None · North Port, FL 34224

$369,999

4 bd · 3.0 ba · 1,918 sqft · MultiFamily public records · 9 Days on market

Built 1986 10,494 sqft lot Est $433k · 15% under

---

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 +14.1/15.0
• Cash flow +12.1/30.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great investment duplex with a wonderful floor plan! New Roof just completed, A/C and duct work installed 2/1/2016, one new hot water heater and one is newer. The units are mirror images with two bedrooms and a living room/dining room combonation that opens to the screened in lania. The kitchen has nice prep space and a pass through to the dining area. Units also have the added bonus of their own laundry hook ups in a closet at the edge of the kitchen. There is a "Jack and Jill" bathroom with two half baths connected by one tub shower which can be shut off from each side for privacy, making the most of the interior space. The Master bedroom has a walk in closet, sliding glass doors to the lania, and the first half bath is ensuite. Living room accesses to the second half bath. Side A has a carport. Conveniently located close to area shopping, beaches, restaurants, world class fishing, and walking distance to a grocery store.

Key facts

• Ample cabinetry
• Spacious corner lot
• Spacious kitchens

Tags

• SPACIOUS CORNER LOT
• PRIVATE ENTRANCE
• OPEN LIVING AND DINING AREAS
• SPACIOUS KITCHENS
• AMPLE CABINETRY
• SCREENED REAR LANAIS

Property features AI

Finance

• Other: Zoned RMF10; Total acreage: less than 1/4 acre
• Financial info: Property used for residential income (duplex); Two separate water meters; Annual net income reported; Tenants pay electricity, water and trash collection

Exterior

• Parking: Covered driveway parking; Carport (1 space)
• Utilities: Public water; Septic tank sewer; Cable available; Electricity connected
• Home design: Residential income property (duplex); One building containing two units; In-county location
• Construction: Block and concrete construction; Shingle roof; Slab foundation; Built as a duplex (two side-by-side units)
• Exterior features: Covered screened rear porch; Covered patio/porch; Private mailbox; Corner lot; Near golf course; Paved, public maintained road

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms total; Each unit is a 2-bedroom (duplex configuration)
• Flooring: Ceramic tile
• Bathrooms: Each unit has 2 bathrooms
• Heating & cooling: Electric heating with heat pump; Central air conditioning
• Interior features: Open floorplan with living room/dining room combo; Solid surface and stone countertops; Walk-in closets; Window treatments (blinds)
• Laundry & utility: Washer and dryer hookups; Electric dryer hookup; Laundry closet inside (in kitchen); Inside utility room

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.5-bath units multifamily listed at $370k.

Deal economics

• At list price, monthly cash flow is $-80 ($-960/yr) — negative. Per door: $-40/mo.
• To cash-flow at today's rent, offer at most $356k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $316k (14.5% below list).
• Recommended offer: $316k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• 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.
• Market conditions: Rents soft (-0.1%/yr); 734 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $3,163/mo this rent would consume 66% of the median local household income ($57k/yr) (locally 329% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $30k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $316,300 (14.5% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.85% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.93%
• DSCR: 0.96
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $433,468
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10395 Kidron Ave	0.33mi	4/4.0	1,882 (-2%)	19mo	$425,000	$226	61
10193 & 10195 Burlington Ave	0.74mi	4/4.0	2,096 (+9%)	12mo	$400,000	$191	36

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.28×
• Total profit: $-74,260
• Equity at exit: $55,168

10-year hold

• IRR: -24.1%
• Equity multiple: -0.03×
• Total profit: $-106,801
• Equity at exit: $31,991

Cash invested: $103,600 (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 34224

• Home prices YoY: -18.9%
• Rents YoY: -0.1%
• Active inventory: 734
• Price-to-rent: 19.5×

Monthly cashflow live

• Estimated rent: $3,163 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$484 /mo · $5,812/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$664
• Net cashflow: $-80

Break-even live

Break-even rent $3,264

Max offer price $355,864

Occupancy floor 98%

Sensitivity live

Price	-10% $129	-5% $25	+0% $-80	+5% $-185	+10% $-289
Rent	-10% $-330	-5% $-205	+0% $-80	+5% $45	+10% $170
Rate	-1.0pp $106	-0.5pp $14	base $-80	+0.5pp $-176	+1.0pp $-273

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1.5	$3,164
Total (2 units)			$3,163

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6305 Shaw St Englewood, FL	3.0	2.0	1525	$2,100	$1.38	21d	1	0.18mi
11138 Pendleton Ave Unit 11136 Englewood, FL	3.0	2.0	1247	$1,495	$1.20	14d	1	0.30mi
7114 Sunnybrook Blvd Englewood, FL	4.0	2.0	1636	$2,297	$1.40	21d	1	0.53mi
7152 Bougainvillea St Englewood, FL	3.0	3.0	2150	$4,500	$2.09	14d	1	0.61mi
11268 Oceanspray Blvd Englewood, FL	3.0	2.0	1702	$6,750	$3.97	21d	1	0.62mi
6460 Blueberry Dr Englewood, FL	3.0	2.0	1672	$1,800	$1.08	21d	1	0.73mi
11383 Baggot Ave Englewood, FL	3.0	2.0	1535	$2,000	$1.30	21d	1	0.73mi
6193 Seaport St Port Charlotte, FL	3.0	2.0	1613	$1,966	$1.22	14d	1	0.91mi
10136 Willmington Blvd Englewood, FL	3.0	2.0	1598	$2,000	$1.25	21d	1	0.99mi
6320 Brookridge St Englewood, FL	3.0	2.0	1445	$5,550	$3.84	21d	1	1.00mi
10123 Bay Ave Englewood, FL	3.0	2.0	2010	$2,150	$1.07	21d	1	1.05mi
7352 Bolten Ln Port Charlotte, FL	3.0	2.0	1225	$2,319	$1.89	14d	1	1.10mi
12073 Henley Ave Port Charlotte, FL	3.0	2.0	1263	$1,795	$1.42	21d	1	1.11mi
12005 Helicon Ave Port Charlotte, FL	4.0	2.0	1636	$2,800	$1.71	21d	1	1.22mi
114 Albatross Rd Rotonda West, FL	3.0	2.0	1648	$5,300	$3.22	21d	1	1.35mi
9400 New Martinsville Ave Englewood, FL	3.0	2.0	1879	$3,300	$1.76	21d	1	1.43mi
613 Boundary Blvd Rotonda West, FL	3.0	2.0	2469	$2,900	$1.17	21d	1	1.44mi
107 Cottage Pl Rotonda West, FL	3.0	2.0	1397	$5,000	$3.58	21d	1	1.45mi
527 Rotonda Cir Rotonda West, FL	3.0	2.0	1586	$2,375	$1.50	21d	1	1.45mi

Listing history 21 events

1. 2026-06-18
   days on market $369,999 Active 9 DOM
2. 2026-06-17
   days on market $369,999 Active 8 DOM
3. 2026-06-16
   days on market $369,999 Active 7 DOM
4. 2026-06-15
   days on market $369,999 Active 6 DOM
5. 2026-06-14
   days on market $369,999 Active 4 DOM
6. 2026-06-13
   days on market $369,999 Active 3 DOM
7. 2026-06-10
   pricedays on marketlisting id $369,999 Active 1 DOM
8. 2026-02-14
   listed $399,900 Active
9. 2023-07-31
   historical $1,800
10. 2023-07-21
    price $1,800
11. 2023-07-18
    listed $1,900
12. 2023-07-17
    soldstatus $355,000
13. 2023-07-14
    soldstatus $355,000 Closed 948-char remark

    Show marketing remark (948 chars)

    Great investment duplex with a wonderful floor plan! New Roof just completed, A/C and duct work installed 2/1/2016, one new hot water heater and one is newer. The units are mirror images with two bedrooms and a living room/dining room combonation that opens to the screened in lania. The kitchen has nice prep space and a pass through to the dining area. Units also have the added bonus of their own laundry hook ups in a closet at the edge of the kitchen. There is a "Jack and Jill" bathroom with two half baths connected by one tub shower which can be shut off from each side for privacy, making the most of the interior space. The Master bedroom has a walk in closet, sliding glass doors to the lania, and the first half bath is ensuite. Living room accesses to the second half bath. Side A has a carport. Conveniently located close to area shopping, beaches, restaurants, world class fishing, and walking distance to a grocery store.

14. 2023-06-13
    status Pending 948-char remark

    Show marketing remark (948 chars)

    Great investment duplex with a wonderful floor plan! New Roof just completed, A/C and duct work installed 2/1/2016, one new hot water heater and one is newer. The units are mirror images with two bedrooms and a living room/dining room combonation that opens to the screened in lania. The kitchen has nice prep space and a pass through to the dining area. Units also have the added bonus of their own laundry hook ups in a closet at the edge of the kitchen. There is a "Jack and Jill" bathroom with two half baths connected by one tub shower which can be shut off from each side for privacy, making the most of the interior space. The Master bedroom has a walk in closet, sliding glass doors to the lania, and the first half bath is ensuite. Living room accesses to the second half bath. Side A has a carport. Conveniently located close to area shopping, beaches, restaurants, world class fishing, and walking distance to a grocery store.

15. 2023-06-03
    price $370,000 948-char remark

    Show marketing remark (948 chars)

    Great investment duplex with a wonderful floor plan! New Roof just completed, A/C and duct work installed 2/1/2016, one new hot water heater and one is newer. The units are mirror images with two bedrooms and a living room/dining room combonation that opens to the screened in lania. The kitchen has nice prep space and a pass through to the dining area. Units also have the added bonus of their own laundry hook ups in a closet at the edge of the kitchen. There is a "Jack and Jill" bathroom with two half baths connected by one tub shower which can be shut off from each side for privacy, making the most of the interior space. The Master bedroom has a walk in closet, sliding glass doors to the lania, and the first half bath is ensuite. Living room accesses to the second half bath. Side A has a carport. Conveniently located close to area shopping, beaches, restaurants, world class fishing, and walking distance to a grocery store.

16. 2023-05-26
    status Active 948-char remark

    Show marketing remark (948 chars)

    Great investment duplex with a wonderful floor plan! New Roof just completed, A/C and duct work installed 2/1/2016, one new hot water heater and one is newer. The units are mirror images with two bedrooms and a living room/dining room combonation that opens to the screened in lania. The kitchen has nice prep space and a pass through to the dining area. Units also have the added bonus of their own laundry hook ups in a closet at the edge of the kitchen. There is a "Jack and Jill" bathroom with two half baths connected by one tub shower which can be shut off from each side for privacy, making the most of the interior space. The Master bedroom has a walk in closet, sliding glass doors to the lania, and the first half bath is ensuite. Living room accesses to the second half bath. Side A has a carport. Conveniently located close to area shopping, beaches, restaurants, world class fishing, and walking distance to a grocery store.

17. 2023-05-25
    status Pending 948-char remark

    Show marketing remark (948 chars)

    Great investment duplex with a wonderful floor plan! New Roof just completed, A/C and duct work installed 2/1/2016, one new hot water heater and one is newer. The units are mirror images with two bedrooms and a living room/dining room combonation that opens to the screened in lania. The kitchen has nice prep space and a pass through to the dining area. Units also have the added bonus of their own laundry hook ups in a closet at the edge of the kitchen. There is a "Jack and Jill" bathroom with two half baths connected by one tub shower which can be shut off from each side for privacy, making the most of the interior space. The Master bedroom has a walk in closet, sliding glass doors to the lania, and the first half bath is ensuite. Living room accesses to the second half bath. Side A has a carport. Conveniently located close to area shopping, beaches, restaurants, world class fishing, and walking distance to a grocery store.

18. 2023-05-19
    listed $399,000 Active 948-char remark

    Show marketing remark (948 chars)

    Great investment duplex with a wonderful floor plan! New Roof just completed, A/C and duct work installed 2/1/2016, one new hot water heater and one is newer. The units are mirror images with two bedrooms and a living room/dining room combonation that opens to the screened in lania. The kitchen has nice prep space and a pass through to the dining area. Units also have the added bonus of their own laundry hook ups in a closet at the edge of the kitchen. There is a "Jack and Jill" bathroom with two half baths connected by one tub shower which can be shut off from each side for privacy, making the most of the interior space. The Master bedroom has a walk in closet, sliding glass doors to the lania, and the first half bath is ensuite. Living room accesses to the second half bath. Side A has a carport. Conveniently located close to area shopping, beaches, restaurants, world class fishing, and walking distance to a grocery store.

19. 2016-05-31
    soldstatus $140,000
20. 2004-09-24
    soldstatus $162,000
21. 2003-01-23
    soldstatus $77,000

ⓘ 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: $5,812 · $484/mo
• Projected year-2 tax: $5,812 · $484/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 5/10 Major FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $37,956
• − Mortgage interest: −$20,726
• − Property taxes: −$5,812
• − Insurance: −$1,850
• − Repairs & maintenance: −$3,036
• − Management: −$3,036
• − Depreciation: −$10,764
• Taxable loss: −$7,268
• Est. tax savings @ 24.0%: +$1,744
• After-tax cash flow: $784/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): 15,536
• Household income: $57,281
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 329.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 4% Slovak 4% Lithuanian 4%
• Foreign-born: 9% · Canada
• Languages at home: 92% English-only · Other Indo-European 2% Spanish 2% German/W. Germanic 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: ▼ -75.76%
• Current HPI: 325.0345
• Rent YoY: ▼ -0.11%
• 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

+419.4% since first listed

14 events — show timeline

• 2026-02-14 Listed $399,900 Stellar MLS as Distributed by MLS Grid
• 2023-07-31 Rental Removed $1,800 TURBOTENANT
• 2023-07-21 Price Changed $1,800 TURBOTENANT
• 2023-07-18 Listed for Rent $1,900 TURBOTENANT
• 2023-07-17 Sold (Public Records) $355,000 Public Records
• 2023-07-14 Sold (MLS) $355,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-06-03 Price Changed $370,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-05-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-05-19 Listed $399,000 Stellar MLS as Distributed by MLS Grid
• 2016-05-31 Sold (Public Records) $140,000 Public Records
• 2004-09-24 Sold (Public Records) $162,000 Public Records
• 2003-01-23 Sold (Public Records) $77,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $5,812 · -13.8% YoY. Source: county tax records.