13498 Darnell Ave · North Port, FL 33981

$210,000

3 bd · 3.0 ba · 1,072 sqft · SingleFamily public records · 209 Days on market

Built 1987 9,374 sqft lot Est $214k · at est. $39/mo HOA · 2% of rent

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Why this score? — see what drove the C 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 +21.6/30.0
• ARV discount +8.4/15.0
• DSCR +6.9/10.0
• 1% rule +5.2/10.0
• Schools +4.6/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. * * MOTIVATED SELLER-BELOW MARKET VALUE * * Welcome to 13498 Darnell Ave in the Gardens of Gulf Cove! This charming 3-bedroom, 3-bath home WITH an ATTACHED IN-LAW SUITE offers plenty of space, comfort, and thoughtful updates throughout. Enjoy peace of mind with a NEW ROOF (2023), NEW A/C, NEW WATER HEATER, NEW ELECTRIC PANEL and a HURRICANE-RATED GARAGE DOOR. HURRICANE-RATED WINDOWS have also been installed throughout the main home for added protection. The IN-LAW SUITE features its own private entry, kitchen, and bathroom. Perfect for extended family, guests, or rental flexibility. Step outside and enjoy your FREE FORM SOLAR HEATED POOL, ideal fo

Key facts

• New water heater
• New a c
• New electric panel

Tags

• ATTACHED IN LAW SUITE
• NEW ROOF
• NEW A C
• NEW WATER HEATER
• NEW ELECTRIC PANEL
• HURRICANE RATED GARAGE DOOR

Property features AI

Finance

• Other: Partially furnished
• Financial info: Lease restrictions apply
• HOA & community: Gardens of Gulf Cove HOA (annual fee $470, monthly approx. $39.17) — association approval required; Community amenities: clubhouse, fitness center, pool, tennis courts, pickleball courts, shuffleboard, recreation facilities, sidewalks; Pets allowed; Buyer approval required

Exterior

• Parking: Driveway; Attached garage with garage door opener (1 car)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/High-speed internet available; Water connected; Sewer connected
• Home design: Single family residence; One story; Faces south; Residential property
• Construction: Stucco and frame construction; Shingle roof; Other foundation
• Exterior features: Lighting; Rain gutters; Sidewalk; Sliding doors; Chain link fence; Canal water view; Private in-ground gunite pool with solar heat

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Shutters; Storm windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry in garage

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (9.0% below list).
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: Myakka River Elementary School (math 65% / reading 60%, grade B, #601 of 2,144 statewide, top 28%, 608 students, 51% 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); 2188 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 31% 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 $1k of loan paydown is wiped out by about $6k 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 209 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $210k implies a 265% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $184,800 (12.0% 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 209 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.02% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.51%
• DSCR: 1.29
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $214,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13561 Darnell Ave	0.12mi	2/2.0 (-1)	1,087 (+1%)	11mo	$162,000	$149	74
13562 Bennett Dr	0.19mi	2/2.0 (-1)	998 (-7%)	8mo	$210,000	$210	64
13366 Bronze Ave	0.46mi	2/2.0 (-1)	1,050 (-2%)	4mo	$209,999	$200	63
6233 Drucker Cir	0.38mi	3/2.0	1,116 (+4%)	13mo	$220,000	$197	60
6414 Coliseum Blvd	0.29mi	3/2.0	1,203 (+12%)	10mo	$210,000	$175	54
6543 Coliseum Blvd	0.54mi	2/2.0 (-1)	1,006 (-6%)	14mo	$250,000	$249	44
5546 Montego Ln	0.75mi	2/2.0 (-1)	1,001 (-7%)	4mo	$170,000	$170	42
5415 Joslyn Ter	0.61mi	3/2.0	1,224 (+14%)	4mo	$280,000	$229	40
13238 Fowler Ave	0.65mi	3/2.0	1,203 (+12%)	8mo	$225,000	$187	39
13577 Bennett Dr	0.22mi	2/1.0 (-1)	918 (-14%)	23mo	$239,900	$261	33
13265 Fowler Ave	0.63mi	2/1.0 (-1)	918 (-14%)	2mo	$126,000	$137	32
6398 Granger Rd	0.70mi	2/1.0 (-1)	918 (-14%)	22mo	$240,000	$261	12

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 · 5.29% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.40×
• Total profit: $-35,548
• Equity at exit: $31,312

10-year hold

• IRR: -3.9%
• Equity multiple: 0.71×
• Total profit: $-16,940
• Equity at exit: $18,157

Cash invested: $58,800 (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: 2188
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,151 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$153 /mo · $1,831/yr
• Insurance: −$88
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$39
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-107

Break-even live

Break-even rent $2,287

Max offer price $191,028

Occupancy floor 100%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13280 Foresman Blvd Port Charlotte, FL	3.0	2.0	1500	$2,800	$1.87	13d	1	0.36mi
6248 Drucker Cir Port Charlotte, FL	3.0	2.0	1414	$1,810	$1.28	13d	1	0.40mi
6351 Coniston St Port Charlotte, FL	3.0	2.0	1200	$1,950	$1.62	21d	1	0.53mi
6551 Coliseum Blvd Port Charlotte, FL	3.0	2.0	1386	$1,850	$1.33	13d	1	0.53mi
13288 Fowler Ave Port Charlotte, FL	3.0	2.0	1203	$2,500	$2.08	21d	1	0.56mi
6628 Thorman Rd Port Charlotte, FL	3.0	2.0	1116	$1,800	$1.61	21d	1	0.64mi
5292 Early Ter Port Charlotte, FL	2.0	2.0	1130	$1,800	$1.59	21d	1	0.80mi
5498 Montego Ln Port Charlotte, FL	2.0	2.0	1070	$1,695	$1.58	21d	1	0.83mi
13100 S McCall Rd Port Charlotte, FL	2.0	2.0	832	$1,300	$1.56	21d	1	1.03mi
5496 Brussels Ter Port Charlotte, FL	3.0	2.0	1400	$3,900	$2.79	21d	1	1.22mi
6795 David Blvd Apt A Port Charlotte, FL	2.0	1.0	1127	$1,375	$1.22	21d	1	1.39mi
5311 Levy Ln Port Charlotte, FL	3.0	2.0	1192	$1,850	$1.55	13d	1	1.43mi
12223 Maltz Ave Unit 12225" Port Charlotte, FL	3.0	2.0	1162	$1,649	$1.42	21d	1	1.50mi

HOA detail

• Monthly dues: $39 · $468/yr
• Likely covers: waterelectricpool

Listing history 18 events

1. 2026-06-13
   statusdays on market $210,000 Pending 209 DOM
2. 2026-06-10
   days on market $210,000 Active 208 DOM
3. 2026-06-09
   days on market $210,000 Active 207 DOM
4. 2026-06-08
   pricedays on market $210,000 Active 206 DOM
5. 2026-06-05
   days on market $225,000 Active 202 DOM
6. 2026-06-02
   days on market $225,000 Active 200 DOM
7. 2026-06-01
   days on market $225,000 Active 199 DOM
8. 2026-05-31
   days on market $225,000 Active 198 DOM
9. 2026-05-30
   days on market $225,000 Active 197 DOM
10. 2026-05-02
    price $225,000
11. 2026-04-28
    price $235,000
12. 2026-04-24
    price $245,000
13. 2026-03-10
    price $252,500
14. 2026-02-12
    price $265,000
15. 2026-01-15
    price $275,000
16. 2025-11-14
    listed $285,000 Active
17. 1991-09-01
    soldstatus $57,500
18. 1990-02-01
    soldstatus $45,700

ⓘ 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: $1,831 · $153/mo
• Projected year-2 tax: $1,831 · $153/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,815
• − Mortgage interest: −$11,763
• − Property taxes: −$1,831
• − Insurance: −$6,169
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − HOA: −$468
• − Depreciation: −$6,109
• Taxable loss: −$4,655
• Est. tax savings @ 24.0%: +$1,117
• After-tax cash flow: $-171/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

+392.3% since first listed

9 events — show timeline

• 2026-05-02 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $235,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $245,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $252,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Price Changed $265,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Price Changed $275,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-14 Listed $285,000 Stellar MLS as Distributed by MLS Grid
• 1991-09-01 Sold (Public Records) $57,500 Public Records
• 1990-02-01 Sold (Public Records) $45,700 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,831 · +12.3% YoY. Source: county tax records.