1522 Nelson Rd N · Cape Coral, FL 33993

$229,900

3 bd · 2.0 ba · 1,462 sqft · SingleFamily public records · 34 Days on market

Built 2006 10,001 sqft lot Est $313k · 27% under

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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 +15.0/15.0
• Cash flow +13.8/30.0
• 1% rule +4.3/10.0
• DSCR +4.2/10.0
• 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 MLS

This is a Short Sale subject to existing lender's approval which could result in delays. We have direct communication with bank and they promise a 2-3 week turnaround. Newer 2006 built three bedroom plus den home in desirable SW Cape Coral with HUGE 37' by 10' lanai. Property is currently rented at $900 per month and tenants would like to stay! Home features front porch entryway and an open floorplan with high vaulted ceilings. Kitchen features a breakfast bar, recessed lighting, and all kitchen appliances including side by side refrigerator. Master suite features his and her closets and private master bathroom with a long vanity and combo tub and shower. Den could easily be converted to a fourth bedroom if needed. Home features many desirable features including plant shelves, and ceiling fans. Home has an indoor laundry room and washer and dryer are included. Home features hurricane impact windows with shutters for the sliders. Home is on CITY WATER. Don't miss this one!

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2006

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; Northeast facing; Resale property
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Courtyard; Rectangular lot; Southwest exposure; Publicly maintained road; Lot information from appraiser

Interior

• Kitchen: Range
• Bedrooms: Great Room
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Living/dining room; Single-hung windows; Unfurnished

🏷️ Possibly a rental listed for sale. The $229,900 price doesn't fit this home's estimated sale value (~$312,868) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $20 ($237/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 $215k (6.7% below list).
• Recommended offer: $215k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Zoned schools: Gulf Elementary School (math 70% / reading 65%, grade B+, #435 of 2,144 statewide, top 21%, 1,231 students, 38% FRL); Challenger Middle School (math 59% / reading 56%, grade B, #157 of 571 statewide, top 28%, 1,124 students, 50% FRL); Ida S. Baker High School (math 44% / reading 47%, grade D-, #223 of 667 statewide, top 34%, 1,933 students, 39% FRL) — zoned schools average 42% FRL vs 57% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents falling (-5.5%/yr); 2671 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• It's been on market 34 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $230k implies a 254% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,538 (6.7% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.93% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.37%
• DSCR: 1.02
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $312,868
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 NW 17th Ter	0.27mi	3/2.0	1,459 (-0%)	11mo	$326,000	$223	78
1727 NW 7th Ter	0.34mi	3/2.0	1,469 (+0%)	10mo	$319,990	$218	75
1002 NW 16th Ter	0.27mi	3/2.0	1,530 (+5%)	9mo	$345,000	$225	72
1215 NW 15th Ter	0.57mi	3/2.0	1,469 (+0%)	4mo	$300,000	$204	69
414 NW 15th St	0.48mi	3/2.0	1,404 (-4%)	7mo	$300,000	$214	65
523 NW 15th St	0.36mi	3/2.0	1,550 (+6%)	10mo	$309,990	$200	65
1728 NW 8th Pl	0.28mi	3/2.0	1,303 (-11%)	10mo	$290,000	$223	60
622 NW 13th Ter	0.36mi	3/2.0	1,285 (-12%)	9mo	$288,990	$225	56
1720 NW 11th Pl	0.50mi	3/2.0	1,595 (+9%)	10mo	$240,000	$150	53
514 NW 11th Ter	0.69mi	3/2.0	1,401 (-4%)	11mo	$280,000	$200	52
1832 NW 6th Pl	0.51mi	4/2.0 (+1)	1,565 (+7%)	11mo	$309,000	$197	50
522 NW 20th St	0.66mi	4/2.0 (+1)	1,565 (+7%)	4mo	$265,000	$169	49

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: -19.3%
• Equity multiple: 0.34×
• Total profit: $-42,196
• Equity at exit: $34,279

10-year hold

• IRR: -20.4%
• Equity multiple: 0.08×
• Total profit: $-59,072
• Equity at exit: $19,878

Cash invested: $64,372 (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: 2671
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,145 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$374 /mo · $4,484/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $20

Break-even live

Break-even rent $2,120

Max offer price $229,900

Occupancy floor 94%

Sensitivity live

Price	-10% $150	-5% $85	+0% $20	+5% $-45	+10% $-110
Rent	-10% $-150	-5% $-65	+0% $20	+5% $105	+10% $189
Rate	-1.0pp $136	-0.5pp $78	base $20	+0.5pp $-40	+1.0pp $-100

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1411 NW 9th Ave Cape Coral, FL	4.0	2.0	1760	$2,150	$1.22	16d	1	0.19mi
1406 NW 8th Pl Cape Coral, FL	3.0	2.0	1403	$1,855	$1.32	25d	1	0.20mi
1618 NW 5th Pl Cape Coral, FL	4.0	3.0	1765	$3,300	$1.87	25d	1	0.36mi
521 NW 14th Ter Cape Coral, FL	4.0	2.0	1737	$1,821	$1.05	5d	1	0.39mi
1156 NW 5th Pl Cape Coral, FL	3.0	2.0	1458	$1,695	$1.16	21d	1	0.51mi
1834 NW 6th Ave Cape Coral, FL	3.0	2.0	1200	$1,530	$1.27	23d	1	0.54mi
1834 NW 6th Ave Cape Coral, FL	3.0	2.0	1200	$1,575	$1.31	25d	1	0.54mi
1831 NW 6th Ave Cape Coral, FL	4.0	2.0	1833	$1,795	$0.98	4d	1	0.55mi
411 NW 13th St Cape Coral, FL	3.0	2.0	1408	$2,035	$1.45	5d	1	0.58mi
2000 NW 7th Ave Cape Coral, FL	4.0	2.0	1708	$1,950	$1.14	16d	1	0.58mi
2000 NW 7th Ave Cape Coral, FL	4.0	2.0	1708	$1,950	$1.14	25d	1	0.58mi
1143 NW 4th Pl Cape Coral, FL	3.0	2.0	1399	$1,750	$1.25	5d	1	0.68mi
1917 NW 12th Ave Cape Coral, FL	3.0	2.0	1528	$2,200	$1.44	25d	1	0.70mi
2103 NW 10th Ave Cape Coral, FL	3.0	2.0	1455	$2,200	$1.51	25d	1	0.71mi
1120 NW 11th Pl Cape Coral, FL	3.0	2.0	1528	$1,816	$1.19	16d	1	0.73mi
1026 NW 21st Ter Cape Coral, FL	4.0	2.0	1760	$1,825	$1.04	5d	1	0.78mi
1023 NW 22nd Ter Cape Coral, FL	3.0	2.0	1469	$1,831	$1.25	16d	1	0.92mi
2308 NW 9th Ave Cape Coral, FL	4.0	3.0	1683	$2,200	$1.31	25d	1	0.94mi
526 NW 9th St Cape Coral, FL	4.0	2.0	1800	$2,100	$1.17	5d	1	0.95mi
101 NW 13th St Cape Coral, FL	3.0	2.0	1557	$2,150	$1.38	25d	1	0.95mi
2227 NW 11th Ct Cape Coral, FL	4.0	2.0	1650	$1,895	$1.15	25d	1	0.98mi
910 NW 8th Ter Cape Coral, FL	3.0	2.0	1619	$2,100	$1.30	18d	1	0.99mi
1427 NW 20th St Cape Coral, FL	4.0	2.0	1617	$1,895	$1.17	18d	1	1.00mi
1426 NW 12th St Cape Coral, FL	3.0	2.0	1455	$1,699	$1.17	12d	1	1.01mi
1426 NW 12th St Cape Coral, FL	3.0	2.0	1455	$1,699	$1.17	16d	1	1.01mi
1426 NW 12th St Cape Coral, FL	3.0	2.0	1455	$1,699	$1.17	23d	1	1.01mi
520 NW 23rd Ter Cape Coral, FL	4.0	2.0	1693	$2,350	$1.39	25d	1	1.02mi
1140 NW 1st Ave Cape Coral, FL	3.0	2.0	1452	$1,850	$1.27	25d	1	1.02mi
1140 NW 1st Ave Cape Coral, FL	3.0	2.0	1452	$1,850	$1.27	16d	1	1.02mi
2227 NW 3rd Pl Cape Coral, FL	3.0	2.5	1771	$1,799	$1.02	25d	1	1.07mi
2227 NW 3rd Pl Cape Coral, FL	3.0	3.0	1771	$1,999	$1.13	16d	1	1.07mi
1011 Kismet Pkwy W Cape Coral, FL	4.0	2.0	1787	$2,100	$1.18	5d	1	1.08mi
1212 Chiquita Blvd N Cape Coral, FL	3.0	2.0	1672	$2,100	$1.26	25d	1	1.08mi
1113 NW 1st Ave Cape Coral, FL	3.0	2.0	1286	$1,626	$1.26	5d	1	1.10mi
318 NW 8th Ter Cape Coral, FL	3.0	2.0	1500	$1,900	$1.27	5d	1	1.11mi
1217 Santa Barbara Blvd N Cape Coral, FL	3.0	2.0	1790	$2,300	$1.28	25d	1	1.13mi
217 NW 9th St Cape Coral, FL	3.0	2.0	1756	$2,271	$1.29	5d	1	1.13mi
1012 NW 15th Ave Cape Coral, FL	3.0	2.0	1805	$1,985	$1.10	25d	1	1.14mi
419 NW 7th Ter Cape Coral, FL	3.0	2.0	1161	$4,500	$3.88	5d	1	1.16mi
2014 NW 16th Pl Cape Coral, FL	4.0	2.0	1712	$1,701	$0.99	16d	1	1.20mi

Listing history 16 events

1. 2026-06-13
   statusdays on market $229,900 Pending 34 DOM
2. 2026-06-10
   days on market $229,900 Active 33 DOM
3. 2026-06-09
   days on market $229,900 Active 32 DOM
4. 2026-06-08
   days on market $229,900 Active 31 DOM
5. 2026-06-07
   days on market $229,900 Active 30 DOM
6. 2026-06-03
   pricedays on market $229,900 Active 26 DOM
7. 2026-06-02
   days on market $239,900 Active 25 DOM
8. 2026-06-01
   days on market $239,900 Active 24 DOM
9. 2026-05-31
   days on market $239,900 Active 23 DOM
10. 2026-05-08
    listed $239,900 Active
11. 2010-09-01
    price $72,500 986-char remark

    Show marketing remark (986 chars)

    This is a Short Sale subject to existing lender's approval which could result in delays. We have direct communication with bank and they promise a 2-3 week turnaround. Newer 2006 built three bedroom plus den home in desirable SW Cape Coral with HUGE 37' by 10' lanai. Property is currently rented at $900 per month and tenants would like to stay! Home features front porch entryway and an open floorplan with high vaulted ceilings. Kitchen features a breakfast bar, recessed lighting, and all kitchen appliances including side by side refrigerator. Master suite features his and her closets and private master bathroom with a long vanity and combo tub and shower. Den could easily be converted to a fourth bedroom if needed. Home features many desirable features including plant shelves, and ceiling fans. Home has an indoor laundry room and washer and dryer are included. Home features hurricane impact windows with shutters for the sliders. Home is on CITY WATER. Don't miss this one!

12. 2010-08-27
    soldstatus $65,000 986-char remark

    Show marketing remark (986 chars)

    This is a Short Sale subject to existing lender's approval which could result in delays. We have direct communication with bank and they promise a 2-3 week turnaround. Newer 2006 built three bedroom plus den home in desirable SW Cape Coral with HUGE 37' by 10' lanai. Property is currently rented at $900 per month and tenants would like to stay! Home features front porch entryway and an open floorplan with high vaulted ceilings. Kitchen features a breakfast bar, recessed lighting, and all kitchen appliances including side by side refrigerator. Master suite features his and her closets and private master bathroom with a long vanity and combo tub and shower. Den could easily be converted to a fourth bedroom if needed. Home features many desirable features including plant shelves, and ceiling fans. Home has an indoor laundry room and washer and dryer are included. Home features hurricane impact windows with shutters for the sliders. Home is on CITY WATER. Don't miss this one!

13. 2010-08-27
    soldstatus $65,000

    Show marketing remark (986 chars)

    This is a Short Sale subject to existing lender's approval which could result in delays. We have direct communication with bank and they promise a 2-3 week turnaround. Newer 2006 built three bedroom plus den home in desirable SW Cape Coral with HUGE 37' by 10' lanai. Property is currently rented at $900 per month and tenants would like to stay! Home features front porch entryway and an open floorplan with high vaulted ceilings. Kitchen features a breakfast bar, recessed lighting, and all kitchen appliances including side by side refrigerator. Master suite features his and her closets and private master bathroom with a long vanity and combo tub and shower. Den could easily be converted to a fourth bedroom if needed. Home features many desirable features including plant shelves, and ceiling fans. Home has an indoor laundry room and washer and dryer are included. Home features hurricane impact windows with shutters for the sliders. Home is on CITY WATER. Don't miss this one!

14. 2005-12-02
    soldstatus $135,900
15. 2005-08-08
    soldstatus $139,410,000
16. 2004-11-12
    soldstatus $35,000

ⓘ 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: $4,484 · $374/mo
• Projected year-2 tax: $4,484 · $374/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $25,745
• − Mortgage interest: −$12,878
• − Property taxes: −$4,484
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − Depreciation: −$6,688
• Taxable loss: −$3,574
• Est. tax savings @ 24.0%: +$858
• After-tax cash flow: $1,095/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

+585.4% since first listed

7 events — show timeline

• 2026-05-08 Listed $239,900 FORTMLS
• 2010-09-01 Price Changed $72,500 FORTMLS
• 2010-08-27 Sold (Public Records) $65,000 Public Records
• 2010-08-27 Sold (MLS) $65,000 FORTMLS
• 2005-12-02 Sold (Public Records) $135,900 Public Records
• 2005-08-08 Sold (Public Records) $139,410,000 Public Records
• 2004-11-12 Sold (Public Records) $35,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $4,484 · +4.2% YoY. Source: county tax records.