6535 Marius Rd · North Port, FL 34287

$229,000

2 bd · 2.0 ba · 1,537 sqft · SingleFamily public records · 52 Days on market

Built 1972 0.26 ac lot $149/sqft · 56% below area

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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 +14.5/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +4.4/10.0
• 1% rule +3.9/10.0
• 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 6535 Marius Road in North Port a well positioned 2-bedroom, 2-bath home offering comfort, convenience, and strong potential. Whether you’re a first-time homebuyer looking to break into the market or an investor seeking a solid addition to your portfolio, this property checks the right boxes. The layout is functional and inviting, with ample natural light and space to make it your own. Roof 03/11/22, A/C 09/02/2015, Rheem Water Heater mfg. date 08/22/2019. Location is where this home truly shines. Just minutes from major shopping, dining, and everyday essentials in North Port, and a short drive to Wellen Park where community events, recreation, and outdoor activities are alw

Key facts

• Ample natural light
• 0.26 acre lot
• Garage

Tags

• AMPLE NATURAL LIGHT
• MINUTES FROM MAJOR SHOPPING
• SHORT DRIVE TO WELLEN PARK
• EASY REACH OF GULF BEACHES

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; One story; Faces east; Residential property
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as of public records
• Exterior features: Storage

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Wall/window unit(s)
• Interior features: Built-in features; Ceiling fans; Thermostat; Walk-in closet(s); Other
• Laundry & utility: Washer; Dryer; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-18 ($-212/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (11.0% below list).
• Recommended offer: $204k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 1 comparable units currently listed for rent nearby; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 39% 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 $2k of loan paydown is wiped out by about $7k 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 52 days — a 3% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $66k; list at $229k implies a 247% gain — meaningful room to come down on a strong offer.

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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,750 (11.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 0.89% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.91%
• DSCR: 1.04
• GRM: 9.4

CMA / ARV

• ARV (median comp): $524,473
• List price: $229,000
• Delta: -56.34%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.0%
• Equity multiple: 0.32×
• Total profit: $-43,640
• Equity at exit: $34,145

10-year hold

• IRR: -20.6%
• Equity multiple: 0.06×
• Total profit: $-60,449
• Equity at exit: $19,800

Cash invested: $64,120 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,038 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$264 /mo · $3,174/yr
• Insurance: −$95
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-18

Break-even live

Break-even rent $2,060

Max offer price $225,886

Occupancy floor 96%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	20d	1	1.18mi

Listing history 19 events

1. 2026-06-18
   days on market $229,000 Active 52 DOM
2. 2026-06-17
   days on market $229,000 Active 51 DOM
3. 2026-06-16
   days on market $229,000 Active 50 DOM
4. 2026-06-15
   days on market $229,000 Active 49 DOM
5. 2026-06-13
   days on market $229,000 Active 47 DOM
6. 2026-06-13
   days on market $229,000 Active 46 DOM
7. 2026-06-10
   days on market $229,000 Active 44 DOM
8. 2026-06-09
   days on market $229,000 Active 43 DOM
9. 2026-06-08
   days on market $229,000 Active 42 DOM
10. 2026-06-08
    days on market $229,000 Active 41 DOM
11. 2026-06-05
    days on market $229,000 Active 38 DOM
12. 2026-06-03
    days on market $229,000 Active 37 DOM
13. 2026-06-02
    days on market $229,000 Active 36 DOM
14. 2026-06-01
    days on market $229,000 Active 35 DOM
15. 2026-05-31
    days on market $229,000 Active 34 DOM
16. 2026-04-27
    listed $229,000 Active 885-char remark
17. 2001-02-09
    soldstatus $66,000
18. 1987-04-01
    soldstatus $62,000
19. 1972-08-01
    soldstatus $29,700

ⓘ 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: $3,174 · $264/mo
• Projected year-2 tax: $3,174 · $264/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 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $24,450
• − Mortgage interest: −$12,828
• − Property taxes: −$3,174
• − Insurance: −$1,942
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − Depreciation: −$6,662
• Taxable loss: −$4,068
• Est. tax savings @ 24.0%: +$976
• After-tax cash flow: $765/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

+671.0% since first listed

4 events — show timeline

• 2026-04-27 Listed $229,000 Stellar MLS as Distributed by MLS Grid
• 2001-02-09 Sold (Public Records) $66,000 Public Records
• 1987-04-01 Sold (Public Records) $62,000 Public Records
• 1972-08-01 Sold (Public Records) $29,700 Public Records

Property tax history

+10.8%/yr

Latest (2025): $3,174 · +13.7% YoY. Source: county tax records.