5049 White Ave · North Port, FL 33981

$300,000

4 bd · 2.0 ba · 1,485 sqft · Land public records · 35 Days on market

Built 2023 9,999 sqft lot $6/mo HOA

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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).

• Cash flow +11.8/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Construction. Welcome to the Freeport! This home has 18 x 18 ceramic tile flooring throughout all common area, carpet in bedrooms, full appliance package including washer and dryer, stainless steel appliances, and quartz countertops in the kitchen. Also included are window blinds, smart home system, paver driveway and lanai and irrigation system. A community boat ramp leads out into the Myakka River and to the Gulf of Mexico. Close to shopping and Boca Grande and Englewood Beaches.

Key facts

• Quartz countertops
• Paver driveway
• Large pantry

Tags

• PAVER DRIVEWAY
• STAINLESS STEEL APPLIANCES
• SHAKER-STYLE CABINETRY
• QUARTZ COUNTERTOPS
• LARGE PANTRY
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Property type: Residential, Single Family Residence; Zoning: RSF3.5; Lot size approximately 0.23 acres; Living area about 1,485 sq ft (building area total listed as 2,344 sq ft)
• HOA & community: Has HOA (optional fees); Association fee: $75 (total annual fees $75; monthly $6.25); Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Septic tank; Electricity connected; Cable available; Broadband/high-speed internet available; Water connected; Sprinkler meter
• Home design: Single family residence; One story; Faces north; Homestead property
• Construction: Block construction; Shingle roof; Slab foundation; Built as single-story
• Exterior features: Hurricane shutters; Private mailbox; Rain gutters; Sliding doors; Sprinkler (metered); Chain link fencing; Irrigation equipment; Paved public road access

Interior

• Kitchen: Dishwasher; Disposal; Ice maker; Microwave; Range; Refrigerator; Solid surface counters; Stone counters
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Open floorplan; Solid surface and stone counters; Thermostat; Walk-in closets
• Laundry & utility: Washer and dryer included; Laundry closet; Electric water heater; Exhaust fan

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $300k.

Deal economics

• At list price, monthly cash flow is $-81 ($-977/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (17.6% below list).
• Recommended offer: $247k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 35% 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 $2k of loan paydown is wiped out by about $9k 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 35 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,256 (17.6% 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 35 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.29% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.43×
• Total profit: $-47,957
• Equity at exit: $44,731

10-year hold

• IRR: -3.8%
• Equity multiple: 0.72×
• Total profit: $-23,322
• Equity at exit: $25,939

Cash invested: $84,000 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,473 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$331 /mo · $3,966/yr
• Insurance: −$125
• HOA: −$6
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $-81

Break-even live

Break-even rent $2,576

Max offer price $285,618

Occupancy floor 98%

Sensitivity live

Price	-10% $88	-5% $3	+0% $-81	+5% $-166	+10% $-251
Rent	-10% $-277	-5% $-179	+0% $-81	+5% $16	+10% $114
Rate	-1.0pp $70	-0.5pp $-5	base $-81	+0.5pp $-159	+1.0pp $-238

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12129 Grosspoint Ave Port Charlotte, FL	3.0	2.0	1388	$2,300	$1.66	22d	1	0.33mi
5311 Levy Ln Port Charlotte, FL	3.0	2.0	1192	$1,850	$1.55	14d	1	0.40mi
6464 David Blvd Port Charlotte, FL	3.0	2.0	1613	$1,716	$1.06	22d	1	0.44mi
5496 Brussels Ter Port Charlotte, FL	3.0	2.0	1400	$3,900	$2.79	22d	1	0.64mi
12174 Terkelsen Ave Port Charlotte, FL	3.0	2.0	1400	$3,200	$2.29	22d	1	0.80mi
6193 Seaport St Port Charlotte, FL	3.0	2.0	1613	$1,966	$1.22	14d	1	0.94mi
12032 Edwards Rd Port Charlotte, FL	3.0	2.0	1723	$1,869	$1.08	14d	1	0.95mi
12223 Maltz Ave Unit 12223 Port Charlotte, FL	3.0	2.0	1162	$1,647	$1.42	22d	1	0.96mi
12223 Maltz Ave Unit 12225" Port Charlotte, FL	3.0	2.0	1162	$1,649	$1.42	22d	1	0.96mi
12884 Bacchus Rd Port Charlotte, FL	3.0	2.0	1092	$2,300	$2.11	22d	1	1.09mi
4154 Jennings Blvd Port Charlotte, FL	3.0	2.0	1554	$3,900	$2.51	22d	1	1.19mi
6460 Blueberry Dr Englewood, FL	3.0	2.0	1672	$1,800	$1.08	22d	1	1.31mi
13184 Eureka Cir Port Charlotte, FL	3.0	2.0	1640	$2,300	$1.40	22d	1	1.32mi
13280 Foresman Blvd Port Charlotte, FL	3.0	2.0	1500	$2,800	$1.87	14d	1	1.48mi
12073 Henley Ave Port Charlotte, FL	3.0	2.0	1263	$1,795	$1.42	22d	1	1.49mi

HOA detail

• Monthly dues: $6 · $72/yr

Listing history 29 events

1. 2026-06-18
   days on market $300,000 Active 35 DOM
2. 2026-06-17
   days on market $300,000 Active 34 DOM
3. 2026-06-16
   days on market $300,000 Active 33 DOM
4. 2026-06-15
   days on market $300,000 Active 32 DOM
5. 2026-06-14
   days on market $300,000 Active 30 DOM
6. 2026-06-13
   days on market $300,000 Active 29 DOM
7. 2026-06-10
   days on market $300,000 Active 27 DOM
8. 2026-06-09
   days on market $300,000 Active 26 DOM
9. 2026-06-08
   days on market $300,000 Active 25 DOM
10. 2026-06-07
    days on market $300,000 Active 24 DOM
11. 2026-06-05
    days on market $300,000 Active 21 DOM
12. 2026-06-03
    days on market $300,000 Active 20 DOM
13. 2026-06-02
    days on market $300,000 Active 19 DOM
14. 2026-06-01
    days on market $300,000 Active 18 DOM
15. 2026-05-31
    days on market $300,000 Active 17 DOM
16. 2026-05-30
    days on market $300,000 Active 16 DOM
17. 2026-05-14
    listed $300,000 Active
18. 2023-06-30
    soldstatus $314,286 Closed 492-char remark

    Show marketing remark (492 chars)

    Under Construction. Welcome to the Freeport! This home has 18 x 18 ceramic tile flooring throughout all common area, carpet in bedrooms, full appliance package including washer and dryer, stainless steel appliances, and quartz countertops in the kitchen. Also included are window blinds, smart home system, paver driveway and lanai and irrigation system. A community boat ramp leads out into the Myakka River and to the Gulf of Mexico. Close to shopping and Boca Grande and Englewood Beaches.

19. 2022-11-23
    status Pending 492-char remark

    Show marketing remark (492 chars)

    Under Construction. Welcome to the Freeport! This home has 18 x 18 ceramic tile flooring throughout all common area, carpet in bedrooms, full appliance package including washer and dryer, stainless steel appliances, and quartz countertops in the kitchen. Also included are window blinds, smart home system, paver driveway and lanai and irrigation system. A community boat ramp leads out into the Myakka River and to the Gulf of Mexico. Close to shopping and Boca Grande and Englewood Beaches.

20. 2022-11-10
    price $314,286 492-char remark

    Show marketing remark (492 chars)

    Under Construction. Welcome to the Freeport! This home has 18 x 18 ceramic tile flooring throughout all common area, carpet in bedrooms, full appliance package including washer and dryer, stainless steel appliances, and quartz countertops in the kitchen. Also included are window blinds, smart home system, paver driveway and lanai and irrigation system. A community boat ramp leads out into the Myakka River and to the Gulf of Mexico. Close to shopping and Boca Grande and Englewood Beaches.

21. 2022-09-21
    price $353,016 492-char remark

    Show marketing remark (492 chars)

    Under Construction. Welcome to the Freeport! This home has 18 x 18 ceramic tile flooring throughout all common area, carpet in bedrooms, full appliance package including washer and dryer, stainless steel appliances, and quartz countertops in the kitchen. Also included are window blinds, smart home system, paver driveway and lanai and irrigation system. A community boat ramp leads out into the Myakka River and to the Gulf of Mexico. Close to shopping and Boca Grande and Englewood Beaches.

22. 2022-09-15
    listed $324,999 Active 492-char remark

    Show marketing remark (492 chars)

    Under Construction. Welcome to the Freeport! This home has 18 x 18 ceramic tile flooring throughout all common area, carpet in bedrooms, full appliance package including washer and dryer, stainless steel appliances, and quartz countertops in the kitchen. Also included are window blinds, smart home system, paver driveway and lanai and irrigation system. A community boat ramp leads out into the Myakka River and to the Gulf of Mexico. Close to shopping and Boca Grande and Englewood Beaches.

23. 2021-10-15
    soldstatus $18,000
24. 2020-03-16
    historical
25. 2019-03-16
    listed $5,900 Active
26. 2005-08-15
    soldstatus $44,900
27. 2005-07-12
    soldstatus $44,900
28. 2005-06-01
    listed $44,900
29. 1982-03-01
    soldstatus $4,400

ⓘ 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: $3,966 · $331/mo
• Projected year-2 tax: $3,966 · $331/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 6/10 Major FEMA zone X (unshaded) · 57% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 25 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: $29,671
• − Mortgage interest: −$16,805
• − Property taxes: −$3,966
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,374
• − Management: −$2,374
• − HOA: −$72
• − Depreciation: −$8,727
• Taxable loss: −$6,147
• Est. tax savings @ 24.0%: +$1,475
• After-tax cash flow: $498/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

+6718.2% since first listed

13 events — show timeline

• 2026-05-14 Listed $300,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-30 Sold (MLS) $314,286 Stellar MLS as Distributed by MLS Grid
• 2022-11-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-11-10 Price Changed $314,286 Stellar MLS as Distributed by MLS Grid
• 2022-09-21 Price Changed $353,016 Stellar MLS as Distributed by MLS Grid
• 2022-09-15 Listed $324,999 Stellar MLS as Distributed by MLS Grid
• 2021-10-15 Sold (Public Records) $18,000 Public Records
• 2020-03-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-03-16 Listed $5,900 Stellar MLS as Distributed by MLS Grid
• 2005-08-15 Sold (Public Records) $44,900 Public Records
• 2005-07-12 Sold (MLS) $44,900 Stellar MLS as Distributed by MLS Grid
• 2005-06-01 Listed $44,900 Stellar MLS as Distributed by MLS Grid
• 1982-03-01 Sold (Public Records) $4,400 Public Records

Property tax history

+22.9%/yr

Latest (2025): $3,966 · -11.3% YoY. Source: county tax records.