6835 Anapa Ct · North Port, FL 34287

$99,999

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 34 Days on market

Built 1973 4,483 sqft lot $195/mo HOA · 13% of rent

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Why this score? — see what drove the C 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 +20.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 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

Welcome to 6835 Anapa Ct located in the vibrant and highly sought-after 55+ community of Holiday Park! This beautifully updated 2-bedroom, 1-bath home offers comfort, style, and Florida living. Inside, you’ll find beautiful luxury vinyl plank flooring throughout and a bright open-concept layout connecting the living room, dining area, and kitchen — creating the perfect space for entertaining or relaxing. The updated kitchen features modern accents, stylish finishes, and brand-new appliances, blending functionality with contemporary design. Additional highlights include a updated membrane roof, storage/utility room, long driveway, covered carport, and well-maintained exterior. W

Key facts

• Storage utility room
• Covered carport
• Membrane roof

Tags

• LUXURY VINYL PLANK FLOORING
• OPEN-CONCEPT LAYOUT
• UPDATED KITCHEN
• MEMBRANE ROOF
• STORAGE UTILITY ROOM
• COVERED CARPORT

Property features AI

Finance

• Other: Furnished; Total living area about 672 square feet; Total building area about 1,189 square feet; Direction faces northeast
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (monthly fee $195; annual fee $2,340) — association approval required; Association contact: Vicky Lawrence; Senior community; Cats allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Sewer connected; Water connected
• Home design: Mobile home (single wide); Residential property; One story; Northeast facing; Entry level: One
• Construction: Vinyl siding; Membrane roof; Crawlspace foundation; Built on a 0.1-acre lot
• Exterior features: Storage; Asphalt road frontage

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $72 ($867/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: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 852 active listings in the ZIP; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 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 $24k; list at $100k implies a 326% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.54% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.95%
• DSCR: 1.26
• GRM: 5.4

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: -16.2%
• Equity multiple: 0.45×
• Total profit: $-15,437
• Equity at exit: $14,910

10-year hold

• IRR: -18.5%
• Equity multiple: 0.20×
• Total profit: $-22,358
• 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: 852
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,542 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$318 /mo · $3,819/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$195
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $72

Break-even live

Break-even rent $1,450

Max offer price $99,999

Occupancy floor 90%

Sensitivity live

Price	-10% $129	-5% $101	+0% $72	+5% $44	+10% $16
Rent	-10% $-50	-5% $11	+0% $72	+5% $133	+10% $194
Rate	-1.0pp $123	-0.5pp $98	base $72	+0.5pp $46	+1.0pp $20

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: —

HOA detail

• Monthly dues: $195 · $2,340/yr

Listing history 35 events

1. 2026-06-18
   days on market $99,999 Active 34 DOM
2. 2026-06-17
   days on market $99,999 Active 33 DOM
3. 2026-06-16
   days on market $99,999 Active 32 DOM
4. 2026-06-15
   days on market $99,999 Active 31 DOM
5. 2026-06-13
   days on market $99,999 Active 29 DOM
6. 2026-06-13
   days on market $99,999 Active 28 DOM
7. 2026-06-10
   days on market $99,999 Active 26 DOM
8. 2026-06-09
   days on market $99,999 Active 25 DOM
9. 2026-06-08
   days on market $99,999 Active 24 DOM
10. 2026-06-08
    days on market $99,999 Active 23 DOM
11. 2026-06-05
    days on market $99,999 Active 20 DOM
12. 2026-06-03
    days on market $99,999 Active 19 DOM
13. 2026-06-02
    days on market $99,999 Active 18 DOM
14. 2026-06-01
    days on market $99,999 Active 17 DOM
15. 2026-05-31
    days on market $99,999 Active 16 DOM
16. 2026-05-15
    listed $99,999 Active 1661-char remark
17. 2025-11-06
    historical
18. 2025-04-28
    price $99,995
19. 2025-03-14
    price $104,900
20. 2025-02-06
    listed $109,900 Active
21. 2024-10-20
    historical
22. 2024-09-06
    price $112,950
23. 2024-06-12
    price $114,999
24. 2024-04-20
    listed $116,500 Active
25. 2023-06-23
    soldstatus $23,500 Closed
26. 2023-04-21
    status Pending
27. 2023-03-30
    price $24,900
28. 2023-03-21
    price $35,000
29. 2023-02-28
    listed $45,000 Active
30. 2005-10-06
    soldstatus $62,000
31. 2005-10-03
    soldstatus $62,900
32. 2005-08-19
    listed $62,900
33. 2001-01-11
    soldstatus $36,900
34. 1994-02-07
    soldstatus $25,500
35. 1982-04-01
    soldstatus $25,000

ⓘ 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: $3,819 · $318/mo
• Projected year-2 tax: $3,819 · $318/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 7/10 Severe FEMA zone X (shaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $18,502
• − Mortgage interest: −$5,601
• − Property taxes: −$3,819
• − Insurance: −$1,297
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − HOA: −$2,340
• − Depreciation: −$2,909
• Taxable loss: −$426
• Est. tax savings @ 24.0%: +$102
• After-tax cash flow: $969/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

+300.0% since first listed

20 events — show timeline

• 2026-05-15 Listed $99,999 Stellar MLS as Distributed by MLS Grid
• 2025-11-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-28 Price Changed $99,995 Stellar MLS as Distributed by MLS Grid
• 2025-03-14 Price Changed $104,900 Stellar MLS as Distributed by MLS Grid
• 2025-02-06 Listed $109,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-09-06 Price Changed $112,950 Stellar MLS as Distributed by MLS Grid
• 2024-06-12 Price Changed $114,999 Stellar MLS as Distributed by MLS Grid
• 2024-04-20 Listed $116,500 Stellar MLS as Distributed by MLS Grid
• 2023-06-23 Sold (MLS) $23,500 Stellar MLS as Distributed by MLS Grid
• 2023-04-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-03-30 Price Changed $24,900 Stellar MLS as Distributed by MLS Grid
• 2023-03-21 Price Changed $35,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-28 Listed $45,000 Stellar MLS as Distributed by MLS Grid
• 2005-10-06 Sold (Public Records) $62,000 Public Records
• 2005-10-03 Sold (MLS) $62,900 Stellar MLS as Distributed by MLS Grid
• 2005-08-19 Listed $62,900 Stellar MLS as Distributed by MLS Grid
• 2001-01-11 Sold (Public Records) $36,900 Public Records
• 1994-02-07 Sold (Public Records) $25,500 Public Records
• 1982-04-01 Sold (Public Records) $25,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $3,819 · +13.6% YoY. Source: county tax records.