4145 W Price Blvd · North Port, FL 34286

$259,000

3 bd · 2.0 ba · 1,195 sqft · SingleFamily public records · 366 Days on market

Built 1996 10,000 sqft lot

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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 +14.4/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +4.4/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on nearly ¼ acre of land and high and dry in a non-flood zone, this 3 bedroom, 2 bathroom, 2-car garage home is a must-see. Enjoy the benefits of public water and a new roof installed in 2023. Step inside to find new laminate flooring throughout and a fully updated kitchen complete with brand-new cabinets and appliances. The split floor plan provides privacy, while the garage is equipped with a mini-split AC, offering comfort and versatility. Outdoor living is easy with a screened-in front porch, a lanai out back, and a spacious backyard adorned with mature fruit trees. A new septic system was installed in 2018, providing peace of mind for years to come. Zoned for "A" Rated schools, you are centrally located between I-75 and US-41 making commuting a breeze. You’re just minutes from Cocoplum Village Shops, restaurants, and popular attractions like the North Port Aquatic Center, Wellen Park, golf courses, and gulf beaches. Don’t miss the opportunity to make this move-in-ready gem your new home—schedule your showing today.

Key facts

• Brand-new cabinets
• Non-flood zone
• New roof

Tags

• NON-FLOOD ZONE
• PUBLIC WATER
• NEW ROOF
• NEW LAMINATE FLOORING
• FULLY UPDATED KITCHEN
• BRAND-NEW CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $52 ($623/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 $231k (10.7% below list).
• Recommended offer: $228k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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: Cranberry Elementary School (math 69% / reading 68%, grade B+, #409 of 2,144 statewide, top 20%, 785 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 64% FRL vs 42% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.1%/yr); 852 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 34% of the median local income ($81k/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 $8k 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 366 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $160k; list at $259k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $227,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 366 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.89% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.86%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.41×
• Total profit: $-42,930
• Equity at exit: $38,618

10-year hold

• IRR: -12.8%
• Equity multiple: 0.31×
• Total profit: $-49,983
• Equity at exit: $22,394

Cash invested: $72,520 (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 34286

• Home prices YoY: -9.5%
• Rents YoY: 1.1%
• Active inventory: 852
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,312 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$308 /mo · $3,698/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $52

Break-even live

Break-even rent $2,246

Max offer price $259,000

Occupancy floor 93%

Sensitivity live

Price	-10% $199	-5% $125	+0% $52	+5% $-21	+10% $-95
Rent	-10% $-131	-5% $-39	+0% $52	+5% $143	+10% $235
Rate	-1.0pp $182	-0.5pp $118	base $52	+0.5pp $-15	+1.0pp $-83

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1450 Front Pl North Port, FL	1.0–3.0	1.0–2.5	1132	$2,635	$2.33	3d	15	0.55mi

Listing history 23 events

1. 2026-06-21
   days on market $259,000 Active 366 DOM
2. 2026-06-18
   days on market $259,000 Active 363 DOM
3. 2026-06-17
   days on market $259,000 Active 362 DOM
4. 2026-06-15
   days on market $259,000 Active 360 DOM
5. 2026-06-13
   days on market $259,000 Active 358 DOM
6. 2026-06-13
   days on market $259,000 Active 357 DOM
7. 2026-06-10
   days on market $259,000 Active 355 DOM
8. 2026-06-09
   days on market $259,000 Active 354 DOM
9. 2026-06-08
   days on market $259,000 Active 352 DOM
10. 2026-06-05
    days on market $259,000 Active 349 DOM
11. 2026-06-03
    days on market $259,000 Active 348 DOM
12. 2026-06-02
    days on market $259,000 Active 347 DOM
13. 2026-06-01
    days on market $259,000 Active 346 DOM
14. 2026-05-31
    days on market $259,000 Active 345 DOM
15. 2025-06-20
    listed $259,000 Active 1079-char remark

    Show marketing remark (1079 chars)

    Situated on nearly ¼ acre of land and high and dry in a non-flood zone, this 3 bedroom, 2 bathroom, 2-car garage home is a must-see. Enjoy the benefits of public water and a new roof installed in 2023. Step inside to find new laminate flooring throughout and a fully updated kitchen complete with brand-new cabinets and appliances. The split floor plan provides privacy, while the garage is equipped with a mini-split AC, offering comfort and versatility. Outdoor living is easy with a screened-in front porch, a lanai out back, and a spacious backyard adorned with mature fruit trees. A new septic system was installed in 2018, providing peace of mind for years to come. Zoned for "A" Rated schools, you are centrally located between I-75 and US-41 making commuting a breeze. You’re just minutes from Cocoplum Village Shops, restaurants, and popular attractions like the North Port Aquatic Center, Wellen Park, golf courses, and gulf beaches. Don’t miss the opportunity to make this move-in-ready gem your new home—schedule your showing today.

16. 2024-04-24
    price $279,000
17. 2024-02-29
    price $289,000
18. 2024-02-11
    listed $299,000 Active
19. 2018-06-22
    soldstatus $160,000
20. 2018-06-14
    soldstatus $160,000 Sold
21. 2018-05-09
    status Pending
22. 2018-05-01
    listed $159,900 Active
23. 1996-06-13
    soldstatus $66,700

ⓘ 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: $3,698 · $308/mo
• Projected year-2 tax: $3,698 · $308/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 28 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: $27,740
• − Mortgage interest: −$14,508
• − Property taxes: −$3,698
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,219
• − Management: −$2,219
• − Depreciation: −$7,535
• Taxable loss: −$3,734
• Est. tax savings @ 24.0%: +$896
• After-tax cash flow: $1,519/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): 22,534
• Household income: $80,553
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 545.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 8% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 2%
• Common ancestry: Romanian 7% Lithuanian 4% Subsaharan African 2%
• Foreign-born: 9% · Canada
• Languages at home: 86% English-only · Spanish 7% Russian/Polish/Slavic 4% Other Indo-European 1%

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: ▼ -31.36%
• Current HPI: 297.3707
• Rent YoY: ▲ 1.12%
• 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

+288.3% since first listed

9 events — show timeline

• 2025-06-20 Listed $259,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-24 Price Changed $279,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-29 Price Changed $289,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-11 Listed $299,000 Stellar MLS as Distributed by MLS Grid
• 2018-06-22 Sold (Public Records) $160,000 Public Records
• 2018-06-14 Sold (MLS) $160,000 Stellar MLS as Distributed by MLS Grid
• 2018-05-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-05-01 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 1996-06-13 Sold (Public Records) $66,700 Public Records

Property tax history

+11.1%/yr

Latest (2025): $3,698 · +1.6% YoY. Source: county tax records.