5494 Gabo Rd · North Port, FL 34287

$195,000

2 bd · 2.0 ba · 912 sqft · SingleFamily public records · 59 Days on market

Built 1981 10,000 sqft lot $214/sqft · 26% below area Est $263k · 26% under

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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 +15.7/30.0
• ARV discount +15.0/15.0
• Schools +5.4/10.0
• DSCR +4.8/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained and move-in ready, this 2-bedroom, 2-bath home offers a clean, functional layout with durable finishes throughout. Featuring porcelain tile and vinyl flooring, the interior provides low-maintenance living with a cohesive, updated feel. The home sits on an oversized 0.22-acre lot, offering ample outdoor space and flexibility for future use. A one-car attached garage and extended driveway provide convenient parking and storage options. Major systems include central air and electric heating, with public water and sewer services in place. The property is located on a paved street with sidewalks, contributing to both accessibility and neighborhood appeal. Positioned in an established North Port location with no HOA fees, the home offers easy access to local schools, shopping, and major roadways while maintaining a quiet residential setting. Ideal for primary residence, seasonal use, or investment, this property presents a straightforward opportunity with solid fundamentals and room for personalization.

Key facts

• Vinyl flooring
• Paved street
• Oversized lot

Tags

• PORCELAIN TILE
• VINYL FLOORING
• OVERSIZED LOT
• PAVED STREET
• SIDEWALKS
• CENTRAL AIR

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $18 ($219/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 $164k (16.1% below list).
• Recommended offer: $164k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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 flat; 852 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 31% of the median local income ($63k/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.
• 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 59 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $141k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $163,567 (16.1% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 9.9

CMA / ARV

• ARV (median comp): $263,115
• List price: $195,000
• Delta: -25.89%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.6%
• Equity multiple: 0.36×
• Total profit: $-34,846
• Equity at exit: $29,075

10-year hold

• IRR: -17.4%
• Equity multiple: 0.16×
• Total profit: $-45,981
• Equity at exit: $16,860

Cash invested: $54,600 (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 34287

• Home prices YoY: -20.1%
• Rents YoY: 0.3%
• Active inventory: 852
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,636 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$104 /mo · $1,243/yr
• Insurance: −$81
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $18

Break-even live

Break-even rent $1,613

Max offer price $195,000

Occupancy floor 94%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12395 Chancellor Blvd Port Charlotte, FL	2.0	1.0	1004	$1,600	$1.59	20d	1	0.58mi

Listing history 20 events

1. 2026-06-18
   days on market $195,000 Active 59 DOM
2. 2026-06-17
   days on market $195,000 Active 58 DOM
3. 2026-06-16
   days on market $195,000 Active 57 DOM
4. 2026-06-15
   days on market $195,000 Active 56 DOM
5. 2026-06-13
   days on market $195,000 Active 54 DOM
6. 2026-06-13
   days on market $195,000 Active 53 DOM
7. 2026-06-10
   days on market $195,000 Active 51 DOM
8. 2026-06-09
   days on market $195,000 Active 50 DOM
9. 2026-06-08
   days on market $195,000 Active 49 DOM
10. 2026-06-08
    days on market $195,000 Active 48 DOM
11. 2026-06-05
    days on market $195,000 Active 45 DOM
12. 2026-06-03
    days on market $195,000 Active 44 DOM
13. 2026-06-02
    days on market $195,000 Active 43 DOM
14. 2026-06-01
    days on market $195,000 Active 42 DOM
15. 2026-05-31
    days on market $195,000 Active 41 DOM
16. 2026-04-20
    listed $205,000 Active 1028-char remark

    Show marketing remark (1028 chars)

    Well-maintained and move-in ready, this 2-bedroom, 2-bath home offers a clean, functional layout with durable finishes throughout. Featuring porcelain tile and vinyl flooring, the interior provides low-maintenance living with a cohesive, updated feel. The home sits on an oversized 0.22-acre lot, offering ample outdoor space and flexibility for future use. A one-car attached garage and extended driveway provide convenient parking and storage options. Major systems include central air and electric heating, with public water and sewer services in place. The property is located on a paved street with sidewalks, contributing to both accessibility and neighborhood appeal. Positioned in an established North Port location with no HOA fees, the home offers easy access to local schools, shopping, and major roadways while maintaining a quiet residential setting. Ideal for primary residence, seasonal use, or investment, this property presents a straightforward opportunity with solid fundamentals and room for personalization.

17. 2005-04-08
    soldstatus $141,000
18. 2005-03-31
    soldstatus $145,000 320-char remark

    Show marketing remark (320 chars)

    GREAT HOME! 2/2/1 PLUS 1 CAR 12X24 DETACHED GARAGE AND 12X20 CARPORT, MATURE OAKS, PALM, FRUIT TREES. PER OWNER: FRESHLY PAINTED, NEW IN 2005: STOVE, GARAGE DOOR, FRONT SCREEN DOOR, SCREENING IN LANAI. /NEW AC IN 2003 NEW REFRIG 2004, NEW ROOF IN 2001, NEW WATER HEATER IN 2000, . EXTRA GRAVEL DRIVE TO BACK GARAGE.

19. 2004-11-09
    listed $150,000 320-char remark

    Show marketing remark (320 chars)

    GREAT HOME! 2/2/1 PLUS 1 CAR 12X24 DETACHED GARAGE AND 12X20 CARPORT, MATURE OAKS, PALM, FRUIT TREES. PER OWNER: FRESHLY PAINTED, NEW IN 2005: STOVE, GARAGE DOOR, FRONT SCREEN DOOR, SCREENING IN LANAI. /NEW AC IN 2003 NEW REFRIG 2004, NEW ROOF IN 2001, NEW WATER HEATER IN 2000, . EXTRA GRAVEL DRIVE TO BACK GARAGE.

20. 1989-08-16
    soldstatus $43,900

ⓘ 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: $1,243 · $104/mo
• Projected year-2 tax: $1,618 · $135/mo
• Expected delta: +$375/yr (+$31/mo · 30.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $19,628
• − Mortgage interest: −$10,923
• − Property taxes: −$1,243
• − Insurance: −$1,772
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$5,673
• Taxable loss: −$3,124
• Est. tax savings @ 24.0%: +$750
• After-tax cash flow: $969/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

+367.0% since first listed

5 events — show timeline

• 2026-04-20 Listed $205,000 Stellar MLS as Distributed by MLS Grid
• 2005-04-08 Sold (Public Records) $141,000 Public Records
• 2005-03-31 Sold (MLS) $145,000 Stellar MLS as Distributed by MLS Grid
• 2004-11-09 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 1989-08-16 Sold (Public Records) $43,900 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,243 · +9.4% YoY. Source: county tax records.