8050 Porto Chico Ave · North Port, FL 34287

$237,500

2 bd · 2.0 ba · 1,315 sqft · SingleFamily public records · 53 Days on market

Built 1992 8,000 sqft lot $181/sqft · 29% below area Est $363k · 35% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.0/30.0
• Schools +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• 1% rule +2.5/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming home located in the growing community of North Port! This well-maintained property offers comfort, functionality, and key updates that today’s buyers are looking for. Featuring updated windows, the home allows for enhanced natural light, improved energy efficiency, and added peace of mind. Inside, you’ll find a spacious layout with inviting living areas, a practical floor plan, and plenty of room to make it your own. The kitchen provides ample cabinet and counter space, perfect for everyday living and entertaining. Generous bedrooms and well-appointed bathrooms offer comfort and flexibility for families, guests, or a home office setup. Step outside to enjoy a sizable yard with endless potential—ideal for relaxing, gardening, or creating your own outdoor oasis. Conveniently located near shopping, dining, parks, and major roadways, this home combines tranquility with accessibility. Whether you’re a first-time buyer, investor, or looking to downsize, this property is a fantastic opportunity to own a piece of sunny Florida living!

Key facts

• Sizable yard
• Updated windows
• 8,000 sq ft lot

Tags

• UPDATED WINDOWS
• SIZABLE YARD
• ENHANCED NATURAL LIGHT
• IMPROVED ENERGY EFFICIENCY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $238k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (24.7% below list).
• Recommended offer: $179k (24.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 34% 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 53 days — a 3% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $140k; list at $238k implies a 70% 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; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,801 (24.7% 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 53 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.40%
• DSCR: 0.85
• GRM: 11.1

CMA / ARV

• ARV (median comp): $363,255
• List price: $237,500
• Delta: -34.62%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -25.0%
• Equity multiple: 0.17×
• Total profit: $-55,280
• Equity at exit: $35,412

10-year hold

• IRR: -31.6%
• Equity multiple: -0.24×
• Total profit: $-82,216
• Equity at exit: $20,535

Cash invested: $66,500 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,788 medium
• Mortgage (P&I): −$1,245
• Tax from tax record: −$256 /mo · $3,078/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-188

Break-even live

Break-even rent $2,026

Max offer price $204,221

Occupancy floor —

Sensitivity live

Price	-10% $-54	-5% $-121	+0% $-188	+5% $-256	+10% $-323
Rent	-10% $-330	-5% $-259	+0% $-188	+5% $-118	+10% $-47
Rate	-1.0pp $-69	-0.5pp $-128	base $-188	+0.5pp $-250	+1.0pp $-313

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: $59,375
• Closing costs: $7,125
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-19
   status Pending 1091-char remark

   Show marketing remark (1091 chars)

   Welcome to this charming home located in the growing community of North Port! This well-maintained property offers comfort, functionality, and key updates that today’s buyers are looking for. Featuring updated windows, the home allows for enhanced natural light, improved energy efficiency, and added peace of mind. Inside, you’ll find a spacious layout with inviting living areas, a practical floor plan, and plenty of room to make it your own. The kitchen provides ample cabinet and counter space, perfect for everyday living and entertaining. Generous bedrooms and well-appointed bathrooms offer comfort and flexibility for families, guests, or a home office setup. Step outside to enjoy a sizable yard with endless potential—ideal for relaxing, gardening, or creating your own outdoor oasis. Conveniently located near shopping, dining, parks, and major roadways, this home combines tranquility with accessibility. Whether you’re a first-time buyer, investor, or looking to downsize, this property is a fantastic opportunity to own a piece of sunny Florida living!

2. 2026-04-21
   price $237,500 1091-char remark

   Show marketing remark (1091 chars)

   Welcome to this charming home located in the growing community of North Port! This well-maintained property offers comfort, functionality, and key updates that today’s buyers are looking for. Featuring updated windows, the home allows for enhanced natural light, improved energy efficiency, and added peace of mind. Inside, you’ll find a spacious layout with inviting living areas, a practical floor plan, and plenty of room to make it your own. The kitchen provides ample cabinet and counter space, perfect for everyday living and entertaining. Generous bedrooms and well-appointed bathrooms offer comfort and flexibility for families, guests, or a home office setup. Step outside to enjoy a sizable yard with endless potential—ideal for relaxing, gardening, or creating your own outdoor oasis. Conveniently located near shopping, dining, parks, and major roadways, this home combines tranquility with accessibility. Whether you’re a first-time buyer, investor, or looking to downsize, this property is a fantastic opportunity to own a piece of sunny Florida living!

3. 2026-04-08
   price $239,900 1091-char remark

   Show marketing remark (1091 chars)

   Welcome to this charming home located in the growing community of North Port! This well-maintained property offers comfort, functionality, and key updates that today’s buyers are looking for. Featuring updated windows, the home allows for enhanced natural light, improved energy efficiency, and added peace of mind. Inside, you’ll find a spacious layout with inviting living areas, a practical floor plan, and plenty of room to make it your own. The kitchen provides ample cabinet and counter space, perfect for everyday living and entertaining. Generous bedrooms and well-appointed bathrooms offer comfort and flexibility for families, guests, or a home office setup. Step outside to enjoy a sizable yard with endless potential—ideal for relaxing, gardening, or creating your own outdoor oasis. Conveniently located near shopping, dining, parks, and major roadways, this home combines tranquility with accessibility. Whether you’re a first-time buyer, investor, or looking to downsize, this property is a fantastic opportunity to own a piece of sunny Florida living!

4. 2026-03-27
   listed $244,900 Active 1091-char remark

   Show marketing remark (1091 chars)

   Welcome to this charming home located in the growing community of North Port! This well-maintained property offers comfort, functionality, and key updates that today’s buyers are looking for. Featuring updated windows, the home allows for enhanced natural light, improved energy efficiency, and added peace of mind. Inside, you’ll find a spacious layout with inviting living areas, a practical floor plan, and plenty of room to make it your own. The kitchen provides ample cabinet and counter space, perfect for everyday living and entertaining. Generous bedrooms and well-appointed bathrooms offer comfort and flexibility for families, guests, or a home office setup. Step outside to enjoy a sizable yard with endless potential—ideal for relaxing, gardening, or creating your own outdoor oasis. Conveniently located near shopping, dining, parks, and major roadways, this home combines tranquility with accessibility. Whether you’re a first-time buyer, investor, or looking to downsize, this property is a fantastic opportunity to own a piece of sunny Florida living!

5. 2024-08-13
   historical
6. 2024-08-01
   price $279,000
7. 2024-07-22
   listed $299,000 Active
8. 2022-04-04
   soldstatus $140,000
9. 1971-10-01
   soldstatus $22,700

ⓘ 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: $3,078 · $256/mo
• Projected year-2 tax: $3,078 · $256/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 (unshaded) · 54% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $21,456
• − Mortgage interest: −$13,304
• − Property taxes: −$3,078
• − Insurance: −$1,188
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − Depreciation: −$6,909
• Taxable loss: −$6,455
• Est. tax savings @ 24.0%: +$1,549
• After-tax cash flow: $-711/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

+946.3% since first listed

9 events — show timeline

• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $237,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $239,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Listed $244,900 Stellar MLS as Distributed by MLS Grid
• 2024-08-13 Listing Removed — FORTMLS
• 2024-08-01 Price Changed $279,000 FORTMLS
• 2024-07-22 Listed $299,000 FORTMLS
• 2022-04-04 Sold (Public Records) $140,000 Public Records
• 1971-10-01 Sold (Public Records) $22,700 Public Records

Property tax history

+11.1%/yr

Latest (2025): $3,078 · -3.3% YoY. Source: county tax records.