3718 Donahue Ave · North Port, FL 34288

$299,900

3 bd · 2.0 ba · 1,553 sqft · SingleFamily public records · 5 Days on market

Built 2023 10,000 sqft lot $193/sqft · 21% below area Est $377k · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.4/30.0
• Schools +5.4/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.5/10.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. One or more photo(s) has been virtually staged. PLEASE SEE THE 3D INTERACTIVE TOUR! Better than new and built in 2023, this stunning 4-bedroom, 2-bathroom home with a 2-car garage offers modern design, quality finishes, and peace of mind in one of Southwest Florida's fastest-growing communities. Featuring a desirable open-concept floor plan, this home is highlighted by luxury vinyl plank flooring throughout, creating a seamless and low-maintenance living space. The spacious kitchen is designed to impress with elegant quartz countertops, stylish shaker-style cabinetry, stainless steel appliances, and ample counter space—perfect for both everyday

Key facts

• 3d interactive tour
• 0.23 acre lot
• 2 garage spots

Tags

• 3D INTERACTIVE TOUR
• OPEN-CONCEPT FLOOR PLAN
• LUXURY VINYL PLANK FLOORING
• ELEGANT QUARTZ COUNTERTOPS
• SHAKER-STYLE CABINETRY
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Property type: Residential, single-family; Zoning: RSF2
• Financial info: Lease restrictions apply
• HOA & community: No association indicated

Exterior

• Parking: Attached garage with garage door opener; 2-car garage
• Utilities: Well water; Septic sewer; Cable available
• Home design: Single-family residence; One story; Faces south
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by Kanopy Homes (Builder model: Banyan)
• Exterior features: Sliding doors; Paved public road access; Lot about 0.23 acres (0 to less than 1/4 acre)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Open floorplan; Solid surface counters; Solid wood cabinets; Thermostat; Vaulted ceilings
• Laundry & utility: Inside laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-386 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (28.4% below list).
• Recommended offer: $215k (28.4% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.8% in North Port — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Atwater Elementary (math 68% / reading 63%, grade B+, #500 of 2,144 statewide, top 24%, 802 students, 65% FRL); Woodland Middle School (math 57% / reading 57%, grade B, #164 of 571 statewide, top 30%, 978 students, 55% 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 58% FRL vs 42% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-5.4%/yr); 1401 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 31% 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.
• Sarasota County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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: 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 $214,631 (28.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.72% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.51%
• DSCR: 0.75
• GRM: 11.6

CMA / ARV

• ARV (median comp): $377,476
• List price: $299,900
• Delta: -20.55%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19079 Willard Ave	0.64mi	3/2.0	1,437 (-8%)	13mo	$315,000	$219	47
18375 Gypsy Ave	0.56mi	3/2.0	1,456 (-6%)	20mo	$300,500	$206	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -29.1%
• Equity multiple: 0.05×
• Total profit: $-79,417
• Equity at exit: $44,716

10-year hold

• IRR: -47.4%
• Equity multiple: -0.49×
• Total profit: $-124,946
• Equity at exit: $25,930

Cash invested: $83,972 (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 34288

• Home prices YoY: -12.2%
• Rents YoY: -5.4%
• Active inventory: 1401
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,146 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$384 /mo · $4,604/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-386

Break-even live

Break-even rent $2,635

Max offer price $231,756

Occupancy floor —

Sensitivity live

Price	-10% $-216	-5% $-301	+0% $-386	+5% $-471	+10% $-556
Rent	-10% $-555	-5% $-471	+0% $-386	+5% $-301	+10% $-216
Rate	-1.0pp $-235	-0.5pp $-309	base $-386	+0.5pp $-463	+1.0pp $-543

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18412 Moonshadow Ave Port Charlotte, FL	4.0	2.0	1833	$1,895	$1.03	23d	1	0.80mi
18404 Moonshadow Ave Port Charlotte, FL	4.0	2.0	1833	$1,995	$1.09	23d	1	0.81mi
375 Denver Dr Port Charlotte, FL	3.0	2.0	1534	$2,199	$1.43	23d	1	0.91mi
225 Overbrook St Unit NA Port Charlotte, FL	3.0	2.0	1698	$2,400	$1.41	15d	1	0.99mi
18400 Tulane Ave Port Charlotte, FL	4.0	2.0	1636	$2,600	$1.59	15d	1	1.06mi
678 Rutland Cir Port Charlotte, FL	4.0	2.0	1833	$1,925	$1.05	15d	1	1.11mi
20217 Renwick Ave Port Charlotte, FL	4.0	2.0	1556	$2,050	$1.32	23d	1	1.28mi
18118 Sullivan Ave Port Charlotte, FL	4.0	2.0	1481	$1,860	$1.26	23d	1	1.31mi
19335 Water Oak Dr #108 Port Charlotte, FL	3.0	2.0	1207	$1,950	$1.62	23d	1	1.41mi

Listing history 12 events

1. 2026-05-16
   status Pending 1320-char remark
2. 2026-05-11
   listed $299,900 Active 1320-char remark
3. 2026-04-22
   historical $2,050
4. 2026-03-13
   listed $2,050
5. 2026-03-13
   historical $2,100
6. 2026-02-28
   listed $2,100
7. 2026-02-28
   historical $2,100
8. 2026-02-10
   listed $2,100
9. 2023-09-12
   soldstatus $325,000
10. 2021-03-01
    soldstatus $85,400
11. 2019-10-15
    soldstatus $12,500
12. 2012-06-11
    soldstatus $16,100

ⓘ 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: $4,604 · $384/mo
• Projected year-2 tax: $4,604 · $384/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 2/10 Low FEMA zone X (unshaded) · 5% chance over 30 yrs
• 🔥 Wildfire 1/10 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,756
• − Mortgage interest: −$16,799
• − Property taxes: −$4,604
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − Depreciation: −$8,724
• Taxable loss: −$9,992
• Est. tax savings @ 24.0%: +$2,398
• After-tax cash flow: $-2,231/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): 18,231
• Household income: $84,211
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 177.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Two or more races 9% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 3%
• Common ancestry: Romanian 7% Lithuanian 4% Hispanic 3%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 85% English-only · Spanish 6% French/Haitian/Cajun 5% Russian/Polish/Slavic 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: ▼ -34.39%
• Current HPI: 248.3322
• Rent YoY: ▼ -5.40%
• 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

+1762.7% since first listed

12 events — show timeline

• 2026-05-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Listed $299,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Rental Removed $2,050 NAPLESMLS
• 2026-03-13 Listed for Rent $2,050 NAPLESMLS
• 2026-03-13 Rental Removed $2,100 FGCMLS
• 2026-02-28 Listed for Rent $2,100 FGCMLS
• 2026-02-28 Rental Removed $2,100 NAPLESMLS
• 2026-02-10 Listed for Rent $2,100 NAPLESMLS
• 2023-09-12 Sold (Public Records) $325,000 Public Records
• 2021-03-01 Sold (Public Records) $85,400 Public Records
• 2019-10-15 Sold (Public Records) $12,500 Public Records
• 2012-06-11 Sold (Public Records) $16,100 Public Records

Property tax history

+24.9%/yr

Latest (2025): $4,604 · -6.4% YoY. Source: county tax records.