5168 Schubert Trl · North Port, FL 34287

$329,999

5 bd · 2.0 ba · 1,708 sqft · Land · 135 Days on market

Built 2024 8,997 sqft lot $193/sqft · 10% below area Est $368k · 10% under $220/mo HOA · 10% of rent

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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).

• ARV discount +12.1/15.0
• Cash flow +6.3/30.0
• Schools +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the joy of being the first owner in this stunning NEW CONSTRUCTION home! This 1,708 sq ft residence boasts a smart, open-concept floor plan designed for modern living. You'll appreciate the brand-new everything, from the sleek energy-efficient appliances in the kitchen to the stylish LVP flooring and contemporary light fixtures throughout. The spacious owner's suite is a peaceful retreat, while four additional bedrooms offer flexibility for family, a home office, or guests. Enjoy peace of mind with a full builder's warranty and the unmatched comfort of a highly efficient HVAC system. Situated in Central Parc, this is a rare opportunity to own a pristine, low-maintenance home without the wait. Schedule your tour before it's gone! Finishings may vary - images are representational only of the model home based in that community.

Key facts

• New construction
• Lvp flooring
• 8,997 sq ft lot

Tags

• NEW CONSTRUCTION
• ENERGY EFFICIENT APPLIANCES
• LVP FLOORING
• CONTEMPORARY LIGHT FIXTURES
• FULL BUILDER'S WARRANTY
• HIGHLY EFFICIENT HVAC SYSTEM

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath land listed at $330k.

Deal economics

• At list price, monthly cash flow is $-592 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (31.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (30.3% below list).
• Recommended offer: $225k (31.7% below list) — sets the bar for cash-flow.

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 43% 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 $2k of loan paydown is wiped out by about $10k 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 135 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $225,455 (31.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.70% ✗
• Cap rate: 4.14%
• Cash-on-cash: -7.69%
• DSCR: 0.66
• GRM: 12.0

CMA / ARV

• ARV (median comp): $367,959
• List price: $329,999
• Delta: -10.32%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.26% rent growth · sell at horizon

5-year hold

• IRR: -33.0%
• Equity multiple: -0.05×
• Total profit: $-97,223
• Equity at exit: $49,204

10-year hold

• IRR: -61.0%
• Equity multiple: -0.70×
• Total profit: $-156,701
• Equity at exit: $28,532

Cash invested: $92,400 (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 34287

• Home prices YoY: -20.1%
• Rents YoY: 0.3%
• Active inventory: 852
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,299 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$320 /mo · $3,841/yr
• Insurance: −$137
• HOA: −$220
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-592

Break-even live

Break-even rent $3,048

Max offer price $225,455

Occupancy floor —

Sensitivity live

Price	-10% $-405	-5% $-498	+0% $-592	+5% $-685	+10% $-779
Rent	-10% $-773	-5% $-683	+0% $-592	+5% $-501	+10% $-410
Rate	-1.0pp $-426	-0.5pp $-508	base $-592	+0.5pp $-677	+1.0pp $-764

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14134 Packard Ave Port Charlotte, FL	4.0	2.0	1833	$2,095	$1.14	14d	1	1.00mi

HOA detail

• Monthly dues: $220 · $2,640/yr

Listing history 21 events

1. 2026-06-18
   days on market $329,999 Active 135 DOM
2. 2026-06-17
   days on market $329,999 Active 134 DOM
3. 2026-06-16
   days on market $329,999 Active 133 DOM
4. 2026-06-15
   days on market $329,999 Active 132 DOM
5. 2026-06-13
   days on market $329,999 Active 130 DOM
6. 2026-06-13
   days on market $329,999 Active 129 DOM
7. 2026-06-10
   days on market $329,999 Active 127 DOM
8. 2026-06-09
   days on market $329,999 Active 126 DOM
9. 2026-06-08
   days on market $329,999 Active 125 DOM
10. 2026-06-08
    days on market $329,999 Active 124 DOM
11. 2026-06-05
    days on market $329,999 Active 121 DOM
12. 2026-06-03
    days on market $329,999 Active 120 DOM
13. 2026-06-02
    days on market $329,999 Active 119 DOM
14. 2026-06-01
    days on market $329,999 Active 118 DOM
15. 2026-05-31
    days on market $329,999 Active 117 DOM
16. 2026-05-09
    price $349,999 847-char remark

    Show marketing remark (847 chars)

    Experience the joy of being the first owner in this stunning NEW CONSTRUCTION home! This 1,708 sq ft residence boasts a smart, open-concept floor plan designed for modern living. You'll appreciate the brand-new everything, from the sleek energy-efficient appliances in the kitchen to the stylish LVP flooring and contemporary light fixtures throughout. The spacious owner's suite is a peaceful retreat, while four additional bedrooms offer flexibility for family, a home office, or guests. Enjoy peace of mind with a full builder's warranty and the unmatched comfort of a highly efficient HVAC system. Situated in Central Parc, this is a rare opportunity to own a pristine, low-maintenance home without the wait. Schedule your tour before it's gone! Finishings may vary - images are representational only of the model home based in that community.

17. 2026-05-08
    price $349,999 896-char remark

    Show marketing remark (896 chars)

    One or more photo(s) has been virtually staged. Experience the joy of being the first owner in this stunning NEW CONSTRUCTION home! This 1,708 sq ft residence boasts a smart, open-concept floor plan, designed for modern living. You'll appreciate brand-new everything, from the sleek energy-efficient appliances in the kitchen to the stylish LVP flooring and contemporary light fixtures throughout. The spacious primary suite is a peaceful retreat, while four additional bedrooms provide flexibility for family, a home office, or guests. Enjoy peace of mind with a full builder's warranty and the unmatched comfort of a highly efficient HVAC system. Situated in Central Parc, this is a rare opportunity to own a pristine, low-maintenance home without the wait. Schedule your tour before it's gone! Finishings may vary- images are representational only of the model home based in that community.

18. 2026-03-18
    price $351,990 896-char remark

    Show marketing remark (896 chars)

    One or more photo(s) has been virtually staged. Experience the joy of being the first owner in this stunning NEW CONSTRUCTION home! This 1,708 sq ft residence boasts a smart, open-concept floor plan, designed for modern living. You'll appreciate brand-new everything, from the sleek energy-efficient appliances in the kitchen to the stylish LVP flooring and contemporary light fixtures throughout. The spacious primary suite is a peaceful retreat, while four additional bedrooms provide flexibility for family, a home office, or guests. Enjoy peace of mind with a full builder's warranty and the unmatched comfort of a highly efficient HVAC system. Situated in Central Parc, this is a rare opportunity to own a pristine, low-maintenance home without the wait. Schedule your tour before it's gone! Finishings may vary- images are representational only of the model home based in that community.

19. 2026-03-12
    price $351,990 847-char remark

    Show marketing remark (847 chars)

    Experience the joy of being the first owner in this stunning NEW CONSTRUCTION home! This 1,708 sq ft residence boasts a smart, open-concept floor plan designed for modern living. You'll appreciate the brand-new everything, from the sleek energy-efficient appliances in the kitchen to the stylish LVP flooring and contemporary light fixtures throughout. The spacious owner's suite is a peaceful retreat, while four additional bedrooms offer flexibility for family, a home office, or guests. Enjoy peace of mind with a full builder's warranty and the unmatched comfort of a highly efficient HVAC system. Situated in Central Parc, this is a rare opportunity to own a pristine, low-maintenance home without the wait. Schedule your tour before it's gone! Finishings may vary - images are representational only of the model home based in that community.

20. 2026-02-11
    listed $341,990 Active 847-char remark

    Show marketing remark (847 chars)

    Experience the joy of being the first owner in this stunning NEW CONSTRUCTION home! This 1,708 sq ft residence boasts a smart, open-concept floor plan designed for modern living. You'll appreciate the brand-new everything, from the sleek energy-efficient appliances in the kitchen to the stylish LVP flooring and contemporary light fixtures throughout. The spacious owner's suite is a peaceful retreat, while four additional bedrooms offer flexibility for family, a home office, or guests. Enjoy peace of mind with a full builder's warranty and the unmatched comfort of a highly efficient HVAC system. Situated in Central Parc, this is a rare opportunity to own a pristine, low-maintenance home without the wait. Schedule your tour before it's gone! Finishings may vary - images are representational only of the model home based in that community.

21. 2026-02-03
    listed $341,990 Active 896-char remark

    Show marketing remark (896 chars)

    One or more photo(s) has been virtually staged. Experience the joy of being the first owner in this stunning NEW CONSTRUCTION home! This 1,708 sq ft residence boasts a smart, open-concept floor plan, designed for modern living. You'll appreciate brand-new everything, from the sleek energy-efficient appliances in the kitchen to the stylish LVP flooring and contemporary light fixtures throughout. The spacious primary suite is a peaceful retreat, while four additional bedrooms provide flexibility for family, a home office, or guests. Enjoy peace of mind with a full builder's warranty and the unmatched comfort of a highly efficient HVAC system. Situated in Central Parc, this is a rare opportunity to own a pristine, low-maintenance home without the wait. Schedule your tour before it's gone! Finishings may vary- images are representational only of the model home based in that community.

ⓘ 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: $3,841 · $320/mo
• Projected year-2 tax: $3,841 · $320/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $27,590
• − Mortgage interest: −$18,485
• − Property taxes: −$3,841
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,207
• − Management: −$2,207
• − HOA: −$2,640
• − Depreciation: −$9,600
• Taxable loss: −$13,041
• Est. tax savings @ 24.0%: +$3,130
• After-tax cash flow: $-3,972/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

+2.3% since first listed

6 events — show timeline

• 2026-05-09 Price Changed $349,999 Zillow
• 2026-05-08 Price Changed $349,999 Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $351,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $351,990 Zillow
• 2026-02-11 Listed $341,990 Zillow
• 2026-02-03 Listed $341,990 Stellar MLS as Distributed by MLS Grid