6615 Hauli Ct · North Port, FL 34287

$55,000

2 bd · 2.0 ba · 672 sqft · Manufactured public records · 2 Days on market

Built 1974 4,087 sqft lot $5/mo HOA

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful remodeled home with NEW ROOF in 2015 in the most desirable community Holiday Park, this home offers 2 bedroom, 2 bath, with expanding great room, brand new kitchen, with new appliances, washer & dryer, new water heater, new plumbing, new electrical panel, laminating flooring, new carpet in master bedroom and with new paint thought out. Master bathroom with new shower and toilet and vanity with new sink and fixtures. Outside has been completely sanded and re-painted, with two sheds and plenty of room to park two cars. The home comes completely furnished and you will not have to do anything but enjoy all the amenities that Holiday Park offers, 2 heated swimming pools, tennis courts, bocce courts, shuffleboard, horseshoes, bingo, dinner/dances and much more. Schedule a showing today.

Key facts

• Quiet cul-de-sac
• Convenient access
• Investment property

Tags

• QUIET CUL-DE-SAC
• INVESTMENT PROPERTY
• CONVENIENT ACCESS
• LOCAL PARKS
• GULF COAST BEACHES
• SPACIOUS LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $766 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Cap rate 24.5% 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.
• Zoned schools: Lamarque Elementary School (math 61% / reading 58%, grade B-, #690 of 2,144 statewide, top 34%, 1,073 students, 68% FRL); Heron Creek Middle School (math 54% / reading 52%, grade C+, #209 of 571 statewide, top 37%, 902 students, 72% FRL); North Port High School (math 44% / reading 57%, grade D+, #171 of 667 statewide, top 26%, 2,562 students, 54% FRL) — zoned schools average 65% FRL vs 42% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 857 active listings in the ZIP; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.3% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 2.80% ✓
• Cap rate: 24.47%
• Cash-on-cash: 64.91%
• DSCR: 3.89
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.26% rent growth · sell at horizon

5-year hold

• IRR: 55.1%
• Equity multiple: 3.33×
• Total profit: $35,836
• Equity at exit: $8,201

10-year hold

• IRR: 59.1%
• Equity multiple: 6.08×
• Total profit: $78,268
• Equity at exit: $4,755

Cash invested: $15,400 (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 34287

• Home prices YoY: -20.1%
• Rents YoY: 0.3%
• Active inventory: 857
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,542 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$5
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $766

Break-even live

Break-even rent $572

Max offer price $55,000

Occupancy floor 45%

Sensitivity live

Price	-10% $805	-5% $785	+0% $766	+5% $747	+10% $728
Rent	-10% $645	-5% $706	+0% $766	+5% $827	+10% $888
Rate	-1.0pp $794	-0.5pp $780	base $766	+0.5pp $752	+1.0pp $738

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $5 · $60/yr
• Likely covers: waterelectricpool

Listing history 11 events

1. 2026-04-24
   status Pending
2. 2026-04-22
   listed $55,000 Active
3. 2015-12-22
   soldstatus $76,000
4. 2015-12-04
   soldstatus $76,000 Sold 807-char remark

   Show marketing remark (807 chars)

   Beautiful remodeled home with NEW ROOF in 2015 in the most desirable community Holiday Park, this home offers 2 bedroom, 2 bath, with expanding great room, brand new kitchen, with new appliances, washer & dryer, new water heater, new plumbing, new electrical panel, laminating flooring, new carpet in master bedroom and with new paint thought out. Master bathroom with new shower and toilet and vanity with new sink and fixtures. Outside has been completely sanded and re-painted, with two sheds and plenty of room to park two cars. The home comes completely furnished and you will not have to do anything but enjoy all the amenities that Holiday Park offers, 2 heated swimming pools, tennis courts, bocce courts, shuffleboard, horseshoes, bingo, dinner/dances and much more. Schedule a showing today.

5. 2015-12-01
   status Pending 807-char remark

   Show marketing remark (807 chars)

   Beautiful remodeled home with NEW ROOF in 2015 in the most desirable community Holiday Park, this home offers 2 bedroom, 2 bath, with expanding great room, brand new kitchen, with new appliances, washer & dryer, new water heater, new plumbing, new electrical panel, laminating flooring, new carpet in master bedroom and with new paint thought out. Master bathroom with new shower and toilet and vanity with new sink and fixtures. Outside has been completely sanded and re-painted, with two sheds and plenty of room to park two cars. The home comes completely furnished and you will not have to do anything but enjoy all the amenities that Holiday Park offers, 2 heated swimming pools, tennis courts, bocce courts, shuffleboard, horseshoes, bingo, dinner/dances and much more. Schedule a showing today.

6. 2015-11-24
   listed $79,900 Active 807-char remark

   Show marketing remark (807 chars)

   Beautiful remodeled home with NEW ROOF in 2015 in the most desirable community Holiday Park, this home offers 2 bedroom, 2 bath, with expanding great room, brand new kitchen, with new appliances, washer & dryer, new water heater, new plumbing, new electrical panel, laminating flooring, new carpet in master bedroom and with new paint thought out. Master bathroom with new shower and toilet and vanity with new sink and fixtures. Outside has been completely sanded and re-painted, with two sheds and plenty of room to park two cars. The home comes completely furnished and you will not have to do anything but enjoy all the amenities that Holiday Park offers, 2 heated swimming pools, tennis courts, bocce courts, shuffleboard, horseshoes, bingo, dinner/dances and much more. Schedule a showing today.

7. 2015-09-30
   soldstatus $37,199 Sold 247-char remark

   Show marketing remark (247 chars)

   HOLIDAY PARK - Nice 2 bedroom, 2 bath home with a Florida Room is the NO PET SECTION. The home was re-roofed in April 2015. The living room has a brand new carpet and you have room to eat in the kitchen. You also have a bathroom for each bedroom.

8. 2015-09-22
   status Pending 247-char remark

   Show marketing remark (247 chars)

   HOLIDAY PARK - Nice 2 bedroom, 2 bath home with a Florida Room is the NO PET SECTION. The home was re-roofed in April 2015. The living room has a brand new carpet and you have room to eat in the kitchen. You also have a bathroom for each bedroom.

9. 2015-07-13
   listed $49,900 Active 247-char remark

   Show marketing remark (247 chars)

   HOLIDAY PARK - Nice 2 bedroom, 2 bath home with a Florida Room is the NO PET SECTION. The home was re-roofed in April 2015. The living room has a brand new carpet and you have room to eat in the kitchen. You also have a bathroom for each bedroom.

10. 1985-01-01
    soldstatus $31,000
11. 1973-12-01
    soldstatus $20,800

ⓘ 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) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 27 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: $18,502
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$1,072
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − HOA: −$60
• − Depreciation: −$1,600
• Taxable income: $8,903
• Est. tax owed @ 24.0%: −$2,137
• After-tax cash flow: $7,061/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): 25,929
• Household income: $63,464
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 522.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 7% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 3% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 16% · Canada, Philippines
• Languages at home: 81% English-only · Spanish 8% Russian/Polish/Slavic 5% French/Haitian/Cajun 2%

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: ▼ -70.89%
• Current HPI: 280.8484
• Rent YoY: ▲ 0.26%
• 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

+164.4% since first listed

11 events — show timeline

• 2026-04-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Listed $55,000 Stellar MLS as Distributed by MLS Grid
• 2015-12-22 Sold (Public Records) $76,000 Public Records
• 2015-12-04 Sold (MLS) $76,000 Stellar MLS as Distributed by MLS Grid
• 2015-12-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-11-24 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2015-09-30 Sold (MLS) $37,199 Stellar MLS as Distributed by MLS Grid
• 2015-09-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-07-13 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 1985-01-01 Sold (Public Records) $31,000 Public Records
• 1973-12-01 Sold (Public Records) $20,800 Public Records

Property tax history

+4.3%/yr

Latest (2025): $3,440 · +2.5% YoY. Source: county tax records.