12116 SW County Road 769 #290 · North Port, FL 34269

$179,900

3 bd · 2.0 ba · 1,536 sqft · Manufactured · 112 Days on market

Built 2025 Est $240k · 25% under

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.6/10.0

Listing remarks

* * Amenities include * * Single Carport/Attached Shed (5×6) Central Air/Furnace Included Sodded, Landscaped & Irrigated Lawns Included * * Spectacular Resident Clubhouse w/ Pool Collective Amenity Package Extensive Sports Complex Pets Allowed NO Property Tax NO H. O. A. Fee Lanai can be added on the front of the home as well as the back * Land is Leased and Not Owned

Key facts

• 12' wide carport
• Utility room
• 30gal water heater

Tags

• 12' WIDE CARPORT
• UTILITY ROOM
• UPGRADED VINYL FLOOR
• 200 AMP SERVICE
• 30GAL WATER HEATER
• 2 INCH BLINDS

Property features AI

Finance

• Other: Listing provided by Zillow; information deemed reliable but not guaranteed
• Financial info: List price $224,882

Exterior

• Home design: Single-family (spec-built) — The Mangrove plan
• Construction: Living area approximately 1,536 (living area reported)
• Exterior features: Located at 12116 SW County Road 769 #290, Lake Suzy, FL 34269

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Spec home — The Mangrove plan; Active listing

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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.
• Desoto (town): math 31% / reading 32% proficiency, ranked #69 of 73 in FL (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 149 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 71 units permitted in DeSoto County in 2024 (0 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 $5k of value loss. Plan a longer hold.
• DeSoto County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.24%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $239,616
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12116 SW County RD 769 #61	0.51mi	2/2.0 (-1)	1,600 (+4%)	4mo	$135,000	$84	61
11808 SW Spring Lake Dr	0.50mi	3/2.0	1,378 (-10%)	6mo	$214,900	$156	54

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $923
• Equity at exit: $26,824

10-year hold

• IRR: 10.1%
• Equity multiple: 1.79×
• Total profit: $39,620
• Equity at exit: $15,554

Cash invested: $50,372 (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 34269

• Home prices YoY: -2.9%
• Active inventory: 149
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,171 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $472

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 73%

Sensitivity live

Price	-10% $596	-5% $534	+0% $472	+5% $410	+10% $347
Rent	-10% $300	-5% $386	+0% $472	+5% $557	+10% $643
Rate	-1.0pp $562	-0.5pp $517	base $472	+0.5pp $425	+1.0pp $378

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25748 Deep Creek Blvd Punta Gorda, FL	3.0	2.0	2195	$2,300	$1.05	14d	1	1.08mi
12235 SW Kingsway Cir Unit C6 Lake Suzy, FL	2.0	2.0	1460	$2,000	$1.37	14d	1	1.14mi
212 Boa Vista St Punta Gorda, FL	3.0	3.0	2065	$3,500	$1.69	14d	1	1.17mi
11644 SW Egret Cir Lake Suzy, FL	2.0–3.0	2.0	1249	$3,550	$2.84	21d	4	1.18mi
25599 Deep Creek Blvd Punta Gorda, FL	4.0	2.0	1806	$1,995	$1.10	14d	1	1.20mi
25583 Deep Creek Blvd Punta Gorda, FL	4.0	2.0	1810	$2,300	$1.27	14d	1	1.22mi
25230 Campos Dr Punta Gorda, FL	3.0	2.0	1460	$1,750	$1.20	21d	1	1.24mi
26416 Deep Creek Blvd Punta Gorda, FL	3.0	2.0	1735	$1,650	$0.95	21d	1	1.40mi
175 Kings Hwy Unit A8 Punta Gorda, FL	2.0	2.0	1228	$1,700	$1.38	21d	1	1.46mi
271 Campinas St Punta Gorda, FL	4.0	2.0	2145	$2,500	$1.17	14d	1	1.49mi

Listing history 14 events

1. 2026-06-18
   days on market $179,900 Active 112 DOM
2. 2026-06-17
   days on market $179,900 Active 111 DOM
3. 2026-06-16
   days on market $179,900 Active 110 DOM
4. 2026-06-15
   days on market $179,900 Active 109 DOM
5. 2026-06-14
   days on market $179,900 Active 107 DOM
6. 2026-06-13
   days on market $179,900 Active 106 DOM
7. 2026-06-10
   days on market $179,900 Active 104 DOM
8. 2026-06-09
   days on market $179,900 Active 103 DOM
9. 2026-06-08
   days on market $179,900 Active 102 DOM
10. 2026-06-07
    pricedays on market $179,900 Active 101 DOM
11. 2026-06-02
    days on market $224,882 Active 96 DOM
12. 2026-06-01
    days on market $224,882 Active 95 DOM
13. 2026-05-31
    days on market $224,882 Active 94 DOM
14. 2026-05-30
    days on market $224,882 Active 93 DOM

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 27 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,050
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$2,084
• − Management: −$2,084
• − Depreciation: −$5,233
• Taxable income: $2,973
• Est. tax owed @ 24.0%: −$714
• After-tax cash flow: $4,947/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: Desoto
• NCES district ID: 1200420
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $35,136
• Composite: 26.03/100
• National rank: #7305
• State rank: #69 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

• City population: 75,324
• Population (ZIP): 5,111

Population outlook (DeSoto County) Hauer SSP2

• Today (2025): 34,958 people
• By 2030: 34,465 · -1.4%
• By 2040: 33,137 · -5.2%
• By 2050: 31,273 · -10.5%
• By 2075: 23,898 · -31.6%
• By 2100: 15,517 · -55.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 10% Two or more races 7% Black 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · DeSoto

• 2024 margin: Solid R (+42.9) · D 28.2% · R 71.2%
• 2008→2024 swing: -30.6pp toward R · 2008: -12.3pp · 2024: -42.9pp
• All cycles: 2024: R+42.9 2020: R+32.0 2016: R+27.7 2012: R+14.3 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.77%
• Current HPI: 297.0303
• Rent YoY: —
• Metro: —
• 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