6363 Kilepa Ct · North Port, FL 34287

$100,000

2 bd · 2.0 ba · 1,294 sqft · Manufactured public records · 93 Days on market

Built 1973 6,960 sqft lot $195/mo HOA · 9% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 6363 Kilepa Court, North Port, FL 34287, located in the established Holiday Park community, a deed-restricted 55+ neighborhood. This 2-bedroom, 2-bath mobile home offers a functional layout with defined living and dining areas, providing comfortable everyday living. The kitchen is centrally located with convenient access to the main living spaces, making it practical for daily use and entertaining. The primary bedroom includes an en-suite bathroom, while the second bedroom and bath offer flexibility for guests, a home office, or additional living space. Holiday Park is a land-owned community, and ownership includes a membership to the community association. Residents enjoy access to amenities such as a clubhouse, swimming pools, recreational facilities, and a variety of organized activities. Conveniently located near shopping, dining, medical facilities, and major roadways, this property offers accessibility to everyday necessities and regional destinations. Whether you're looking for a seasonal residence or a year-round home, this property presents an opportunity to enjoy the Florida lifestyle in a well-maintained 55+ community.

Key facts

• Clubhouse
• Swimming pools
• En-suite bathroom

Tags

• EN-SUITE BATHROOM
• CLUBHOUSE
• SWIMMING POOLS
• RECREATIONAL FACILITIES
• ACCESSIBILITY TO SHOPPING
• ACCESSIBILITY TO DINING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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 flat; 857 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 40% of the median local income ($63k/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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.3% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price.
• Climate carrying-cost: major flood risk; 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 $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.14% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.38%
• DSCR: 2.04
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.26% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.47×
• Total profit: $13,107
• Equity at exit: $14,910

10-year hold

• IRR: 18.2%
• Equity multiple: 2.25×
• Total profit: $35,117
• Equity at exit: $8,646

Cash invested: $28,000 (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 34287

• Home prices YoY: -20.1%
• Rents YoY: 0.3%
• Active inventory: 857
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,138 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$383 /mo · $4,594/yr
• Insurance: −$42
• HOA: −$195
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $545

Break-even live

Break-even rent $1,448

Max offer price $100,000

Occupancy floor 69%

Sensitivity live

Price	-10% $872	-5% $574	+0% $545	+5% $517	+10% $489
Rent	-10% $377	-5% $461	+0% $545	+5% $630	+10% $714
Rate	-1.0pp $596	-0.5pp $571	base $545	+0.5pp $520	+1.0pp $493

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
170 Saluda Ter Port Charlotte, FL	3.0	2.0	1680	$3,100	$1.85	22d	1	0.94mi
12395 Chancellor Blvd Port Charlotte, FL	2.0	1.0	1004	$1,600	$1.59	22d	1	1.10mi
14500 Ransom Ave Port Charlotte, FL	2.0	2.0	1208	$1,976	$1.64	22d	1	1.34mi

HOA detail

• Monthly dues: $195 · $2,340/yr
• Likely covers: pool

Listing history 23 events

1. 2026-06-21
   days on market $100,000 Active 93 DOM
2. 2026-06-18
   days on market $100,000 Active 90 DOM
3. 2026-06-17
   days on market $100,000 Active 89 DOM
4. 2026-06-16
   days on market $100,000 Active 88 DOM
5. 2026-06-15
   days on market $100,000 Active 87 DOM
6. 2026-06-13
   days on market $100,000 Active 85 DOM
7. 2026-06-13
   days on market $100,000 Active 84 DOM
8. 2026-06-10
   days on market $100,000 Active 82 DOM
9. 2026-06-09
   days on market $100,000 Active 81 DOM
10. 2026-06-08
    days on market $100,000 Active 80 DOM
11. 2026-06-08
    days on market $100,000 Active 79 DOM
12. 2026-06-05
    days on market $100,000 Active 76 DOM
13. 2026-06-03
    days on market $100,000 Active 75 DOM
14. 2026-06-02
    days on market $100,000 Active 74 DOM
15. 2026-06-01
    days on market $100,000 Active 73 DOM
16. 2026-05-31
    days on market $100,000 Active 72 DOM
17. 2026-04-24
    price $100,000 1158-char remark

    Show marketing remark (1158 chars)

    Welcome to 6363 Kilepa Court, North Port, FL 34287, located in the established Holiday Park community, a deed-restricted 55+ neighborhood. This 2-bedroom, 2-bath mobile home offers a functional layout with defined living and dining areas, providing comfortable everyday living. The kitchen is centrally located with convenient access to the main living spaces, making it practical for daily use and entertaining. The primary bedroom includes an en-suite bathroom, while the second bedroom and bath offer flexibility for guests, a home office, or additional living space. Holiday Park is a land-owned community, and ownership includes a membership to the community association. Residents enjoy access to amenities such as a clubhouse, swimming pools, recreational facilities, and a variety of organized activities. Conveniently located near shopping, dining, medical facilities, and major roadways, this property offers accessibility to everyday necessities and regional destinations. Whether you're looking for a seasonal residence or a year-round home, this property presents an opportunity to enjoy the Florida lifestyle in a well-maintained 55+ community.

18. 2026-03-20
    listed $115,000 Active 1158-char remark

    Show marketing remark (1158 chars)

    Welcome to 6363 Kilepa Court, North Port, FL 34287, located in the established Holiday Park community, a deed-restricted 55+ neighborhood. This 2-bedroom, 2-bath mobile home offers a functional layout with defined living and dining areas, providing comfortable everyday living. The kitchen is centrally located with convenient access to the main living spaces, making it practical for daily use and entertaining. The primary bedroom includes an en-suite bathroom, while the second bedroom and bath offer flexibility for guests, a home office, or additional living space. Holiday Park is a land-owned community, and ownership includes a membership to the community association. Residents enjoy access to amenities such as a clubhouse, swimming pools, recreational facilities, and a variety of organized activities. Conveniently located near shopping, dining, medical facilities, and major roadways, this property offers accessibility to everyday necessities and regional destinations. Whether you're looking for a seasonal residence or a year-round home, this property presents an opportunity to enjoy the Florida lifestyle in a well-maintained 55+ community.

19. 2024-02-29
    soldstatus $145,000 Closed 723-char remark

    Show marketing remark (723 chars)

    Clean updated home in Holiday Park; one of North Port's most affordable communities. The home has over 1200 square feel under air, beautiful laminate flooring, ceiling fans and is partially furnished. Home sits on a quiet cul-de-sac in a pet friendly section of the park. The rear of the home is located on a greenbelt. The community features two clubhouses, two swimming pools, a library, a fitness center, tennis, pickleball & bocce ball courts. You’ll also find billiards, shuffleboard, horseshoe pits, ping pong tables, a card room, dart boards and social activities all in a park-like setting. The park has a low monthly maintenance charge of $129.52 ($1556.16 per year) which is included in your tax bill.

20. 2024-02-29
    soldstatus $145,000

    Show marketing remark (723 chars)

    Clean updated home in Holiday Park; one of North Port's most affordable communities. The home has over 1200 square feel under air, beautiful laminate flooring, ceiling fans and is partially furnished. Home sits on a quiet cul-de-sac in a pet friendly section of the park. The rear of the home is located on a greenbelt. The community features two clubhouses, two swimming pools, a library, a fitness center, tennis, pickleball & bocce ball courts. You’ll also find billiards, shuffleboard, horseshoe pits, ping pong tables, a card room, dart boards and social activities all in a park-like setting. The park has a low monthly maintenance charge of $129.52 ($1556.16 per year) which is included in your tax bill.

21. 2023-10-06
    status Pending 723-char remark

    Show marketing remark (723 chars)

    Clean updated home in Holiday Park; one of North Port's most affordable communities. The home has over 1200 square feel under air, beautiful laminate flooring, ceiling fans and is partially furnished. Home sits on a quiet cul-de-sac in a pet friendly section of the park. The rear of the home is located on a greenbelt. The community features two clubhouses, two swimming pools, a library, a fitness center, tennis, pickleball & bocce ball courts. You’ll also find billiards, shuffleboard, horseshoe pits, ping pong tables, a card room, dart boards and social activities all in a park-like setting. The park has a low monthly maintenance charge of $129.52 ($1556.16 per year) which is included in your tax bill.

22. 2023-10-04
    listed $145,000 Active 723-char remark

    Show marketing remark (723 chars)

    Clean updated home in Holiday Park; one of North Port's most affordable communities. The home has over 1200 square feel under air, beautiful laminate flooring, ceiling fans and is partially furnished. Home sits on a quiet cul-de-sac in a pet friendly section of the park. The rear of the home is located on a greenbelt. The community features two clubhouses, two swimming pools, a library, a fitness center, tennis, pickleball & bocce ball courts. You’ll also find billiards, shuffleboard, horseshoe pits, ping pong tables, a card room, dart boards and social activities all in a park-like setting. The park has a low monthly maintenance charge of $129.52 ($1556.16 per year) which is included in your tax bill.

23. 1977-04-01
    soldstatus $18,000

ⓘ 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: $4,594 · $383/mo
• Projected year-2 tax: $4,594 · $383/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,661
• − Mortgage interest: −$5,602
• − Property taxes: −$4,594
• − Insurance: −$500
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − HOA: −$2,340
• − Depreciation: −$2,909
• Taxable income: $5,611
• Est. tax owed @ 24.0%: −$1,347
• After-tax cash flow: $5,199/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): 25,929
• Household income: $63,464
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 522.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 7% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 3% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 16% · Canada, Philippines
• Languages at home: 81% English-only · Spanish 8% Russian/Polish/Slavic 5% French/Haitian/Cajun 2%

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: ▼ -70.89%
• Current HPI: 280.8484
• Rent YoY: ▲ 0.26%
• 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

+455.6% since first listed

7 events — show timeline

• 2026-04-24 Price Changed $100,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-29 Sold (Public Records) $145,000 Public Records
• 2024-02-29 Sold (MLS) $145,000 Stellar MLS as Distributed by MLS Grid
• 2023-10-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-10-04 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 1977-04-01 Sold (Public Records) $18,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $4,594 · +4.9% YoY. Source: county tax records.