6421 Safford Ter · North Port, FL 34287

$197,800

3 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 20 Days on market

Built 1969 7,500 sqft lot

---

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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• 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 MLS

Short Sale has been approved at the listing price. Quick Closing. Very well kept house . Sellers very motivated. Make an offer, Short sale approval sellers lender/s may be conditioned upon the gross commission being reduced; any reductions of the gross commission will be apportioned 50/50 between listing and cooperating brokers. Drastic reductions for a quick sale. Seller's very motivated. Only cash offer please.

Key facts

• 7,500 sq ft lot
• Built 1969
• Listed 20 days

Property features AI

Finance

• Other: Residential zoning RSF2
• Financial info: No lease restrictions reported
• HOA & community: No HOA/association reported

Exterior

• Parking: No specific parking details provided
• Security: No specific security features provided
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single family residence; One story; Faces south
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on a 75 x 100 lot (0.17 acres)
• Exterior features: Hurricane shutters; Asphalt road frontage

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $198k).
• Recommended offer: $195k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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.
• 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; 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 42% 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 $1k of loan paydown is wiped out by about $6k 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 20 days — a 2% lower offer ($195k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $17k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $198k implies a 280% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,833 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.13% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.75%
• DSCR: 1.39
• GRM: 7.4

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-16,493
• Equity at exit: $29,493

10-year hold

• IRR: -3.0%
• Equity multiple: 0.82×
• Total profit: $-9,744
• Equity at exit: $17,102

Cash invested: $55,384 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,242 medium
• Mortgage (P&I): −$1,037
• Tax from tax record: −$248 /mo · $2,971/yr
• Insurance: −$82
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $338

Break-even live

Break-even rent $1,815

Max offer price $197,800

Occupancy floor 80%

Sensitivity live

Price	-10% $450	-5% $394	+0% $338	+5% $282	+10% $226
Rent	-10% $160	-5% $249	+0% $338	+5% $426	+10% $515
Rate	-1.0pp $437	-0.5pp $388	base $338	+0.5pp $286	+1.0pp $234

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: $49,450
• Closing costs: $5,934
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12395 Chancellor Blvd Port Charlotte, FL	2.0	1.0	1004	$1,600	$1.59	21d	1	0.53mi
15 Ramblewood St Port Charlotte, FL	4.0	3.0	1795	$2,200	$1.23	21d	1	0.56mi
170 Saluda Ter Port Charlotte, FL	3.0	2.0	1680	$3,100	$1.85	21d	1	0.94mi

Listing history 15 events

1. 2026-06-18
   days on market $197,800 Active 20 DOM
2. 2026-06-17
   days on market $197,800 Active 19 DOM
3. 2026-06-16
   days on market $197,800 Active 18 DOM
4. 2026-06-15
   days on market $197,800 Active 17 DOM
5. 2026-06-13
   days on market $197,800 Active 15 DOM
6. 2026-06-13
   pricedays on market $197,800 Active 14 DOM
7. 2026-06-10
   days on market $215,000 Active 12 DOM
8. 2026-06-09
   days on market $215,000 Active 11 DOM
9. 2026-06-08
   days on market $215,000 Active 10 DOM
10. 2026-06-08
    days on market $215,000 Active 9 DOM
11. 2026-06-05
    days on market $215,000 Active 6 DOM
12. 2026-06-03
    days on market $215,000 Active 5 DOM
13. 2026-06-02
    days on market $215,000 Active 4 DOM
14. 2026-06-01
    days on market $215,000 Active 3 DOM
15. 2026-05-31
    days on market $215,000 Active 2 DOM

ⓘ 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: $2,971 · $248/mo
• Projected year-2 tax: $2,971 · $248/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 · 27 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: $26,906
• − Mortgage interest: −$11,080
• − Property taxes: −$2,971
• − Insurance: −$1,786
• − Repairs & maintenance: −$2,152
• − Management: −$2,152
• − Depreciation: −$5,754
• Taxable income: $1,010
• Est. tax owed @ 24.0%: −$242
• After-tax cash flow: $3,809/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

+1128.6% since first listed

16 events — show timeline

• 2026-05-29 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2014-10-20 Sold (Public Records) $52,000 Public Records
• 2014-10-16 Sold (MLS) $52,000 Stellar MLS as Distributed by MLS Grid
• 2014-09-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-07-26 Contingent — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-06-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-06-06 Price Changed $52,000 Stellar MLS as Distributed by MLS Grid
• 2014-06-06 Price Changed $59,000 Stellar MLS as Distributed by MLS Grid
• 2014-06-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-06-06 Price Changed $64,900 Stellar MLS as Distributed by MLS Grid
• 2014-05-01 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 2008-05-02 Sold (Public Records) $85,900 Public Records
• 2008-04-30 Sold (MLS) $85,900 Stellar MLS as Distributed by MLS Grid
• 2007-02-08 Listed $85,900 Stellar MLS as Distributed by MLS Grid
• 1969-04-01 Sold (Public Records) $17,500 Public Records

Property tax history

+13.2%/yr

Latest (2025): $2,971 · +5.4% YoY. Source: county tax records.