12047 Henley Ave · North Port, FL 33981

$315,000

6 bd · 4.0 ba · 2,324 sqft · Land · 255 Days on market

Built 2025 10,000 sqft lot

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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 +15.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Schools +4.6/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location in East Englewood. This multi-family lot is close to shopping, area golf courses and beaches. Don't let this one pass you by. This is a great investment opportunity.

Key facts

• Granite countertops
• Sleek kitchen
• Upgraded cabinets

Tags

• ADVANCED STAGE OF CONSTRUCTION
• ELEGANT PAVER DRIVEWAY
• WATERPROOF VINYL FLOORING
• SLEEK KITCHEN
• GRANITE COUNTERTOPS
• UPGRADED CABINETS

Property features AI

Finance

• Financial info: Gross income (pro forma): $52,800; Estimated annual net income: $40,200; Estimated annual expenses: $6,300; Two units total — each unit: 3 bedrooms, 2 bathrooms; pro forma rent $2,200 per unit
• HOA & community: No association indicated

Exterior

• Parking: Attached garage present
• Utilities: Public water; Sewer: Other; Other utilities
• Home design: Duplex residential income property; One level; Under construction (projected completion March 31, 2026); New construction
• Construction: Block construction; Shingle roof; Slab foundation; Building area approximately 2,466 total; living area approximately 2,324
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: No appliances included
• Bedrooms: 6 bedrooms total
• Flooring: Other flooring
• Bathrooms: Multiple bathrooms (unit breakdown: each 3-bedroom unit has 2 bathrooms)
• Heating & cooling: Other heating; Other cooling
• Interior features: Other interior features
• Laundry & utility: Dedicated laundry room

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath land listed at $315k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (18.9% below list).
• Recommended offer: $256k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• 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); Port Charlotte High School (math 23% / reading 38%, grade F, #434 of 667 statewide, top 66%, 1,649 students, 43% FRL).
• Market conditions: Rents rising fast (+5.3%/yr); 2188 active listings in the ZIP; solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 36% 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 255 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $28k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $118k; list at $315k implies a 167% 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 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $255,584 (18.9% below list)

Questions for the listing agent

1. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.81% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.06%
• DSCR: 1.09
• GRM: 10.3

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: -10.9%
• Equity multiple: 0.60×
• Total profit: $-35,536
• Equity at exit: $46,968

10-year hold

• IRR: 1.0%
• Equity multiple: 1.08×
• Total profit: $6,753
• Equity at exit: $27,235

Cash invested: $88,200 (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: 2188
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,556 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$85 /mo · $1,016/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $151

Break-even live

Break-even rent $2,364

Max offer price $315,000

Occupancy floor 89%

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $315,000 Active 255 DOM
2. 2026-06-17
   days on market $315,000 Active 254 DOM
3. 2026-06-16
   days on market $315,000 Active 253 DOM
4. 2026-06-15
   days on market $315,000 Active 252 DOM
5. 2026-06-14
   days on market $315,000 Active 250 DOM
6. 2026-06-13
   days on market $315,000 Active 249 DOM
7. 2026-06-10
   days on market $315,000 Active 247 DOM
8. 2026-06-09
   days on market $315,000 Active 246 DOM
9. 2026-06-08
   days on market $315,000 Active 245 DOM
10. 2026-06-05
    days on market $315,000 Active 241 DOM
11. 2026-06-02
    days on market $315,000 Active 239 DOM
12. 2026-06-01
    days on market $315,000 Active 238 DOM
13. 2026-05-31
    days on market $315,000 Active 237 DOM
14. 2026-05-30
    pricedays on market $315,000 Active 236 DOM
15. 2026-03-01
    price $327,900
16. 2025-10-06
    listed $342,900 Active
17. 2025-09-17
    price $342,900
18. 2023-02-07
    soldstatus $118,000
19. 2022-08-29
    soldstatus $50,000
20. 2022-08-26
    soldstatus $50,000 Closed 180-char remark

    Show marketing remark (180 chars)

    Great location in East Englewood. This multi-family lot is close to shopping, area golf courses and beaches. Don't let this one pass you by. This is a great investment opportunity.

21. 2022-07-04
    status Pending 180-char remark

    Show marketing remark (180 chars)

    Great location in East Englewood. This multi-family lot is close to shopping, area golf courses and beaches. Don't let this one pass you by. This is a great investment opportunity.

22. 2022-06-07
    listed $55,000 Active 180-char remark

    Show marketing remark (180 chars)

    Great location in East Englewood. This multi-family lot is close to shopping, area golf courses and beaches. Don't let this one pass you by. This is a great investment opportunity.

23. 2004-09-20
    soldstatus $30,000
24. 2004-09-07
    soldstatus $29,900
25. 2004-09-07
    soldstatus $29,900
26. 2004-05-24
    listed $29,950
27. 2004-05-24
    listed $29,950
28. 2004-05-20
    soldstatus $15,000
29. 2004-04-19
    soldstatus $30,000

ⓘ 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: $1,016 · $85/mo
• Projected year-2 tax: $2,614 · $218/mo
• Expected delta: +$1,598/yr (+$133/mo · 157.3%)

ⓘ 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) · 67% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 23 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: $30,670
• − Mortgage interest: −$17,645
• − Property taxes: −$1,016
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,454
• − Management: −$2,454
• − Depreciation: −$9,164
• Taxable loss: −$3,637
• Est. tax savings @ 24.0%: +$873
• After-tax cash flow: $2,688/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

+993.0% since first listed

15 events — show timeline

• 2026-03-01 Price Changed $327,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-06 Listed $342,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-17 Price Changed $342,900 Stellar MLS as Distributed by MLS Grid
• 2023-02-07 Sold (Public Records) $118,000 Public Records
• 2022-08-29 Sold (Public Records) $50,000 Public Records
• 2022-08-26 Sold (MLS) $50,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-06-07 Listed $55,000 Stellar MLS as Distributed by MLS Grid
• 2004-09-20 Sold (Public Records) $30,000 Public Records
• 2004-09-07 Sold (MLS) $29,900 Stellar MLS as Distributed by MLS Grid
• 2004-09-07 Sold (MLS) $29,900 Stellar MLS as Distributed by MLS Grid
• 2004-05-24 Listed $29,950 Stellar MLS as Distributed by MLS Grid
• 2004-05-24 Listed $29,950 Stellar MLS as Distributed by MLS Grid
• 2004-05-20 Sold (Public Records) $15,000 Public Records
• 2004-04-19 Sold (Public Records) $30,000 Public Records

Property tax history

+12.9%/yr

Latest (2025): $1,016 · +21.6% YoY. Source: county tax records.