1385 Winslow Ln · North Port, FL 34286

$388,600

4 bd · 3.0 ba · 2,265 sqft · Land · 57 Days on market

Built 2026 0.28 ac 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. Welcome to the highly sought-after 2265 model by Adams Homes, offering a thoughtfully designed layout with the perfect blend of space, comfort, and modern finishes. This expansive home features a generous open-concept floor plan ideal for both everyday living and entertaining. Enjoy ceramic tile flooring throughout the main living areas, providing durability and a clean, modern look, while carpeted bedrooms give added comfort and warmth. The well-appointed kitchen and bathrooms showcase elegant quartz countertops, complemented by stainless steel appliances and quality finishes that enhance both style and functionality. With ample living space, spacious bedrooms, and a fu

Key facts

• Quartz countertops
• Upgraded home
• New construction

Tags

• OPEN-CONCEPT FLOOR PLAN
• CERAMIC TILE FLOORING
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• UPGRADED HOME
• NEW CONSTRUCTION

Property features AI

Finance

• Other: Home warranty included; Unfurnished; Living area reported as 2,265 (appraiser); Total building area reported as 2,706 (appraiser); Lot size approximately 0.28 acres (1/4 to less than 1/2 acre)
• HOA & community: No association fees; No association approval required; Pets allowed

Exterior

• Parking: Attached garage; 2-car garage; Ground level parking
• Utilities: Well water; Septic tank; Broadband/high-speed internet available; Cable available; Electricity available; Phone service available; Water available
• Home design: Single family residence; Under construction (projected completion: 2027-04-29); One story; Faces west; New construction; Residential zoning RSF2
• Construction: Stucco construction; Shingle roof; Block and slab foundation; Built by Adams Homes (model 2265)
• Exterior features: Covered rear porch; Hurricane shutters; Rain gutters; Corner lot; Cleared lot; Asphalt road access; Publicly maintained road

Interior

• Kitchen: Dishwasher; Range; Microwave; Water filtration system; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Split bedroom layout; Thermostat; Walk-in closets; In-wall pest control system; Pest guard system
• Laundry & utility: Laundry room inside the home

🏗️ New construction. The $388,600 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $23,570.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $389k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• To cash-flow at today's rent, offer at most $274k (29.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (38.2% below list).
• Recommended offer: $240k (38.2% below list) — sets the bar for 1% rule.
• Cap rate 94.5% 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.
• 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.
• Market conditions: Rents rising (+1.1%/yr); 852 active listings in the ZIP; 3 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; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 36% 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 $163 of loan paydown is wiped out by about $707 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.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($377k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $133k; list at $389k implies a 192% 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 $239,965 (38.2% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
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: 10.18% ✓
• Cap rate: 94.52%
• Cash-on-cash: 315.08%
• DSCR: 15.02
• GRM: 0.8

CMA / ARV

• ARV (median comp): $23,570
• List price: $388,600
• Delta: 1548.72%
• Verdict: OVERPRICED
• Comps: 11 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 16.47×
• Total profit: $102,126
• Equity at exit: $3,514

10-year hold

• IRR: —
• Equity multiple: 33.36×
• Total profit: $213,583
• Equity at exit: $2,038

Cash invested: $6,600 (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: 13.5×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$124
• Tax est. 1.5%: −$29 /mo · $354/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $1,733

Break-even live

Break-even rent $206

Max offer price $23,570

Occupancy floor 23%

Sensitivity live

Price	-10% $1,749	-5% $1,741	+0% $1,733	+5% $1,725	+10% $1,717
Rent	-10% $1,543	-5% $1,638	+0% $1,733	+5% $1,828	+10% $1,922
Rate	-1.0pp $1,745	-0.5pp $1,739	base $1,733	+0.5pp $1,727	+1.0pp $1,721

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: $5,892
• Closing costs: $707
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17031 Hillsborough Blvd Port Charlotte, FL	3.0	2.0	1751	$1,850	$1.06	22d	1	0.72mi
73 Flamingo Blvd Port Charlotte, FL	3.0	2.0	1656	$2,150	$1.30	22d	1	0.84mi
16466 Bauers Ave Port Charlotte, FL	3.0	2.0	1610	$2,100	$1.30	22d	1	0.87mi

Listing history 21 events

1. 2026-06-21
   days on market $388,600 Active 57 DOM
2. 2026-06-18
   days on market $388,600 Active 54 DOM
3. 2026-06-17
   days on market $388,600 Active 53 DOM
4. 2026-06-16
   days on market $388,600 Active 52 DOM
5. 2026-06-15
   days on market $388,600 Active 51 DOM
6. 2026-06-13
   days on market $388,600 Active 49 DOM
7. 2026-06-13
   days on market $388,600 Active 48 DOM
8. 2026-06-10
   days on market $388,600 Active 46 DOM
9. 2026-06-09
   days on market $388,600 Active 45 DOM
10. 2026-06-08
    days on market $388,600 Active 44 DOM
11. 2026-06-08
    days on market $388,600 Active 43 DOM
12. 2026-06-05
    days on market $388,600 Active 40 DOM
13. 2026-06-03
    days on market $388,600 Active 39 DOM
14. 2026-06-02
    days on market $388,600 Active 38 DOM
15. 2026-06-01
    days on market $388,600 Active 37 DOM
16. 2026-05-31
    days on market $388,600 Active 36 DOM
17. 2026-04-25
    listed $388,600 Active 988-char remark
18. 2021-08-26
    soldstatus $133,000
19. 2021-07-07
    soldstatus $28,000
20. 2000-12-12
    soldstatus $5,800
21. 2000-11-17
    soldstatus $500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,796
• − Mortgage interest: −$1,320
• − Property taxes: −$354
• − Insurance: −$118
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$686
• Taxable income: $21,711
• Est. tax owed @ 24.0%: −$5,211
• After-tax cash flow: $15,583/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

+6600.0% since first listed

5 events — show timeline

• 2026-04-25 Listed $388,600 Stellar MLS as Distributed by MLS Grid
• 2021-08-26 Sold (Public Records) $133,000 Public Records
• 2021-07-07 Sold (Public Records) $28,000 Public Records
• 2000-12-12 Sold (Public Records) $5,800 Public Records
• 2000-11-17 Sold (Public Records) $500 Public Records

Property tax history

+9.1%/yr

Latest (2025): $773 · +8.0% YoY. Source: county tax records.