6821 Ocean Ct · North Port, FL 34287

$110,000

3 bd · 2.0 ba · 919 sqft · Manufactured public records · 72 Days on market

Built 1971 5,449 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• 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

This is a 3-bedroom, 2 bath Doublewide home in the gated mobile home community of Holiday Park and in the PET SECTION. As per the seller the roof and carport were replaced in 2022,2023 and new gutters in 2022. Vapor barrier and Hot Water Heater in 2021, AC 2020. Main electric box 2022, Lanai 2018 and new water main in 2016. You have a lanai, a 7X8 shed and a lovely porch off of the living room where you can sit and relax. In Holiday Park you own the land with a deed and your $195.00 monthly maintenance fee ($2340.00 a year) is included in your taxes. The community features 2 clubhouses, 2 swimming pools, a library, a fitness room, tennis courts, pickleball & bocce courts, to name a few. You are close to shopping, dining, entertainment, numerous golf courses, sports facilities, and SW Florida's renowned beaches. Come take a look!

Key facts

• Vapor barrier
• New gutters
• Hot water heater

Tags

• GATED MOBILE HOME COMMUNITY
• REPLACED ROOF
• REPLACED CARPORT
• NEW GUTTERS
• VAPOR BARRIER
• HOT WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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 35% 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 $761 of loan paydown is wiped out by about $3k 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 + 0.3% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $72k; list at $110k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
9. 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.
10. 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: 1.67% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.29%
• DSCR: 1.90
• GRM: 5.0

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: 5.5%
• Equity multiple: 1.21×
• Total profit: $6,366
• Equity at exit: $16,401

10-year hold

• IRR: 11.8%
• Equity multiple: 1.79×
• Total profit: $24,399
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,832 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$304 /mo · $3,648/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $454

Break-even live

Break-even rent $1,257

Max offer price $110,000

Occupancy floor 70%

Sensitivity live

Price	-10% $517	-5% $485	+0% $454	+5% $423	+10% $392
Rent	-10% $310	-5% $382	+0% $454	+5% $527	+10% $599
Rate	-1.0pp $510	-0.5pp $482	base $454	+0.5pp $426	+1.0pp $397

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: $27,500
• Closing costs: $3,300
• 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	0.78mi

Listing history 24 events

1. 2026-06-18
   days on market $110,000 Active 72 DOM
2. 2026-06-17
   days on market $110,000 Active 71 DOM
3. 2026-06-16
   days on market $110,000 Active 70 DOM
4. 2026-06-15
   days on market $110,000 Active 69 DOM
5. 2026-06-13
   days on market $110,000 Active 67 DOM
6. 2026-06-13
   days on market $110,000 Active 66 DOM
7. 2026-06-10
   days on market $110,000 Active 64 DOM
8. 2026-06-09
   days on market $110,000 Active 63 DOM
9. 2026-06-08
   days on market $110,000 Active 62 DOM
10. 2026-06-08
    days on market $110,000 Active 61 DOM
11. 2026-06-05
    days on market $110,000 Active 58 DOM
12. 2026-06-03
    days on market $110,000 Active 57 DOM
13. 2026-06-02
    days on market $110,000 Active 56 DOM
14. 2026-06-01
    days on market $110,000 Active 55 DOM
15. 2026-05-31
    days on market $110,000 Active 54 DOM
16. 2026-04-07
    listed $110,000 Active 847-char remark

    Show marketing remark (847 chars)

    This is a 3-bedroom, 2 bath Doublewide home in the gated mobile home community of Holiday Park and in the PET SECTION. As per the seller the roof and carport were replaced in 2022,2023 and new gutters in 2022. Vapor barrier and Hot Water Heater in 2021, AC 2020. Main electric box 2022, Lanai 2018 and new water main in 2016. You have a lanai, a 7X8 shed and a lovely porch off of the living room where you can sit and relax. In Holiday Park you own the land with a deed and your $195.00 monthly maintenance fee ($2340.00 a year) is included in your taxes. The community features 2 clubhouses, 2 swimming pools, a library, a fitness room, tennis courts, pickleball & bocce courts, to name a few. You are close to shopping, dining, entertainment, numerous golf courses, sports facilities, and SW Florida's renowned beaches. Come take a look!

17. 2016-05-12
    soldstatus $72,500
18. 2016-05-09
    soldstatus $72,500 Sold 641-char remark

    Show marketing remark (641 chars)

    HOLIDAY PARK - Stop the car! This is what you have been looking for. This is a 3 bedroom, 2 bath doublewide home in the PET SECTION in a cul-de-sac. You will love the kitchen with it's newer cabinets and countertops, tile backsplash and laminate floors. Your washer and dryer is located in a cabinet next to the refrigerator. From the Dining Room you have access to the lanai and sliders to the back of the home. Your Living Room also has laminate floors. You also have a 7X7 shed off in the lanai. All of this and you own your land with a deed and your monthly maintenance charges are in included in your taxes. Put this own on your list!!

19. 2016-04-07
    status Pending 641-char remark

    Show marketing remark (641 chars)

    HOLIDAY PARK - Stop the car! This is what you have been looking for. This is a 3 bedroom, 2 bath doublewide home in the PET SECTION in a cul-de-sac. You will love the kitchen with it's newer cabinets and countertops, tile backsplash and laminate floors. Your washer and dryer is located in a cabinet next to the refrigerator. From the Dining Room you have access to the lanai and sliders to the back of the home. Your Living Room also has laminate floors. You also have a 7X7 shed off in the lanai. All of this and you own your land with a deed and your monthly maintenance charges are in included in your taxes. Put this own on your list!!

20. 2016-04-03
    price $79,900 641-char remark

    Show marketing remark (641 chars)

    HOLIDAY PARK - Stop the car! This is what you have been looking for. This is a 3 bedroom, 2 bath doublewide home in the PET SECTION in a cul-de-sac. You will love the kitchen with it's newer cabinets and countertops, tile backsplash and laminate floors. Your washer and dryer is located in a cabinet next to the refrigerator. From the Dining Room you have access to the lanai and sliders to the back of the home. Your Living Room also has laminate floors. You also have a 7X7 shed off in the lanai. All of this and you own your land with a deed and your monthly maintenance charges are in included in your taxes. Put this own on your list!!

21. 2016-03-29
    listed $84,900 Active 641-char remark

    Show marketing remark (641 chars)

    HOLIDAY PARK - Stop the car! This is what you have been looking for. This is a 3 bedroom, 2 bath doublewide home in the PET SECTION in a cul-de-sac. You will love the kitchen with it's newer cabinets and countertops, tile backsplash and laminate floors. Your washer and dryer is located in a cabinet next to the refrigerator. From the Dining Room you have access to the lanai and sliders to the back of the home. Your Living Room also has laminate floors. You also have a 7X7 shed off in the lanai. All of this and you own your land with a deed and your monthly maintenance charges are in included in your taxes. Put this own on your list!!

22. 2015-07-08
    soldstatus $49,000
23. 1985-10-01
    soldstatus $36,500
24. 1981-05-01
    soldstatus $28,500

ⓘ 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: $3,648 · $304/mo
• Projected year-2 tax: $3,648 · $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) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 25 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: $21,987
• − Mortgage interest: −$6,162
• − Property taxes: −$3,648
• − Insurance: −$1,348
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$3,200
• Taxable income: $4,112
• Est. tax owed @ 24.0%: −$987
• After-tax cash flow: $4,465/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

+286.0% since first listed

9 events — show timeline

• 2026-04-07 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2016-05-12 Sold (Public Records) $72,500 Public Records
• 2016-05-09 Sold (MLS) $72,500 Stellar MLS as Distributed by MLS Grid
• 2016-04-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-04-03 Price Changed $79,900 Stellar MLS as Distributed by MLS Grid
• 2016-03-29 Listed $84,900 Stellar MLS as Distributed by MLS Grid
• 2015-07-08 Sold (Public Records) $49,000 Public Records
• 1985-10-01 Sold (Public Records) $36,500 Public Records
• 1981-05-01 Sold (Public Records) $28,500 Public Records

Property tax history

+6.6%/yr

Latest (2025): $3,648 · -2.7% YoY. Source: county tax records.