-even live

Break-even rent $2,597

Max offer price $220,000

Occupancy floor 78%

Sensitivity live

Price	-10% $694	-5% $631	+0% $569	+5% $507	+10% $445
Rent	-10% $307	-5% $438	+0% $569	+5% $700	+10% $831
Rate	-1.0pp $680	-0.5pp $625	base $569	+0.5pp $512	+1.0pp $454

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1082 March Dr Port Charlotte, FL	3.0	2.0	1989	$4,500	$2.26	22d	1	0.28mi
12314 Lackawanna Ln Port Charlotte, FL	3.0	2.0	2320	$2,750	$1.19	22d	1	0.83mi
15 Ramblewood St Port Charlotte, FL	4.0	3.0	1795	$2,200	$1.23	22d	1	1.06mi
297 Cheshire St Port Charlotte, FL	4.0	4.0	2134	$3,695	$1.73	22d	1	1.17mi
170 Saluda Ter Port Charlotte, FL	3.0	2.0	1680	$3,100	$1.85	22d	1	1.28mi

Listing history 24 events

1. 2026-06-15
   status $220,000 Pending 37 DOM
2. 2026-06-15
   days on market $220,000 Active 37 DOM
3. 2026-06-14
   days on market $220,000 Active 35 DOM
4. 2026-06-13
   days on market $220,000 Active 34 DOM
5. 2026-06-10
   days on market $220,000 Active 32 DOM
6. 2026-06-09
   days on market $220,000 Active 31 DOM
7. 2026-06-08
   days on market $220,000 Active 30 DOM
8. 2026-06-07
   days on market $220,000 Active 29 DOM
9. 2026-06-05
   pricedays on market $220,000 Active 26 DOM
10. 2026-06-03
    days on market $249,500 Active 25 DOM
11. 2026-06-02
    days on market $249,500 Active 24 DOM
12. 2026-06-01
    days on market $249,500 Active 23 DOM
13. 2026-05-31
    days on market $249,500 Active 22 DOM
14. 2026-05-30
    days on market $249,500 Active 21 DOM
15. 2026-05-09
    listed $249,500 Active
16. 2022-01-22
    soldstatus $38,000 Closed 970-char remark

    Show marketing remark (970 chars)

    This is a TWO LOTS combined offer over a half-acre total. Great location for easy access any direction. Yet very nice area with little traffic daily. Location quiet suburban setting featuring short distance to North Port, Pt Charlotte, Rotonda, and Englewood. Also, Boca Grande and Englewood beaches less than an hour drive! Other travel notes are superb golf courses minutes away from this property. Located within 3 miles of shops, restaurants, Charlotte County fairgrounds, and Charlotte Sports Park is the stadium for Tampa Bay Rays spring training operations, as well as its Rookie-class Gulf Coast Rays teams. Public boat ramp nearby within 1/2 mile! THIS is a great corner lot plus continuing lot to allow for big secluded family home. House plan could feature a circle drive way and two stories if desired. Area streets are in process of repaved in community and county water available now. Environmental mulched in May of 2022 easy to build on too! MUST GO SEE.

17. 2022-01-20
    soldstatus $38,000
18. 2022-01-11
    status Pending 970-char remark

    Show marketing remark (970 chars)

    This is a TWO LOTS combined offer over a half-acre total. Great location for easy access any direction. Yet very nice area with little traffic daily. Location quiet suburban setting featuring short distance to North Port, Pt Charlotte, Rotonda, and Englewood. Also, Boca Grande and Englewood beaches less than an hour drive! Other travel notes are superb golf courses minutes away from this property. Located within 3 miles of shops, restaurants, Charlotte County fairgrounds, and Charlotte Sports Park is the stadium for Tampa Bay Rays spring training operations, as well as its Rookie-class Gulf Coast Rays teams. Public boat ramp nearby within 1/2 mile! THIS is a great corner lot plus continuing lot to allow for big secluded family home. House plan could feature a circle drive way and two stories if desired. Area streets are in process of repaved in community and county water available now. Environmental mulched in May of 2022 easy to build on too! MUST GO SEE.

19. 2021-12-07
    price $42,500 970-char remark

    Show marketing remark (970 chars)

    This is a TWO LOTS combined offer over a half-acre total. Great location for easy access any direction. Yet very nice area with little traffic daily. Location quiet suburban setting featuring short distance to North Port, Pt Charlotte, Rotonda, and Englewood. Also, Boca Grande and Englewood beaches less than an hour drive! Other travel notes are superb golf courses minutes away from this property. Located within 3 miles of shops, restaurants, Charlotte County fairgrounds, and Charlotte Sports Park is the stadium for Tampa Bay Rays spring training operations, as well as its Rookie-class Gulf Coast Rays teams. Public boat ramp nearby within 1/2 mile! THIS is a great corner lot plus continuing lot to allow for big secluded family home. House plan could feature a circle drive way and two stories if desired. Area streets are in process of repaved in community and county water available now. Environmental mulched in May of 2022 easy to build on too! MUST GO SEE.

20. 2021-11-12
    listed $50,000 Active 970-char remark

    Show marketing remark (970 chars)

    This is a TWO LOTS combined offer over a half-acre total. Great location for easy access any direction. Yet very nice area with little traffic daily. Location quiet suburban setting featuring short distance to North Port, Pt Charlotte, Rotonda, and Englewood. Also, Boca Grande and Englewood beaches less than an hour drive! Other travel notes are superb golf courses minutes away from this property. Located within 3 miles of shops, restaurants, Charlotte County fairgrounds, and Charlotte Sports Park is the stadium for Tampa Bay Rays spring training operations, as well as its Rookie-class Gulf Coast Rays teams. Public boat ramp nearby within 1/2 mile! THIS is a great corner lot plus continuing lot to allow for big secluded family home. House plan could feature a circle drive way and two stories if desired. Area streets are in process of repaved in community and county water available now. Environmental mulched in May of 2022 easy to build on too! MUST GO SEE.

21. 2020-03-30
    soldstatus $8,000
22. 2020-03-26
    soldstatus $4,000 Sold 270-char remark

    Show marketing remark (270 chars)

    Are you ready to build your dream home? This great vacant land in Port Charlotte is the one for you! Conveniently located, close to shopping, restaurants, and schools! 20-25 -minute drive to the gorgeous white sandy beaches! Get your slice of paradise today! Call today!

23. 2020-03-13
    status Pending 270-char remark

    Show marketing remark (270 chars)

    Are you ready to build your dream home? This great vacant land in Port Charlotte is the one for you! Conveniently located, close to shopping, restaurants, and schools! 20-25 -minute drive to the gorgeous white sandy beaches! Get your slice of paradise today! Call today!

24. 2020-02-21
    listed $5,000 Active 270-char remark

    Show marketing remark (270 chars)

    Are you ready to build your dream home? This great vacant land in Port Charlotte is the one for you! Conveniently located, close to shopping, restaurants, and schools! 20-25 -minute drive to the gorgeous white sandy beaches! Get your slice of paradise today! Call today!

ⓘ 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: $4,560 · $380/mo
• Projected year-2 tax: $4,560 · $380/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 28 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: $39,813
• − Mortgage interest: −$12,323
• − Property taxes: −$4,560
• − Insurance: −$6,218
• − Repairs & maintenance: −$3,185
• − Management: −$3,185
• − Depreciation: −$6,400
• Taxable income: $3,940
• Est. tax owed @ 24.0%: −$946
• After-tax cash flow: $5,883/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): 8,318
• Household income: $83,070
• Rent vs Own: 3.9% rent · 96.1% own
• Severe rent burden: 36.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 12% Two or more races 5% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 5%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Jamaica, South Korea
• Languages at home: 90% English-only · Spanish 8% French/Haitian/Cajun 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: ▼ -37.99%
• Current HPI: 269.7718
• Rent YoY: ▼ -7.46%
• 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

+4890.0% since first listed

10 events — show timeline

• 2026-05-09 Listed $249,500 Stellar MLS as Distributed by MLS Grid
• 2022-01-22 Sold (MLS) $38,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-20 Sold (Public Records) $38,000 Public Records
• 2022-01-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-07 Price Changed $42,500 Stellar MLS as Distributed by MLS Grid
• 2021-11-12 Listed $50,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-30 Sold (Public Records) $8,000 Public Records
• 2020-03-26 Sold (MLS) $4,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-02-21 Listed $5,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+27.1%/yr

Latest (2025): $4,560 · +316.1% YoY. Source: county tax records.