3263 Vickers Ln · North Port, FL 34286

$378,800

4 bd · 2.0 ba · 2,169 sqft · Land · 102 Days on market

Built 2026 10,000 sqft lot $175/sqft · 10% above area Est $343k · 10% over

---

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).

• Cash flow +14.5/30.0
• Schools +5.4/10.0
• DSCR +4.4/10.0
• Livability +3.8/5.0
• ARV discount +2.8/15.0
• Rent growth +2.8/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Construction. Welcome to this magnificent new construction home! Our most popular floor plan with 3 bedrooms plus a den/study, two baths with a formal living room and dining room and a spacious covered lanai. Nestled in the vibrant North Port area, this home provides ample room for you, your family, and your guests to enjoy. Vaulted ceilings give this house an airy feel, creating a sense of grandeur in the living area, and allowing the natural light to make the home feel even larger and more inviting. Ceramic tile flooring throughout except in the bedrooms, designer LED recessed lighting, 36' upper cabinets with crown molding, quartz counter tops in the kitchen and baths, tile shower and garden tub in the primary bath stainless steel appliances, double pane insulated tilt-in sash windows for energy efficiency, and SO much more! This property also comes with a 10-year structural warranty for peace of mind. Only $1000 down to secure this home today!

Key facts

• 36 upper cabinets
• Vaulted ceilings
• 0.23 acre lot

Tags

• NEW CONSTRUCTION HOME
• SPACIOUS COVERED LANAI
• VAULTED CEILINGS
• CERAMIC TILE FLOORING
• DESIGNER LED RECESSED LIGHTING
• 36 UPPER CABINETS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $379k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (23.3% below list).
• Recommended offer: $290k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 rising (+1.1%/yr); 837 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 43% 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 102 days — a 9% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $379k implies a 1622% 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; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,371 (23.3% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.77% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.98%
• DSCR: 1.04
• GRM: 10.9

CMA / ARV

• ARV (median comp): $342,834
• List price: $378,800
• Delta: 10.29%
• Verdict: OVERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.6%
• Equity multiple: 0.42×
• Total profit: $-61,477
• Equity at exit: $56,480

10-year hold

• IRR: -11.7%
• Equity multiple: 0.35×
• Total profit: $-68,595
• Equity at exit: $32,752

Cash invested: $106,064 (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: 837
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,904 medium
• Mortgage (P&I): −$1,986
• Tax from tax record: −$63 /mo · $758/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $86

Break-even live

Break-even rent $2,794

Max offer price $378,800

Occupancy floor 92%

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: $94,700
• Closing costs: $11,364
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3428 W Price Blvd North Port, FL	4.0	2.0	1858	$2,470	$1.33	14d	1	0.97mi
1450 Front Pl North Port, FL	1.0–3.0	1.0–2.5	1132	$2,635	$2.33	1d	15	1.41mi

Listing history 20 events

1. 2026-06-19
   price $378,800 Active 102 DOM
2. 2026-06-18
   days on market $378,100 Active 102 DOM
3. 2026-06-17
   days on market $378,100 Active 101 DOM
4. 2026-06-16
   days on market $378,100 Active 100 DOM
5. 2026-06-15
   days on market $378,100 Active 99 DOM
6. 2026-06-13
   days on market $378,100 Active 97 DOM
7. 2026-06-13
   days on market $378,100 Active 96 DOM
8. 2026-06-10
   days on market $378,100 Active 94 DOM
9. 2026-06-09
   days on market $378,100 Active 93 DOM
10. 2026-06-08
    days on market $378,100 Active 92 DOM
11. 2026-06-08
    days on market $378,100 Active 91 DOM
12. 2026-06-05
    days on market $378,100 Active 88 DOM
13. 2026-06-03
    days on market $378,100 Active 87 DOM
14. 2026-06-02
    days on market $378,100 Active 86 DOM
15. 2026-06-01
    days on market $378,100 Active 85 DOM
16. 2026-05-31
    days on market $378,100 Active 84 DOM
17. 2026-03-16
    price $378,100 967-char remark

    Show marketing remark (967 chars)

    Under Construction. Welcome to this magnificent new construction home! Our most popular floor plan with 3 bedrooms plus a den/study, two baths with a formal living room and dining room and a spacious covered lanai. Nestled in the vibrant North Port area, this home provides ample room for you, your family, and your guests to enjoy. Vaulted ceilings give this house an airy feel, creating a sense of grandeur in the living area, and allowing the natural light to make the home feel even larger and more inviting. Ceramic tile flooring throughout except in the bedrooms, designer LED recessed lighting, 36' upper cabinets with crown molding, quartz counter tops in the kitchen and baths, tile shower and garden tub in the primary bath stainless steel appliances, double pane insulated tilt-in sash windows for energy efficiency, and SO much more! This property also comes with a 10-year structural warranty for peace of mind. Only $1000 down to secure this home today!

18. 2026-03-08
    listed $374,100 Active 967-char remark

    Show marketing remark (967 chars)

    Under Construction. Welcome to this magnificent new construction home! Our most popular floor plan with 3 bedrooms plus a den/study, two baths with a formal living room and dining room and a spacious covered lanai. Nestled in the vibrant North Port area, this home provides ample room for you, your family, and your guests to enjoy. Vaulted ceilings give this house an airy feel, creating a sense of grandeur in the living area, and allowing the natural light to make the home feel even larger and more inviting. Ceramic tile flooring throughout except in the bedrooms, designer LED recessed lighting, 36' upper cabinets with crown molding, quartz counter tops in the kitchen and baths, tile shower and garden tub in the primary bath stainless steel appliances, double pane insulated tilt-in sash windows for energy efficiency, and SO much more! This property also comes with a 10-year structural warranty for peace of mind. Only $1000 down to secure this home today!

19. 2021-05-06
    soldstatus $22,000
20. 2010-04-01
    soldstatus $17,000

ⓘ 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: $758 · $63/mo
• Projected year-2 tax: $3,144 · $262/mo
• Expected delta: +$2,386/yr (+$199/mo · 314.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,845
• − Mortgage interest: −$21,219
• − Property taxes: −$758
• − Insurance: −$1,894
• − Repairs & maintenance: −$2,788
• − Management: −$2,788
• − Depreciation: −$11,020
• Taxable loss: −$5,621
• Est. tax savings @ 24.0%: +$1,349
• After-tax cash flow: $2,386/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

+2124.1% since first listed

4 events — show timeline

• 2026-03-16 Price Changed $378,100 Stellar MLS as Distributed by MLS Grid
• 2026-03-08 Listed $374,100 Stellar MLS as Distributed by MLS Grid
• 2021-05-06 Sold (Public Records) $22,000 Public Records
• 2010-04-01 Sold (Public Records) $17,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $758 · +9.5% YoY. Source: county tax records.