6442 Hikina Dr · North Port, FL 34287

$99,999

2 bd · 1.5 ba · 671 sqft · Manufactured public records · 74 Days on market

Built 1974 4,455 sqft lot $195/mo HOA · 13% of rent

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Why this score? — see what drove the C 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 +20.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Schools +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 6442 Hikina Drive in North Port, Florida—a beautifully maintained, * * TURNKEY 2-bedroom, 1.5-bath home * * located in the highly sought-after 55+ gated community of Holiday Park. This home features a desirable split floor plan, offering added privacy with the primary bedroom situated at the rear of the home. Thoughtfully updated, the property includes updated membrane roof (2023), new subfloors (2023), vinyl plank flooring (2023), and water heater (2023)—providing peace of mind and modern comfort for years to come. Holiday Park is a premier land-owned, deeded community, meaning you own both the home and the land. The low monthly maintenance fee of just $195 ($2,340 annually) is conveniently included in your property taxes. Residents enjoy an exceptional lifestyle with access to clubhouses, swimming pools, fitness center & library, tennis, pickleball & bocce courts, shuffleboard, horseshoes, ping pong, and social gathering spaces, & more. Set within a beautifully landscaped, park-like environment, Holiday Park is perfect for active living and vibrant social opportunities. Ideally located, you’re just minutes from shopping, dining, entertainment, golf courses, sports facilities, and the stunning Gulf Coast beaches of Southwest Florida. Move right in and start enjoying the Florida lifestyle—schedule your showing today!

Key facts

• 4,455 sq ft lot
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• 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: Lamarque Elementary School (math 61% / reading 58%, grade B-, #690 of 2,144 statewide, top 34%, 1,073 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 65% FRL vs 42% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 857 active listings in the ZIP; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 74 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $46k; list at $100k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.54% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.26% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.59×
• Total profit: $-11,398
• Equity at exit: $14,910

10-year hold

• IRR: -9.8%
• Equity multiple: 0.51×
• Total profit: $-13,751
• Equity at exit: $8,646

Cash invested: $28,000 (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 34287

• Home prices YoY: -20.1%
• Rents YoY: 0.3%
• Active inventory: 857
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,542 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$321 /mo · $3,848/yr
• Insurance: −$42
• HOA: −$195
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $136

Break-even live

Break-even rent $1,369

Max offer price $99,999

Occupancy floor 86%

Sensitivity live

Price	-10% $193	-5% $165	+0% $136	+5% $108	+10% $80
Rent	-10% $14	-5% $75	+0% $136	+5% $197	+10% $258
Rate	-1.0pp $187	-0.5pp $162	base $136	+0.5pp $110	+1.0pp $84

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $195 · $2,340/yr
• Likely covers: waterpoolgymsecurity

Listing history 24 events

1. 2026-06-21
   days on market $99,999 Active 74 DOM
2. 2026-06-18
   days on market $99,999 Active 71 DOM
3. 2026-06-17
   days on market $99,999 Active 70 DOM
4. 2026-06-16
   days on market $99,999 Active 69 DOM
5. 2026-06-15
   days on market $99,999 Active 68 DOM
6. 2026-06-13
   days on market $99,999 Active 66 DOM
7. 2026-06-13
   days on market $99,999 Active 65 DOM
8. 2026-06-10
   days on market $99,999 Active 63 DOM
9. 2026-06-09
   days on market $99,999 Active 62 DOM
10. 2026-06-08
    days on market $99,999 Active 61 DOM
11. 2026-06-08
    days on market $99,999 Active 60 DOM
12. 2026-06-05
    days on market $99,999 Active 57 DOM
13. 2026-06-03
    days on market $99,999 Active 56 DOM
14. 2026-06-02
    days on market $99,999 Active 55 DOM
15. 2026-06-01
    days on market $99,999 Active 54 DOM
16. 2026-05-31
    days on market $99,999 Active 53 DOM
17. 2026-04-08
    listed $99,999 Active 1393-char remark

    Show marketing remark (1393 chars)

    Welcome to 6442 Hikina Drive in North Port, Florida—a beautifully maintained, * * TURNKEY 2-bedroom, 1.5-bath home * * located in the highly sought-after 55+ gated community of Holiday Park. This home features a desirable split floor plan, offering added privacy with the primary bedroom situated at the rear of the home. Thoughtfully updated, the property includes updated membrane roof (2023), new subfloors (2023), vinyl plank flooring (2023), and water heater (2023)—providing peace of mind and modern comfort for years to come. Holiday Park is a premier land-owned, deeded community, meaning you own both the home and the land. The low monthly maintenance fee of just $195 ($2,340 annually) is conveniently included in your property taxes. Residents enjoy an exceptional lifestyle with access to clubhouses, swimming pools, fitness center & library, tennis, pickleball & bocce courts, shuffleboard, horseshoes, ping pong, and social gathering spaces, & more. Set within a beautifully landscaped, park-like environment, Holiday Park is perfect for active living and vibrant social opportunities. Ideally located, you’re just minutes from shopping, dining, entertainment, golf courses, sports facilities, and the stunning Gulf Coast beaches of Southwest Florida. Move right in and start enjoying the Florida lifestyle—schedule your showing today!

18. 2021-08-13
    soldstatus $45,500 Closed 253-char remark

    Show marketing remark (253 chars)

    Schultz model located in the Holiday park in North Port Florida! located to tons of amenities and shopping centers near by! This model offers affordable living in the sunshine state! Book a showing today to view the property and see the gated community!

19. 2021-08-10
    soldstatus $345,500
20. 2021-06-15
    status Pending 253-char remark

    Show marketing remark (253 chars)

    Schultz model located in the Holiday park in North Port Florida! located to tons of amenities and shopping centers near by! This model offers affordable living in the sunshine state! Book a showing today to view the property and see the gated community!

21. 2021-05-04
    listed $75,000 Active 253-char remark

    Show marketing remark (253 chars)

    Schultz model located in the Holiday park in North Port Florida! located to tons of amenities and shopping centers near by! This model offers affordable living in the sunshine state! Book a showing today to view the property and see the gated community!

22. 2010-06-30
    soldstatus $44,000
23. 2009-01-15
    listed $44,000
24. 1975-02-01
    soldstatus $13,300

ⓘ 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: $3,848 · $321/mo
• Projected year-2 tax: $3,848 · $321/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 6/10 Major FEMA zone X (shaded) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 27 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: $18,502
• − Mortgage interest: −$5,601
• − Property taxes: −$3,848
• − Insurance: −$500
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − HOA: −$2,340
• − Depreciation: −$2,909
• Taxable income: $343
• Est. tax owed @ 24.0%: −$82
• After-tax cash flow: $1,553/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): 25,929
• Household income: $63,464
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 522.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 7% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 3% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 16% · Canada, Philippines
• Languages at home: 81% English-only · Spanish 8% Russian/Polish/Slavic 5% French/Haitian/Cajun 2%

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: ▼ -70.89%
• Current HPI: 280.8484
• Rent YoY: ▲ 0.26%
• 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

+651.9% since first listed

8 events — show timeline

• 2026-04-08 Listed $99,999 Stellar MLS as Distributed by MLS Grid
• 2021-08-13 Sold (MLS) $45,500 Stellar MLS as Distributed by MLS Grid
• 2021-08-10 Sold (Public Records) $345,500 Public Records
• 2021-06-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-05-04 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 2010-06-30 Sold (MLS) $44,000 Stellar MLS as Distributed by MLS Grid
• 2009-01-15 Listed $44,000 Stellar MLS as Distributed by MLS Grid
• 1975-02-01 Sold (Public Records) $13,300 Public Records

Property tax history

+6.8%/yr

Latest (2025): $3,848 · -0.7% YoY. Source: county tax records.