5281 Gillot Blvd · North Port, FL 33981

$289,900

3 bd · 2.0 ba · 1,548 sqft · Land · 30 Days on market

Built 2025 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 +4.6/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great lot in desirable area of Gulf Cove. Adjacent lot 23 also available. Close to beaches, shopping and schools.

Key facts

• Two walk in closets
• 0.23 acre lot
• 2 garage spots

Tags

• OPEN CONCEPT FLOOR PLAN
• CHEF INSPIRED KITCHEN
• SPACIOUS COVERED LANAI
• PRIVATE PRIMARY SUITE
• TWO WALK IN CLOSETS
• SPA LIKE EN SUITE BATHROOM

Property features AI

Finance

• Other: Zoning: RSF3.5
• HOA & community: No HOA / association indicated

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Well water; Septic tank; Cable available; Electricity available; Water available
• Home design: Single family residence; Residential property; New construction; One story; East facing entry
• Construction: Stucco construction; Shingle roof; Slab foundation; Completed condition; Built with approximately 1548 sq ft living area
• Exterior features: Irrigation equipment; Asphalt road access

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Kitchen/family room combo; Thermostat
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $290k.

Deal economics

• At list price, monthly cash flow is $-200 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (18.3% below list).
• Recommended offer: $237k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.8% 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: Myakka River Elementary School (math 65% / reading 60%, grade B, #601 of 2,144 statewide, top 28%, 608 students, 51% FRL); L. A. Ainger Middle School (math 65% / reading 53%, grade B, #144 of 571 statewide, top 26%, 720 students, 40% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL).
• Market conditions: Rents rising fast (+5.3%/yr); 2198 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 ($84k/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 30 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,723 (18.3% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.82% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.97%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.29% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.33×
• Total profit: $-54,044
• Equity at exit: $43,225

10-year hold

• IRR: -6.9%
• Equity multiple: 0.52×
• Total profit: $-39,141
• Equity at exit: $25,065

Cash invested: $81,172 (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 33981

• Home prices YoY: -7.5%
• Rents YoY: 5.3%
• Active inventory: 2198
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,367 high
• Mortgage (P&I): −$1,520
• Tax est. 1.5%: −$362 /mo · $4,348/yr
• Insurance: −$121
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-200

Break-even live

Break-even rent $2,620

Max offer price $260,993

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-100	+0% $-200	+5% $-300	+10% $-400
Rent	-10% $-387	-5% $-293	+0% $-200	+5% $-106	+10% $-13
Rate	-1.0pp $-54	-0.5pp $-126	base $-200	+0.5pp $-275	+1.0pp $-351

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6464 David Blvd Port Charlotte, FL	3.0	2.0	1613	$1,716	$1.06	23d	1	0.37mi
5498 Montego Ln Port Charlotte, FL	2.0	2.0	1070	$1,695	$1.58	23d	1	0.39mi
5311 Levy Ln Port Charlotte, FL	3.0	2.0	1192	$1,850	$1.55	15d	1	0.39mi
5496 Brussels Ter Port Charlotte, FL	3.0	2.0	1400	$3,900	$2.79	23d	1	0.46mi
12129 Grosspoint Ave Port Charlotte, FL	3.0	2.0	1388	$2,300	$1.66	23d	1	0.76mi
13184 Eureka Cir Port Charlotte, FL	3.0	2.0	1640	$2,300	$1.40	23d	1	0.79mi
13280 Foresman Blvd Port Charlotte, FL	3.0	2.0	1500	$2,800	$1.87	15d	1	0.87mi
6795 David Blvd Apt A Port Charlotte, FL	2.0	1.0	1127	$1,375	$1.22	23d	1	0.88mi
12174 Terkelsen Ave Port Charlotte, FL	3.0	2.0	1400	$3,200	$2.29	23d	1	0.91mi
12884 Bacchus Rd Port Charlotte, FL	3.0	2.0	1092	$2,300	$2.11	23d	1	0.98mi
12223 Maltz Ave Unit 12225" Port Charlotte, FL	3.0	2.0	1162	$1,649	$1.42	23d	1	1.10mi
12223 Maltz Ave Unit 12223 Port Charlotte, FL	3.0	2.0	1162	$1,647	$1.42	23d	1	1.10mi
13349 Buckett Cir Port Charlotte, FL	3.0	3.0	1560	$2,795	$1.79	23d	1	1.11mi
12032 Edwards Rd Port Charlotte, FL	3.0	2.0	1723	$1,869	$1.08	15d	1	1.21mi
6628 Thorman Rd Port Charlotte, FL	3.0	2.0	1116	$1,800	$1.61	23d	1	1.26mi
6351 Coniston St Port Charlotte, FL	3.0	2.0	1200	$1,950	$1.62	23d	1	1.30mi
13288 Fowler Ave Port Charlotte, FL	3.0	2.0	1203	$2,500	$2.08	23d	1	1.31mi
6248 Drucker Cir Port Charlotte, FL	3.0	2.0	1414	$1,810	$1.28	15d	1	1.34mi
5201 Forbes Ter Port Charlotte, FL	4.0	2.0	1664	$3,200	$1.92	23d	1	1.37mi
6193 Seaport St Port Charlotte, FL	3.0	2.0	1613	$1,966	$1.22	15d	1	1.39mi
4154 Jennings Blvd Port Charlotte, FL	3.0	2.0	1554	$3,900	$2.51	23d	1	1.41mi

Listing history 37 events

1. 2026-06-22
   days on market $289,900 Active 30 DOM
2. 2026-06-18
   days on market $289,900 Active 27 DOM
3. 2026-06-17
   days on market $289,900 Active 26 DOM
4. 2026-06-16
   days on market $289,900 Active 25 DOM
5. 2026-06-15
   days on market $289,900 Active 24 DOM
6. 2026-06-14
   days on market $289,900 Active 22 DOM
7. 2026-06-13
   days on market $289,900 Active 21 DOM
8. 2026-06-10
   days on market $289,900 Active 19 DOM
9. 2026-06-09
   days on market $289,900 Active 18 DOM
10. 2026-06-08
    days on market $289,900 Active 17 DOM
11. 2026-06-07
    days on market $289,900 Active 16 DOM
12. 2026-06-05
    days on market $289,900 Active 13 DOM
13. 2026-06-03
    days on market $289,900 Active 12 DOM
14. 2026-06-02
    days on market $289,900 Active 11 DOM
15. 2026-06-01
    days on market $289,900 Active 10 DOM
16. 2026-05-31
    days on market $289,900 Active 9 DOM
17. 2026-05-30
    days on market $289,900 Active 8 DOM
18. 2026-05-22
    listed $289,900 Active
19. 2026-01-22
    price $1,995
20. 2025-10-25
    listed $2,195
21. 2025-10-25
    historical $2,195
22. 2025-09-11
    listed $2,195
23. 2025-09-10
    historical $2,195
24. 2025-09-06
    listed $2,195
25. 2025-09-05
    historical $2,195
26. 2025-06-20
    price $2,195
27. 2025-06-05
    historical
28. 2025-05-01
    listed $2,300
29. 2025-04-21
    listed $344,900 Active
30. 2024-06-17
    soldstatus $293,453
31. 2021-03-26
    soldstatus $60,000
32. 2021-01-07
    soldstatus $92,500
33. 2004-11-18
    soldstatus $30,000
34. 2004-11-11
    soldstatus $30,500 113-char remark

    Show marketing remark (113 chars)

    Great lot in desirable area of Gulf Cove. Adjacent lot 23 also available. Close to beaches, shopping and schools.

35. 2004-07-21
    listed $32,000 113-char remark

    Show marketing remark (113 chars)

    Great lot in desirable area of Gulf Cove. Adjacent lot 23 also available. Close to beaches, shopping and schools.

36. 2004-07-08
    soldstatus $40,000
37. 2004-05-05
    listed $42,900

ⓘ 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 7/10 Severe FEMA zone X (shaded) · 94% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $28,407
• − Mortgage interest: −$16,239
• − Property taxes: −$4,348
• − Insurance: −$2,247
• − Repairs & maintenance: −$2,273
• − Management: −$2,273
• − Depreciation: −$8,433
• Taxable loss: −$7,406
• Est. tax savings @ 24.0%: +$1,777
• After-tax cash flow: $-620/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): 15,622
• Household income: $84,098
• Rent vs Own: 9.3% rent · 90.7% own
• Severe rent burden: 105.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Tagalog/Filipino 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: ▼ -28.09%
• Current HPI: 346.5247
• Rent YoY: ▲ 5.29%
• 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

+575.8% since first listed

20 events — show timeline

• 2026-05-22 Listed $289,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Price Changed $1,995 RentEngineListings
• 2025-10-25 Listed for Rent $2,195 RentEngineListings
• 2025-10-25 Rental Removed $2,195 TENANTTURNER2
• 2025-09-11 Listed for Rent $2,195 TENANTTURNER2
• 2025-09-10 Rental Removed $2,195 BUILDIUM
• 2025-09-06 Listed for Rent $2,195 BUILDIUM
• 2025-09-05 Rental Removed $2,195 TENANTTURNER2
• 2025-06-20 Price Changed $2,195 TENANTTURNER2
• 2025-06-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-01 Listed for Rent $2,300 TENANTTURNER2
• 2025-04-21 Listed $344,900 Stellar MLS as Distributed by MLS Grid
• 2024-06-17 Sold (Public Records) $293,453 Public Records
• 2021-03-26 Sold (Public Records) $60,000 Public Records
• 2021-01-07 Sold (Public Records) $92,500 Public Records
• 2004-11-18 Sold (Public Records) $30,000 Public Records
• 2004-11-11 Sold (MLS) $30,500 Stellar MLS as Distributed by MLS Grid
• 2004-07-21 Listed $32,000 Stellar MLS as Distributed by MLS Grid
• 2004-07-08 Sold (MLS) $40,000 Stellar MLS as Distributed by MLS Grid
• 2004-05-05 Listed $42,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2025): $527 · +1.0% YoY. Source: county tax records.