17455 Masten Ave · North Port, FL 33954

$180,000

2 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 254 Days on market

Built 1991 9,999 sqft lot Est $202k · 11% under

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Why this score? — see what drove the C 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 +20.4/30.0
• ARV discount +12.4/15.0
• DSCR +6.5/10.0
• Schools +4.6/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Reduced $20K for quick sale. Charming 4-5 Bedroom Multi-Level Home with Bonus Room & Great Potential. This adorable home offers so much more than meets the eye! With a brand-new roof installed in 2024, a new AC unit in May 2019, and a recently replaced septic system, it's ready for your personal touch. Originally a 2-bedroom home, the garage has been converted into additional living space, adding 3 bonus bedrooms, perfect for a rental unit, an in-law suite, or extra office space. The property boasts a lovely deck and a welcoming front porch, ideal for enjoying the outdoors. Situated just 30 minutes from Venice and Englewood Beaches, and with shopping and dining options nearby, this home provides the best of both convenience and coastal living. This property is being sold "As Is, " offering the perfect opportunity for you to bring your vision and make it your dream home. Don't miss out on this fantastic opportunity!

Key facts

• Storage room
• Bonus rooms
• Nearby beaches

Tags

• MULTI-LEVEL HOME
• BONUS ROOMS
• STORAGE ROOM
• NEARBY BEACHES
• LOCAL SHOPS
• DINING

Property features AI

Finance

• Other: Homestead exempt; Property zoned RSF3.5; Living area reported as 1,000 sq ft; building area reported as 1,600 sq ft
• HOA & community: No HOA association indicated

Exterior

• Parking: Driveway
• Utilities: Well water; Septic tank sewer; Cable connected; Electricity connected
• Home design: Single family residence; Multi/split levels; Southeast facing; Residential property
• Construction: Vinyl siding and frame construction; Shingle roof; Crawlspace foundation; Built with typical residential materials
• Exterior features: Deck; Front porch; Exterior lighting; Shed(s); Asphalt road access; Lot approximately 0.23 acres (80 x 125)

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Vaulted ceilings; Skylight(s)
• Laundry & utility: Inside laundry; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/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 $170k (5.3% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Charlotte (suburban): math 54% / reading 54% proficiency, ranked #22 of 73 in FL (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents falling (-3.5%/yr); 689 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Charlotte County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.95% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.60%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $202,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
396 Euclid St	0.61mi	3/2.0 (+1)	1,008 (+1%)	3mo	$204,000	$202	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.62×
• Total profit: $-19,250
• Equity at exit: $26,839

10-year hold

• IRR: -6.0%
• Equity multiple: 0.66×
• Total profit: $-17,018
• Equity at exit: $15,563

Cash invested: $50,400 (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 33954

• Home prices YoY: -13.3%
• Rents YoY: -3.5%
• Active inventory: 689
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,704 high
• Mortgage (P&I): −$944
• Tax from tax record: −$92 /mo · $1,110/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $235

Break-even live

Break-even rent $1,407

Max offer price $180,000

Occupancy floor 81%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17070 Byron Ave Unit 17072 Port Charlotte, FL	3.0	2.0	1162	$1,625	$1.40	20d	1	0.83mi
473 Flamingo Blvd Unit A Port Charlotte, FL	2.0	2.0	1160	$1,800	$1.55	20d	1	0.92mi
470 Venango St Port Charlotte, FL	3.0	2.0	1234	$1,900	$1.54	13d	1	0.95mi
16325 Franklin Ave Port Charlotte, FL	1.0–3.0	1.0–2.0	989	$1,604	$1.62	13d	30	1.36mi
448 Tioga St Port Charlotte, FL	2.0	2.0	1043	$1,395	$1.34	20d	1	1.36mi

Listing history 25 events

1. 2026-06-18
   days on market $180,000 Active 254 DOM
2. 2026-06-17
   days on market $180,000 Active 253 DOM
3. 2026-06-16
   days on market $180,000 Active 252 DOM
4. 2026-06-15
   days on market $180,000 Active 251 DOM
5. 2026-06-14
   days on market $180,000 Active 249 DOM
6. 2026-06-13
   days on market $180,000 Active 248 DOM
7. 2026-06-10
   days on market $180,000 Active 246 DOM
8. 2026-06-09
   days on market $180,000 Active 245 DOM
9. 2026-06-08
   days on market $180,000 Active 244 DOM
10. 2026-06-05
    days on market $180,000 Active 240 DOM
11. 2026-06-02
    days on market $180,000 Active 238 DOM
12. 2026-06-01
    days on market $180,000 Active 237 DOM
13. 2026-05-31
    days on market $180,000 Active 236 DOM
14. 2026-05-30
    days on market $180,000 Active 235 DOM
15. 2026-05-09
    price $180,000
16. 2026-03-27
    price $190,000
17. 2026-01-12
    price $200,000
18. 2025-10-07
    listed $224,900 Active
19. 2025-04-01
    soldstatus $204,000 Closed 944-char remark

    Show marketing remark (944 chars)

    Reduced $20K for quick sale. Charming 4-5 Bedroom Multi-Level Home with Bonus Room & Great Potential. This adorable home offers so much more than meets the eye! With a brand-new roof installed in 2024, a new AC unit in May 2019, and a recently replaced septic system, it's ready for your personal touch. Originally a 2-bedroom home, the garage has been converted into additional living space, adding 3 bonus bedrooms, perfect for a rental unit, an in-law suite, or extra office space. The property boasts a lovely deck and a welcoming front porch, ideal for enjoying the outdoors. Situated just 30 minutes from Venice and Englewood Beaches, and with shopping and dining options nearby, this home provides the best of both convenience and coastal living. This property is being sold "As Is, " offering the perfect opportunity for you to bring your vision and make it your dream home. Don't miss out on this fantastic opportunity!

20. 2025-03-24
    soldstatus $204,000
21. 2025-03-05
    status Pending 944-char remark

    Show marketing remark (944 chars)

    Reduced $20K for quick sale. Charming 4-5 Bedroom Multi-Level Home with Bonus Room & Great Potential. This adorable home offers so much more than meets the eye! With a brand-new roof installed in 2024, a new AC unit in May 2019, and a recently replaced septic system, it's ready for your personal touch. Originally a 2-bedroom home, the garage has been converted into additional living space, adding 3 bonus bedrooms, perfect for a rental unit, an in-law suite, or extra office space. The property boasts a lovely deck and a welcoming front porch, ideal for enjoying the outdoors. Situated just 30 minutes from Venice and Englewood Beaches, and with shopping and dining options nearby, this home provides the best of both convenience and coastal living. This property is being sold "As Is, " offering the perfect opportunity for you to bring your vision and make it your dream home. Don't miss out on this fantastic opportunity!

22. 2025-02-20
    price $220,000 944-char remark

    Show marketing remark (944 chars)

    Reduced $20K for quick sale. Charming 4-5 Bedroom Multi-Level Home with Bonus Room & Great Potential. This adorable home offers so much more than meets the eye! With a brand-new roof installed in 2024, a new AC unit in May 2019, and a recently replaced septic system, it's ready for your personal touch. Originally a 2-bedroom home, the garage has been converted into additional living space, adding 3 bonus bedrooms, perfect for a rental unit, an in-law suite, or extra office space. The property boasts a lovely deck and a welcoming front porch, ideal for enjoying the outdoors. Situated just 30 minutes from Venice and Englewood Beaches, and with shopping and dining options nearby, this home provides the best of both convenience and coastal living. This property is being sold "As Is, " offering the perfect opportunity for you to bring your vision and make it your dream home. Don't miss out on this fantastic opportunity!

23. 2025-01-14
    listed $239,000 Active 944-char remark

    Show marketing remark (944 chars)

    Reduced $20K for quick sale. Charming 4-5 Bedroom Multi-Level Home with Bonus Room & Great Potential. This adorable home offers so much more than meets the eye! With a brand-new roof installed in 2024, a new AC unit in May 2019, and a recently replaced septic system, it's ready for your personal touch. Originally a 2-bedroom home, the garage has been converted into additional living space, adding 3 bonus bedrooms, perfect for a rental unit, an in-law suite, or extra office space. The property boasts a lovely deck and a welcoming front porch, ideal for enjoying the outdoors. Situated just 30 minutes from Venice and Englewood Beaches, and with shopping and dining options nearby, this home provides the best of both convenience and coastal living. This property is being sold "As Is, " offering the perfect opportunity for you to bring your vision and make it your dream home. Don't miss out on this fantastic opportunity!

24. 1991-05-01
    soldstatus $52,500
25. 1990-06-01
    soldstatus $21,000

ⓘ 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: $1,110 · $92/mo
• Projected year-2 tax: $1,494 · $124/mo
• Expected delta: +$384/yr (+$32/mo · 34.7%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 36% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥108°F today · 22 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: $20,452
• − Mortgage interest: −$10,083
• − Property taxes: −$1,110
• − Insurance: −$900
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − Depreciation: −$5,236
• Taxable loss: −$149
• Est. tax savings @ 24.0%: +$36
• After-tax cash flow: $2,856/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: Charlotte
• NCES district ID: 1200240
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 54% ▼ -1.00%
• Median HH income: $44,864
• Composite: 45.62/100
• National rank: #2586
• State rank: #22 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

• County: Charlotte County · 196,994 people
• City population: 75,324
• Metro: Punta Gorda, FL
• Population (ZIP): 11,193
• Household income: $78,288
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 263.0

Population outlook (Charlotte County) Hauer SSP2

• Today (2025): 198,646 people
• By 2030: 210,507 · +6.0%
• By 2040: 230,857 · +16.2%
• By 2050: 247,148 · +24.4%
• By 2075: 281,777 · +41.8%
• By 2100: 293,609 · +47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 12% Two or more races 10% Black 9%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Lithuanian 5% Romanian 3% Subsaharan African 2%
• Foreign-born: 14% · Canada
• Languages at home: 86% English-only · Spanish 7% Russian/Polish/Slavic 3% French/Haitian/Cajun 2%

Political lean MEDSL · Charlotte

• 2024 margin: Solid R (+34.0) · D 32.7% · R 66.7%
• 2008→2024 swing: -26.7pp toward R · 2008: -7.2pp · 2024: -34.0pp
• All cycles: 2024: R+34.0 2020: R+26.6 2016: R+27.8 2012: R+14.3 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.25%
• Current HPI: 335.3128
• Rent YoY: ▼ -3.48%
• Metro: Punta Gorda, 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

+757.1% since first listed

11 events — show timeline

• 2026-05-09 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-12 Price Changed $200,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-07 Listed $224,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-01 Sold (MLS) $204,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-24 Sold (Public Records) $204,000 Public Records
• 2025-03-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-02-20 Price Changed $220,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-14 Listed $239,000 Stellar MLS as Distributed by MLS Grid
• 1991-05-01 Sold (Public Records) $52,500 Public Records
• 1990-06-01 Sold (Public Records) $21,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,110 · +2.3% YoY. Source: county tax records.