5236 Palena Blvd · North Port, FL 34287

$99,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 143 Days on market

Built 1974 5,175 sqft lot $195/mo HOA · 13% of rent

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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 +21.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 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 turn-key, furnished coach is a gem!! Just bring your suitcase. Lots of upgrades and maintenance including impact windows, newer roof, plywood subfloors with new flooring, siding, Vapor barrier, termite treatment, electricity and plumbing. Recent sunroom addition and 10x16 storage shed. Survey available (see docs). Holiday Park is a premier land-owned, DEEDED community offering an exceptional lifestyle with a low monthly maintenance fee of $195 ($2,340.00/year), conveniently included in your tax bill. Residents enjoy access to two well-appointed clubhouses, two inviting swimming pools, and a comprehensive fitness center, ensuring ample opportunities for relaxation and recreation. The community is designed for active living, featuring tennis, pickleball, and bocce ball courts, along with a variety of indoor and outdoor games such as billiards, shuffleboard, and horseshoes. With ping pong tables, a card room, and dart boards, residents can engage in numerous social activities, all set within a beautifully landscaped park-like environment.

Key facts

• Plywood subfloors
• Newer roof
• New flooring

Tags

• IMPACT WINDOWS
• NEWER ROOF
• PLYWOOD SUBFLOORS
• NEW FLOORING
• RECENT SUNROOM ADDITION
• 10X16 STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 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 $684 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.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y ago; this cycle's ask has dropped $26k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $74k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 1.54% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.66%
• DSCR: 1.30
• GRM: 5.4

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: -15.0%
• Equity multiple: 0.48×
• Total profit: $-14,295
• Equity at exit: $14,761

10-year hold

• IRR: -16.0%
• Equity multiple: 0.28×
• Total profit: $-20,048
• Equity at exit: $8,560

Cash invested: $27,720 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,529 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$299 /mo · $3,589/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$195
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $87

Break-even live

Break-even rent $1,419

Max offer price $99,000

Occupancy floor 89%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 36 events

1. 2026-06-18
   days on market $99,000 Active 143 DOM
2. 2026-06-17
   days on market $99,000 Active 142 DOM
3. 2026-06-16
   days on market $99,000 Active 141 DOM
4. 2026-06-15
   days on market $99,000 Active 140 DOM
5. 2026-06-13
   days on market $99,000 Active 138 DOM
6. 2026-06-13
   days on market $99,000 Active 137 DOM
7. 2026-06-10
   days on market $99,000 Active 135 DOM
8. 2026-06-09
   days on market $99,000 Active 134 DOM
9. 2026-06-08
   days on market $99,000 Active 133 DOM
10. 2026-06-08
    days on market $99,000 Active 132 DOM
11. 2026-06-05
    days on market $99,000 Active 129 DOM
12. 2026-06-03
    days on market $99,000 Active 128 DOM
13. 2026-06-02
    days on market $99,000 Active 127 DOM
14. 2026-06-01
    days on market $99,000 Active 126 DOM
15. 2026-05-31
    days on market $99,000 Active 125 DOM
16. 2026-03-04
    price $99,000 1057-char remark

    Show marketing remark (1057 chars)

    This turn-key, furnished coach is a gem!! Just bring your suitcase. Lots of upgrades and maintenance including impact windows, newer roof, plywood subfloors with new flooring, siding, Vapor barrier, termite treatment, electricity and plumbing. Recent sunroom addition and 10x16 storage shed. Survey available (see docs). Holiday Park is a premier land-owned, DEEDED community offering an exceptional lifestyle with a low monthly maintenance fee of $195 ($2,340.00/year), conveniently included in your tax bill. Residents enjoy access to two well-appointed clubhouses, two inviting swimming pools, and a comprehensive fitness center, ensuring ample opportunities for relaxation and recreation. The community is designed for active living, featuring tennis, pickleball, and bocce ball courts, along with a variety of indoor and outdoor games such as billiards, shuffleboard, and horseshoes. With ping pong tables, a card room, and dart boards, residents can engage in numerous social activities, all set within a beautifully landscaped park-like environment.

17. 2026-01-26
    listed $125,000 Active 1057-char remark

    Show marketing remark (1057 chars)

    This turn-key, furnished coach is a gem!! Just bring your suitcase. Lots of upgrades and maintenance including impact windows, newer roof, plywood subfloors with new flooring, siding, Vapor barrier, termite treatment, electricity and plumbing. Recent sunroom addition and 10x16 storage shed. Survey available (see docs). Holiday Park is a premier land-owned, DEEDED community offering an exceptional lifestyle with a low monthly maintenance fee of $195 ($2,340.00/year), conveniently included in your tax bill. Residents enjoy access to two well-appointed clubhouses, two inviting swimming pools, and a comprehensive fitness center, ensuring ample opportunities for relaxation and recreation. The community is designed for active living, featuring tennis, pickleball, and bocce ball courts, along with a variety of indoor and outdoor games such as billiards, shuffleboard, and horseshoes. With ping pong tables, a card room, and dart boards, residents can engage in numerous social activities, all set within a beautifully landscaped park-like environment.

18. 2022-01-25
    soldstatus $74,500 Closed 1416-char remark

    Show marketing remark (1416 chars)

    Holiday Park in North Port, Florida, is a RESIDENT OWNED, 55+ GATED community governed by a 9-member Board of Trustees. This two-bedroom, two-bathroom, split floorplan singlewide is tucked away with no one behind or to the left side of you in a terrific manufactured home park close to all that North Port has to offer. Within Holiday Park you will find two heated pools, shuffleboard courts, horseshoe pits, pickleball courts, tennis courts, bocce courts, ping pong tables, a billiard room, a fitness center, card rooms, libraries, a ceramic room with a kiln and a dart room. The Park offers various ticketed events including dinners, picnics, dances and tours to name a few. There are many optional social activities including aerobic exercises, card games, bingo, bridge, computer club, craft groups pinochle, zoomba, pool exercising and more. RV and boat storage is available at no cost on a first-come-first-served basis. The annual RDD fee of $1,460.16 (which include all grounds maintenance and maintenance of pools and common areas) is included in your annual property taxes here. There is an optional annual HOA fee of $5.00 per person. This home is being sold unfurnished, and it has a newer AC unit, hot water heater, refrigerator, stove and washing machine per owner. Come enjoy our beautiful weather and this great area with so much to offer. Schedule an appointment to see this Holiday Park home today.

19. 2022-01-25
    soldstatus $74,500

    Show marketing remark (1416 chars)

    Holiday Park in North Port, Florida, is a RESIDENT OWNED, 55+ GATED community governed by a 9-member Board of Trustees. This two-bedroom, two-bathroom, split floorplan singlewide is tucked away with no one behind or to the left side of you in a terrific manufactured home park close to all that North Port has to offer. Within Holiday Park you will find two heated pools, shuffleboard courts, horseshoe pits, pickleball courts, tennis courts, bocce courts, ping pong tables, a billiard room, a fitness center, card rooms, libraries, a ceramic room with a kiln and a dart room. The Park offers various ticketed events including dinners, picnics, dances and tours to name a few. There are many optional social activities including aerobic exercises, card games, bingo, bridge, computer club, craft groups pinochle, zoomba, pool exercising and more. RV and boat storage is available at no cost on a first-come-first-served basis. The annual RDD fee of $1,460.16 (which include all grounds maintenance and maintenance of pools and common areas) is included in your annual property taxes here. There is an optional annual HOA fee of $5.00 per person. This home is being sold unfurnished, and it has a newer AC unit, hot water heater, refrigerator, stove and washing machine per owner. Come enjoy our beautiful weather and this great area with so much to offer. Schedule an appointment to see this Holiday Park home today.

20. 2021-11-10
    status Pending 1416-char remark

    Show marketing remark (1416 chars)

    Holiday Park in North Port, Florida, is a RESIDENT OWNED, 55+ GATED community governed by a 9-member Board of Trustees. This two-bedroom, two-bathroom, split floorplan singlewide is tucked away with no one behind or to the left side of you in a terrific manufactured home park close to all that North Port has to offer. Within Holiday Park you will find two heated pools, shuffleboard courts, horseshoe pits, pickleball courts, tennis courts, bocce courts, ping pong tables, a billiard room, a fitness center, card rooms, libraries, a ceramic room with a kiln and a dart room. The Park offers various ticketed events including dinners, picnics, dances and tours to name a few. There are many optional social activities including aerobic exercises, card games, bingo, bridge, computer club, craft groups pinochle, zoomba, pool exercising and more. RV and boat storage is available at no cost on a first-come-first-served basis. The annual RDD fee of $1,460.16 (which include all grounds maintenance and maintenance of pools and common areas) is included in your annual property taxes here. There is an optional annual HOA fee of $5.00 per person. This home is being sold unfurnished, and it has a newer AC unit, hot water heater, refrigerator, stove and washing machine per owner. Come enjoy our beautiful weather and this great area with so much to offer. Schedule an appointment to see this Holiday Park home today.

21. 2021-10-29
    listed $79,500 Active 1416-char remark

    Show marketing remark (1416 chars)

    Holiday Park in North Port, Florida, is a RESIDENT OWNED, 55+ GATED community governed by a 9-member Board of Trustees. This two-bedroom, two-bathroom, split floorplan singlewide is tucked away with no one behind or to the left side of you in a terrific manufactured home park close to all that North Port has to offer. Within Holiday Park you will find two heated pools, shuffleboard courts, horseshoe pits, pickleball courts, tennis courts, bocce courts, ping pong tables, a billiard room, a fitness center, card rooms, libraries, a ceramic room with a kiln and a dart room. The Park offers various ticketed events including dinners, picnics, dances and tours to name a few. There are many optional social activities including aerobic exercises, card games, bingo, bridge, computer club, craft groups pinochle, zoomba, pool exercising and more. RV and boat storage is available at no cost on a first-come-first-served basis. The annual RDD fee of $1,460.16 (which include all grounds maintenance and maintenance of pools and common areas) is included in your annual property taxes here. There is an optional annual HOA fee of $5.00 per person. This home is being sold unfurnished, and it has a newer AC unit, hot water heater, refrigerator, stove and washing machine per owner. Come enjoy our beautiful weather and this great area with so much to offer. Schedule an appointment to see this Holiday Park home today.

22. 2019-02-21
    historical
23. 2019-02-11
    status Active
24. 2019-02-08
    historical
25. 2019-01-03
    listed $69,000 Active
26. 2011-12-07
    listed $36,500
27. 2009-11-20
    soldstatus $37,000
28. 2008-06-24
    listed $41,900
29. 2006-05-12
    soldstatus $50,000
30. 2006-05-11
    soldstatus $50,000
31. 2006-05-11
    soldstatus $50,000
32. 2006-05-11
    soldstatus $50,000
33. 2005-09-15
    listed $59,900
34. 2005-09-15
    listed $59,900
35. 2005-09-15
    listed $59,900
36. 1974-04-01
    soldstatus $21,300

ⓘ 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: $3,589 · $299/mo
• Projected year-2 tax: $3,589 · $299/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 7/10 Severe FEMA zone X (shaded) · 74% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,354
• − Mortgage interest: −$5,546
• − Property taxes: −$3,589
• − Insurance: −$1,292
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − HOA: −$2,340
• − Depreciation: −$2,880
• Taxable loss: −$230
• Est. tax savings @ 24.0%: +$55
• After-tax cash flow: $1,103/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

+364.8% since first listed

21 events — show timeline

• 2026-03-04 Price Changed $99,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-26 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-25 Sold (Public Records) $74,500 Public Records
• 2022-01-25 Sold (MLS) $74,500 Stellar MLS as Distributed by MLS Grid
• 2021-11-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-10-29 Listed $79,500 Stellar MLS as Distributed by MLS Grid
• 2019-02-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-02-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-02-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-01-03 Listed $69,000 Stellar MLS as Distributed by MLS Grid
• 2011-12-07 Listed $36,500 Stellar MLS as Distributed by MLS Grid
• 2009-11-20 Sold (MLS) $37,000 Stellar MLS as Distributed by MLS Grid
• 2008-06-24 Listed $41,900 Stellar MLS as Distributed by MLS Grid
• 2006-05-12 Sold (Public Records) $50,000 Public Records
• 2006-05-11 Sold (MLS) $50,000 Stellar MLS as Distributed by MLS Grid
• 2006-05-11 Sold (MLS) $50,000 Stellar MLS as Distributed by MLS Grid
• 2006-05-11 Sold (MLS) $50,000 Stellar MLS as Distributed by MLS Grid
• 2005-09-15 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2005-09-15 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2005-09-15 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 1974-04-01 Sold (Public Records) $21,300 Public Records

Property tax history

+4.7%/yr

Latest (2025): $3,589 · +2.4% YoY. Source: county tax records.