3094 Gillot Blvd · North Port, FL 33981

$299,000

4 bd · 2.0 ba · 1,485 sqft · Land public records · 164 Days on market

Built 2022 9,999 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 +8.8/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

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

Key facts

• Open floor plan
• Community boat ramp
• Walk-in closet

Tags

• OPEN FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• COVERED LANAI
• HURRICANE SHUTTERS
• COMMUNITY BOAT RAMP

Property features AI

Finance

• Other: Turnkey (furnished); No lease restrictions
• HOA & community: No association fees; No association approval required; Pets allowed

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single-family residence; One story; Faces southwest; Homestead exemption
• Construction: Block construction; Shingle roof; Slab foundation; Built on a 0.24-acre lot
• Exterior features: Hurricane shutters; Sliding doors; Private mailbox; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Ice maker; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Open floorplan; Living room/dining room combo; Thermostat; Walk-in closets; Blinds; Shutters
• Laundry & utility: Washer; Dryer; Laundry closet; Irrigation equipment

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $299k.

Deal economics

• At list price, monthly cash flow is $-674 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (39.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (25.5% below list).
• Recommended offer: $180k (39.8% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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.
• Market conditions: Rents rising fast (+5.3%/yr); 2188 active listings in the ZIP; 5 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 32% 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 164 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $26k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,973 (39.8% 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 164 days. Have you received any prior offers? Is the seller open to a 40% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.54%
• DSCR: 0.84
• GRM: 11.2

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: -30.4%
• Equity multiple: -0.03×
• Total profit: $-85,855
• Equity at exit: $44,582

10-year hold

• IRR: -22.3%
• Equity multiple: -0.27×
• Total profit: $-106,388
• Equity at exit: $25,852

Cash invested: $83,720 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,228 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$315 /mo · $3,774/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-674

Break-even live

Break-even rent $3,081

Max offer price $179,973

Occupancy floor —

Sensitivity live

Price	-10% $-505	-5% $-589	+0% $-674	+5% $-758	+10% $-843
Rent	-10% $-850	-5% $-762	+0% $-674	+5% $-586	+10% $-498
Rate	-1.0pp $-523	-0.5pp $-598	base $-674	+0.5pp $-751	+1.0pp $-830

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3522 Gillot Blvd Port Charlotte, FL	4.0	2.0	1499	$1,799	$1.20	22d	1	0.78mi
3595 Gillot Blvd Port Charlotte, FL	3.0	2.0	1612	$1,766	$1.10	14d	1	0.91mi
4154 Jennings Blvd Port Charlotte, FL	3.0	2.0	1554	$3,900	$2.51	22d	1	1.27mi
12884 Bacchus Rd Port Charlotte, FL	3.0	2.0	1092	$2,300	$2.11	22d	1	1.43mi
12032 Edwards Rd Port Charlotte, FL	3.0	2.0	1723	$1,869	$1.08	14d	1	1.49mi

Listing history 20 events

1. 2026-05-19
   status Pending
2. 2026-04-18
   price $299,000
3. 2026-03-21
   price $314,900
4. 2026-01-22
   price $319,900
5. 2025-12-06
   listed $324,900 Active
6. 2023-01-19
   soldstatus $299,999 Closed 438-char remark

   Show marketing remark (438 chars)

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

7. 2022-12-23
   status Pending 438-char remark

   Show marketing remark (438 chars)

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

8. 2022-12-08
   price $299,999 438-char remark

   Show marketing remark (438 chars)

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

9. 2022-11-30
   status Active 438-char remark

   Show marketing remark (438 chars)

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

10. 2022-11-30
    price $309,990 438-char remark

    Show marketing remark (438 chars)

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

11. 2022-02-07
    status Pending 438-char remark

    Show marketing remark (438 chars)

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

12. 2022-01-31
    price $339,015 438-char remark

    Show marketing remark (438 chars)

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

13. 2022-01-25
    price $332,015 438-char remark

    Show marketing remark (438 chars)

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

14. 2022-01-20
    listed $325,015 Active 438-char remark

    Show marketing remark (438 chars)

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

15. 2021-07-21
    soldstatus $25,000
16. 2016-10-29
    historical
17. 2015-11-05
    status Active
18. 2015-11-05
    historical
19. 2015-10-31
    listed $8,499 Active
20. 2010-04-21
    soldstatus $13,200

ⓘ 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: $3,774 · $315/mo
• Projected year-2 tax: $3,774 · $315/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 · 26 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: $26,732
• − Mortgage interest: −$16,749
• − Property taxes: −$3,774
• − Insurance: −$6,614
• − Repairs & maintenance: −$2,139
• − Management: −$2,139
• − Depreciation: −$8,698
• Taxable loss: −$13,380
• Est. tax savings @ 24.0%: +$3,211
• After-tax cash flow: $-4,874/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

+2165.2% since first listed

20 events — show timeline

• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-18 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-21 Price Changed $314,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Price Changed $319,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-06 Listed $324,900 Stellar MLS as Distributed by MLS Grid
• 2023-01-19 Sold (MLS) $299,999 Stellar MLS as Distributed by MLS Grid
• 2022-12-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-12-08 Price Changed $299,999 Stellar MLS as Distributed by MLS Grid
• 2022-11-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-11-30 Price Changed $309,990 Stellar MLS as Distributed by MLS Grid
• 2022-02-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-31 Price Changed $339,015 Stellar MLS as Distributed by MLS Grid
• 2022-01-25 Price Changed $332,015 Stellar MLS as Distributed by MLS Grid
• 2022-01-20 Listed $325,015 Stellar MLS as Distributed by MLS Grid
• 2021-07-21 Sold (Public Records) $25,000 Public Records
• 2016-10-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-11-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2015-11-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-10-31 Listed $8,499 Stellar MLS as Distributed by MLS Grid
• 2010-04-21 Sold (Public Records) $13,200 Public Records

Property tax history

+21.3%/yr

Latest (2025): $3,774 · -18.5% YoY. Source: county tax records.