4464 Callaway St · North Port, FL 33981

$289,990

4 bd · 2.0 ba · 1,426 sqft · Land · 27 Days on market

Built 2026 10,003 sqft lot

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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).

• Cash flow +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +4.6/10.0
• 1% rule +4.2/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

JUST REDUCED! Join the other happy homeowners that are building their new homes in the popular WATERFRONT COMMUNITY of GULF COVE. This 10,000 sq ft homesite is in X FLOOD ZONE with CITY WATER and NOT IN SCRUB JAY HABITAT area. GULF COVE is a resident owned waterfront community located on the banks of the MYAKKA RIVER with a PRIVATE COMMUNITY BOAT RAMP and access to Charlotte Harbor and The Gulf of Mexico. The beautiful Gulf Cove Waterfront Park features a playground and Pavilion with picnic tables and can be reserved for your special gatherings with family and friends. The HOA IS VOLUNTARY but you may want to join for only $75 annually and enjoy all the social events and amenities this community has to offer. Gulf Cove is located in close proximity to local beaches, golf courses, sports arenas and plenty of dining and shopping opportunities to choose from. Make plans to secure this great homesite in a great location and build your new Florida home now or in the future.

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Zoning: RSF3.5; Permit number: 20260100604; Builder license: CBC1262095
• HOA & community: No association; No association approval required

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single-family residence; One story; New construction (projected completion May 22, 2026); Home faces west
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built by Coaston Homes LLC (Windsor model)
• Exterior features: Paved road access; Lot approximately 0.23 acres

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Solid surface counters
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floor plan with living room/dining room combo; Solid surface counters; Split-bedroom layout; Vaulted ceilings; Walk-in closets
• Laundry & utility: Washer and dryer included; Laundry closet

🏗️ 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 $290k.

Deal economics

• At list price, monthly cash flow is $108 ($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 $267k (7.8% below list).
• Recommended offer: $267k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Market conditions: Rents rising fast (+5.3%/yr); 2188 active listings in the ZIP; 10 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).
• This rent runs 38% of the median local income ($84k/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 $9k 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.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y 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 $16k; list at $290k implies a 1712% 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; 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 $267,409 (7.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.60%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.2%
• Equity multiple: 0.58×
• Total profit: $-33,740
• Equity at exit: $43,238

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $6,783
• Equity at exit: $25,073

Cash invested: $81,197 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,674 high
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $108

Break-even live

Break-even rent $2,537

Max offer price $289,990

Occupancy floor 91%

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: $72,498
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12174 Terkelsen Ave Port Charlotte, FL	3.0	2.0	1400	$3,200	$2.29	21d	1	0.28mi
12032 Edwards Rd Port Charlotte, FL	3.0	2.0	1723	$1,869	$1.08	13d	1	0.32mi
4154 Jennings Blvd Port Charlotte, FL	3.0	2.0	1554	$3,900	$2.51	21d	1	0.57mi
12884 Bacchus Rd Port Charlotte, FL	3.0	2.0	1092	$2,300	$2.11	21d	1	0.62mi
5311 Levy Ln Port Charlotte, FL	3.0	2.0	1192	$1,850	$1.55	13d	1	0.86mi
6464 David Blvd Port Charlotte, FL	3.0	2.0	1613	$1,716	$1.06	21d	1	0.89mi
12129 Grosspoint Ave Port Charlotte, FL	3.0	2.0	1388	$2,300	$1.66	21d	1	0.95mi
3595 Gillot Blvd Port Charlotte, FL	3.0	2.0	1612	$1,766	$1.10	13d	1	0.98mi
3522 Gillot Blvd Port Charlotte, FL	4.0	2.0	1499	$1,799	$1.20	21d	1	1.12mi
5496 Brussels Ter Port Charlotte, FL	3.0	2.0	1400	$3,900	$2.79	21d	1	1.14mi

Listing history 21 events

1. 2026-05-11
   status Pending
2. 2026-05-06
   price $289,990
3. 2026-04-14
   listed $294,990 Active
4. 2025-12-03
   soldstatus $16,000 Closed 983-char remark

   Show marketing remark (983 chars)

   JUST REDUCED! Join the other happy homeowners that are building their new homes in the popular WATERFRONT COMMUNITY of GULF COVE. This 10,000 sq ft homesite is in X FLOOD ZONE with CITY WATER and NOT IN SCRUB JAY HABITAT area. GULF COVE is a resident owned waterfront community located on the banks of the MYAKKA RIVER with a PRIVATE COMMUNITY BOAT RAMP and access to Charlotte Harbor and The Gulf of Mexico. The beautiful Gulf Cove Waterfront Park features a playground and Pavilion with picnic tables and can be reserved for your special gatherings with family and friends. The HOA IS VOLUNTARY but you may want to join for only $75 annually and enjoy all the social events and amenities this community has to offer. Gulf Cove is located in close proximity to local beaches, golf courses, sports arenas and plenty of dining and shopping opportunities to choose from. Make plans to secure this great homesite in a great location and build your new Florida home now or in the future.

5. 2025-12-03
   soldstatus $16,000

   Show marketing remark (983 chars)

   JUST REDUCED! Join the other happy homeowners that are building their new homes in the popular WATERFRONT COMMUNITY of GULF COVE. This 10,000 sq ft homesite is in X FLOOD ZONE with CITY WATER and NOT IN SCRUB JAY HABITAT area. GULF COVE is a resident owned waterfront community located on the banks of the MYAKKA RIVER with a PRIVATE COMMUNITY BOAT RAMP and access to Charlotte Harbor and The Gulf of Mexico. The beautiful Gulf Cove Waterfront Park features a playground and Pavilion with picnic tables and can be reserved for your special gatherings with family and friends. The HOA IS VOLUNTARY but you may want to join for only $75 annually and enjoy all the social events and amenities this community has to offer. Gulf Cove is located in close proximity to local beaches, golf courses, sports arenas and plenty of dining and shopping opportunities to choose from. Make plans to secure this great homesite in a great location and build your new Florida home now or in the future.

6. 2025-11-04
   status Pending 983-char remark

   Show marketing remark (983 chars)

   JUST REDUCED! Join the other happy homeowners that are building their new homes in the popular WATERFRONT COMMUNITY of GULF COVE. This 10,000 sq ft homesite is in X FLOOD ZONE with CITY WATER and NOT IN SCRUB JAY HABITAT area. GULF COVE is a resident owned waterfront community located on the banks of the MYAKKA RIVER with a PRIVATE COMMUNITY BOAT RAMP and access to Charlotte Harbor and The Gulf of Mexico. The beautiful Gulf Cove Waterfront Park features a playground and Pavilion with picnic tables and can be reserved for your special gatherings with family and friends. The HOA IS VOLUNTARY but you may want to join for only $75 annually and enjoy all the social events and amenities this community has to offer. Gulf Cove is located in close proximity to local beaches, golf courses, sports arenas and plenty of dining and shopping opportunities to choose from. Make plans to secure this great homesite in a great location and build your new Florida home now or in the future.

7. 2025-11-03
   price $19,500 983-char remark

   Show marketing remark (983 chars)

   JUST REDUCED! Join the other happy homeowners that are building their new homes in the popular WATERFRONT COMMUNITY of GULF COVE. This 10,000 sq ft homesite is in X FLOOD ZONE with CITY WATER and NOT IN SCRUB JAY HABITAT area. GULF COVE is a resident owned waterfront community located on the banks of the MYAKKA RIVER with a PRIVATE COMMUNITY BOAT RAMP and access to Charlotte Harbor and The Gulf of Mexico. The beautiful Gulf Cove Waterfront Park features a playground and Pavilion with picnic tables and can be reserved for your special gatherings with family and friends. The HOA IS VOLUNTARY but you may want to join for only $75 annually and enjoy all the social events and amenities this community has to offer. Gulf Cove is located in close proximity to local beaches, golf courses, sports arenas and plenty of dining and shopping opportunities to choose from. Make plans to secure this great homesite in a great location and build your new Florida home now or in the future.

8. 2025-10-07
   listed $22,000 Active 983-char remark

   Show marketing remark (983 chars)

   JUST REDUCED! Join the other happy homeowners that are building their new homes in the popular WATERFRONT COMMUNITY of GULF COVE. This 10,000 sq ft homesite is in X FLOOD ZONE with CITY WATER and NOT IN SCRUB JAY HABITAT area. GULF COVE is a resident owned waterfront community located on the banks of the MYAKKA RIVER with a PRIVATE COMMUNITY BOAT RAMP and access to Charlotte Harbor and The Gulf of Mexico. The beautiful Gulf Cove Waterfront Park features a playground and Pavilion with picnic tables and can be reserved for your special gatherings with family and friends. The HOA IS VOLUNTARY but you may want to join for only $75 annually and enjoy all the social events and amenities this community has to offer. Gulf Cove is located in close proximity to local beaches, golf courses, sports arenas and plenty of dining and shopping opportunities to choose from. Make plans to secure this great homesite in a great location and build your new Florida home now or in the future.

9. 2022-04-25
   soldstatus $19,000 Closed 396-char remark

   Show marketing remark (396 chars)

   Great lot, 80x125 City water and septic. NO FLOOD ZONE ! Gulf Cove Community Voluntary HOA with No deed restrictions. A community boat ramp leads out into the Myakka River and to the Gulf of Mexico. Close to shopping, Boca Grande and Englewood Beach. This homesite is close to the Myakka State Forest, Myakka River and Myakka Park. It is perfect for hiking, boating and convenient to everything.

10. 2022-04-07
    status Pending 396-char remark

    Show marketing remark (396 chars)

    Great lot, 80x125 City water and septic. NO FLOOD ZONE ! Gulf Cove Community Voluntary HOA with No deed restrictions. A community boat ramp leads out into the Myakka River and to the Gulf of Mexico. Close to shopping, Boca Grande and Englewood Beach. This homesite is close to the Myakka State Forest, Myakka River and Myakka Park. It is perfect for hiking, boating and convenient to everything.

11. 2022-03-11
    price $19,500 396-char remark

    Show marketing remark (396 chars)

    Great lot, 80x125 City water and septic. NO FLOOD ZONE ! Gulf Cove Community Voluntary HOA with No deed restrictions. A community boat ramp leads out into the Myakka River and to the Gulf of Mexico. Close to shopping, Boca Grande and Englewood Beach. This homesite is close to the Myakka State Forest, Myakka River and Myakka Park. It is perfect for hiking, boating and convenient to everything.

12. 2022-02-08
    listed $19,900 Active 396-char remark

    Show marketing remark (396 chars)

    Great lot, 80x125 City water and septic. NO FLOOD ZONE ! Gulf Cove Community Voluntary HOA with No deed restrictions. A community boat ramp leads out into the Myakka River and to the Gulf of Mexico. Close to shopping, Boca Grande and Englewood Beach. This homesite is close to the Myakka State Forest, Myakka River and Myakka Park. It is perfect for hiking, boating and convenient to everything.

13. 2022-02-08
    soldstatus $10,000

    Show marketing remark (396 chars)

    Great lot, 80x125 City water and septic. NO FLOOD ZONE ! Gulf Cove Community Voluntary HOA with No deed restrictions. A community boat ramp leads out into the Myakka River and to the Gulf of Mexico. Close to shopping, Boca Grande and Englewood Beach. This homesite is close to the Myakka State Forest, Myakka River and Myakka Park. It is perfect for hiking, boating and convenient to everything.

14. 2015-02-02
    soldstatus $8,600
15. 2014-11-07
    soldstatus $4,250 Sold
16. 2014-11-05
    status Pending
17. 2014-06-14
    status Active
18. 2014-06-10
    historical
19. 2014-01-08
    listed $5,000 Active
20. 2006-06-14
    listed $48,500
21. 2005-11-23
    listed $50,500

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 56% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $32,089
• − Mortgage interest: −$16,244
• − Property taxes: −$4,350
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,567
• − Management: −$2,567
• − Depreciation: −$8,436
• Taxable loss: −$3,525
• Est. tax savings @ 24.0%: +$846
• After-tax cash flow: $2,148/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

+474.2% since first listed

21 events — show timeline

• 2026-05-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $289,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Listed $294,990 Stellar MLS as Distributed by MLS Grid
• 2025-12-03 Sold (Public Records) $16,000 Public Records
• 2025-12-03 Sold (MLS) $16,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-03 Price Changed $19,500 Stellar MLS as Distributed by MLS Grid
• 2025-10-07 Listed $22,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-25 Sold (MLS) $19,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-03-11 Price Changed $19,500 Stellar MLS as Distributed by MLS Grid
• 2022-02-08 Sold (Public Records) $10,000 Public Records
• 2022-02-08 Listed $19,900 Stellar MLS as Distributed by MLS Grid
• 2015-02-02 Sold (Public Records) $8,600 Public Records
• 2014-11-07 Sold (MLS) $4,250 Stellar MLS as Distributed by MLS Grid
• 2014-11-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-01-08 Listed $5,000 Stellar MLS as Distributed by MLS Grid
• 2006-06-14 Listed $48,500 Stellar MLS as Distributed by MLS Grid
• 2005-11-23 Listed $50,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2025): $527 · +0.9% YoY. Source: county tax records.