4016 Pesola Ter · North Port, FL 34286

$269,000

3 bd · 2.0 ba · 1,406 sqft · SingleFamily public records · 35 Days on market

Built 2006 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 +10.8/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is your chance to own a 3 bedroom/2 bath home in an established neighborhood in North Port! This home has over 1400 sq/ft of living space and has been freshly painted inside along with new carpet. Split bedroom floorplan with open dining space and living room with vaulted ceiling. The kitchen features a pantry, tile floors and an eat in space. The master bedroom features a walk in closet, plenty of room for furniture and sliding doors to the backyard. The master bathroom has dual sinks, walk in shower and soaking tub. Bedrooms 2 and 3 have good space for furniture and could also be used for a home office or guest room. North Port has so much to offer and has been ranked as one of the top areas to move to in the country!

Key facts

• Eat-in kitchen
• Functional layout
• 0.23 acre lot

Tags

• BRIGHT OPEN FLOOR PLAN
• HIGH VAULTED CEILINGS
• LUXURY VINYL FLOORING
• EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Other: Residential zoning RSF2; Living area about 1,406 sq ft; total building area about 1,955 sq ft
• HOA & community: No association; Pets allowed (cats and dogs OK)

Exterior

• Parking: Attached garage (2 spaces, approximately 20x20); Driveway
• Utilities: Well water; Septic tank; Broadband/High-speed internet available; Cable available; Electricity connected
• Home design: Single family residence; One story; Faces northwest
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on a 0.23-acre lot (approx. 80x125)
• Exterior features: Hurricane shutters; Outdoor lighting; Private mailbox; Rain gutters; Sliding doors; Landscaped lot; Paved surfaces

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Open floorplan; Solid wood cabinets; Thermostat; Vaulted ceilings
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (18.9% below list).
• Recommended offer: $218k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• Market conditions: Rents rising (+1.1%/yr); 837 active listings in the ZIP; 7 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; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 33% 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 35 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $218,227 (18.9% 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 35 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.97%
• DSCR: 0.91
• GRM: 10.3

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: -21.7%
• Equity multiple: 0.26×
• Total profit: $-55,475
• Equity at exit: $40,109

10-year hold

• IRR: -20.5%
• Equity multiple: 0.01×
• Total profit: $-74,334
• Equity at exit: $23,258

Cash invested: $75,320 (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: 837
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,182 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$325 /mo · $3,896/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-123

Break-even live

Break-even rent $2,338

Max offer price $247,201

Occupancy floor —

Sensitivity live

Price	-10% $29	-5% $-47	+0% $-123	+5% $-200	+10% $-276
Rent	-10% $-296	-5% $-210	+0% $-123	+5% $-37	+10% $49
Rate	-1.0pp $12	-0.5pp $-55	base $-123	+0.5pp $-193	+1.0pp $-264

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	14d	38	1.07mi
232 Bamboo Dr Unit A Port Charlotte, FL	3.0	2.0	1018	$1,395	$1.37	14d	1	1.24mi
312 Bamboo Dr Port Charlotte, FL	3.0	2.0	1200	$2,300	$1.92	22d	1	1.32mi
358 Bamboo Dr Port Charlotte, FL	2.0	2.0	1052	$1,399	$1.33	22d	1	1.37mi
16466 Bauers Ave Port Charlotte, FL	3.0	2.0	1610	$2,100	$1.30	22d	1	1.43mi
14500 Ransom Ave Port Charlotte, FL	2.0	2.0	1208	$1,976	$1.64	22d	1	1.47mi
17031 Hillsborough Blvd Port Charlotte, FL	3.0	2.0	1751	$1,850	$1.06	22d	1	1.48mi

Listing history 24 events

1. 2026-06-08
   remarks 653-char remark
2. 2026-06-08
   statusdays on market $269,000 Pending 35 DOM
3. 2026-06-05
   days on market $269,000 Active 34 DOM
4. 2026-06-03
   days on market $269,000 Active 33 DOM
5. 2026-06-02
   days on market $269,000 Active 32 DOM
6. 2026-06-01
   days on market $269,000 Active 31 DOM
7. 2026-05-31
   days on market $269,000 Active 30 DOM
8. 2026-05-22
   status Active
9. 2026-05-08
   status Pending
10. 2026-04-17
    listed $269,000 Active
11. 2022-08-25
    price $2,200
12. 2022-08-02
    soldstatus $280,000 Closed 734-char remark

    Show marketing remark (734 chars)

    Here is your chance to own a 3 bedroom/2 bath home in an established neighborhood in North Port! This home has over 1400 sq/ft of living space and has been freshly painted inside along with new carpet. Split bedroom floorplan with open dining space and living room with vaulted ceiling. The kitchen features a pantry, tile floors and an eat in space. The master bedroom features a walk in closet, plenty of room for furniture and sliding doors to the backyard. The master bathroom has dual sinks, walk in shower and soaking tub. Bedrooms 2 and 3 have good space for furniture and could also be used for a home office or guest room. North Port has so much to offer and has been ranked as one of the top areas to move to in the country!

13. 2022-08-02
    soldstatus $280,000

    Show marketing remark (734 chars)

    Here is your chance to own a 3 bedroom/2 bath home in an established neighborhood in North Port! This home has over 1400 sq/ft of living space and has been freshly painted inside along with new carpet. Split bedroom floorplan with open dining space and living room with vaulted ceiling. The kitchen features a pantry, tile floors and an eat in space. The master bedroom features a walk in closet, plenty of room for furniture and sliding doors to the backyard. The master bathroom has dual sinks, walk in shower and soaking tub. Bedrooms 2 and 3 have good space for furniture and could also be used for a home office or guest room. North Port has so much to offer and has been ranked as one of the top areas to move to in the country!

14. 2022-07-19
    status Pending 734-char remark

    Show marketing remark (734 chars)

    Here is your chance to own a 3 bedroom/2 bath home in an established neighborhood in North Port! This home has over 1400 sq/ft of living space and has been freshly painted inside along with new carpet. Split bedroom floorplan with open dining space and living room with vaulted ceiling. The kitchen features a pantry, tile floors and an eat in space. The master bedroom features a walk in closet, plenty of room for furniture and sliding doors to the backyard. The master bathroom has dual sinks, walk in shower and soaking tub. Bedrooms 2 and 3 have good space for furniture and could also be used for a home office or guest room. North Port has so much to offer and has been ranked as one of the top areas to move to in the country!

15. 2022-07-18
    status Active 734-char remark

    Show marketing remark (734 chars)

    Here is your chance to own a 3 bedroom/2 bath home in an established neighborhood in North Port! This home has over 1400 sq/ft of living space and has been freshly painted inside along with new carpet. Split bedroom floorplan with open dining space and living room with vaulted ceiling. The kitchen features a pantry, tile floors and an eat in space. The master bedroom features a walk in closet, plenty of room for furniture and sliding doors to the backyard. The master bathroom has dual sinks, walk in shower and soaking tub. Bedrooms 2 and 3 have good space for furniture and could also be used for a home office or guest room. North Port has so much to offer and has been ranked as one of the top areas to move to in the country!

16. 2022-07-11
    status Pending 734-char remark

    Show marketing remark (734 chars)

    Here is your chance to own a 3 bedroom/2 bath home in an established neighborhood in North Port! This home has over 1400 sq/ft of living space and has been freshly painted inside along with new carpet. Split bedroom floorplan with open dining space and living room with vaulted ceiling. The kitchen features a pantry, tile floors and an eat in space. The master bedroom features a walk in closet, plenty of room for furniture and sliding doors to the backyard. The master bathroom has dual sinks, walk in shower and soaking tub. Bedrooms 2 and 3 have good space for furniture and could also be used for a home office or guest room. North Port has so much to offer and has been ranked as one of the top areas to move to in the country!

17. 2022-07-11
    status Active 734-char remark

    Show marketing remark (734 chars)

    Here is your chance to own a 3 bedroom/2 bath home in an established neighborhood in North Port! This home has over 1400 sq/ft of living space and has been freshly painted inside along with new carpet. Split bedroom floorplan with open dining space and living room with vaulted ceiling. The kitchen features a pantry, tile floors and an eat in space. The master bedroom features a walk in closet, plenty of room for furniture and sliding doors to the backyard. The master bathroom has dual sinks, walk in shower and soaking tub. Bedrooms 2 and 3 have good space for furniture and could also be used for a home office or guest room. North Port has so much to offer and has been ranked as one of the top areas to move to in the country!

18. 2022-07-10
    status Pending 734-char remark

    Show marketing remark (734 chars)

    Here is your chance to own a 3 bedroom/2 bath home in an established neighborhood in North Port! This home has over 1400 sq/ft of living space and has been freshly painted inside along with new carpet. Split bedroom floorplan with open dining space and living room with vaulted ceiling. The kitchen features a pantry, tile floors and an eat in space. The master bedroom features a walk in closet, plenty of room for furniture and sliding doors to the backyard. The master bathroom has dual sinks, walk in shower and soaking tub. Bedrooms 2 and 3 have good space for furniture and could also be used for a home office or guest room. North Port has so much to offer and has been ranked as one of the top areas to move to in the country!

19. 2022-07-08
    listed $279,900 Active 734-char remark

    Show marketing remark (734 chars)

    Here is your chance to own a 3 bedroom/2 bath home in an established neighborhood in North Port! This home has over 1400 sq/ft of living space and has been freshly painted inside along with new carpet. Split bedroom floorplan with open dining space and living room with vaulted ceiling. The kitchen features a pantry, tile floors and an eat in space. The master bedroom features a walk in closet, plenty of room for furniture and sliding doors to the backyard. The master bathroom has dual sinks, walk in shower and soaking tub. Bedrooms 2 and 3 have good space for furniture and could also be used for a home office or guest room. North Port has so much to offer and has been ranked as one of the top areas to move to in the country!

20. 2006-08-11
    historical
21. 2006-03-23
    listed $225,000
22. 2006-03-23
    listed $225,000
23. 2005-03-24
    soldstatus $25,000
24. 2005-03-24
    soldstatus $25,000

ⓘ 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: $3,896 · $325/mo
• Projected year-2 tax: $3,896 · $325/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) · 23% 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: $26,187
• − Mortgage interest: −$15,068
• − Property taxes: −$3,896
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,095
• − Management: −$2,095
• − Depreciation: −$7,825
• Taxable loss: −$6,137
• Est. tax savings @ 24.0%: +$1,473
• After-tax cash flow: $-8/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

+976.0% since first listed

17 events — show timeline

• 2026-05-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Listed $269,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-25 Price Changed $2,200 RENT.
• 2022-08-02 Sold (Public Records) $280,000 Public Records
• 2022-08-02 Sold (MLS) $280,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-07-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-07-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-07-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-07-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-07-08 Listed $279,900 Stellar MLS as Distributed by MLS Grid
• 2006-08-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-03-23 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2006-03-23 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2005-03-24 Sold (Public Records) $25,000 Public Records
• 2005-03-24 Sold (Public Records) $25,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $3,896 · -0.3% YoY. Source: county tax records.