6639 Vista Ln · North Port, FL 34287

$138,500

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 1 Days on market

Built 1972 5,082 sqft lot $195/mo HOA · 12% of rent

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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 +14.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +5.4/10.0
• DSCR +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Make this Meticulously Cared for Home your Winter Get Away or Permanent Residence. Located on a corner lot in the Pet Friendly section of the popular Holiday Park. YOU OWN THE LAND! This well-kept home Features 2 Bedrooms, 2 Full Baths, Galley Style Kitchen, Dinette, Spacious Living Room, PLUS a Florida Room. The AC is BRAND NEW. The Electric was Updated in 2014 and the Roof is Metal. Lawn Care and all your amenities are included in your low HOA fee as part of your tax bill. Holiday Park is a Golf Cart Friendly 55 + Active Community. Amenities Galore include Two Heated Pools, Tennis Courts, Pickle Ball Courts, Bocce Ball Courts, Shuffleboard, Horseshoe Pits, Ping Pong Tables, Billiard Room, Card Room, Fitness Center, Library and more…Start Living the Florida Lifestyle Today!

Key facts

• Hot water tank
• Newer a/c
• Brand new carport

Tags

• LUXURY VINYL FLOORING
• IMPACT WINDOWS
• NEWER A/C
• HOT WATER TANK
• BRAND NEW CARPORT
• TOMMY BAHAMA SHUTTERS

Property features AI

Finance

• Other: Senior community; Pets allowed (cats and dogs OK); Buyer approval required for association; Location directions provided by listing
• Financial info: Lease restrictions apply; Turnkey (furnished) status
• HOA & community: Has HOA (monthly $195 / annually $2,340); Association approval required; Association amenities include clubhouse, fitness center, pool, tennis and pickleball courts, shuffleboard, recreation facilities, storage, maintenance, gated community, cable TV, private road and security; Association fee covers cable TV, common area taxes, pool, escrow reserves, management, private road, recreational facilities and security

Exterior

• Parking: Has carport; 1 carport space
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected
• Home design: Residential mobile home (double wide); One story; Faces east; Completed condition
• Construction: Vinyl siding; Metal roof; Block foundation; Built as double wide mobile home
• Exterior features: Hurricane shutters; Private mailbox; Street dead-end; Paved and private road; Concrete road surface; Oak trees on lot; Private maintained road

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Thermostat; Window treatments; Blinds; Thermal windows; Crawl space
• Laundry & utility: Washer hookup; Dryer hookup; Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $138k.

Deal economics

• At list price, monthly cash flow is $-44 ($-534/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (5.7% below list).
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $131k (5.7% below list) — sets the bar for cash-flow.
• Cap rate 6.5% 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 flat; 852 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 31% of the median local income ($63k/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 $958 of loan paydown is wiped out by about $4k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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 $120k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $130,642 (5.7% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.19% ✓
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.26% rent growth · sell at horizon

5-year hold

• IRR: -22.8%
• Equity multiple: 0.24×
• Total profit: $-29,442
• Equity at exit: $20,651

10-year hold

• IRR: -32.6%
• Equity multiple: -0.17×
• Total profit: $-45,421
• Equity at exit: $11,975

Cash invested: $38,780 (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 34287

• Home prices YoY: -20.1%
• Rents YoY: 0.3%
• Active inventory: 852
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,652 medium
• Mortgage (P&I): −$726
• Tax from tax record: −$304 /mo · $3,645/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$195
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-44

Break-even live

Break-even rent $1,708

Max offer price $130,642

Occupancy floor 98%

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: $34,625
• Closing costs: $4,155
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12395 Chancellor Blvd Port Charlotte, FL	2.0	1.0	1004	$1,600	$1.59	21d	1	0.69mi

HOA detail

• Monthly dues: $195 · $2,340/yr
• Likely covers: electriclandscapingpoolgym

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $138,500 Active 1 DOM

ⓘ 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: $3,645 · $304/mo
• Projected year-2 tax: $3,645 · $304/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 8/10 Severe FEMA zone X (shaded) · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $19,818
• − Mortgage interest: −$7,758
• − Property taxes: −$3,645
• − Insurance: −$1,490
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − HOA: −$2,340
• − Depreciation: −$4,029
• Taxable loss: −$2,614
• Est. tax savings @ 24.0%: +$627
• After-tax cash flow: $94/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): 25,929
• Household income: $63,464
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 522.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 7% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 3% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 16% · Canada, Philippines
• Languages at home: 81% English-only · Spanish 8% Russian/Polish/Slavic 5% French/Haitian/Cajun 2%

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: ▼ -70.89%
• Current HPI: 280.8484
• Rent YoY: ▲ 0.26%
• 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

+724.4% since first listed

10 events — show timeline

• 2026-06-18 Listed $138,500 Stellar MLS as Distributed by MLS Grid
• 2025-06-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-11 Listed $168,800 Stellar MLS as Distributed by MLS Grid
• 2022-02-11 Sold (Public Records) $120,000 Public Records
• 2022-02-10 Sold (MLS) $120,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-16 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-10 Listed $140,000 Stellar MLS as Distributed by MLS Grid
• 1988-07-13 Sold (Public Records) $28,000 Public Records
• 1972-08-01 Sold (Public Records) $16,800 Public Records

Property tax history

+6.6%/yr

Latest (2025): $3,645 · +8.3% YoY. Source: county tax records.