16134 Libourn Ave · North Port, FL 33954

$299,000

4 bd · 2.0 ba · 1,636 sqft · Land · 390 Days on market

Built 2025 0.28 ac lot

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Why this score? — see what drove the F 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 +8.0/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. Investor or Custom Build Opportunity – Create Equity with Finishing Touches New construction opportunity in Port Charlotte offering 1,636 sqft on a desirable corner lot. Structural build and major components are complete, providing a strong foundation for customization. This property presents a unique chance for buyers or investors to complete remaining finishes to their own specifications and design preferences. Ideal for those seeking to personalize flooring, fixtures, and final details while building equity. Comparable completed homes in the area support strong resale value. With the heavy construction already in place, this property offers flexibility and upsi

Key facts

• Kitchen cabinetry
• Durable flooring
• Spacious corner lot

Tags

• CUSTOM BUILT HOME
• SPACIOUS CORNER LOT
• OPEN CONCEPT LAYOUT
• DURABLE FLOORING
• ELEGANT TILED SHOWERS
• KITCHEN CABINETRY

Property features AI

Finance

• Other: Property zoned RSF3.5; Lot size approximately 0.28 acres (1/4 to less than 1/2 acre); Permit number 20230541691; Living area ~1636 sq ft (owner reported); Third-party listing
• HOA & community: No association; Pets allowed

Exterior

• Parking: Driveway; On-street parking; Attached garage with 2 spaces
• Utilities: Well water; Septic tank; Broadband/high-speed internet available; Cable available; Electricity available
• Home design: Single-family residence; Residential property; One story; New construction (projected completion May 22, 2026); Facing south; Under construction
• Construction: Stucco construction; Shingle roof; Slab foundation; Built by ORDONEZ ORDONEZ CONSTRUCTION INC; New construction, builder license CRC1333746
• Exterior features: Sliding doors; Cleared corner lot in city limits (in county); Asphalt road access

Interior

• Kitchen: No appliances listed
• Bedrooms: 4 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Open floorplan; Double-pane windows
• Laundry & utility: Laundry inside

🏗️ 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 4-bed/2.0-bath land listed at $299k.

Deal economics

• At list price, monthly cash flow is $-312 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (25.7% below list).
• Recommended offer: $222k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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.
• Zoned schools: Liberty Elementary School (math 56% / reading 56%, grade C+, #832 of 2,144 statewide, top 40%, 622 students, 56% FRL); Port Charlotte High School (math 23% / reading 38%, grade F, #434 of 667 statewide, top 66%, 1,649 students, 43% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents falling (-3.5%/yr); 689 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 34% of the median local income ($78k/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 390 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $36k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $299k implies a 897% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $222,064 (25.7% 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. It's been on market 390 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.74% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.47%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -27.2%
• Equity multiple: 0.11×
• Total profit: $-74,798
• Equity at exit: $44,582

10-year hold

• IRR: -40.7%
• Equity multiple: -0.38×
• Total profit: $-115,736
• Equity at exit: $25,852

Cash invested: $83,720 (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 33954

• Home prices YoY: -13.3%
• Rents YoY: -3.5%
• Active inventory: 689
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,221 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-312

Break-even live

Break-even rent $2,616

Max offer price $253,851

Occupancy floor —

Sensitivity live

Price	-10% $-105	-5% $-209	+0% $-312	+5% $-415	+10% $-519
Rent	-10% $-487	-5% $-400	+0% $-312	+5% $-224	+10% $-137
Rate	-1.0pp $-161	-0.5pp $-236	base $-312	+0.5pp $-389	+1.0pp $-468

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 Bamboo Dr Port Charlotte, FL	3.0	2.0	1200	$2,300	$1.92	21d	1	0.57mi
16466 Bauers Ave Port Charlotte, FL	3.0	2.0	1610	$2,100	$1.30	21d	1	0.65mi
385 Bowman Ter Unit 387 Port Charlotte, FL	3.0	2.0	1200	$1,900	$1.58	21d	1	0.76mi
73 Flamingo Blvd Port Charlotte, FL	3.0	2.0	1656	$2,150	$1.30	21d	1	0.80mi
17031 Hillsborough Blvd Port Charlotte, FL	3.0	2.0	1751	$1,850	$1.06	21d	1	0.85mi
96 Westview Pl Port Charlotte, FL	1.0–3.0	1.0–2.0	1120	$2,303	$2.06	14d	38	0.88mi
406 Border St Port Charlotte, FL	3.0	2.0	2200	$2,500	$1.14	21d	1	0.91mi
15476 Chamberlain Blvd Port Charlotte, FL	3.0	2.0	1521	$2,159	$1.42	14d	1	0.92mi
16325 Franklin Ave Port Charlotte, FL	1.0–3.0	1.0–2.0	989	$1,904	$1.92	14d	30	1.02mi
1080 West Port Blvd Port Charlotte, FL	3.0	1.0–2.0	935	$2,061	$2.20	14d	25	1.02mi
470 Venango St Port Charlotte, FL	3.0	2.0	1234	$1,900	$1.54	14d	1	1.07mi
17070 Byron Ave Unit 17072 Port Charlotte, FL	3.0	2.0	1162	$1,625	$1.40	21d	1	1.19mi
1394 Sunset Preserve Way Port Charlotte, FL	3.0	2.0	1857	$2,445	$1.32	14d	1	1.41mi

Listing history 20 events

1. 2026-06-18
   days on market $299,000 Active 390 DOM
2. 2026-06-17
   days on market $299,000 Active 389 DOM
3. 2026-06-16
   days on market $299,000 Active 388 DOM
4. 2026-06-15
   days on market $299,000 Active 387 DOM
5. 2026-06-14
   days on market $299,000 Active 385 DOM
6. 2026-06-13
   days on market $299,000 Active 384 DOM
7. 2026-06-10
   days on market $299,000 Active 382 DOM
8. 2026-06-09
   days on market $299,000 Active 381 DOM
9. 2026-06-08
   days on market $299,000 Active 380 DOM
10. 2026-06-05
    days on market $299,000 Active 376 DOM
11. 2026-06-02
    days on market $299,000 Active 374 DOM
12. 2026-06-01
    days on market $299,000 Active 373 DOM
13. 2026-05-31
    days on market $299,000 Active 372 DOM
14. 2026-05-30
    days on market $299,000 Active 371 DOM
15. 2026-02-02
    status Active
16. 2026-01-31
    historical
17. 2025-11-10
    price $299,000
18. 2025-05-22
    listed $335,000 Active
19. 2023-01-23
    soldstatus $30,000
20. 2022-05-13
    soldstatus $14,500

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 43% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥108°F today · 23 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: $26,648
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,132
• − Management: −$2,132
• − Depreciation: −$8,698
• Taxable loss: −$9,043
• Est. tax savings @ 24.0%: +$2,170
• After-tax cash flow: $-1,574/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): 11,193
• Household income: $78,288
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 263.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 12% Two or more races 10% Black 9%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Lithuanian 5% Romanian 3% Subsaharan African 2%
• Foreign-born: 14% · Canada
• Languages at home: 86% English-only · Spanish 7% Russian/Polish/Slavic 3% French/Haitian/Cajun 2%

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: ▼ -51.25%
• Current HPI: 335.3128
• Rent YoY: ▼ -3.48%
• 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

+1962.1% since first listed

6 events — show timeline

• 2026-02-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-10 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-22 Listed $335,000 Stellar MLS as Distributed by MLS Grid
• 2023-01-23 Sold (Public Records) $30,000 Public Records
• 2022-05-13 Sold (Public Records) $14,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $509 · +0.0% YoY. Source: county tax records.