12116 SW County Road 769 #116 · North Port, FL 34269

$160,000

2 bd · 2.0 ba · 1,100 sqft · Other · 15 Days on market

Built 2021 Poor condition

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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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.6/10.0

Listing remarks

2 bedroom 2 bath manufactured home located in the new 55+ Community, The Preserves. Located on a larger corner lot with the preserves behind the home. Newly redone kitchen and bathroom cabinets, with quartz countertops throughout, , all new GE appliances, disposal and washer and dryer are included. Monthly Lot fee is $820.03, which includes use of all amenities. Call 941-628-2025 with any questions or for additional photos

Key facts

• Larger corner lot
• Quartz countertops
• New ge appliances

Tags

• MANUFACTURED HOME
• LARGER CORNER LOT
• NEWLY REDONE KITCHEN
• NEWLY REDONE BATHROOM CABINETS
• QUARTZ COUNTERTOPS
• NEW GE APPLIANCES

Property features AI

Exterior

• Home design: Built in 2021
• Exterior features: Located in the Lake Suzy subdivision

Interior

• Kitchen: Refrigerator; Microwave; Dishwasher
• Interior features: Pantry; Island; Porch

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $160k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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.
• Desoto (town): math 31% / reading 32% proficiency, ranked #69 of 73 in FL (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 149 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 71 units permitted in DeSoto County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• DeSoto County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $157,600 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.91%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $2,419
• Equity at exit: $23,857

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $38,689
• Equity at exit: $13,834

Cash invested: $44,800 (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 34269

• Home prices YoY: -2.9%
• Active inventory: 149
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,962 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $445

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 72%

Sensitivity live

Price	-10% $555	-5% $500	+0% $445	+5% $389	+10% $334
Rent	-10% $290	-5% $367	+0% $445	+5% $522	+10% $600
Rate	-1.0pp $525	-0.5pp $485	base $445	+0.5pp $403	+1.0pp $361

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12235 SW Kingsway Cir Unit C6 Lake Suzy, FL	2.0	2.0	1460	$2,000	$1.37	14d	1	1.12mi
25230 Campos Dr Punta Gorda, FL	3.0	2.0	1460	$1,750	$1.20	21d	1	1.17mi
11644 SW Egret Cir Lake Suzy, FL	2.0–3.0	2.0	1249	$2,500	$2.00	21d	4	1.18mi
175 Kings Hwy Unit A8 Punta Gorda, FL	2.0	2.0	1228	$1,700	$1.38	21d	1	1.42mi
12538 SW Kingsway Cir Lake Suzy, FL	2.0	2.0	871	$1,725	$1.98	21d	2	1.50mi

Listing history 13 events

1. 2026-06-18
   days on market $160,000 Active 15 DOM
2. 2026-06-17
   days on market $160,000 Active 14 DOM
3. 2026-06-16
   days on market $160,000 Active 13 DOM
4. 2026-06-15
   remarks 426-char remark
5. 2026-06-15
   pricedays on market $160,000 Active 12 DOM
6. 2026-06-14
   remarks 401-char remark
7. 2026-06-14
   pricedays on market $170,000 Active 10 DOM
8. 2026-06-13
   days on market $175,000 Active 9 DOM
9. 2026-06-10
   days on market $175,000 Active 7 DOM
10. 2026-06-09
    days on market $175,000 Active 6 DOM
11. 2026-06-08
    days on market $175,000 Active 5 DOM
12. 2026-06-07
    remarks 364-char remark
13. 2026-06-07
    listed $175,000 Active 4 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 27 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,549
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − Depreciation: −$4,655
• Taxable income: $2,964
• Est. tax owed @ 24.0%: −$711
• After-tax cash flow: $4,624/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This home requires extensive repairs and updates, including a new roof, siding, flooring, and HVAC system, to become move-in ready and significantly increase its value.

Repairs flagged

• Major roof — Signs of water damage or discoloration indicate a major issue that needs immediate attention.
• Major exterior siding — Severe peeling and damage suggest the siding needs to be replaced or repaired.
• Major flooring — Worn and possibly damaged flooring requires replacement or repair.
• Major interior walls — Significant damage and discoloration on the walls indicate a major issue that needs addressing.
• Major HVAC system — The HVAC system appears old and may need replacement or repair to function properly.

Value-add opportunities

• Resale roof replacement — A new roof will significantly improve the home's appearance and value, as it is a major structural component.
• Resale exterior siding and painting — A fresh coat of paint and new siding will enhance the home's curb appeal and value.
• Resale flooring replacement — New flooring will improve the home's condition and make it more attractive to potential buyers.
• Resale HVAC system replacement — A new HVAC system will improve the home's comfort and energy efficiency, enhancing its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of water damage or discoloration indicate a major issue that needs immediate attention.	Major	$15,000–50,000
exterior siding · Severe peeling and damage suggest the siding needs to be replaced or repaired.	Major	$15,000–50,000
flooring · Worn and possibly damaged flooring requires replacement or repair.	Major	$15,000–50,000
interior walls · Significant damage and discoloration on the walls indicate a major issue that needs addressing.	Major	$15,000–50,000
HVAC system · The HVAC system appears old and may need replacement or repair to function properly.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale roof replacement — A new roof will significantly improve the home's appearance and value, as it is a major structural component. ↑
• Resale exterior siding and painting — A fresh coat of paint and new siding will enhance the home's curb appeal and value. ↑
• Resale flooring replacement — New flooring will improve the home's condition and make it more attractive to potential buyers. ↑
• Resale HVAC system replacement — A new HVAC system will improve the home's comfort and energy efficiency, enhancing its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Desoto
• NCES district ID: 1200420
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $35,136
• Composite: 26.03/100
• National rank: #7305
• State rank: #69 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

• City population: 75,324
• Population (ZIP): 5,111

Population outlook (DeSoto County) Hauer SSP2

• Today (2025): 34,958 people
• By 2030: 34,465 · -1.4%
• By 2040: 33,137 · -5.2%
• By 2050: 31,273 · -10.5%
• By 2075: 23,898 · -31.6%
• By 2100: 15,517 · -55.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 10% Two or more races 7% Black 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · DeSoto

• 2024 margin: Solid R (+42.9) · D 28.2% · R 71.2%
• 2008→2024 swing: -30.6pp toward R · 2008: -12.3pp · 2024: -42.9pp
• All cycles: 2024: R+42.9 2020: R+32.0 2016: R+27.7 2012: R+14.3 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.77%
• Current HPI: 297.0303
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-04 Listed $175,000 FSBO.com