5136 Jennings Blvd · North Port, FL 33981

$250,000

3 bd · 2.0 ba · 1,046 sqft · Land · 135 Days on market

Built 2026 10,029 sqft lot

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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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Schools +4.6/10.0
• 1% rule +4.0/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

VACANT LOT IN BEAUTIFUL GULF COVE WITH PLENTY OF PRIVACY ON THE EDGE OF MYAKKA STATE FOREST! Great lot to build your dream home with room for a pool. Public water, no scrub jay and voluntary HOA. Great location close to restaurants, shopping, schools, numerous golf courses in Rotonda and a short drive to Manasota Key and Englewood beaches. Don't miss this opportunity to build your permanent residence or Florida retreat.

Key facts

• Private well
• Concrete block home
• 0.23 acre lot

Tags

• CONCRETE BLOCK HOME
• HURRICANE IMPACT WINDOWS
• PRIVATE WELL
• OPEN-CONCEPT FLOOR PLAN
• LUXURY VINYL TILE FLOORING
• WHITE SHAKER-STYLE CABINETRY

Property features AI

Finance

• Other: Unfurnished; Zoned RSF3.5; Contains 1 well and 1 septic (farm info); Approximately 1,046 total living area (owner-provided)
• HOA & community: No HOA indicated

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Single family residence; One story; West-facing
• Construction: Block construction; Shingle roof; Slab foundation; New construction; Completed condition; Built on 0.23-acre lot
• Exterior features: Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Open floorplan; Walk-in closet(s); Storm windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $250k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/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 $225k (10.2% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 rising fast (+5.3%/yr); 2188 active listings in the ZIP; 10 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).
• This rent runs 32% of the median local income ($84k/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 $2k of loan paydown is wiped out by about $8k 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 135 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $250k implies a 1624% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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: 0.90% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.29% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.78×
• Total profit: $-15,128
• Equity at exit: $37,276

10-year hold

• IRR: 6.2%
• Equity multiple: 1.50×
• Total profit: $35,093
• Equity at exit: $21,615

Cash invested: $70,000 (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 33981

• Home prices YoY: -7.5%
• Rents YoY: 5.3%
• Active inventory: 2188
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,246 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$42 /mo · $501/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $318

Break-even live

Break-even rent $1,844

Max offer price $250,000

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12129 Grosspoint Ave Port Charlotte, FL	3.0	2.0	1388	$2,300	$1.66	20d	1	0.57mi
5311 Levy Ln Port Charlotte, FL	3.0	2.0	1192	$1,850	$1.55	13d	1	0.60mi
12174 Terkelsen Ave Port Charlotte, FL	3.0	2.0	1400	$3,200	$2.29	20d	1	0.65mi
11969 Xavier Ave Port Charlotte, FL	2.0	2.0	1030	$1,600	$1.55	20d	1	0.84mi
5496 Brussels Ter Port Charlotte, FL	3.0	2.0	1400	$3,900	$2.79	20d	1	0.86mi
12884 Bacchus Rd Port Charlotte, FL	3.0	2.0	1092	$2,300	$2.11	20d	1	0.97mi
6795 David Blvd Apt A Port Charlotte, FL	2.0	1.0	1127	$1,375	$1.22	20d	1	1.03mi
12223 Maltz Ave Unit 12223 Port Charlotte, FL	3.0	2.0	1162	$1,647	$1.42	20d	1	1.19mi
12223 Maltz Ave Unit 12225" Port Charlotte, FL	3.0	2.0	1162	$1,649	$1.42	20d	1	1.19mi
5498 Montego Ln Port Charlotte, FL	2.0	2.0	1070	$1,695	$1.58	20d	1	1.20mi

Listing history 23 events

1. 2026-06-18
   days on market $250,000 Active 135 DOM
2. 2026-06-17
   days on market $250,000 Active 134 DOM
3. 2026-06-16
   days on market $250,000 Active 133 DOM
4. 2026-06-15
   days on market $250,000 Active 132 DOM
5. 2026-06-14
   days on market $250,000 Active 130 DOM
6. 2026-06-13
   days on market $250,000 Active 129 DOM
7. 2026-06-10
   days on market $250,000 Active 127 DOM
8. 2026-06-09
   days on market $250,000 Active 126 DOM
9. 2026-06-08
   days on market $250,000 Active 125 DOM
10. 2026-06-07
    days on market $250,000 Active 124 DOM
11. 2026-06-05
    days on market $250,000 Active 121 DOM
12. 2026-06-03
    days on market $250,000 Active 120 DOM
13. 2026-06-02
    days on market $250,000 Active 119 DOM
14. 2026-06-01
    days on market $250,000 Active 118 DOM
15. 2026-05-31
    days on market $250,000 Active 117 DOM
16. 2026-05-30
    days on market $250,000 Active 116 DOM
17. 2026-04-06
    price $250,000
18. 2026-03-17
    price $255,000
19. 2026-02-18
    price $265,000
20. 2026-02-03
    listed $275,000 Active
21. 2024-09-13
    soldstatus $14,500 Closed 423-char remark

    Show marketing remark (423 chars)

    VACANT LOT IN BEAUTIFUL GULF COVE WITH PLENTY OF PRIVACY ON THE EDGE OF MYAKKA STATE FOREST! Great lot to build your dream home with room for a pool. Public water, no scrub jay and voluntary HOA. Great location close to restaurants, shopping, schools, numerous golf courses in Rotonda and a short drive to Manasota Key and Englewood beaches. Don't miss this opportunity to build your permanent residence or Florida retreat.

22. 2024-08-23
    status Pending 423-char remark

    Show marketing remark (423 chars)

    VACANT LOT IN BEAUTIFUL GULF COVE WITH PLENTY OF PRIVACY ON THE EDGE OF MYAKKA STATE FOREST! Great lot to build your dream home with room for a pool. Public water, no scrub jay and voluntary HOA. Great location close to restaurants, shopping, schools, numerous golf courses in Rotonda and a short drive to Manasota Key and Englewood beaches. Don't miss this opportunity to build your permanent residence or Florida retreat.

23. 2024-08-14
    listed $15,900 Active 423-char remark

    Show marketing remark (423 chars)

    VACANT LOT IN BEAUTIFUL GULF COVE WITH PLENTY OF PRIVACY ON THE EDGE OF MYAKKA STATE FOREST! Great lot to build your dream home with room for a pool. Public water, no scrub jay and voluntary HOA. Great location close to restaurants, shopping, schools, numerous golf courses in Rotonda and a short drive to Manasota Key and Englewood beaches. Don't miss this opportunity to build your permanent residence or Florida retreat.

ⓘ 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: $501 · $42/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$1,574/yr (+$131/mo · 314.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 57% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $26,954
• − Mortgage interest: −$14,004
• − Property taxes: −$501
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,156
• − Management: −$2,156
• − Depreciation: −$7,273
• Taxable loss: −$387
• Est. tax savings @ 24.0%: +$93
• After-tax cash flow: $3,903/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): 15,622
• Household income: $84,098
• Rent vs Own: 9.3% rent · 90.7% own
• Severe rent burden: 105.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Tagalog/Filipino 1%

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: ▼ -28.09%
• Current HPI: 346.5247
• Rent YoY: ▲ 5.29%
• 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

+1472.3% since first listed

7 events — show timeline

• 2026-04-06 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $255,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Price Changed $265,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-13 Sold (MLS) $14,500 Stellar MLS as Distributed by MLS Grid
• 2024-08-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-08-14 Listed $15,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2025): $501 · +21.1% YoY. Source: county tax records.