2258 Pennsylvania Ter · North Port, FL 34291

$269,000

3 bd · 2.0 ba · 1,409 sqft · SingleFamily public records · 12 Days on market

Built 2005 10,000 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 +13.4/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Was Multiple Offer. MOVE IN READY. NEW CARPET IN BEDROOMS, NEW PAINT INSIDE. CERAMIC TILE FLOORS IN LIVING AREAS. KITCHEN AND DINING ROOM COMBO, BREAKFAST BAR, NEW STOVE. 2 CAR GARAGE. ENJOY YOUR COFFE IN THE MORNINGS SITTING ON THE LANAI AND WATCHING THE SUN RISE. Fannie Mae is offering up to a 3.5% incentive for buyers who purchase and close on a HomePath property by June 30, 2011. To be eligible for this incentive: Buyers or their agents must request closing cost assistance at initial offer. Initial offers must be submitted on or after April 11, 2011. Property sales must close on or before June 30, 2011. Buyers must reside in the homes as their primary residence-auction, pool, and investor sales excluded. This is a Fannie Mae HomePath property. Purchase this property for as little as 3% down! This property is approved for HomePath and Home Path Renovation Mortgage Financing.

Key facts

• New hot water heater
• New air conditioner
• Hurricane shutters

Tags

• NEW ROOF
• NEW HOT WATER HEATER
• NEW AIR CONDITIONER
• HURRICANE SHUTTERS
• ENCLOSED FLORIDA ROOM
• SHED IN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $3 ($36/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (21.7% below list).
• Recommended offer: $211k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.8% 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.
• Zoned schools: Glenallen Elementary School (math 54% / reading 54%, grade C, #936 of 2,144 statewide, top 44%, 716 students, 79% FRL); Heron Creek Middle School (math 54% / reading 52%, grade C+, #209 of 571 statewide, top 37%, 902 students, 72% 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 68% FRL vs 42% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 540 active listings in the ZIP; solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y 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 $75k; list at $269k implies a 259% 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 $210,752 (21.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.78% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.05%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-43,490
• Equity at exit: $40,109

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-37,990
• Equity at exit: $23,258

Cash invested: $75,320 (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 34291

• Home prices YoY: -9.1%
• Active inventory: 540
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,108 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$139 /mo · $1,671/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $3

Break-even live

Break-even rent $2,104

Max offer price $269,000

Occupancy floor 95%

Sensitivity live

Price	-10% $155	-5% $79	+0% $3	+5% $-73	+10% $-149
Rent	-10% $-164	-5% $-80	+0% $3	+5% $86	+10% $169
Rate	-1.0pp $138	-0.5pp $71	base $3	+0.5pp $-67	+1.0pp $-138

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-25
   status Pending
2. 2026-04-13
   listed $269,000 Active
3. 2011-06-01
   soldstatus $75,000 890-char remark

   Show marketing remark (890 chars)

   Was Multiple Offer. MOVE IN READY. NEW CARPET IN BEDROOMS, NEW PAINT INSIDE. CERAMIC TILE FLOORS IN LIVING AREAS. KITCHEN AND DINING ROOM COMBO, BREAKFAST BAR, NEW STOVE. 2 CAR GARAGE. ENJOY YOUR COFFE IN THE MORNINGS SITTING ON THE LANAI AND WATCHING THE SUN RISE. Fannie Mae is offering up to a 3.5% incentive for buyers who purchase and close on a HomePath property by June 30, 2011. To be eligible for this incentive: Buyers or their agents must request closing cost assistance at initial offer. Initial offers must be submitted on or after April 11, 2011. Property sales must close on or before June 30, 2011. Buyers must reside in the homes as their primary residence-auction, pool, and investor sales excluded. This is a Fannie Mae HomePath property. Purchase this property for as little as 3% down! This property is approved for HomePath and Home Path Renovation Mortgage Financing.

4. 2011-02-28
   listed $74,900 890-char remark

   Show marketing remark (890 chars)

   Was Multiple Offer. MOVE IN READY. NEW CARPET IN BEDROOMS, NEW PAINT INSIDE. CERAMIC TILE FLOORS IN LIVING AREAS. KITCHEN AND DINING ROOM COMBO, BREAKFAST BAR, NEW STOVE. 2 CAR GARAGE. ENJOY YOUR COFFE IN THE MORNINGS SITTING ON THE LANAI AND WATCHING THE SUN RISE. Fannie Mae is offering up to a 3.5% incentive for buyers who purchase and close on a HomePath property by June 30, 2011. To be eligible for this incentive: Buyers or their agents must request closing cost assistance at initial offer. Initial offers must be submitted on or after April 11, 2011. Property sales must close on or before June 30, 2011. Buyers must reside in the homes as their primary residence-auction, pool, and investor sales excluded. This is a Fannie Mae HomePath property. Purchase this property for as little as 3% down! This property is approved for HomePath and Home Path Renovation Mortgage Financing.

5. 2007-07-25
   soldstatus $199,500
6. 2007-07-20
   soldstatus $199,500 290-char remark

   Show marketing remark (290 chars)

   LESS THAN 1 YEAR OLD BEAUTY WITH LOADS OF UPGRADES INCLUDING DIAGONAL TILE THROUGHOUT MAIN LIVING AREAS-UPGRADED COUNTERS & CABINETS * NEW 12/05 * SCREENED LANIA * 2 CAR GARAGE * LEASE OPTION AVAILABLE $1,100 MONTH W/ $200 PER MONTH LEASE CREDIT * VACANT/LOCKBOX * PLEASE LEAVE CARD *

7. 2006-09-07
   listed $199,500 290-char remark

   Show marketing remark (290 chars)

   LESS THAN 1 YEAR OLD BEAUTY WITH LOADS OF UPGRADES INCLUDING DIAGONAL TILE THROUGHOUT MAIN LIVING AREAS-UPGRADED COUNTERS & CABINETS * NEW 12/05 * SCREENED LANIA * 2 CAR GARAGE * LEASE OPTION AVAILABLE $1,100 MONTH W/ $200 PER MONTH LEASE CREDIT * VACANT/LOCKBOX * PLEASE LEAVE CARD *

8. 2005-12-15
   soldstatus $225,000
9. 2005-10-03
   listed $226,900
10. 2003-12-02
    soldstatus $11,000
11. 2003-11-04
    soldstatus $9,000

ⓘ 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: $1,671 · $139/mo
• Projected year-2 tax: $2,233 · $186/mo
• Expected delta: +$562/yr (+$47/mo · 33.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,290
• − Mortgage interest: −$15,068
• − Property taxes: −$1,671
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$7,825
• Taxable loss: −$4,666
• Est. tax savings @ 24.0%: +$1,120
• After-tax cash flow: $1,155/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): 8,630
• Household income: $93,425
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 19.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 7% Black 7%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6%
• Common ancestry: Subsaharan African 6% French 4% Romanian 3%
• Foreign-born: 16% · Canada
• Languages at home: 72% English-only · Spanish 13% Russian/Polish/Slavic 10% French/Haitian/Cajun 4%

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: ▼ -30.53%
• Current HPI: 306.4167
• Rent YoY: —
• 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

+2888.9% since first listed

11 events — show timeline

• 2026-04-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Listed $269,000 Stellar MLS as Distributed by MLS Grid
• 2011-06-01 Sold (MLS) $75,000 Stellar MLS as Distributed by MLS Grid
• 2011-02-28 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 2007-07-25 Sold (Public Records) $199,500 Public Records
• 2007-07-20 Sold (MLS) $199,500 Stellar MLS as Distributed by MLS Grid
• 2006-09-07 Listed $199,500 Stellar MLS as Distributed by MLS Grid
• 2005-12-15 Sold (MLS) $225,000 Stellar MLS as Distributed by MLS Grid
• 2005-10-03 Listed $226,900 Stellar MLS as Distributed by MLS Grid
• 2003-12-02 Sold (Public Records) $11,000 Public Records
• 2003-11-04 Sold (Public Records) $9,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,671 · +8.0% YoY. Source: county tax records.