6399 Coniston St · North Port, FL 33981

$185,000

2 bd · 1.0 ba · 1,038 sqft · SingleFamily public records · 37 Days on market

Built 1979 10,625 sqft lot Est $218k · 15% under $28/mo HOA · 1% of rent

---

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 +25.8/30.0
• ARV discount +14.3/15.0
• DSCR +8.6/10.0
• 1% rule +5.9/10.0
• Schools +4.6/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

If you're looking for a move-in ready home with every update already completed, this may not be the one. But if you've been searching for solid bones, a functional floor plan, and the opportunity to build equity through improvements, 6399 Coniston Street deserves a closer look. Step into a simple, easy Florida lifestyle with this 2-bedroom, 1-bath home set on an oversized lot in a well-established community. Inside, you’ll find a comfortable layout with a combined living and dining area, a functional kitchen, and generously sized bedrooms. Natural light fills the main living spaces, creating a bright and open feel throughout. The attached garage adds everyday convenience, while the sp

Key facts

• Fitness center
• Community pool
• Tennis courts

Tags

• OVERSIZED LOT
• COMMUNITY POOL
• FITNESS CENTER
• TENNIS COURTS
• SIDEWALKS

Property features AI

Finance

• Other: Lease restrictions apply
• HOA & community: HOA: Gardens of Gulf Cove (buyer approval required); Annual association fee of $340 (covers pool and grounds maintenance); Monthly HOA approximately $28.33; Community amenities include pool, fitness center, tennis courts, and sidewalks; Deed restrictions apply; Pets allowed

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One story; East-facing entry
• Construction: Stucco construction; Shingle roof; Slab foundation; Built as completed home
• Exterior features: Sidewalk; Chain link fencing; Cleared, level lot; Paved road access; Lot dimensions approximately 125 x 85

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo
• Laundry & utility: Laundry located in garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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.
• 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: Myakka River Elementary School (math 65% / reading 60%, grade B, #601 of 2,144 statewide, top 28%, 608 students, 51% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL).
• Market conditions: Rents rising fast (+5.3%/yr); 2188 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 5.3% rent growth), your $52k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $179,450 (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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
8. 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.
9. 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: 1.09% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.41%
• DSCR: 1.46
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $217,980
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13366 Bronze Ave	0.18mi	2/2.0	1,050 (+1%)	4mo	$209,999	$200	82
13265 Fowler Ave	0.09mi	2/1.0	918 (-12%)	2mo	$126,000	$137	75
6543 Coliseum Blvd	0.24mi	2/2.0	1,006 (-3%)	14mo	$250,000	$249	68
6398 Granger Rd	0.06mi	2/1.0	918 (-12%)	22mo	$240,000	$261	60
6233 Drucker Cir	0.26mi	3/2.0 (+1)	1,116 (+8%)	13mo	$220,000	$197	55
13562 Bennett Dr	0.66mi	2/2.0	998 (-4%)	8mo	$210,000	$210	52
13100 S Mccall Rd #147	0.44mi	2/2.0	892 (-14%)	2mo	$140,000	$157	50
13561 Darnell Ave	0.68mi	2/2.0	1,087 (+5%)	11mo	$162,000	$149	47
13503 Longwood Ave	0.39mi	2/2.0	894 (-14%)	21mo	$255,000	$285	37
13577 Bennett Dr	0.66mi	2/1.0	918 (-12%)	23mo	$239,900	$261	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.29% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-855
• Equity at exit: $27,584

10-year hold

• IRR: 11.4%
• Equity multiple: 1.98×
• Total profit: $50,994
• Equity at exit: $15,995

Cash invested: $51,800 (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 33981

• Home prices YoY: -7.5%
• Rents YoY: 5.3%
• Active inventory: 2188
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,011 high
• Mortgage (P&I): −$970
• Tax from tax record: −$64 /mo · $765/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$28
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $383

Break-even live

Break-even rent $1,526

Max offer price $185,000

Occupancy floor 76%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13288 Fowler Ave Port Charlotte, FL	3.0	2.0	1203	$2,500	$2.08	20d	1	0.10mi
6351 Coniston St Port Charlotte, FL	3.0	2.0	1200	$1,950	$1.62	20d	1	0.13mi
6628 Thorman Rd Port Charlotte, FL	3.0	2.0	1116	$1,800	$1.61	20d	1	0.18mi
6551 Coliseum Blvd Port Charlotte, FL	3.0	2.0	1386	$1,850	$1.33	13d	1	0.23mi
6248 Drucker Cir Port Charlotte, FL	3.0	2.0	1414	$1,810	$1.28	13d	1	0.24mi
13100 S McCall Rd Port Charlotte, FL	2.0	2.0	832	$1,300	$1.56	20d	1	0.41mi
13280 Foresman Blvd Port Charlotte, FL	3.0	2.0	1500	$2,800	$1.87	13d	1	0.65mi
5498 Montego Ln Port Charlotte, FL	2.0	2.0	1070	$1,695	$1.58	20d	1	1.04mi
6795 David Blvd Apt A Port Charlotte, FL	2.0	1.0	1127	$1,375	$1.22	20d	1	1.17mi
12223 Maltz Ave Unit 12225" Port Charlotte, FL	3.0	2.0	1162	$1,649	$1.42	20d	1	1.19mi
12223 Maltz Ave Unit 12223 Port Charlotte, FL	3.0	2.0	1162	$1,647	$1.42	20d	1	1.19mi
5496 Brussels Ter Port Charlotte, FL	3.0	2.0	1400	$3,900	$2.79	20d	1	1.21mi
5292 Early Ter Port Charlotte, FL	2.0	2.0	1130	$1,800	$1.59	20d	1	1.41mi
5311 Levy Ln Port Charlotte, FL	3.0	2.0	1192	$1,850	$1.55	13d	1	1.48mi
7415 Beckley St Port Charlotte, FL	3.0	2.0	1405	$1,400	$1.00	20d	1	1.49mi
12073 Henley Ave Port Charlotte, FL	3.0	2.0	1263	$1,795	$1.42	20d	1	1.49mi

HOA detail

• Monthly dues: $28 · $336/yr

Listing history 18 events

1. 2026-06-18
   days on market $185,000 Active 37 DOM
2. 2026-06-17
   days on market $185,000 Active 36 DOM
3. 2026-06-16
   days on market $185,000 Active 35 DOM
4. 2026-06-15
   days on market $185,000 Active 34 DOM
5. 2026-06-14
   days on market $185,000 Active 32 DOM
6. 2026-06-13
   days on market $185,000 Active 31 DOM
7. 2026-06-10
   days on market $185,000 Active 29 DOM
8. 2026-06-09
   days on market $185,000 Active 28 DOM
9. 2026-06-09
   price $185,000 Active 27 DOM
10. 2026-06-08
    days on market $189,000 Active 27 DOM
11. 2026-06-07
    days on market $189,000 Active 26 DOM
12. 2026-06-05
    days on market $189,000 Active 23 DOM
13. 2026-06-03
    days on market $189,000 Active 22 DOM
14. 2026-06-02
    days on market $189,000 Active 21 DOM
15. 2026-06-01
    days on market $189,000 Active 20 DOM
16. 2026-05-31
    days on market $189,000 Active 19 DOM
17. 2026-05-30
    days on market $189,000 Active 18 DOM
18. 2026-05-12
    listed $189,000 Active

ⓘ 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: $765 · $64/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$770/yr (+$64/mo · 100.7%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,130
• − Mortgage interest: −$10,363
• − Property taxes: −$765
• − Insurance: −$1,722
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − HOA: −$336
• − Depreciation: −$5,382
• Taxable income: $1,701
• Est. tax owed @ 24.0%: −$408
• After-tax cash flow: $4,189/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): 15,622
• Household income: $84,098
• Rent vs Own: 9.3% rent · 90.7% own
• Severe rent burden: 105.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Tagalog/Filipino 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: ▼ -28.09%
• Current HPI: 346.5247
• Rent YoY: ▲ 5.29%
• 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

1 event — show timeline

• 2026-05-12 Listed $189,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+0.9%/yr

Latest (2014): $765 · +0.9% YoY. Source: county tax records.