2810 NW 26th Pl · Cape Coral, FL 33993

$299,900

3 bd · 2.0 ba · 1,310 sqft · Land · 37 Days on market

Built 2026 10,019 sqft lot

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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).

• Cash flow +11.6/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand-new 3-bedroom, 2-bath home scheduled for completion by the end of July! This modern residence offers bright, open living spaces with high ceilings and elegant finishes throughout. The kitchen features crisp white cabinetry, quartz countertops, stainless-steel appliances, and a spacious island perfect for casual dining or entertaining. The open-concept layout flows seamlessly into the living and dining areas, enhanced by large windows that fill the home with natural light. Both bathrooms showcase contemporary tilework and sleek fixtures, including a double-sink vanity in the primary suite. Durable porcelain tile flooring runs throughout the home for a clean, cohesive look. Enjoy outdoor living on the covered lanai overlooking the freshly graded yard—ready for your personal landscaping touch. Additional highlights include a two-car garage, energy-efficient construction, and a private well and septic system. Located outside the flood zone for peace of mind, this home combines modern style with practical design in a quiet residential setting.

Key facts

• Open living spaces
• Spacious island
• Quartz countertops

Tags

• OPEN LIVING SPACES
• HIGH CEILINGS
• BRIGHT NATURAL LIGHT
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SPACIOUS ISLAND

Property features AI

Finance

• Other: Zoning: R1-D; Living area reported by builder (1,310); Total building area reported by builder (1,874); Unfurnished; Direction / driving directions available

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Well water; Septic system; Electricity available; Cable available
• Home design: Single family residence; One story; New construction (projected completion July 31, 2026); Home faces east; Under construction
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Builder: Add Value Development, LLC; Builder model: Nicole Rose; Permit: BRC24-001626
• Exterior features: Hurricane shutters; Paved road access; Lot dimensions approximately 80 x 125 (0.23 acres)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Water softener; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Living room and dining room combo; Split bedroom layout; Stone countertops; Thermostat; Vaulted ceilings
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry inside

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $300k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (28.4% below list).
• Recommended offer: $215k (28.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $9k 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 37 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago 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 $22k; list at $300k implies a 1263% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,842 (28.4% 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 37 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.30%
• DSCR: 0.94
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.1%
• Equity multiple: 0.23×
• Total profit: $-65,029
• Equity at exit: $44,716

10-year hold

• IRR: -26.8%
• Equity multiple: -0.12×
• Total profit: $-94,291
• Equity at exit: $25,930

Cash invested: $83,972 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,148 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$91 /mo · $1,088/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-158

Break-even live

Break-even rent $2,348

Max offer price $272,069

Occupancy floor —

Sensitivity live

Price	-10% $12	-5% $-73	+0% $-158	+5% $-242	+10% $-327
Rent	-10% $-327	-5% $-242	+0% $-158	+5% $-73	+10% $12
Rate	-1.0pp $-7	-0.5pp $-81	base $-158	+0.5pp $-235	+1.0pp $-314

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2837 NW 27th Ave Cape Coral, FL	3.0	2.0	1408	$1,691	$1.20	5d	1	0.12mi
2538 NW 24th Pl Cape Coral, FL	4.0	2.0	1565	$1,950	$1.25	5d	1	0.35mi
2837 NW 24th Ave Cape Coral, FL	3.0	2.0	1286	$4,470	$3.48	25d	1	0.40mi
2824 NW 23rd Ave Cape Coral, FL	3.0	2.0	1462	$1,641	$1.12	23d	1	0.42mi
2800 NW 25th Ter Cape Coral, FL	3.0	2.0	1469	$2,000	$1.36	5d	1	0.42mi
2630 NW 23rd Ave Cape Coral, FL	3.0	2.0	1515	$2,299	$1.52	25d	1	0.43mi
2511 NW 25th St Cape Coral, FL	4.0	2.0	1842	$2,200	$1.19	16d	1	0.44mi
2507 NW 25th St Cape Coral, FL	4.0	2.0	1842	$2,200	$1.19	16d	1	0.44mi
2812 NW 25th St Cape Coral, FL	4.0	2.0	1657	$1,950	$1.18	25d	1	0.50mi
2928 NW 27th St Cape Coral, FL	4.0	2.0	1853	$1,999	$1.08	25d	1	0.52mi
2928 NW 27th St Cape Coral, FL	4.0	2.0	1853	$1,999	$1.08	23d	1	0.52mi
2329 NW 27th Ave Cape Coral, FL	3.0	2.0	1761	$2,300	$1.31	17d	1	0.57mi
2532 NW 31st Ave Cape Coral, FL	3.0	2.0	1750	$2,400	$1.37	25d	1	0.64mi
2838 NW 19th Pl Cape Coral, FL	4.0	2.0	1650	$1,845	$1.12	25d	1	0.85mi
2152 NW 22nd Pl Cape Coral, FL	3.0	2.0	1418	$2,550	$1.80	13d	1	0.87mi
1907 NW 26th St Cape Coral, FL	3.0	2.0	1842	$2,200	$1.19	16d	1	0.90mi
2423 NW 19th Pl Cape Coral, FL	4.0	2.0	1829	$1,761	$0.96	12d	1	0.98mi
1818 NW 27th Ter Cape Coral, FL	4.0	2.0	1665	$1,975	$1.19	5d	1	0.99mi
2901 NW 18th Pl Cape Coral, FL	3.0	2.0	1555	$2,190	$1.41	15d	1	1.00mi
1823 NW 31st St Cape Coral, FL	3.0	2.0	1408	$1,950	$1.38	5d	1	1.05mi
2105 NW 22nd Ave Cape Coral, FL	4.0	2.0	1833	$2,265	$1.24	16d	1	1.07mi
1719 NW 25th Ln Cape Coral, FL	4.0	2.0	1829	$2,291	$1.25	5d	1	1.17mi
2325 NW 34th Ave Cape Coral, FL	4.0	2.0	1828	$1,796	$0.98	5d	1	1.18mi
2206 NW 17th Pl Cape Coral, FL	4.0	2.0	1779	$2,075	$1.17	25d	1	1.32mi
2216 NW 18th Ter Cape Coral, FL	3.0	2.0	1548	$1,816	$1.17	16d	1	1.32mi
2124 NW 18th Ave Cape Coral, FL	3.0	2.0	1556	$2,000	$1.29	21d	1	1.35mi

Listing history 20 events

1. 2026-06-22
   days on market $299,900 Active 37 DOM
2. 2026-06-17
   days on market $299,900 Active 33 DOM
3. 2026-06-16
   days on market $299,900 Active 32 DOM
4. 2026-06-15
   days on market $299,900 Active 31 DOM
5. 2026-06-13
   days on market $299,900 Active 29 DOM
6. 2026-06-10
   days on market $299,900 Active 26 DOM
7. 2026-06-09
   days on market $299,900 Active 25 DOM
8. 2026-06-08
   days on market $299,900 Active 24 DOM
9. 2026-06-07
   days on market $299,900 Active 23 DOM
10. 2026-06-03
    days on market $299,900 Active 19 DOM
11. 2026-06-02
    days on market $299,900 Active 18 DOM
12. 2026-06-01
    days on market $299,900 Active 17 DOM
13. 2026-05-31
    days on market $299,900 Active 16 DOM
14. 2026-05-15
    listed $299,900 Active

    Show marketing remark (1066 chars)

    Brand-new 3-bedroom, 2-bath home scheduled for completion by the end of July! This modern residence offers bright, open living spaces with high ceilings and elegant finishes throughout. The kitchen features crisp white cabinetry, quartz countertops, stainless-steel appliances, and a spacious island perfect for casual dining or entertaining. The open-concept layout flows seamlessly into the living and dining areas, enhanced by large windows that fill the home with natural light. Both bathrooms showcase contemporary tilework and sleek fixtures, including a double-sink vanity in the primary suite. Durable porcelain tile flooring runs throughout the home for a clean, cohesive look. Enjoy outdoor living on the covered lanai overlooking the freshly graded yard—ready for your personal landscaping touch. Additional highlights include a two-car garage, energy-efficient construction, and a private well and septic system. Located outside the flood zone for peace of mind, this home combines modern style with practical design in a quiet residential setting.

15. 2026-05-15
    listed $299,900 Active 1066-char remark

    Show marketing remark (1066 chars)

    Brand-new 3-bedroom, 2-bath home scheduled for completion by the end of July! This modern residence offers bright, open living spaces with high ceilings and elegant finishes throughout. The kitchen features crisp white cabinetry, quartz countertops, stainless-steel appliances, and a spacious island perfect for casual dining or entertaining. The open-concept layout flows seamlessly into the living and dining areas, enhanced by large windows that fill the home with natural light. Both bathrooms showcase contemporary tilework and sleek fixtures, including a double-sink vanity in the primary suite. Durable porcelain tile flooring runs throughout the home for a clean, cohesive look. Enjoy outdoor living on the covered lanai overlooking the freshly graded yard—ready for your personal landscaping touch. Additional highlights include a two-car garage, energy-efficient construction, and a private well and septic system. Located outside the flood zone for peace of mind, this home combines modern style with practical design in a quiet residential setting.

16. 2013-09-21
    historical
17. 2007-04-24
    soldstatus $22,000
18. 2006-11-09
    historical
19. 2006-10-04
    listed $48,900
20. 2005-11-28
    listed $84,900

ⓘ 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: $1,088 · $91/mo
• Projected year-2 tax: $2,489 · $207/mo
• Expected delta: +$1,401/yr (+$117/mo · 128.7%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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: $25,781
• − Mortgage interest: −$16,799
• − Property taxes: −$1,088
• − Insurance: −$2,297
• − Repairs & maintenance: −$2,062
• − Management: −$2,062
• − Depreciation: −$8,724
• Taxable loss: −$7,252
• Est. tax savings @ 24.0%: +$1,741
• After-tax cash flow: $-150/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

+253.2% since first listed

7 events — show timeline

• 2026-05-15 Listed $299,900 FORTMLS
• 2026-05-15 Listed $299,900 Stellar MLS as Distributed by MLS Grid
• 2013-09-21 Listing Removed — Beaches MLS
• 2007-04-24 Sold (Public Records) $22,000 Public Records
• 2006-11-09 Listing Removed — Beaches MLS
• 2006-10-04 Listed $48,900 Beaches MLS
• 2005-11-28 Listed $84,900 Beaches MLS

Property tax history

+13.7%/yr

Latest (2025): $1,088 · +11.3% YoY. Source: county tax records.