2317 NW 30th Ter · Cape Coral, FL 33993

$195,000

4 bd · 2.0 ba · 1,712 sqft · SingleFamily public records · 13 Days on market

Built 2004 10,019 sqft lot Est $336k · 42% under

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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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.7/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks

* Attention Investors & Savvy Owner-Occupants * Rare fixer-upper pool home opportunity in one of Cape Coral's fastest-growing neighborhoods. The owner's relocation gives you the unique chance to secure this spacious 4 bed / 2 bath pool home on a large . 23-acre lot at a compelling value. While the property requires a full renovation, the home offers great bones and a desirable layout at the lowest price per sqft for a flip in the area. So what makes this one so special? 1) Spacious 4 bed / 2 bath floorplan with generous living areas and excellent renovation potential throughout. 2) Original structure with strong bones, built in 2004. 3) Screen-enclosed pool with a huge outdoor patio

Key facts

• Tile kitchen
• Screen-enclosed pool
• Large lot

Tags

• SCREEN-ENCLOSED POOL
• LARGE LOT
• TILE KITCHEN
• QUIET NEIGHBORHOOD

Property features AI

Finance

• Other: Zoning: R1
• Financial info: No lease restrictions
• HOA & community: No HOA association listed

Exterior

• Parking: Attached 2-car garage
• Utilities: Electricity connected; Water connected; Septic tank
• Home design: Single family residence; One level; South-facing; Homesteaded
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on a 0.23-acre lot
• Exterior features: Private in-ground pool; Asphalt road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Wall/window air conditioning units
• Interior features: No interior features listed
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Cap rate 9.5% vs local median 3.1% in Cape Coral — 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 77/100 on livability (#208 in FL, #3,098 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, amenities B+; Watch: commute F.
• Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents falling (-5.5%/yr); 2652 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 30% of the median local income ($91k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $66k; list at $195k implies a 195% 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→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.17% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.49%
• DSCR: 1.51
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $335,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2226 NW 31st St	0.08mi	4/2.0	1,829 (+7%)	8mo	$343,990	$188	78
2841 NW 21st Pl	0.31mi	4/2.0	1,691 (-1%)	9mo	$379,000	$224	76
1901 NW 30th St	0.55mi	4/3.0	1,690 (-1%)	2mo	$335,000	$198	67
2817 NW 22nd Pl	0.29mi	4/2.0	1,563 (-9%)	15mo	$315,000	$202	59
3033 NW 18th Ave	0.73mi	4/3.0	1,683 (-2%)	4mo	$318,000	$189	56
2320 NW 26th St	0.53mi	4/2.0	1,810 (+6%)	12mo	$318,700	$176	56
2224 NW 25th Ter	0.65mi	4/3.0	1,683 (-2%)	9mo	$330,000	$196	55
2317 NW 25th Ter	0.61mi	4/2.0	1,829 (+7%)	8mo	$343,990	$188	54
2321 NW 25th Ter	0.61mi	4/2.0	1,837 (+7%)	8mo	$284,899	$155	52
2917 NW 19th Pl	0.51mi	4/2.0	1,829 (+7%)	16mo	$359,990	$197	52
2617 NW 26th Pl	0.65mi	4/2.0	1,831 (+7%)	14mo	$220,000	$120	46
1901 NW 27th St	0.67mi	3/3.0 (-1)	1,888 (+10%)	4mo	$420,000	$222	40

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-4,992
• Equity at exit: $29,075

10-year hold

• IRR: 3.7%
• Equity multiple: 1.23×
• Total profit: $12,642
• Equity at exit: $16,860

Cash invested: $54,600 (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 33993

• Home prices YoY: -14.1%
• Rents YoY: -5.5%
• Active inventory: 2652
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,285 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$178 /mo · $2,138/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $523

Break-even live

Break-even rent $1,623

Max offer price $195,000

Occupancy floor 72%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2837 NW 24th Ave Cape Coral, FL	3.0	2.0	1286	$4,470	$3.48	23d	1	0.18mi
2824 NW 23rd Ave Cape Coral, FL	3.0	2.0	1462	$1,641	$1.12	21d	1	0.23mi
2630 NW 23rd Ave Cape Coral, FL	3.0	2.0	1515	$2,299	$1.52	23d	1	0.39mi
2837 NW 27th Ave Cape Coral, FL	3.0	2.0	1408	$1,691	$1.20	3d	1	0.42mi
2838 NW 19th Pl Cape Coral, FL	4.0	2.0	1650	$1,845	$1.12	23d	1	0.50mi
2538 NW 24th Pl Cape Coral, FL	4.0	2.0	1565	$1,950	$1.25	3d	1	0.56mi
1823 NW 31st St Cape Coral, FL	3.0	2.0	1408	$1,950	$1.38	3d	1	0.62mi
2901 NW 18th Pl Cape Coral, FL	3.0	2.0	1555	$2,190	$1.41	13d	1	0.64mi
1907 NW 26th St Cape Coral, FL	3.0	2.0	1842	$2,200	$1.19	14d	1	0.69mi
1818 NW 27th Ter Cape Coral, FL	4.0	2.0	1665	$1,975	$1.19	3d	1	0.71mi
2507 NW 25th St Cape Coral, FL	4.0	2.0	1842	$2,200	$1.19	14d	1	0.72mi
2511 NW 25th St Cape Coral, FL	4.0	2.0	1842	$2,200	$1.19	14d	1	0.72mi
2800 NW 25th Ter Cape Coral, FL	3.0	2.0	1469	$2,000	$1.36	3d	1	0.87mi
2423 NW 19th Pl Cape Coral, FL	4.0	2.0	1829	$1,761	$0.96	10d	1	0.89mi
1719 NW 25th Ln Cape Coral, FL	4.0	2.0	1829	$2,291	$1.25	3d	1	0.94mi
2329 NW 27th Ave Cape Coral, FL	3.0	2.0	1761	$2,300	$1.31	15d	1	0.94mi
2812 NW 25th St Cape Coral, FL	4.0	2.0	1657	$1,950	$1.18	23d	1	0.95mi
2928 NW 27th St Cape Coral, FL	4.0	2.0	1853	$1,999	$1.08	23d	1	0.96mi
2928 NW 27th St Cape Coral, FL	4.0	2.0	1853	$1,999	$1.08	21d	1	0.96mi
2152 NW 22nd Pl Cape Coral, FL	3.0	2.0	1418	$2,550	$1.80	11d	1	1.00mi
2302 NW 27th Ave Cape Coral, FL	3.0	2.0	2136	$1,691	$0.79	21d	1	1.02mi
2532 NW 31st Ave Cape Coral, FL	3.0	2.0	1750	$2,400	$1.37	23d	1	1.09mi
2105 NW 22nd Ave Cape Coral, FL	4.0	2.0	1833	$2,265	$1.24	14d	1	1.20mi
2206 NW 17th Pl Cape Coral, FL	4.0	2.0	1779	$2,075	$1.17	23d	1	1.23mi
2001 NW 25th Ave Cape Coral, FL	3.0	2.0	1887	$2,500	$1.32	23d	1	1.29mi
2124 NW 18th Ave Cape Coral, FL	3.0	2.0	1556	$2,000	$1.29	19d	1	1.31mi
1903 NW 22nd Ave Cape Coral, FL	4.0	2.0	1984	$2,200	$1.11	23d	1	1.40mi
1821 NW 23rd Ave Cape Coral, FL	3.0	2.0	1876	$1,856	$0.99	13d	1	1.45mi

Listing history 10 events

1. 2026-06-18
   days on market $195,000 Active 13 DOM
2. 2026-06-17
   days on market $195,000 Active 12 DOM
3. 2026-06-16
   days on market $195,000 Active 11 DOM
4. 2026-06-15
   days on market $195,000 Active 10 DOM
5. 2026-06-13
   days on market $195,000 Active 8 DOM
6. 2026-06-10
   days on market $195,000 Active 5 DOM
7. 2026-06-09
   days on market $195,000 Active 4 DOM
8. 2026-06-08
   days on market $195,000 Active 3 DOM
9. 2026-06-07
   remarks 695-char remark
10. 2026-06-07
    listed $195,000 Active 2 DOM

ⓘ 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: $2,138 · $178/mo
• Projected year-2 tax: $2,138 · $178/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 6/10 Major FEMA zone X (shaded) · 68% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 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: $27,417
• − Mortgage interest: −$10,923
• − Property taxes: −$2,138
• − Insurance: −$975
• − Repairs & maintenance: −$2,193
• − Management: −$2,193
• − Depreciation: −$5,673
• Taxable income: $3,322
• Est. tax owed @ 24.0%: −$797
• After-tax cash flow: $5,478/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: Lee
• NCES district ID: 1201080
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $49,518
• Composite: 41.49/100
• National rank: #3458
• State rank: #42 of 73 in FL

Livability — Cape Coral

• Score: 77/100
• State rank: #208
• US rank: #3098

Category grades

Amenities B+ Commute F Cost of living B Crime B- Employment C+ Housing A+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cape Coral, FL
• County: Lee County · 788,662 people
• City population: 217,388
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 35,580
• Household income: $90,577
• Rent vs Own: 12.6% rent · 87.4% own
• Severe rent burden: 286.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 871,946 people
• By 2030: 955,468 · +9.6%
• By 2040: 1,113,587 · +27.7%
• By 2050: 1,256,891 · +44.1%
• By 2075: 1,560,270 · +78.9%
• By 2100: 1,726,848 · +98.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 57% Hispanic / Latino 30% Two or more races 21% Black 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 17% Dominican 1%
• Common ancestry: Romanian 2% Hispanic 2% Lithuanian 2%
• Foreign-born: 21% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 24% French/Haitian/Cajun 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+28.4) · D 35.5% · R 63.9%
• 2008→2024 swing: -18.0pp toward R · 2008: -10.4pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+19.2 2016: R+20.4 2012: R+16.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.34%
• Current HPI: 337.0575
• Rent YoY: ▼ -5.51%
• Metro: Cape Coral-Fort Myers, 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

+18.2% since first listed

6 events — show timeline

• 2026-06-05 Listed $195,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-19 Listing Removed — NAPLESMLS
• 2026-05-08 Price Changed $223,000 NAPLESMLS
• 2026-04-30 Listed $199,400 NAPLESMLS
• 2020-02-07 Sold (Public Records) $66,000 Public Records
• 2007-06-04 Sold (Public Records) $165,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,138 · +9.1% YoY. Source: county tax records.