5381 Ulysses St · North Port, FL 33981

$289,900

3 bd · 2.0 ba · 1,512 sqft · Land public records · 31 Days on market

Built 2024 9,999 sqft lot $6/mo HOA

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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 +11.2/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BUILD BUILD BUILD! Nearby Schools: 2.9 miles away from Myakka River Elementary School; 7.1 miles away from Murdock Middle School; 7.9 miles away from Port Charlotte High School. Nearby Boat Ramp: 2.3 miles away from El Jobean Boat Ramp. Nearby Beach: 11.4 miles away from Peninsula at Englewood Beach. Buyer is responsible for performing all due diligence including, but not limited to, availability of utilities, scrub-jay, wetlands, and tortoise restrictions and lot dimensions.

Key facts

• Walk-in closet
• Waterfront community
• Bar seating

Tags

• WATERFRONT COMMUNITY
• GREAT ROOM FLOOR PLAN
• OPEN-CONCEPT LAYOUT
• BAR SEATING
• HURRICANE IMPACT WINDOWS
• WALK-IN CLOSET

Property features AI

Finance

• Other: Home warranty included
• HOA & community: HOA present (annual fee $75; optional; $6.25 monthly equivalent); Pets allowed

Exterior

• Parking: Attached 2-car garage (16x20) with garage door opener; Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank; Electricity available; Cable available; Phone available; High-speed internet available (BB/HS)
• Home design: Single-family residence; One story; South-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by LGI Homes Florida LLC (model: Caladesi)
• Exterior features: Lighting; Rain gutters; Sliding doors; Trees and landscaped yard; Asphalt road access; Publicly maintained road

Interior

• Kitchen: Disposal; Microwave; Range; Refrigerator; Stone countertops; Solid wood cabinets
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Open floor plan; Solid wood cabinets; Stone countertops; Thermostat; Walk-in closets; Window treatments; Aluminum window frames; Blinds; Storm windows; Smoke detector(s)
• Laundry & utility: Laundry room with washer and electric dryer hookups; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $290k.

Deal economics

• At list price, monthly cash flow is $-540 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (32.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (17.3% below list).
• Recommended offer: $195k (32.9% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 3.8% 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.
• Charlotte (suburban): math 54% / reading 54% proficiency, ranked #22 of 73 in FL (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Myakka River Elementary School (math 65% / reading 60%, grade B, #601 of 2,144 statewide, top 28%, 608 students, 51% FRL); L. A. Ainger Middle School (math 65% / reading 53%, grade B, #144 of 571 statewide, top 26%, 720 students, 40% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL).
• Market conditions: Rents rising fast (+5.3%/yr); 2198 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 34% of the median local income ($84k/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 $9k of value loss. Plan a longer hold.
• Charlotte County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $124k; list at $290k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $194,581 (32.9% 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 31 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.83% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.29% rent growth · sell at horizon

5-year hold

• IRR: -27.0%
• Equity multiple: 0.07×
• Total profit: $-75,389
• Equity at exit: $43,225

10-year hold

• IRR: -16.7%
• Equity multiple: -0.04×
• Total profit: $-84,371
• Equity at exit: $25,065

Cash invested: $81,172 (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 33981

• Home prices YoY: -7.5%
• Rents YoY: 5.3%
• Active inventory: 2198
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,398 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$361 /mo · $4,327/yr
• Insurance: −$121
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$6
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-540

Break-even live

Break-even rent $3,081

Max offer price $194,581

Occupancy floor —

Sensitivity live

Price	-10% $-375	-5% $-458	+0% $-540	+5% $-622	+10% $-704
Rent	-10% $-729	-5% $-634	+0% $-540	+5% $-445	+10% $-350
Rate	-1.0pp $-394	-0.5pp $-466	base $-540	+0.5pp $-615	+1.0pp $-691

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13280 Foresman Blvd Port Charlotte, FL	3.0	2.0	1500	$2,800	$1.87	15d	1	0.46mi
5201 Forbes Ter Port Charlotte, FL	4.0	2.0	1664	$3,200	$1.92	23d	1	0.48mi
5292 Early Ter Port Charlotte, FL	2.0	2.0	1130	$1,800	$1.59	23d	1	0.61mi
13349 Buckett Cir Port Charlotte, FL	3.0	3.0	1560	$2,795	$1.79	23d	1	0.67mi
13184 Eureka Cir Port Charlotte, FL	3.0	2.0	1640	$2,300	$1.40	23d	1	0.68mi
5498 Montego Ln Port Charlotte, FL	2.0	2.0	1070	$1,695	$1.58	23d	1	0.72mi
6248 Drucker Cir Port Charlotte, FL	3.0	2.0	1414	$1,810	$1.28	15d	1	0.79mi
6351 Coniston St Port Charlotte, FL	3.0	2.0	1200	$1,950	$1.62	23d	1	0.90mi
13288 Fowler Ave Port Charlotte, FL	3.0	2.0	1203	$2,500	$2.08	23d	1	0.93mi
6551 Coliseum Blvd Port Charlotte, FL	3.0	2.0	1386	$1,850	$1.33	15d	1	0.94mi
6628 Thorman Rd Port Charlotte, FL	3.0	2.0	1116	$1,800	$1.61	23d	1	0.98mi
5496 Brussels Ter Port Charlotte, FL	3.0	2.0	1400	$3,900	$2.79	23d	1	1.20mi
14459 River Beach Dr Port Charlotte, FL	2.0	2.0	1150	$1,850	$1.61	23d	2	1.25mi
6464 David Blvd Port Charlotte, FL	3.0	2.0	1613	$1,716	$1.06	23d	1	1.31mi
14502 River Beach Dr Port Charlotte, FL	2.0	2.0	1200	$2,400	$2.00	23d	1	1.31mi
5311 Levy Ln Port Charlotte, FL	3.0	2.0	1192	$1,850	$1.55	15d	1	1.34mi
4315 Commercial St Port Charlotte, FL	3.0	1.0	1168	$1,300	$1.11	23d	1	1.36mi
14550 River Beach Dr Port Charlotte, FL	3.0	2.0–2.5	1696	$2,997	$1.77	23d	4	1.37mi
14277 Palm Ter Port Charlotte, FL	3.0	2.0	1316	$2,900	$2.20	23d	1	1.43mi
4604 Club Dr Port Charlotte, FL	3.0	2.0	2041	$2,795	$1.37	23d	1	1.45mi
6795 David Blvd Apt A Port Charlotte, FL	2.0	1.0	1127	$1,375	$1.22	23d	1	1.48mi

HOA detail

• Monthly dues: $6 · $72/yr

Listing history 46 events

1. 2026-06-15
   status $289,900 Pending 31 DOM
2. 2026-06-15
   days on market $289,900 Active 31 DOM
3. 2026-06-14
   days on market $289,900 Active 29 DOM
4. 2026-06-13
   days on market $289,900 Active 28 DOM
5. 2026-06-10
   days on market $289,900 Active 26 DOM
6. 2026-06-09
   days on market $289,900 Active 25 DOM
7. 2026-06-08
   days on market $289,900 Active 24 DOM
8. 2026-06-07
   days on market $289,900 Active 23 DOM
9. 2026-06-05
   days on market $289,900 Active 20 DOM
10. 2026-06-03
    days on market $289,900 Active 19 DOM
11. 2026-06-02
    days on market $289,900 Active 18 DOM
12. 2026-06-01
    days on market $289,900 Active 17 DOM
13. 2026-05-31
    days on market $289,900 Active 16 DOM
14. 2026-05-30
    days on market $289,900 Active 15 DOM
15. 2026-05-15
    listed $289,900 Active
16. 2026-03-05
    historical
17. 2025-10-03
    price $337,900
18. 2025-09-12
    price $333,900
19. 2025-09-02
    price $323,900
20. 2025-08-01
    price $333,900
21. 2025-07-10
    price $335,900
22. 2025-05-08
    price $341,900
23. 2025-04-10
    price $339,900
24. 2025-04-04
    price $346,900
25. 2025-01-02
    price $342,900
26. 2024-12-10
    status Active
27. 2024-11-26
    status Pending
28. 2024-10-25
    price $338,900
29. 2024-08-28
    price $334,900
30. 2024-07-30
    price $344,900
31. 2024-07-02
    price $347,900
32. 2024-06-11
    price $367,900
33. 2024-05-10
    price $364,900
34. 2024-03-07
    price $354,900
35. 2024-02-09
    price $364,900
36. 2024-02-08
    price $369,900
37. 2024-01-09
    price $364,900
38. 2023-11-18
    price $362,900
39. 2023-06-23
    price $359,900
40. 2023-05-31
    listed $374,900 Active
41. 2022-02-09
    soldstatus $124,500
42. 2021-11-23
    soldstatus $13,750 Closed 483-char remark

    Show marketing remark (483 chars)

    BUILD BUILD BUILD! Nearby Schools: 2.9 miles away from Myakka River Elementary School; 7.1 miles away from Murdock Middle School; 7.9 miles away from Port Charlotte High School. Nearby Boat Ramp: 2.3 miles away from El Jobean Boat Ramp. Nearby Beach: 11.4 miles away from Peninsula at Englewood Beach. Buyer is responsible for performing all due diligence including, but not limited to, availability of utilities, scrub-jay, wetlands, and tortoise restrictions and lot dimensions.

43. 2021-11-23
    soldstatus $41,300

    Show marketing remark (483 chars)

    BUILD BUILD BUILD! Nearby Schools: 2.9 miles away from Myakka River Elementary School; 7.1 miles away from Murdock Middle School; 7.9 miles away from Port Charlotte High School. Nearby Boat Ramp: 2.3 miles away from El Jobean Boat Ramp. Nearby Beach: 11.4 miles away from Peninsula at Englewood Beach. Buyer is responsible for performing all due diligence including, but not limited to, availability of utilities, scrub-jay, wetlands, and tortoise restrictions and lot dimensions.

44. 2021-10-02
    status Pending 483-char remark

    Show marketing remark (483 chars)

    BUILD BUILD BUILD! Nearby Schools: 2.9 miles away from Myakka River Elementary School; 7.1 miles away from Murdock Middle School; 7.9 miles away from Port Charlotte High School. Nearby Boat Ramp: 2.3 miles away from El Jobean Boat Ramp. Nearby Beach: 11.4 miles away from Peninsula at Englewood Beach. Buyer is responsible for performing all due diligence including, but not limited to, availability of utilities, scrub-jay, wetlands, and tortoise restrictions and lot dimensions.

45. 2021-09-25
    price $20,000 483-char remark

    Show marketing remark (483 chars)

    BUILD BUILD BUILD! Nearby Schools: 2.9 miles away from Myakka River Elementary School; 7.1 miles away from Murdock Middle School; 7.9 miles away from Port Charlotte High School. Nearby Boat Ramp: 2.3 miles away from El Jobean Boat Ramp. Nearby Beach: 11.4 miles away from Peninsula at Englewood Beach. Buyer is responsible for performing all due diligence including, but not limited to, availability of utilities, scrub-jay, wetlands, and tortoise restrictions and lot dimensions.

46. 2021-08-19
    listed $25,000 Active 483-char remark

    Show marketing remark (483 chars)

    BUILD BUILD BUILD! Nearby Schools: 2.9 miles away from Myakka River Elementary School; 7.1 miles away from Murdock Middle School; 7.9 miles away from Port Charlotte High School. Nearby Boat Ramp: 2.3 miles away from El Jobean Boat Ramp. Nearby Beach: 11.4 miles away from Peninsula at Englewood Beach. Buyer is responsible for performing all due diligence including, but not limited to, availability of utilities, scrub-jay, wetlands, and tortoise restrictions and lot dimensions.

ⓘ 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: $4,327 · $361/mo
• Projected year-2 tax: $4,327 · $361/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $28,779
• − Mortgage interest: −$16,239
• − Property taxes: −$4,327
• − Insurance: −$6,568
• − Repairs & maintenance: −$2,302
• − Management: −$2,302
• − HOA: −$72
• − Depreciation: −$8,433
• Taxable loss: −$11,465
• Est. tax savings @ 24.0%: +$2,752
• After-tax cash flow: $-3,723/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: Charlotte
• NCES district ID: 1200240
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 54% ▼ -1.00%
• Median HH income: $44,864
• Composite: 45.62/100
• National rank: #2586
• State rank: #22 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

• County: Charlotte County · 196,994 people
• City population: 75,324
• Metro: Punta Gorda, FL
• Population (ZIP): 15,622
• Household income: $84,098
• Rent vs Own: 9.3% rent · 90.7% own
• Severe rent burden: 105.0

Population outlook (Charlotte County) Hauer SSP2

• Today (2025): 198,646 people
• By 2030: 210,507 · +6.0%
• By 2040: 230,857 · +16.2%
• By 2050: 247,148 · +24.4%
• By 2075: 281,777 · +41.8%
• By 2100: 293,609 · +47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Tagalog/Filipino 1%

Political lean MEDSL · Charlotte

• 2024 margin: Solid R (+34.0) · D 32.7% · R 66.7%
• 2008→2024 swing: -26.7pp toward R · 2008: -7.2pp · 2024: -34.0pp
• All cycles: 2024: R+34.0 2020: R+26.6 2016: R+27.8 2012: R+14.3 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.09%
• Current HPI: 346.5247
• Rent YoY: ▲ 5.29%
• Metro: Punta Gorda, 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

+1059.6% since first listed

32 events — show timeline

• 2026-05-15 Listed $289,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-03 Price Changed $337,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-12 Price Changed $333,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-02 Price Changed $323,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-01 Price Changed $333,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-10 Price Changed $335,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-08 Price Changed $341,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-10 Price Changed $339,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-04 Price Changed $346,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-02 Price Changed $342,900 Stellar MLS as Distributed by MLS Grid
• 2024-12-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-11-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-10-25 Price Changed $338,900 Stellar MLS as Distributed by MLS Grid
• 2024-08-28 Price Changed $334,900 Stellar MLS as Distributed by MLS Grid
• 2024-07-30 Price Changed $344,900 Stellar MLS as Distributed by MLS Grid
• 2024-07-02 Price Changed $347,900 Stellar MLS as Distributed by MLS Grid
• 2024-06-11 Price Changed $367,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-10 Price Changed $364,900 Stellar MLS as Distributed by MLS Grid
• 2024-03-07 Price Changed $354,900 Stellar MLS as Distributed by MLS Grid
• 2024-02-09 Price Changed $364,900 Stellar MLS as Distributed by MLS Grid
• 2024-02-08 Price Changed $369,900 Stellar MLS as Distributed by MLS Grid
• 2024-01-09 Price Changed $364,900 Stellar MLS as Distributed by MLS Grid
• 2023-11-18 Price Changed $362,900 Stellar MLS as Distributed by MLS Grid
• 2023-06-23 Price Changed $359,900 Stellar MLS as Distributed by MLS Grid
• 2023-05-31 Listed $374,900 Stellar MLS as Distributed by MLS Grid
• 2022-02-09 Sold (Public Records) $124,500 Public Records
• 2021-11-23 Sold (Public Records) $41,300 Public Records
• 2021-11-23 Sold (MLS) $13,750 Stellar MLS as Distributed by MLS Grid
• 2021-10-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-09-25 Price Changed $20,000 Stellar MLS as Distributed by MLS Grid
• 2021-08-19 Listed $25,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+22.6%/yr

Latest (2025): $4,327 · +0.2% YoY. Source: county tax records.