11923 SW Loop Ter · North Port, FL 34269

$199,000

3 bd · 2.0 ba · 1,701 sqft · Manufactured public records · 91 Days on market

Built 2004 0.34 ac lot Est $143k · 39% over ↓ 7% since listing

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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 +21.1/30.0
• DSCR +6.7/10.0
• 1% rule +5.1/10.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.6/10.0
• ARV discount +0.0/15.0

Listing remarks

Two homes. One opportunity. And honestly… this is the kind of setup people are always hoping hits the market. Let’s start with the main house, because she’s ready for her moment. Over 1,700 square feet, a split floor plan, tons of natural light, and a layout that just makes sense. It’s bright, it’s spacious, and it’s move-in ready… which means you can actually spend your weekends enjoying your new place instead of living at Home Depot. Now let’s talk about the bonus everyone secretly wants… the guest house. Two bedrooms, one bathroom, and just far enough away to give everyone their own space (because we love our people… but we

Key facts

• Split floor plan
• Natural light
• Guest house

Tags

• GUEST HOUSE
• SPLIT FLOOR PLAN
• NATURAL LIGHT
• PRIVATE OFFICE SETUP
• OVER A THIRD OF AN ACRE
• QUICK ACCESS TO I-75

Property features AI

Finance

• Other: Homestead exempt; Zoned RMF-M
• HOA & community: No association

Exterior

• Parking: Street access (paved, dead-end)
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Manufactured home (double wide); One story; Faces northeast
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built on one level
• Exterior features: Patio; Outdoor lighting; Storage shed(s); Guest house; General storage

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 5 bedrooms
• Flooring: Carpet; Tile; Other
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Split bedroom layout; Walk-in closets; Window treatments
• Laundry & utility: Inside laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $181k (9.0% 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.
• Desoto (town): math 31% / reading 32% proficiency, ranked #69 of 73 in FL (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 149 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 71 units permitted in DeSoto County in 2024 (0 in 5+ unit buildings).

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.
• DeSoto County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.01% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.14%
• DSCR: 1.27
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $142,884
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12116 SW County RD 769 #61	0.31mi	2/2.0 (-1)	1,600 (-6%)	4mo	$135,000	$84	67

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-14,103
• Equity at exit: $29,672

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $11,040
• Equity at exit: $17,206

Cash invested: $55,720 (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 34269

• Home prices YoY: -2.9%
• Active inventory: 149
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,009 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$175 /mo · $2,102/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $285

Break-even live

Break-even rent $1,648

Max offer price $199,000

Occupancy floor 81%

Sensitivity live

Price	-10% $398	-5% $341	+0% $285	+5% $229	+10% $172
Rent	-10% $126	-5% $206	+0% $285	+5% $364	+10% $444
Rate	-1.0pp $385	-0.5pp $336	base $285	+0.5pp $234	+1.0pp $181

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11644 SW Egret Cir Lake Suzy, FL	2.0–3.0	2.0	1249	$3,550	$2.84	21d	4	1.02mi
12235 SW Kingsway Cir Unit C6 Lake Suzy, FL	2.0	2.0	1460	$2,000	$1.37	14d	1	1.07mi
25748 Deep Creek Blvd Punta Gorda, FL	3.0	2.0	2195	$2,300	$1.05	14d	1	1.45mi
25230 Campos Dr Punta Gorda, FL	3.0	2.0	1460	$1,750	$1.20	21d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $199,000 Active 91 DOM
2. 2026-06-17
   days on market $199,000 Active 90 DOM
3. 2026-06-16
   days on market $199,000 Active 89 DOM
4. 2026-06-15
   days on market $199,000 Active 88 DOM
5. 2026-06-14
   days on market $199,000 Active 86 DOM
6. 2026-06-13
   days on market $199,000 Active 85 DOM
7. 2026-06-10
   days on market $199,000 Active 83 DOM
8. 2026-06-09
   days on market $199,000 Active 82 DOM
9. 2026-06-08
   days on market $199,000 Active 81 DOM
10. 2026-06-07
    days on market $199,000 Active 80 DOM
11. 2026-06-02
    days on market $199,000 Active 75 DOM
12. 2026-06-01
    days on market $199,000 Active 74 DOM
13. 2026-05-31
    days on market $199,000 Active 73 DOM
14. 2026-05-30
    days on market $199,000 Active 72 DOM
15. 2026-05-06
    price $199,000
16. 2026-03-19
    listed $215,000 Active

ⓘ 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: $2,102 · $175/mo
• Projected year-2 tax: $2,102 · $175/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 28 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,102
• − Mortgage interest: −$11,147
• − Property taxes: −$2,102
• − Insurance: −$995
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$5,789
• Taxable income: $213
• Est. tax owed @ 24.0%: −$51
• After-tax cash flow: $3,370/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: Desoto
• NCES district ID: 1200420
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $35,136
• Composite: 26.03/100
• National rank: #7305
• State rank: #69 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

• City population: 75,324
• Population (ZIP): 5,111

Population outlook (DeSoto County) Hauer SSP2

• Today (2025): 34,958 people
• By 2030: 34,465 · -1.4%
• By 2040: 33,137 · -5.2%
• By 2050: 31,273 · -10.5%
• By 2075: 23,898 · -31.6%
• By 2100: 15,517 · -55.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 10% Two or more races 7% Black 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · DeSoto

• 2024 margin: Solid R (+42.9) · D 28.2% · R 71.2%
• 2008→2024 swing: -30.6pp toward R · 2008: -12.3pp · 2024: -42.9pp
• All cycles: 2024: R+42.9 2020: R+32.0 2016: R+27.7 2012: R+14.3 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.77%
• Current HPI: 297.0303
• Rent YoY: —
• Metro: —
• 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

-7.4% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Listed $215,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2025): $2,102 · +9.6% YoY. Source: county tax records.