8509 LA Boca Ave · North Port, FL 34287

$269,000

3 bd · 2.0 ba · 1,706 sqft · SingleFamily public records · 76 Days on market

Built 1973 7,500 sqft lot $158/sqft · 40% below area Est $448k · 40% 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 +7.6/30.0
• Schools +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Welcome to Your Dream Home! * * Step into this freshly remodeled modern oasis, where contemporary design meets Florida charm. This stunning 3-bedroom, 2-bathroom residence is a true gem that embodies the essence of relaxed living, just moments away from the beautiful Gulf Coast. As you enter, you'll be captivated by the spacious open layout that seamlessly flows from room to room. The heart of the home is a beautifully redesigned kitchen that has been relocated to the lanai, creating a bright and airy space ideal for culinary adventures. Imagine cooking while basking in sunlight streaming through large windows that overlook your private backyard oasis. The living areas are thoughtfully designed to maximize space and functionality. One unique feature is the converted one-car garage, now a stylish office with its own separate entrance—perfect for working from home or as a private retreat. Should your needs change, this versatile space can easily be transformed into an additional separate bedroom or back to one-car garage with AC. Step outside to discover your personal paradise! The fenced backyard features a charming patio area that's perfect for outdoor dining or simply soaking up the sun. With hurricane windows installed for added peace of mind, you can enjoy Florida's beautiful weather all year round without worry. With great location, NO HOA and NO CDD fees, this property offers incredible convenience with numerous dining options and shopping centers just moments away. NOT in FLOOD ZONE. Attention to investors: this home presents huge potential due to its proximity to Warm Mineral Springs Park - an attraction known for its therapeutic waters - and its suitability for year-round rentals. This home truly encapsulates Florida-style living at its finest! Don’t miss out on making it yours!

Key facts

• 7,500 sq ft lot
• Garage
• Built 1973

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $-327 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (21.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (26.8% below list).
• Recommended offer: $197k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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 37% 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 $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 76 days — a 6% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $165k; list at $269k implies a 63% 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 $196,956 (26.8% 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 76 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.20%
• DSCR: 0.77
• GRM: 11.4

CMA / ARV

• ARV (median comp): $447,600
• List price: $269,000
• Delta: -39.90%
• 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: -28.3%
• Equity multiple: 0.08×
• Total profit: $-69,628
• Equity at exit: $40,109

10-year hold

• IRR: -42.6%
• Equity multiple: -0.43×
• Total profit: $-107,761
• Equity at exit: $23,258

Cash invested: $75,320 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,970 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$360 /mo · $4,317/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-327

Break-even live

Break-even rent $2,383

Max offer price $211,316

Occupancy floor —

Sensitivity live

Price	-10% $-174	-5% $-250	+0% $-327	+5% $-403	+10% $-479
Rent	-10% $-482	-5% $-404	+0% $-327	+5% $-249	+10% $-171
Rate	-1.0pp $-191	-0.5pp $-258	base $-327	+0.5pp $-396	+1.0pp $-467

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-18
   days on market $269,000 Active 76 DOM
2. 2026-06-17
   days on market $269,000 Active 75 DOM
3. 2026-06-16
   days on market $269,000 Active 74 DOM
4. 2026-06-15
   days on market $269,000 Active 73 DOM
5. 2026-06-13
   days on market $269,000 Active 71 DOM
6. 2026-06-13
   days on market $269,000 Active 70 DOM
7. 2026-06-10
   days on market $269,000 Active 68 DOM
8. 2026-06-09
   days on market $269,000 Active 67 DOM
9. 2026-06-08
   days on market $269,000 Active 66 DOM
10. 2026-06-08
    days on market $269,000 Active 65 DOM
11. 2026-06-05
    days on market $269,000 Active 62 DOM
12. 2026-06-03
    days on market $269,000 Active 61 DOM
13. 2026-06-02
    days on market $269,000 Active 60 DOM
14. 2026-06-01
    days on market $269,000 Active 59 DOM
15. 2026-05-31
    days on market $269,000 Active 58 DOM
16. 2026-05-03
    price $279,000 1836-char remark

    Show marketing remark (1836 chars)

    * * Welcome to Your Dream Home! * * Step into this freshly remodeled modern oasis, where contemporary design meets Florida charm. This stunning 3-bedroom, 2-bathroom residence is a true gem that embodies the essence of relaxed living, just moments away from the beautiful Gulf Coast. As you enter, you'll be captivated by the spacious open layout that seamlessly flows from room to room. The heart of the home is a beautifully redesigned kitchen that has been relocated to the lanai, creating a bright and airy space ideal for culinary adventures. Imagine cooking while basking in sunlight streaming through large windows that overlook your private backyard oasis. The living areas are thoughtfully designed to maximize space and functionality. One unique feature is the converted one-car garage, now a stylish office with its own separate entrance—perfect for working from home or as a private retreat. Should your needs change, this versatile space can easily be transformed into an additional separate bedroom or back to one-car garage with AC. Step outside to discover your personal paradise! The fenced backyard features a charming patio area that's perfect for outdoor dining or simply soaking up the sun. With hurricane windows installed for added peace of mind, you can enjoy Florida's beautiful weather all year round without worry. With great location, NO HOA and NO CDD fees, this property offers incredible convenience with numerous dining options and shopping centers just moments away. NOT in FLOOD ZONE. Attention to investors: this home presents huge potential due to its proximity to Warm Mineral Springs Park - an attraction known for its therapeutic waters - and its suitability for year-round rentals. This home truly encapsulates Florida-style living at its finest! Don’t miss out on making it yours!

17. 2026-04-03
    listed $284,000 Active 1836-char remark

    Show marketing remark (1836 chars)

    * * Welcome to Your Dream Home! * * Step into this freshly remodeled modern oasis, where contemporary design meets Florida charm. This stunning 3-bedroom, 2-bathroom residence is a true gem that embodies the essence of relaxed living, just moments away from the beautiful Gulf Coast. As you enter, you'll be captivated by the spacious open layout that seamlessly flows from room to room. The heart of the home is a beautifully redesigned kitchen that has been relocated to the lanai, creating a bright and airy space ideal for culinary adventures. Imagine cooking while basking in sunlight streaming through large windows that overlook your private backyard oasis. The living areas are thoughtfully designed to maximize space and functionality. One unique feature is the converted one-car garage, now a stylish office with its own separate entrance—perfect for working from home or as a private retreat. Should your needs change, this versatile space can easily be transformed into an additional separate bedroom or back to one-car garage with AC. Step outside to discover your personal paradise! The fenced backyard features a charming patio area that's perfect for outdoor dining or simply soaking up the sun. With hurricane windows installed for added peace of mind, you can enjoy Florida's beautiful weather all year round without worry. With great location, NO HOA and NO CDD fees, this property offers incredible convenience with numerous dining options and shopping centers just moments away. NOT in FLOOD ZONE. Attention to investors: this home presents huge potential due to its proximity to Warm Mineral Springs Park - an attraction known for its therapeutic waters - and its suitability for year-round rentals. This home truly encapsulates Florida-style living at its finest! Don’t miss out on making it yours!

18. 2026-01-31
    historical
19. 2025-12-27
    price $269,000
20. 2025-11-03
    price $275,000
21. 2025-10-06
    price $279,000
22. 2025-06-29
    listed $289,000 Active
23. 2025-06-22
    historical
24. 2025-05-29
    price $290,000
25. 2025-05-13
    price $319,000
26. 2024-12-11
    price $324,000
27. 2024-09-20
    price $325,000
28. 2024-08-07
    price $345,000
29. 2024-06-22
    listed $360,000 Active
30. 2018-08-20
    soldstatus $165,000
31. 2018-08-17
    soldstatus $165,000 Sold
32. 2018-06-29
    status Pending
33. 2018-06-25
    listed $165,000 Active
34. 2013-02-15
    soldstatus $70,000
35. 2010-07-09
    soldstatus $39,000
36. 2010-06-11
    listed $38,000
37. 2005-03-16
    soldstatus $160,000
38. 2005-03-16
    soldstatus $160,000
39. 2005-01-20
    listed $164,000
40. 2004-01-20
    soldstatus $115,000
41. 1997-03-03
    soldstatus $13,100
42. 1996-12-16
    soldstatus $13,000

ⓘ 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: $4,317 · $360/mo
• Projected year-2 tax: $4,317 · $360/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 6/10 Major FEMA zone X (unshaded) · 54% chance over 30 yrs
• 🔥 Wildfire 4/10 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,635
• − Mortgage interest: −$15,068
• − Property taxes: −$4,317
• − Insurance: −$1,345
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − Depreciation: −$7,825
• Taxable loss: −$8,702
• Est. tax savings @ 24.0%: +$2,089
• After-tax cash flow: $-1,830/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

+2046.2% since first listed

27 events — show timeline

• 2026-05-03 Price Changed $279,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Listed $284,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-27 Price Changed $269,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-03 Price Changed $275,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-06 Price Changed $279,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-29 Listed $289,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-29 Price Changed $290,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-13 Price Changed $319,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-11 Price Changed $324,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-20 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-07 Price Changed $345,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-22 Listed $360,000 Stellar MLS as Distributed by MLS Grid
• 2018-08-20 Sold (Public Records) $165,000 Public Records
• 2018-08-17 Sold (MLS) $165,000 Stellar MLS as Distributed by MLS Grid
• 2018-06-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-06-25 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2013-02-15 Sold (Public Records) $70,000 Public Records
• 2010-07-09 Sold (MLS) $39,000 Stellar MLS as Distributed by MLS Grid
• 2010-06-11 Listed $38,000 Stellar MLS as Distributed by MLS Grid
• 2005-03-16 Sold (Public Records) $160,000 Public Records
• 2005-03-16 Sold (MLS) $160,000 Stellar MLS as Distributed by MLS Grid
• 2005-01-20 Listed $164,000 Stellar MLS as Distributed by MLS Grid
• 2004-01-20 Sold (Public Records) $115,000 Public Records
• 1997-03-03 Sold (Public Records) $13,100 Public Records
• 1996-12-16 Sold (Public Records) $13,000 Public Records

Property tax history

+10.2%/yr

Latest (2025): $4,317 · +2.8% YoY. Source: county tax records.