5858 Kenwood Dr · North Port, FL 34287

$234,900

3 bd · 2.0 ba · 1,261 sqft · SingleFamily public records · 102 Days on market

Built 1980 0.31 ac lot $186/sqft · 20% below area Est $369k · 36% 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 +16.7/30.0
• ARV discount +15.0/15.0
• Schools +5.4/10.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• 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

CITY WATER & SEWER • OVERSIZED FENCED LOT • NOT IN A FLOOD ZONE Welcome to this charming home in the rapidly growing North Port area, offering comfort, functionality, and excellent investment potential. The home features a bright open floor plan with two guest bedrooms, a spacious living area, breakfast nook, guest bathroom, and a private primary suite. A bonus Florida room provides flexible space perfect for relaxing, working from home, or entertaining. Recent updates include a 2020 roof, durable vinyl plank flooring, and tiled showers. The kitchen comes fully equipped with appliances, making this home move-in ready. Step outside and enjoy Florida living on the large L-shaped covered lanai, ideal for year-round outdoor entertaining. The oversized fenced yard provides plenty of room for pets, gardening, or creating your own backyard retreat. The home is located in a great community with fantastic recreational amenities, including tennis courts, pickleball courts, basketball courts, and a playground—perfect for staying active and enjoying the Florida lifestyle. Conveniently located just minutes from shopping, dining, golf courses, and Southwest Florida’s beautiful Gulf beaches. Baseball fans will also love being close to spring training action for both the Tampa Bay Rays and the Atlanta Braves, making it easy to catch preseason games. Whether you're looking for a starter home, seasonal getaway, or investment property, this North Port home offers location, lifestyle, and opportunity.

Key facts

• Not in a flood zone
• 2020 roof
• Bonus florida room

Tags

• CITY WATER
• CITY SEWER
• OVERSIZED FENCED LOT
• NOT IN A FLOOD ZONE
• BONUS FLORIDA ROOM
• 2020 ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $78 ($940/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 $222k (5.3% below list).
• Recommended offer: $214k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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.
• 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 42% 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 $2k of loan paydown is wiped out by about $7k 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 102 days — a 9% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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: 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 $213,759 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.95% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.64%
• DSCR: 1.12
• GRM: 8.8

CMA / ARV

• ARV (median comp): $369,070
• List price: $234,900
• Delta: -36.35%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.2%
• Equity multiple: 0.41×
• Total profit: $-38,977
• Equity at exit: $35,024

10-year hold

• IRR: -15.6%
• Equity multiple: 0.23×
• Total profit: $-50,428
• Equity at exit: $20,310

Cash invested: $65,772 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,224 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$283 /mo · $3,390/yr
• Insurance: −$98
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $78

Break-even live

Break-even rent $2,125

Max offer price $234,900

Occupancy floor 91%

Sensitivity live

Price	-10% $211	-5% $145	+0% $78	+5% $12	+10% $-55
Rent	-10% $-97	-5% $-10	+0% $78	+5% $166	+10% $254
Rate	-1.0pp $197	-0.5pp $138	base $78	+0.5pp $17	+1.0pp $-44

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	22d	1	0.48mi
170 Saluda Ter Port Charlotte, FL	3.0	2.0	1680	$3,100	$1.85	22d	1	0.59mi
15 Ramblewood St Port Charlotte, FL	4.0	3.0	1795	$2,200	$1.23	22d	1	0.84mi
404 Biscayne Dr Port Charlotte, FL	4.0	2.0	1833	$1,975	$1.08	15d	1	1.15mi
14134 Packard Ave Port Charlotte, FL	4.0	2.0	1833	$2,095	$1.14	15d	1	1.24mi
486 Hoffer St Port Charlotte, FL	4.0	2.0	1833	$1,995	$1.09	22d	1	1.37mi

Listing history 28 events

1. 2026-06-21
   days on market $234,900 Active 102 DOM
2. 2026-06-18
   days on market $234,900 Active 99 DOM
3. 2026-06-17
   days on market $234,900 Active 98 DOM
4. 2026-06-16
   days on market $234,900 Active 97 DOM
5. 2026-06-15
   days on market $234,900 Active 96 DOM
6. 2026-06-13
   days on market $234,900 Active 94 DOM
7. 2026-06-13
   days on market $234,900 Active 93 DOM
8. 2026-06-10
   days on market $234,900 Active 91 DOM
9. 2026-06-09
   days on market $234,900 Active 90 DOM
10. 2026-06-08
    days on market $234,900 Active 89 DOM
11. 2026-06-08
    days on market $234,900 Active 88 DOM
12. 2026-06-05
    days on market $234,900 Active 85 DOM
13. 2026-06-03
    days on market $234,900 Active 84 DOM
14. 2026-06-02
    days on market $234,900 Active 83 DOM
15. 2026-06-01
    days on market $234,900 Active 82 DOM
16. 2026-05-31
    days on market $234,900 Active 81 DOM
17. 2026-03-11
    listed $234,900 Active 1536-char remark

    Show marketing remark (1536 chars)

    CITY WATER & SEWER • OVERSIZED FENCED LOT • NOT IN A FLOOD ZONE Welcome to this charming home in the rapidly growing North Port area, offering comfort, functionality, and excellent investment potential. The home features a bright open floor plan with two guest bedrooms, a spacious living area, breakfast nook, guest bathroom, and a private primary suite. A bonus Florida room provides flexible space perfect for relaxing, working from home, or entertaining. Recent updates include a 2020 roof, durable vinyl plank flooring, and tiled showers. The kitchen comes fully equipped with appliances, making this home move-in ready. Step outside and enjoy Florida living on the large L-shaped covered lanai, ideal for year-round outdoor entertaining. The oversized fenced yard provides plenty of room for pets, gardening, or creating your own backyard retreat. The home is located in a great community with fantastic recreational amenities, including tennis courts, pickleball courts, basketball courts, and a playground—perfect for staying active and enjoying the Florida lifestyle. Conveniently located just minutes from shopping, dining, golf courses, and Southwest Florida’s beautiful Gulf beaches. Baseball fans will also love being close to spring training action for both the Tampa Bay Rays and the Atlanta Braves, making it easy to catch preseason games. Whether you're looking for a starter home, seasonal getaway, or investment property, this North Port home offers location, lifestyle, and opportunity.

18. 2021-09-23
    soldstatus $215,000 Closed 731-char remark

    Show marketing remark (731 chars)

    PLEASE ENJOY THE 3D VIRTUAL TOUR ASSOCIATED WITH THIS RARE CITY WATER AND SEWER HOME: Located in the rapidly expanding North Port area this quaint residence offers an open floorplan showcasing two guest bedrooms, large living room, breakfast nook, BONUS Florida room, guest bathroom, master suite and one car garage. Features include a 2020 ROOF, tiled showers, all kitchen appliances, linen closet, vinyl plank flooring, massive L shape covered lanai area and shed slab. The perfect starter home, seasonal property or investment opportunity. Nestled away in a growing neighborhood centrally located to shopping, dining, fishing, boating waters, golf and Florida beaches. Situated on an oversize fenced parcel. NOT IN A FLOOD ZONE.

19. 2021-09-23
    soldstatus $215,000

    Show marketing remark (731 chars)

    PLEASE ENJOY THE 3D VIRTUAL TOUR ASSOCIATED WITH THIS RARE CITY WATER AND SEWER HOME: Located in the rapidly expanding North Port area this quaint residence offers an open floorplan showcasing two guest bedrooms, large living room, breakfast nook, BONUS Florida room, guest bathroom, master suite and one car garage. Features include a 2020 ROOF, tiled showers, all kitchen appliances, linen closet, vinyl plank flooring, massive L shape covered lanai area and shed slab. The perfect starter home, seasonal property or investment opportunity. Nestled away in a growing neighborhood centrally located to shopping, dining, fishing, boating waters, golf and Florida beaches. Situated on an oversize fenced parcel. NOT IN A FLOOD ZONE.

20. 2021-08-20
    status Pending 731-char remark

    Show marketing remark (731 chars)

    PLEASE ENJOY THE 3D VIRTUAL TOUR ASSOCIATED WITH THIS RARE CITY WATER AND SEWER HOME: Located in the rapidly expanding North Port area this quaint residence offers an open floorplan showcasing two guest bedrooms, large living room, breakfast nook, BONUS Florida room, guest bathroom, master suite and one car garage. Features include a 2020 ROOF, tiled showers, all kitchen appliances, linen closet, vinyl plank flooring, massive L shape covered lanai area and shed slab. The perfect starter home, seasonal property or investment opportunity. Nestled away in a growing neighborhood centrally located to shopping, dining, fishing, boating waters, golf and Florida beaches. Situated on an oversize fenced parcel. NOT IN A FLOOD ZONE.

21. 2021-08-19
    status Active 731-char remark

    Show marketing remark (731 chars)

    PLEASE ENJOY THE 3D VIRTUAL TOUR ASSOCIATED WITH THIS RARE CITY WATER AND SEWER HOME: Located in the rapidly expanding North Port area this quaint residence offers an open floorplan showcasing two guest bedrooms, large living room, breakfast nook, BONUS Florida room, guest bathroom, master suite and one car garage. Features include a 2020 ROOF, tiled showers, all kitchen appliances, linen closet, vinyl plank flooring, massive L shape covered lanai area and shed slab. The perfect starter home, seasonal property or investment opportunity. Nestled away in a growing neighborhood centrally located to shopping, dining, fishing, boating waters, golf and Florida beaches. Situated on an oversize fenced parcel. NOT IN A FLOOD ZONE.

22. 2021-08-10
    status Pending 731-char remark

    Show marketing remark (731 chars)

    PLEASE ENJOY THE 3D VIRTUAL TOUR ASSOCIATED WITH THIS RARE CITY WATER AND SEWER HOME: Located in the rapidly expanding North Port area this quaint residence offers an open floorplan showcasing two guest bedrooms, large living room, breakfast nook, BONUS Florida room, guest bathroom, master suite and one car garage. Features include a 2020 ROOF, tiled showers, all kitchen appliances, linen closet, vinyl plank flooring, massive L shape covered lanai area and shed slab. The perfect starter home, seasonal property or investment opportunity. Nestled away in a growing neighborhood centrally located to shopping, dining, fishing, boating waters, golf and Florida beaches. Situated on an oversize fenced parcel. NOT IN A FLOOD ZONE.

23. 2021-08-04
    listed $215,000 Active 731-char remark

    Show marketing remark (731 chars)

    PLEASE ENJOY THE 3D VIRTUAL TOUR ASSOCIATED WITH THIS RARE CITY WATER AND SEWER HOME: Located in the rapidly expanding North Port area this quaint residence offers an open floorplan showcasing two guest bedrooms, large living room, breakfast nook, BONUS Florida room, guest bathroom, master suite and one car garage. Features include a 2020 ROOF, tiled showers, all kitchen appliances, linen closet, vinyl plank flooring, massive L shape covered lanai area and shed slab. The perfect starter home, seasonal property or investment opportunity. Nestled away in a growing neighborhood centrally located to shopping, dining, fishing, boating waters, golf and Florida beaches. Situated on an oversize fenced parcel. NOT IN A FLOOD ZONE.

24. 2004-03-12
    soldstatus $110,000
25. 2003-03-31
    soldstatus $83,700
26. 1998-10-28
    soldstatus $63,000
27. 1997-09-05
    soldstatus $63,500
28. 1996-12-10
    soldstatus $59,900

ⓘ 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: $3,390 · $283/mo
• Projected year-2 tax: $3,390 · $283/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 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $26,689
• − Mortgage interest: −$13,158
• − Property taxes: −$3,390
• − Insurance: −$1,972
• − Repairs & maintenance: −$2,135
• − Management: −$2,135
• − Depreciation: −$6,833
• Taxable loss: −$2,935
• Est. tax savings @ 24.0%: +$704
• After-tax cash flow: $1,644/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

+292.2% since first listed

12 events — show timeline

• 2026-03-11 Listed $234,900 Stellar MLS as Distributed by MLS Grid
• 2021-09-23 Sold (Public Records) $215,000 Public Records
• 2021-09-23 Sold (MLS) $215,000 Stellar MLS as Distributed by MLS Grid
• 2021-08-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-08-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-08-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-08-04 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2004-03-12 Sold (Public Records) $110,000 Public Records
• 2003-03-31 Sold (Public Records) $83,700 Public Records
• 1998-10-28 Sold (Public Records) $63,000 Public Records
• 1997-09-05 Sold (Public Records) $63,500 Public Records
• 1996-12-10 Sold (Public Records) $59,900 Public Records

Property tax history

+7.6%/yr

Latest (2025): $3,390 · -7.8% YoY. Source: county tax records.