None · North Port, FL 34286

$379,900

4 bd · 2.0 ba · 1,696 sqft · Land · 43 Days on market

Built 2026 10,000 sqft lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.9/30.0
• Schools +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. The Palmetto plan includes LGI Homes’ CompleteHome™ package, featuring impressive upgrades already included and at no extra cost to you. Through the energy-efficient Whirlpool® appliances, such as the refrigerator, stove, microwave, Moen® faucets and LED flush mount ENERGY STAR kitchen lights, homeowners and guests can use the chef-ready kitchen as soon as they move in. In addition, gorgeous granite countertops, lush front yard landscaping and a Wi-Fi-enabled garage door opener are included with the Palmetto home! The master bedroom in the Palmetto plan is a retreat of its own. Enjoy starting and ending each day in this space. The sizable bedroom incl

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Lot approximately 0.23 acre; Zoning: RSF2; Permit number: 24-2462; Builder license: CBC1257972
• Financial info: Home warranty included
• HOA & community: Pets allowed; No association indicated

Exterior

• Parking: Attached 2-car garage (21 x 20)
• Utilities: Well water; Septic tank; Electricity connected; Cable available; Has 1 well and 1 septic
• Home design: Single family residence (under construction); One story; East-facing; Attached property
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction (projected completion July 31, 2026); Builder: LGI Homes — Model: Delray
• Exterior features: Exterior lighting; Rain gutters; Sliding doors; Paved road access

Interior

• Kitchen: Convection oven; Cooktop; Dishwasher; Disposal; Freezer; Ice maker; Microwave; Refrigerator; Water filtration/purification system; Water softener; Exhaust fan; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Stone countertops; Thermostat; Vaulted ceilings; Walk-in closets; Window treatments
• Laundry & utility: Dedicated laundry room

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $380k.

Deal economics

• At list price, monthly cash flow is $-746 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (28.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (37.4% below list).
• Recommended offer: $238k (37.4% below list) — sets the bar for 1% rule.

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); 837 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 35% 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 $3k of loan paydown is wiped out by about $11k 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 43 days — a 3% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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: 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 $237,914 (37.4% 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. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
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: 0.63% ✗
• Cap rate: 3.94%
• Cash-on-cash: -8.41%
• DSCR: 0.63
• GRM: 13.3

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: -33.2%
• Equity multiple: -0.07×
• Total profit: $-113,448
• Equity at exit: $56,644

10-year hold

• IRR: -53.2%
• Equity multiple: -0.67×
• Total profit: $-177,270
• Equity at exit: $32,847

Cash invested: $106,372 (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: 837
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $2,379 medium
• Mortgage (P&I): −$1,992
• Tax est. 1.5%: −$475 /mo · $5,698/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-746

Break-even live

Break-even rent $3,323

Max offer price $271,970

Occupancy floor —

Sensitivity live

Price	-10% $-483	-5% $-615	+0% $-746	+5% $-877	+10% $-1,008
Rent	-10% $-934	-5% $-840	+0% $-746	+5% $-652	+10% $-558
Rate	-1.0pp $-555	-0.5pp $-649	base $-746	+0.5pp $-844	+1.0pp $-944

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: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1015 Ohana Way North Port, FL	1.0–3.0	1.0–2.0	923	$1,799	$1.95	14d	33	1.41mi

Listing history 18 events

1. 2026-06-18
   days on market $379,900 Active 43 DOM
2. 2026-06-17
   days on market $379,900 Active 42 DOM
3. 2026-06-16
   days on market $379,900 Active 41 DOM
4. 2026-06-15
   days on market $379,900 Active 40 DOM
5. 2026-06-13
   days on market $379,900 Active 38 DOM
6. 2026-06-13
   days on market $379,900 Active 37 DOM
7. 2026-06-10
   days on market $379,900 Active 35 DOM
8. 2026-06-09
   days on market $379,900 Active 34 DOM
9. 2026-06-08
   days on market $379,900 Active 33 DOM
10. 2026-06-08
    days on market $379,900 Active 32 DOM
11. 2026-06-05
    days on market $379,900 Active 29 DOM
12. 2026-06-03
    days on market $379,900 Active 28 DOM
13. 2026-06-02
    days on market $379,900 Active 27 DOM
14. 2026-06-01
    days on market $379,900 Active 26 DOM
15. 2026-05-31
    days on market $379,900 Active 25 DOM
16. 2026-05-06
    listed $379,900 Active 1185-char remark
17. 2023-04-14
    historical
18. 2023-02-22
    listed $25,900 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $28,550
• − Mortgage interest: −$21,280
• − Property taxes: −$5,698
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,284
• − Management: −$2,284
• − Depreciation: −$11,052
• Taxable loss: −$15,948
• Est. tax savings @ 24.0%: +$3,828
• After-tax cash flow: $-5,123/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

+1366.8% since first listed

3 events — show timeline

• 2026-05-06 Listed $379,900 Stellar MLS as Distributed by MLS Grid
• 2023-04-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-02-22 Listed $25,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+13.3%/yr

Latest (2025): $678 · +12.0% YoY. Source: county tax records.