5311 Kismet Ter · North Port, FL 34287

$294,900

3 bd · 2.0 ba · 1,634 sqft · SingleFamily public records · 45 Days on market

Built 2005 0.50 ac lot $180/sqft · 16% below area Est $352k · 16% 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 +14.8/15.0
• Cash flow +7.9/30.0
• Schools +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing opportunity to own in this beautiful neighborhood at a great entry price. The home is a 3/2 ranch style property sitting on a half-acre lot. Property features 3 bedrooms, 2 bathrooms, with lots of areas for entertaining and a beautiful kitchen. The home has a large yard with tons of room for a pool.

Key facts

• Half-acre lot
• Beautiful kitchen
• Large yard

Tags

• RANCH STYLE PROPERTY
• HALF-ACRE LOT
• LARGE YARD
• BEAUTIFUL KITCHEN

Property features AI

Finance

• Other: Unfurnished; Residential zoning RSF2
• HOA & community: No association

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public sewer; Public utilities; No water source specified
• Home design: Single-family residence; One story; East-facing
• Construction: Stucco construction; Shingle roof; Slab foundation; Built on 0.5-acre lot
• Exterior features: Paved road access

Interior

• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-315 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (18.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (26.5% below list).
• Recommended offer: $217k (26.5% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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: Cranberry Elementary School (math 69% / reading 68%, grade B+, #409 of 2,144 statewide, top 20%, 785 students, 68% FRL); Heron Creek Middle School (math 54% / reading 52%, grade C+, #209 of 571 statewide, top 37%, 902 students, 72% 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 64% FRL vs 42% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 857 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 41% 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 45 days — a 3% lower offer ($286k) 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $216,858 (26.5% 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 45 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.57%
• DSCR: 0.80
• GRM: 11.3

CMA / ARV

• ARV (median comp): $351,999
• List price: $294,900
• Delta: -16.22%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -27.1%
• Equity multiple: 0.11×
• Total profit: $-73,617
• Equity at exit: $43,971

10-year hold

• IRR: -38.3%
• Equity multiple: -0.36×
• Total profit: $-112,403
• Equity at exit: $25,498

Cash invested: $82,572 (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: 857
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,169 high
• Mortgage (P&I): −$1,546
• Tax from tax record: −$358 /mo · $4,301/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-315

Break-even live

Break-even rent $2,567

Max offer price $239,324

Occupancy floor —

Sensitivity live

Price	-10% $-148	-5% $-231	+0% $-315	+5% $-398	+10% $-482
Rent	-10% $-486	-5% $-400	+0% $-315	+5% $-229	+10% $-143
Rate	-1.0pp $-166	-0.5pp $-240	base $-315	+0.5pp $-391	+1.0pp $-469

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: $73,725
• Closing costs: $8,847
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
96 Westview Pl Port Charlotte, FL	1.0–3.0	1.0–2.0	1120	$2,303	$2.06	15d	38	0.63mi
14500 Ransom Ave Port Charlotte, FL	2.0	2.0	1208	$1,976	$1.64	23d	1	0.71mi
14134 Packard Ave Port Charlotte, FL	4.0	2.0	1833	$2,095	$1.14	15d	1	0.90mi
312 Bamboo Dr Port Charlotte, FL	3.0	2.0	1200	$2,300	$1.92	23d	1	1.20mi
304 Camillia Ln Unit A Port Charlotte, FL	2.0	2.0	1986	$1,495	$0.75	23d	1	1.24mi
358 Bamboo Dr Port Charlotte, FL	2.0	2.0	1052	$1,399	$1.33	23d	1	1.29mi
385 Bowman Ter Unit 387 Port Charlotte, FL	3.0	2.0	1200	$1,900	$1.58	23d	1	1.30mi
406 Border St Port Charlotte, FL	3.0	2.0	2200	$2,500	$1.14	23d	1	1.33mi

Listing history 18 events

1. 2026-06-21
   days on market $294,900 Active 45 DOM
2. 2026-06-18
   days on market $294,900 Active 42 DOM
3. 2026-06-17
   days on market $294,900 Active 41 DOM
4. 2026-06-16
   days on market $294,900 Active 40 DOM
5. 2026-06-15
   days on market $294,900 Active 39 DOM
6. 2026-06-13
   days on market $294,900 Active 37 DOM
7. 2026-06-13
   days on market $294,900 Active 36 DOM
8. 2026-06-10
   days on market $294,900 Active 34 DOM
9. 2026-06-09
   days on market $294,900 Active 33 DOM
10. 2026-06-08
    days on market $294,900 Active 32 DOM
11. 2026-06-08
    days on market $294,900 Active 31 DOM
12. 2026-06-05
    days on market $294,900 Active 28 DOM
13. 2026-06-03
    days on market $294,900 Active 27 DOM
14. 2026-06-02
    days on market $294,900 Active 26 DOM
15. 2026-06-01
    days on market $294,900 Active 25 DOM
16. 2026-05-31
    days on market $294,900 Active 24 DOM
17. 2026-05-07
    listed $294,900 Active 308-char remark
18. 2026-03-30
    listed $294,900 Active 308-char remark

    Show marketing remark (308 chars)

    Amazing opportunity to own in this beautiful neighborhood at a great entry price. The home is a 3/2 ranch style property sitting on a half-acre lot. Property features 3 bedrooms, 2 bathrooms, with lots of areas for entertaining and a beautiful kitchen. The home has a large yard with tons of room for a pool.

ⓘ 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: $4,301 · $358/mo
• Projected year-2 tax: $4,301 · $358/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,023
• − Mortgage interest: −$16,519
• − Property taxes: −$4,301
• − Insurance: −$1,474
• − Repairs & maintenance: −$2,082
• − Management: −$2,082
• − Depreciation: −$8,579
• Taxable loss: −$9,014
• Est. tax savings @ 24.0%: +$2,163
• After-tax cash flow: $-1,612/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

+0.0% since first listed

2 events — show timeline

• 2026-05-07 Listed $294,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Listed $294,900 FORTMLS

Property tax history

+10.4%/yr

Latest (2025): $4,301 · +143.6% YoY. Source: county tax records.