11411 SW Courtney Dr · North Port, FL 34269

$295,000

2 bd · 2.0 ba · 2,388 sqft · SingleFamily public records · 151 Days on market

Built 1988 Est $363k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• DSCR +4.5/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.6/10.0

Listing remarks MLS

Welcome to the prestigious Kingsway Golf Villas, where luxury meets convenience in this deluxe 3-bedroom, 2-bath villa. Boasting an open and airy floor plan, this home offers breathtaking views of the serene pond and the esteemed Alerion Golf Course. Step through the front door and into a light-filled foyer that sets the tone for the spacious living area beyond. The expansive living room features soaring ceilings and abundant space, perfect for gatherings or quiet relaxation. Oversized pocketing sliders seamlessly connect the indoors to the screened lanai, where you will enjoy uninterrupted views of the pond and golf course—ideal for morning coffee or sunset entertaining. The lanai is also equipped with electric roll-down hurricane shutters for added convenience and protection. The primary suite is a true retreat with a generously sized walk-in closet, his and hers sinks with a built-in vanity, and a walk-in shower. The eat-in kitchen flows effortlessly into the formal dining room, perfect for hosting family and friends. The third bedroom, currently used as a den, features built-in workspace and ample storage, enhanced by a double skylight that fills the room with natural light. Additional highlights include a 2-car garage with plenty of cabinetry for storage, a new roof installed in 2024, resealed skylights, and hurricane shutters for peace of mind. This maintenance-free community offers low HOA fees, city water and sewer, and access to a community meeting/recreation room, vibrant social activities, and a sparkling swimming pool. Conveniently located just minutes from I-75, dining, and shopping, this villa is the perfect blend of luxury and lifestyle. Don't miss your chance to own a slice of paradise at Kingsway Golf Villas. Schedule your private tour today!

Key facts

• Pool clubhouse
• New roof
• New landscape

Tags

• NEW ROOF
• NEW LANDSCAPE
• POOL CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (14.3% below list).
• Recommended offer: $253k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $252,669 (14.3% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.86% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $362,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13028 SW Kingsway Cir	0.11mi	3/2.0 (+1)	2,399 (+0%)	3mo	$565,000	$236	87
13029 SW Kingsway Cir	0.08mi	3/2.0 (+1)	2,474 (+4%)	1mo	$470,000	$190	85
11433 SW Courtney Dr	0.11mi	3/2.0 (+1)	2,532 (+6%)	7mo	$330,000	$130	74
11419 SW Courtney Dr	0.04mi	3/2.0 (+1)	2,104 (-12%)	6mo	$285,000	$135	68
11453 SW Courtney Dr	0.20mi	3/2.0 (+1)	2,248 (-6%)	9mo	$205,000	$91	68
11380 SW Courtney Dr	0.05mi	3/2.0 (+1)	2,661 (+11%)	7mo	$275,000	$103	68
11250 SW Essex Dr	0.19mi	3/2.0 (+1)	2,170 (-9%)	9mo	$215,000	$99	64
11244 SW Essex Dr	0.19mi	3/2.0 (+1)	2,170 (-9%)	12mo	$219,000	$101	60
12313 SW Kingsway Cir	0.42mi	3/2.0 (+1)	2,624 (+10%)	1mo	$398,500	$152	58
12952 SW Pembroke Cir N	0.33mi	3/2.5 (+1)	2,248 (-6%)	13mo	$610,000	$271	57
11778 SW Dallas Dr N	0.69mi	3/2.0 (+1)	2,233 (-6%)	7mo	$439,000	$197	46
11779 SW Dallas Dr S	0.69mi	3/2.5 (+1)	2,134 (-11%)	1mo	$510,000	$239	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -14.4%
• Equity multiple: 0.49×
• Total profit: $-42,489
• Equity at exit: $43,985

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-30,267
• Equity at exit: $25,506

Cash invested: $82,600 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,527 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$242 /mo · $2,905/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $84

Break-even live

Break-even rent $2,420

Max offer price $295,000

Occupancy floor 92%

Sensitivity live

Price	-10% $251	-5% $168	+0% $84	+5% $1	+10% $-83
Rent	-10% $-116	-5% $-16	+0% $84	+5% $184	+10% $284
Rate	-1.0pp $233	-0.5pp $159	base $84	+0.5pp $8	+1.0pp $-70

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25199 Chiclayo Ave Punta Gorda, FL	3.0	2.0	1977	$2,100	$1.06	14d	1	1.07mi
212 Boa Vista St Punta Gorda, FL	3.0	3.0	2065	$3,500	$1.69	14d	1	1.37mi
23261 Lehigh Ave Port Charlotte, FL	3.0	2.0	2155	$2,300	$1.07	14d	1	1.43mi
25748 Deep Creek Blvd Punta Gorda, FL	3.0	2.0	2195	$2,300	$1.05	14d	1	1.45mi

Listing history 27 events

1. 2026-06-18
   days on market $295,000 Active 151 DOM
2. 2026-06-17
   days on market $295,000 Active 150 DOM
3. 2026-06-16
   days on market $295,000 Active 149 DOM
4. 2026-06-15
   days on market $295,000 Active 148 DOM
5. 2026-06-14
   days on market $295,000 Active 146 DOM
6. 2026-06-13
   days on market $295,000 Active 145 DOM
7. 2026-06-10
   days on market $295,000 Active 143 DOM
8. 2026-06-09
   days on market $295,000 Active 142 DOM
9. 2026-06-08
   days on market $295,000 Active 141 DOM
10. 2026-06-07
    days on market $295,000 Active 140 DOM
11. 2026-06-02
    days on market $295,000 Active 135 DOM
12. 2026-06-01
    days on market $295,000 Active 134 DOM
13. 2026-05-31
    days on market $295,000 Active 133 DOM
14. 2026-05-30
    days on market $295,000 Active 132 DOM
15. 2026-03-06
    soldstatus $290,000
16. 2026-02-02
    historical
17. 2026-01-19
    listed $295,000 Active
18. 2026-01-14
    listed $295,000 Active
19. 2025-04-10
    soldstatus $280,000 Closed 1795-char remark

    Show marketing remark (1795 chars)

    Welcome to the prestigious Kingsway Golf Villas, where luxury meets convenience in this deluxe 3-bedroom, 2-bath villa. Boasting an open and airy floor plan, this home offers breathtaking views of the serene pond and the esteemed Alerion Golf Course. Step through the front door and into a light-filled foyer that sets the tone for the spacious living area beyond. The expansive living room features soaring ceilings and abundant space, perfect for gatherings or quiet relaxation. Oversized pocketing sliders seamlessly connect the indoors to the screened lanai, where you will enjoy uninterrupted views of the pond and golf course—ideal for morning coffee or sunset entertaining. The lanai is also equipped with electric roll-down hurricane shutters for added convenience and protection. The primary suite is a true retreat with a generously sized walk-in closet, his and hers sinks with a built-in vanity, and a walk-in shower. The eat-in kitchen flows effortlessly into the formal dining room, perfect for hosting family and friends. The third bedroom, currently used as a den, features built-in workspace and ample storage, enhanced by a double skylight that fills the room with natural light. Additional highlights include a 2-car garage with plenty of cabinetry for storage, a new roof installed in 2024, resealed skylights, and hurricane shutters for peace of mind. This maintenance-free community offers low HOA fees, city water and sewer, and access to a community meeting/recreation room, vibrant social activities, and a sparkling swimming pool. Conveniently located just minutes from I-75, dining, and shopping, this villa is the perfect blend of luxury and lifestyle. Don't miss your chance to own a slice of paradise at Kingsway Golf Villas. Schedule your private tour today!

20. 2025-04-10
    soldstatus $280,000

    Show marketing remark (1795 chars)

    Welcome to the prestigious Kingsway Golf Villas, where luxury meets convenience in this deluxe 3-bedroom, 2-bath villa. Boasting an open and airy floor plan, this home offers breathtaking views of the serene pond and the esteemed Alerion Golf Course. Step through the front door and into a light-filled foyer that sets the tone for the spacious living area beyond. The expansive living room features soaring ceilings and abundant space, perfect for gatherings or quiet relaxation. Oversized pocketing sliders seamlessly connect the indoors to the screened lanai, where you will enjoy uninterrupted views of the pond and golf course—ideal for morning coffee or sunset entertaining. The lanai is also equipped with electric roll-down hurricane shutters for added convenience and protection. The primary suite is a true retreat with a generously sized walk-in closet, his and hers sinks with a built-in vanity, and a walk-in shower. The eat-in kitchen flows effortlessly into the formal dining room, perfect for hosting family and friends. The third bedroom, currently used as a den, features built-in workspace and ample storage, enhanced by a double skylight that fills the room with natural light. Additional highlights include a 2-car garage with plenty of cabinetry for storage, a new roof installed in 2024, resealed skylights, and hurricane shutters for peace of mind. This maintenance-free community offers low HOA fees, city water and sewer, and access to a community meeting/recreation room, vibrant social activities, and a sparkling swimming pool. Conveniently located just minutes from I-75, dining, and shopping, this villa is the perfect blend of luxury and lifestyle. Don't miss your chance to own a slice of paradise at Kingsway Golf Villas. Schedule your private tour today!

21. 2025-03-17
    status Pending 1795-char remark

    Show marketing remark (1795 chars)

    Welcome to the prestigious Kingsway Golf Villas, where luxury meets convenience in this deluxe 3-bedroom, 2-bath villa. Boasting an open and airy floor plan, this home offers breathtaking views of the serene pond and the esteemed Alerion Golf Course. Step through the front door and into a light-filled foyer that sets the tone for the spacious living area beyond. The expansive living room features soaring ceilings and abundant space, perfect for gatherings or quiet relaxation. Oversized pocketing sliders seamlessly connect the indoors to the screened lanai, where you will enjoy uninterrupted views of the pond and golf course—ideal for morning coffee or sunset entertaining. The lanai is also equipped with electric roll-down hurricane shutters for added convenience and protection. The primary suite is a true retreat with a generously sized walk-in closet, his and hers sinks with a built-in vanity, and a walk-in shower. The eat-in kitchen flows effortlessly into the formal dining room, perfect for hosting family and friends. The third bedroom, currently used as a den, features built-in workspace and ample storage, enhanced by a double skylight that fills the room with natural light. Additional highlights include a 2-car garage with plenty of cabinetry for storage, a new roof installed in 2024, resealed skylights, and hurricane shutters for peace of mind. This maintenance-free community offers low HOA fees, city water and sewer, and access to a community meeting/recreation room, vibrant social activities, and a sparkling swimming pool. Conveniently located just minutes from I-75, dining, and shopping, this villa is the perfect blend of luxury and lifestyle. Don't miss your chance to own a slice of paradise at Kingsway Golf Villas. Schedule your private tour today!

22. 2025-03-08
    listed $297,000 Active 1795-char remark

    Show marketing remark (1795 chars)

    Welcome to the prestigious Kingsway Golf Villas, where luxury meets convenience in this deluxe 3-bedroom, 2-bath villa. Boasting an open and airy floor plan, this home offers breathtaking views of the serene pond and the esteemed Alerion Golf Course. Step through the front door and into a light-filled foyer that sets the tone for the spacious living area beyond. The expansive living room features soaring ceilings and abundant space, perfect for gatherings or quiet relaxation. Oversized pocketing sliders seamlessly connect the indoors to the screened lanai, where you will enjoy uninterrupted views of the pond and golf course—ideal for morning coffee or sunset entertaining. The lanai is also equipped with electric roll-down hurricane shutters for added convenience and protection. The primary suite is a true retreat with a generously sized walk-in closet, his and hers sinks with a built-in vanity, and a walk-in shower. The eat-in kitchen flows effortlessly into the formal dining room, perfect for hosting family and friends. The third bedroom, currently used as a den, features built-in workspace and ample storage, enhanced by a double skylight that fills the room with natural light. Additional highlights include a 2-car garage with plenty of cabinetry for storage, a new roof installed in 2024, resealed skylights, and hurricane shutters for peace of mind. This maintenance-free community offers low HOA fees, city water and sewer, and access to a community meeting/recreation room, vibrant social activities, and a sparkling swimming pool. Conveniently located just minutes from I-75, dining, and shopping, this villa is the perfect blend of luxury and lifestyle. Don't miss your chance to own a slice of paradise at Kingsway Golf Villas. Schedule your private tour today!

23. 2017-12-18
    soldstatus $250,000 Sold
24. 2017-11-08
    status Pending
25. 2017-10-30
    listed $265,000 Active
26. 2004-11-29
    soldstatus $219,400
27. 1988-12-01
    soldstatus $122,000

ⓘ 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: $2,905 · $242/mo
• Projected year-2 tax: $2,905 · $242/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,320
• − Mortgage interest: −$16,525
• − Property taxes: −$2,905
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,426
• − Management: −$2,426
• − Depreciation: −$8,582
• Taxable loss: −$4,018
• Est. tax savings @ 24.0%: +$964
• After-tax cash flow: $1,973/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: 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

+137.7% since first listed

13 events — show timeline

• 2026-03-06 Sold (Public Records) $290,000 Public Records
• 2026-02-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-19 Listed $295,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Listed $295,000 Fizber.com
• 2025-04-10 Sold (Public Records) $280,000 Public Records
• 2025-04-10 Sold (MLS) $280,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-03-08 Listed $297,000 Stellar MLS as Distributed by MLS Grid
• 2017-12-18 Sold (MLS) $250,000 Stellar MLS as Distributed by MLS Grid
• 2017-11-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-10-30 Listed $265,000 Stellar MLS as Distributed by MLS Grid
• 2004-11-29 Sold (Public Records) $219,400 Public Records
• 1988-12-01 Sold (Public Records) $122,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,905 · +3.7% YoY. Source: county tax records.