2638 Ashland Ln · North Port, FL 34286

$260,000

3 bd · 2.0 ba · 1,426 sqft · SingleFamily public records · 29 Days on market

Built 2001 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 +12.4/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• DSCR +3.7/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This pool home with a brand new roof and gutters is located in one of the most desired areas in the city of North Port. It features 3 bedrooms and 2 bathrooms, making it a comfortable and spacious living space. With its convenient location, it's only a 20-minute drive away from some of Southwest Florida's beautiful sandy beaches, offering residents the opportunity to enjoy coastal living. The home is also in close proximity to Coco Plum Shopping Mall, providing easy access to shopping and dining. Additionally, it is situated near schools and easy access to I-75, a major highway in the area, ensures convenient commuting to other nearby cities. One of the highlights of this home is its perfect setup for entertaining family and friends. The 35' covered lanai with new screens provides a spacious outdoor area to relax and enjoy the Florida weather. The fenced-in yard offers privacy and security, making it ideal for both relaxation and recreation. Overall, this pool home offers a desirable location and a well-designed layout for entertaining, making it an excellent choice for those seeking a comfortable and enjoyable living experience in North Port, Florida.

Key facts

• 0.23 acre lot
• Garage
• Pool

Property features AI

Finance

• Other: Property type: Residential, single-family; Zoning: RSF2
• Financial info: Lease restrictions apply
• HOA & community: No association; Pets allowed (cats and dogs)

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Well water; Septic tank; High-speed/BB Internet available; Electricity available and connected; Water available
• Home design: Single-family residence; One story; Facing southwest; Completed condition; Homestead exempt
• Construction: Block and stucco construction; Shingle roof; Block foundation; Built on one level
• Exterior features: Covered, enclosed and screened patios/porches including front and rear porches; Rain gutters; Sliding doors; Storage shed; Chain link fence; Oversized, paved lot

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Epoxy; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Split bedroom floor plan; Vaulted ceilings; Walk-in closets; Blinds
• Laundry & utility: Inside laundry room; Inside utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-42 ($-501/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (13.3% below list).
• Recommended offer: $225k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• 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.
• Zoned schools: Cranberry Elementary School (math 69% / reading 68%, grade B+, #409 of 2,144 statewide, top 20%, 785 students, 68% FRL); Heron Creek Middle School (math 54% / reading 52%, grade C+, #209 of 571 statewide, top 37%, 902 students, 72% FRL); North Port High School (math 44% / reading 57%, grade D+, #171 of 667 statewide, top 26%, 2,562 students, 54% FRL) — zoned schools average 64% FRL vs 42% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.1%/yr); 852 active listings in the ZIP; 6 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; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 34% of the median local income ($81k/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 $8k 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 29 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y ago; this cycle's ask has dropped $40k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $225,366 (13.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.87% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.69%
• DSCR: 0.97
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.33×
• Total profit: $-48,925
• Equity at exit: $38,767

10-year hold

• IRR: -16.9%
• Equity multiple: 0.14×
• Total profit: $-62,361
• Equity at exit: $22,480

Cash invested: $72,800 (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 34286

• Home prices YoY: -9.5%
• Rents YoY: 1.1%
• Active inventory: 852
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,254 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$350 /mo · $4,204/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $-42

Break-even live

Break-even rent $2,307

Max offer price $252,625

Occupancy floor 97%

Sensitivity live

Price	-10% $105	-5% $32	+0% $-42	+5% $-115	+10% $-189
Rent	-10% $-220	-5% $-131	+0% $-42	+5% $47	+10% $136
Rate	-1.0pp $89	-0.5pp $24	base $-42	+0.5pp $-109	+1.0pp $-178

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
96 Westview Pl Port Charlotte, FL	1.0–3.0	1.0–2.0	1120	$2,303	$2.06	15d	38	1.32mi
16466 Bauers Ave Port Charlotte, FL	3.0	2.0	1610	$2,100	$1.30	23d	1	1.37mi
17031 Hillsborough Blvd Port Charlotte, FL	3.0	2.0	1751	$1,850	$1.06	23d	1	1.39mi
232 Bamboo Dr Unit A Port Charlotte, FL	3.0	2.0	1018	$1,395	$1.37	15d	1	1.43mi
73 Flamingo Blvd Port Charlotte, FL	3.0	2.0	1656	$2,150	$1.30	23d	1	1.45mi
312 Bamboo Dr Port Charlotte, FL	3.0	2.0	1200	$2,300	$1.92	23d	1	1.49mi

Listing history 30 events

1. 2026-06-05
   status $260,000 Pending 29 DOM
2. 2026-06-03
   days on market $260,000 Active 29 DOM
3. 2026-06-02
   days on market $260,000 Active 28 DOM
4. 2026-06-01
   days on market $260,000 Active 27 DOM
5. 2026-05-31
   days on market $260,000 Active 26 DOM
6. 2026-04-30
   status Pending
7. 2026-04-28
   price $260,000
8. 2026-04-07
   listed $300,000 Active
9. 2023-08-08
   soldstatus $345,000
10. 2023-08-04
    soldstatus $345,000 Closed 1170-char remark

    Show marketing remark (1170 chars)

    This pool home with a brand new roof and gutters is located in one of the most desired areas in the city of North Port. It features 3 bedrooms and 2 bathrooms, making it a comfortable and spacious living space. With its convenient location, it's only a 20-minute drive away from some of Southwest Florida's beautiful sandy beaches, offering residents the opportunity to enjoy coastal living. The home is also in close proximity to Coco Plum Shopping Mall, providing easy access to shopping and dining. Additionally, it is situated near schools and easy access to I-75, a major highway in the area, ensures convenient commuting to other nearby cities. One of the highlights of this home is its perfect setup for entertaining family and friends. The 35' covered lanai with new screens provides a spacious outdoor area to relax and enjoy the Florida weather. The fenced-in yard offers privacy and security, making it ideal for both relaxation and recreation. Overall, this pool home offers a desirable location and a well-designed layout for entertaining, making it an excellent choice for those seeking a comfortable and enjoyable living experience in North Port, Florida.

11. 2023-07-05
    status Pending 1170-char remark

    Show marketing remark (1170 chars)

    This pool home with a brand new roof and gutters is located in one of the most desired areas in the city of North Port. It features 3 bedrooms and 2 bathrooms, making it a comfortable and spacious living space. With its convenient location, it's only a 20-minute drive away from some of Southwest Florida's beautiful sandy beaches, offering residents the opportunity to enjoy coastal living. The home is also in close proximity to Coco Plum Shopping Mall, providing easy access to shopping and dining. Additionally, it is situated near schools and easy access to I-75, a major highway in the area, ensures convenient commuting to other nearby cities. One of the highlights of this home is its perfect setup for entertaining family and friends. The 35' covered lanai with new screens provides a spacious outdoor area to relax and enjoy the Florida weather. The fenced-in yard offers privacy and security, making it ideal for both relaxation and recreation. Overall, this pool home offers a desirable location and a well-designed layout for entertaining, making it an excellent choice for those seeking a comfortable and enjoyable living experience in North Port, Florida.

12. 2023-06-22
    price $350,000 1170-char remark

    Show marketing remark (1170 chars)

    This pool home with a brand new roof and gutters is located in one of the most desired areas in the city of North Port. It features 3 bedrooms and 2 bathrooms, making it a comfortable and spacious living space. With its convenient location, it's only a 20-minute drive away from some of Southwest Florida's beautiful sandy beaches, offering residents the opportunity to enjoy coastal living. The home is also in close proximity to Coco Plum Shopping Mall, providing easy access to shopping and dining. Additionally, it is situated near schools and easy access to I-75, a major highway in the area, ensures convenient commuting to other nearby cities. One of the highlights of this home is its perfect setup for entertaining family and friends. The 35' covered lanai with new screens provides a spacious outdoor area to relax and enjoy the Florida weather. The fenced-in yard offers privacy and security, making it ideal for both relaxation and recreation. Overall, this pool home offers a desirable location and a well-designed layout for entertaining, making it an excellent choice for those seeking a comfortable and enjoyable living experience in North Port, Florida.

13. 2023-05-15
    listed $365,000 Active 1170-char remark

    Show marketing remark (1170 chars)

    This pool home with a brand new roof and gutters is located in one of the most desired areas in the city of North Port. It features 3 bedrooms and 2 bathrooms, making it a comfortable and spacious living space. With its convenient location, it's only a 20-minute drive away from some of Southwest Florida's beautiful sandy beaches, offering residents the opportunity to enjoy coastal living. The home is also in close proximity to Coco Plum Shopping Mall, providing easy access to shopping and dining. Additionally, it is situated near schools and easy access to I-75, a major highway in the area, ensures convenient commuting to other nearby cities. One of the highlights of this home is its perfect setup for entertaining family and friends. The 35' covered lanai with new screens provides a spacious outdoor area to relax and enjoy the Florida weather. The fenced-in yard offers privacy and security, making it ideal for both relaxation and recreation. Overall, this pool home offers a desirable location and a well-designed layout for entertaining, making it an excellent choice for those seeking a comfortable and enjoyable living experience in North Port, Florida.

14. 2014-12-15
    soldstatus $165,000
15. 2014-12-11
    soldstatus $165,000 Sold 1043-char remark

    Show marketing remark (1043 chars)

    Absolutely lovely in-ground CAGED POOL HOME offering 3 Bd, 2 Bath, 2 Car garage! Sellers have created a peaceful relaxing outdoor space including a lighted Arbor Pergola with wooden deck, grilling area with cement patio, fire pit with composite deck & brick paver sun patio! Plush green Palm trees & flowered shrubbery landscaping all through out yard w/ custom cement curbing. True pride in ownership! Perfect home for entertaining family & friends! Spacious split plan offers cathedral ceilings, great room w/ "Allure Plank flooring!", Kitchen & formal dining room w/ ceramic tile flooring & new carpet in all bedrooms. You will love your 35 Ft. covered lanai area overlooking the sparkling pool, (outside shower included!). This is what Florida living is all about! Also included are 2 utility sheds. Impressive pillared screened front entry! Home is just minutes to shopping, schools, & easy access to I-75. Only 20 minutes to sandy white beaches! Outstanding Pool home in a most desired area.

16. 2014-11-18
    status Pending 1043-char remark

    Show marketing remark (1043 chars)

    Absolutely lovely in-ground CAGED POOL HOME offering 3 Bd, 2 Bath, 2 Car garage! Sellers have created a peaceful relaxing outdoor space including a lighted Arbor Pergola with wooden deck, grilling area with cement patio, fire pit with composite deck & brick paver sun patio! Plush green Palm trees & flowered shrubbery landscaping all through out yard w/ custom cement curbing. True pride in ownership! Perfect home for entertaining family & friends! Spacious split plan offers cathedral ceilings, great room w/ "Allure Plank flooring!", Kitchen & formal dining room w/ ceramic tile flooring & new carpet in all bedrooms. You will love your 35 Ft. covered lanai area overlooking the sparkling pool, (outside shower included!). This is what Florida living is all about! Also included are 2 utility sheds. Impressive pillared screened front entry! Home is just minutes to shopping, schools, & easy access to I-75. Only 20 minutes to sandy white beaches! Outstanding Pool home in a most desired area.

17. 2014-10-17
    listed $169,700 Active 1043-char remark

    Show marketing remark (1043 chars)

    Absolutely lovely in-ground CAGED POOL HOME offering 3 Bd, 2 Bath, 2 Car garage! Sellers have created a peaceful relaxing outdoor space including a lighted Arbor Pergola with wooden deck, grilling area with cement patio, fire pit with composite deck & brick paver sun patio! Plush green Palm trees & flowered shrubbery landscaping all through out yard w/ custom cement curbing. True pride in ownership! Perfect home for entertaining family & friends! Spacious split plan offers cathedral ceilings, great room w/ "Allure Plank flooring!", Kitchen & formal dining room w/ ceramic tile flooring & new carpet in all bedrooms. You will love your 35 Ft. covered lanai area overlooking the sparkling pool, (outside shower included!). This is what Florida living is all about! Also included are 2 utility sheds. Impressive pillared screened front entry! Home is just minutes to shopping, schools, & easy access to I-75. Only 20 minutes to sandy white beaches! Outstanding Pool home in a most desired area.

18. 2011-11-30
    soldstatus $100,000
19. 2010-06-23
    soldstatus $96,000
20. 2010-02-28
    listed $110,000
21. 2006-09-29
    listed $254,900
22. 2006-09-29
    listed $254,900
23. 2006-08-25
    historical
24. 2006-08-25
    historical
25. 2006-03-25
    listed $279,500
26. 2006-03-25
    listed $279,500
27. 2005-07-19
    soldstatus $200,000
28. 2005-07-13
    soldstatus $200,000
29. 2005-06-04
    listed $199,900
30. 1999-11-05
    soldstatus $27,800

ⓘ 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: $4,204 · $350/mo
• Projected year-2 tax: $4,204 · $350/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 28 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: $27,044
• − Mortgage interest: −$14,564
• − Property taxes: −$4,204
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,164
• − Management: −$2,164
• − Depreciation: −$7,564
• Taxable loss: −$4,915
• Est. tax savings @ 24.0%: +$1,180
• After-tax cash flow: $679/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): 22,534
• Household income: $80,553
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 545.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 8% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 2%
• Common ancestry: Romanian 7% Lithuanian 4% Subsaharan African 2%
• Foreign-born: 9% · Canada
• Languages at home: 86% English-only · Spanish 7% Russian/Polish/Slavic 4% Other Indo-European 1%

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: ▼ -31.36%
• Current HPI: 297.3707
• Rent YoY: ▲ 1.12%
• 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

+835.3% since first listed

25 events — show timeline

• 2026-04-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $260,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Listed $300,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-08 Sold (Public Records) $345,000 Public Records
• 2023-08-04 Sold (MLS) $345,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-06-22 Price Changed $350,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-15 Listed $365,000 Stellar MLS as Distributed by MLS Grid
• 2014-12-15 Sold (Public Records) $165,000 Public Records
• 2014-12-11 Sold (MLS) $165,000 Stellar MLS as Distributed by MLS Grid
• 2014-11-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-10-17 Listed $169,700 Stellar MLS as Distributed by MLS Grid
• 2011-11-30 Sold (Public Records) $100,000 Public Records
• 2010-06-23 Sold (Public Records) $96,000 Public Records
• 2010-02-28 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2006-09-29 Listed $254,900 Stellar MLS as Distributed by MLS Grid
• 2006-09-29 Listed $254,900 Stellar MLS as Distributed by MLS Grid
• 2006-08-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-08-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-03-25 Listed $279,500 Stellar MLS as Distributed by MLS Grid
• 2006-03-25 Listed $279,500 Stellar MLS as Distributed by MLS Grid
• 2005-07-19 Sold (Public Records) $200,000 Public Records
• 2005-07-13 Sold (MLS) $200,000 Stellar MLS as Distributed by MLS Grid
• 2005-06-04 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 1999-11-05 Sold (Public Records) $27,800 Public Records

Property tax history

+9.3%/yr

Latest (2025): $4,204 · -1.1% YoY. Source: county tax records.