5082 Makena St · North Port, FL 34286

$373,900

4 bd · 2.0 ba · 2,240 sqft · Land · 38 Days on market

Built 2026 10,375 sqft lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.6/30.0
• Schools +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Outstanding Vacant Lot in North Port measuring . 24 acres (83 X 125). Priced to sell fast! Please see Realtor Only Remarks for offer instructions.

Key facts

• Quartz countertops
• 0.24 acre lot
• 2 garage spots

Tags

• CERAMIC TILE FLOORING
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• OPEN-CONCEPT FLOOR PLAN

Property features AI

Finance

• Other: Home warranty included; Living area approximately 2,240 sq ft (appraiser); Total building area approximately 2,660 sq ft; Lot about 0.24 acre (cleared); Builder license/permit details on file; Property zoning: RSF2
• HOA & community: Pets allowed; No association approval required

Exterior

• Parking: Covered driveway; Attached 2-car garage
• Utilities: Well water source; Septic tank sewer; Broadband/high-speed internet available; Cable available; Electricity available; Phone available; Water available
• Home design: Single family residence; Residential property; Under construction (projected completion May 14, 2027); One story; Builder: Adams Homes; Model: 2240; Faces west
• Construction: Stucco exterior; Shingle roof; Built on block and slab foundation; New construction
• Exterior features: Hurricane shutters; Cleared lot; Asphalt road access; Publicly maintained road

Interior

• Kitchen: Dishwasher; Range; Microwave; Water filtration system; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Split bedroom layout; Thermostat; In-wall pest control system; Pest guard system; Double pane, insulated ENERGY STAR qualified windows
• Laundry & utility: Laundry room inside the home

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $374k.

Deal economics

• At list price, monthly cash flow is $-619 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (24.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (33.5% below list).
• Recommended offer: $249k (33.5% below list) — sets the bar for 1% rule.

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: Lamarque Elementary School (math 61% / reading 58%, grade B-, #690 of 2,144 statewide, top 34%, 1,073 students, 68% FRL); Woodland Middle School (math 57% / reading 57%, grade B, #164 of 571 statewide, top 30%, 978 students, 55% 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 59% FRL vs 42% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.1%/yr); 852 active listings in the ZIP; solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 37% of the median local income ($81k/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 $3k of loan paydown is wiped out by about $11k 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 38 days — a 3% lower offer ($363k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $10k; list at $374k implies a 3639% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $248,732 (33.5% 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 38 days. Have you received any prior offers? Is the seller open to a 33% 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: 0.67% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.09%
• DSCR: 0.68
• GRM: 12.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -30.7%
• Equity multiple: 0.00×
• Total profit: $-104,591
• Equity at exit: $55,750

10-year hold

• IRR: -44.3%
• Equity multiple: -0.53×
• Total profit: $-159,935
• Equity at exit: $32,328

Cash invested: $104,692 (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 34286

• Home prices YoY: -9.5%
• Rents YoY: 1.1%
• Active inventory: 852
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,487 medium
• Mortgage (P&I): −$1,961
• Tax est. 1.5%: −$467 /mo · $5,608/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-619

Break-even live

Break-even rent $3,271

Max offer price $284,336

Occupancy floor —

Sensitivity live

Price	-10% $-361	-5% $-490	+0% $-619	+5% $-748	+10% $-877
Rent	-10% $-815	-5% $-717	+0% $-619	+5% $-521	+10% $-422
Rate	-1.0pp $-431	-0.5pp $-524	base $-619	+0.5pp $-716	+1.0pp $-814

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: $93,475
• Closing costs: $11,217
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $373,900 Active 38 DOM
2. 2026-06-18
   days on market $373,900 Active 35 DOM
3. 2026-06-17
   days on market $373,900 Active 34 DOM
4. 2026-06-16
   days on market $373,900 Active 33 DOM
5. 2026-06-15
   days on market $373,900 Active 32 DOM
6. 2026-06-13
   days on market $373,900 Active 30 DOM
7. 2026-06-13
   days on market $373,900 Active 29 DOM
8. 2026-06-10
   days on market $373,900 Active 27 DOM
9. 2026-06-09
   days on market $373,900 Active 26 DOM
10. 2026-06-08
    days on market $373,900 Active 25 DOM
11. 2026-06-08
    days on market $373,900 Active 24 DOM
12. 2026-06-05
    days on market $373,900 Active 21 DOM
13. 2026-06-03
    days on market $373,900 Active 20 DOM
14. 2026-06-02
    days on market $373,900 Active 19 DOM
15. 2026-06-01
    days on market $373,900 Active 18 DOM
16. 2026-05-31
    days on market $373,900 Active 17 DOM
17. 2026-05-14
    listed $373,900 Active 940-char remark
18. 2021-04-21
    soldstatus $10,000
19. 2010-05-12
    soldstatus $2,800 146-char remark

    Show marketing remark (146 chars)

    Outstanding Vacant Lot in North Port measuring . 24 acres (83 X 125). Priced to sell fast! Please see confidential comments for offer instructions

20. 2010-05-12
    soldstatus $2,800

    Show marketing remark (146 chars)

    Outstanding Vacant Lot in North Port measuring . 24 acres (83 X 125). Priced to sell fast! Please see confidential comments for offer instructions

21. 2010-02-16
    listed $3,900

    Show marketing remark (146 chars)

    Outstanding Vacant Lot in North Port measuring . 24 acres (83 X 125). Priced to sell fast! Please see confidential comments for offer instructions

22. 2010-02-15
    listed $3,900 146-char remark

    Show marketing remark (146 chars)

    Outstanding Vacant Lot in North Port measuring . 24 acres (83 X 125). Priced to sell fast! Please see Realtor Only Remarks for offer instructions.

23. 2009-04-10
    soldstatus $26,000
24. 2007-06-28
    listed $25,900
25. 2004-10-22
    soldstatus $180,000
26. 2004-06-18
    soldstatus $39,000
27. 2004-04-19
    soldstatus $30,000
28. 2004-03-08
    soldstatus $6,500

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,848
• − Mortgage interest: −$20,944
• − Property taxes: −$5,608
• − Insurance: −$1,870
• − Repairs & maintenance: −$2,388
• − Management: −$2,388
• − Depreciation: −$10,877
• Taxable loss: −$14,227
• Est. tax savings @ 24.0%: +$3,415
• After-tax cash flow: $-4,013/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): 22,534
• Household income: $80,553
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 545.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 8% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 2%
• Common ancestry: Romanian 7% Lithuanian 4% Subsaharan African 2%
• Foreign-born: 9% · Canada
• Languages at home: 86% English-only · Spanish 7% Russian/Polish/Slavic 4% Other Indo-European 1%

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: ▼ -31.36%
• Current HPI: 297.3707
• Rent YoY: ▲ 1.12%
• 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

+5652.3% since first listed

12 events — show timeline

• 2026-05-14 Listed $373,900 Stellar MLS as Distributed by MLS Grid
• 2021-04-21 Sold (Public Records) $10,000 Public Records
• 2010-05-12 Sold (MLS) $2,800 NAPLESMLS
• 2010-05-12 Sold (MLS) $2,800 Stellar MLS as Distributed by MLS Grid
• 2010-02-16 Listed $3,900 NAPLESMLS
• 2010-02-15 Listed $3,900 Stellar MLS as Distributed by MLS Grid
• 2009-04-10 Sold (Public Records) $26,000 Public Records
• 2007-06-28 Listed $25,900 Stellar MLS as Distributed by MLS Grid
• 2004-10-22 Sold (Public Records) $180,000 Public Records
• 2004-06-18 Sold (Public Records) $39,000 Public Records
• 2004-04-19 Sold (Public Records) $30,000 Public Records
• 2004-03-08 Sold (Public Records) $6,500 Public Records

Property tax history

+8.9%/yr

Latest (2025): $713 · +7.6% YoY. Source: county tax records.