2907 Del Prado Blvd S Unit B7 · Cape Coral, FL 33904

$149,900

2 bd · 2.0 ba · 1,444 sqft · Condo public records · 258 Days on market

Built 1970 $400/mo HOA · 22% 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).

• Cash flow +13.5/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• DSCR +4.1/10.0
• 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

MASSIVE PRICE REDUCTION - MOTIVATED SELLER - TURNKEY TOWNHOME - Welcome to your turnkey townhome retreat in the desirable Del Prado Park community, just minutes from some of the best restaurants, shopping, and beaches Florida has to offer. Located in a peaceful 55+ neighborhood, this beautifully maintained residence offers the perfect balance of comfort, convenience, and low-maintenance Florida living. Step inside to find a bright, open floor plan designed for both everyday relaxation and effortless entertaining. The well-appointed kitchen features full appliances, ample cabinetry, and generous counter space—ideal for preparing and sharing your favorite meals. Just off the kitchen, a

Key facts

• Open floor plan
• Screened balcony
• Flexible dining area

Tags

• TURNKEY TOWNHOME RETREAT
• DEL PRADO PARK COMMUNITY
• OPEN FLOOR PLAN
• WELL-APPOINTED KITCHEN
• FLEXIBLE DINING AREA
• SCREENED BALCONY

Property features AI

Finance

• Other: Community pool; Irrigation included in assessment; Property listed as tear down / value in land
• Financial info: Pets allowed
• HOA & community: Homeowners association with community amenities; HOA fee $400 monthly; Community clubhouse, barbecue, picnic area, pool, management; Condo hotel community; near hotel/motel; non-gated; Senior community

Exterior

• Parking: Parking details not provided
• Security: No specific security features listed
• Utilities: Water assessment paid; Sewer assessment paid; Cable not available
• Home design: 2-story property; Entry level: 1; Faces west; East exposures noted
• Construction: Block, concrete and stucco construction; Built-up and flat roof
• Exterior features: Fence; Patio; Balcony (open, screened); Porch

Interior

• Kitchen: Electric cooktop; Microwave; Refrigerator
• Bedrooms: Upper-level primary bedroom
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Furnished; Family/Dining room; Living/Dining room; Separate shower (shower only); Upper-level primary bedroom; Walk-in closet(s); Split-bedroom floorplan
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $5 ($55/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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); 823 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 31% of the median local income ($71k/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 $4k 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 258 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $50k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $150k implies a 222% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.23% ✓
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 6.8

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: -20.7%
• Equity multiple: 0.31×
• Total profit: $-29,130
• Equity at exit: $22,351

10-year hold

• IRR: -28.5%
• Equity multiple: -0.07×
• Total profit: $-44,758
• Equity at exit: $12,961

Cash invested: $41,972 (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 33904

• Rents YoY: -5.5%
• Active inventory: 823
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,848 high
• Mortgage (P&I): −$786
• Tax from tax record: −$206 /mo · $2,477/yr
• Insurance: −$62
• HOA: −$400
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $5

Break-even live

Break-even rent $1,842

Max offer price $149,900

Occupancy floor 95%

Sensitivity live

Price	-10% $89	-5% $47	+0% $5	+5% $-38	+10% $-80
Rent	-10% $-141	-5% $-68	+0% $5	+5% $78	+10% $150
Rate	-1.0pp $80	-0.5pp $43	base $5	+0.5pp $-34	+1.0pp $-74

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1608 SE 28th Ter Unit A28 Cape Coral, FL	2.0	2.5	1444	$1,400	$0.97	25d	1	0.08mi
2927 SE 15th Pl Unit 4 Cape Coral, FL	2.0	1.0	945	$1,350	$1.43	16d	1	0.11mi
1638 SE 28th St Cape Coral, FL	3.0	2.0	1317	$2,850	$2.16	16d	1	0.21mi
3021 SE 17th Ave Cape Coral, FL	3.0	2.0	1317	$3,955	$3.00	25d	1	0.27mi
1410 SE 31st Ter Cape Coral, FL	3.0	2.0	1792	$5,600	$3.12	25d	1	0.41mi
1235 Shelby Pkwy Cape Coral, FL	3.0	2.0	1479	$2,200	$1.49	5d	1	0.47mi
1128 SE 29th Ter Cape Coral, FL	3.0	2.0	1534	$2,250	$1.47	25d	1	0.49mi
1502 SE 33rd St Cape Coral, FL	3.0	2.0	1430	$2,100	$1.47	5d	1	0.53mi
1320 SE 25th Ln Cape Coral, FL	3.0	2.0	1752	$2,700	$1.54	5d	1	0.54mi
3325 SE 15th Pl #202 Cape Coral, FL	2.0	2.0	908	$1,295	$1.43	25d	1	0.58mi
3325 SE 15th Pl #202 Cape Coral, FL	2.0	2.0	908	$1,295	$1.43	18d	1	0.58mi
1124 SE 29th St Cape Coral, FL	3.0	2.0	1578	$1,500	$0.95	25d	1	0.60mi
1401 Everest Pkwy Cape Coral, FL	2.0	2.0	1436	$2,250	$1.57	16d	1	0.66mi
1809 Everest Pkwy Cape Coral, FL	3.0	2.5	1680	$2,400	$1.43	25d	1	0.68mi
1402 SE 34th St Cape Coral, FL	3.0	2.0	1613	$1,899	$1.18	13d	1	0.70mi
1038 SE 30th St Cape Coral, FL	3.0	2.0	1754	$2,400	$1.37	23d	1	0.71mi
1426 SE 34th Ter Cape Coral, FL	3.0	2.0	1740	$7,103	$4.08	25d	1	0.71mi
3509 SE 15th Pl Unit 3 Cape Coral, FL	2.0	2.0	1070	$1,395	$1.30	13d	1	0.75mi
1406 SE 23rd Ter Cape Coral, FL	2.0	2.0	1194	$1,650	$1.38	16d	1	0.75mi
3410 SE 11th Pl Cape Coral, FL	3.0	2.0	1368	$2,500	$1.83	25d	1	0.90mi
922 SE 26th Ter Cape Coral, FL	2.0	2.0	1323	$1,700	$1.28	21d	1	0.93mi
3629 SE 15th Pl Cape Coral, FL	2.0	2.0	1196	$1,495	$1.25	5d	1	0.95mi
922 SE 25th Ln Cape Coral, FL	3.0	2.0	1516	$2,250	$1.48	25d	1	0.97mi
3425 SE 10th Ave Cape Coral, FL	3.0	2.0	1706	$2,500	$1.47	25d	1	1.08mi
1308 SE 21st Ter Cape Coral, FL	3.0	2.0	1513	$8,500	$5.62	25d	1	1.09mi
1939 SE 15th Pl Unit A Cape Coral, FL	2.0	2.0	1024	$1,500	$1.46	23d	1	1.19mi
2328 Country Club Blvd Cape Coral, FL	3.0	2.0	1476	$1,750	$1.19	25d	1	1.20mi
618 W Archer Pkwy Cape Coral, FL	3.0	2.0	1554	$5,135	$3.30	25d	1	1.21mi
1312 SE 20th St Cape Coral, FL	3.0	2.0	1434	$7,650	$5.33	25d	1	1.22mi
2509 Academy Blvd Cape Coral, FL	3.0	2.0	1252	$2,200	$1.76	25d	1	1.24mi
3722 SE 12th Ave Unit 1F Cape Coral, FL	2.0	2.0	1410	$2,150	$1.52	25d	1	1.25mi
3708 SE 12th Ave #201 Cape Coral, FL	2.0	2.0	1111	$1,800	$1.62	25d	1	1.25mi
3609 SE 9th Pl Unit 1 Cape Coral, FL	2.0	2.0	914	$1,200	$1.31	25d	1	1.26mi
3609 SE 9th Pl Unit 1 Cape Coral, FL	2.0	2.0	914	$1,200	$1.31	5d	1	1.26mi
2308 SE 27th St Cape Coral, FL	3.0	2.0	1612	$4,520	$2.80	25d	1	1.28mi
1506 SE 19th Ter Cape Coral, FL	3.0	2.0	1398	$2,086	$1.49	23d	1	1.28mi
3619 SE 9th Pl Cape Coral, FL	2.0	2.0	1090	$1,250	$1.15	25d	1	1.29mi
3813 SE 11th Pl #1214 Cape Coral, FL	2.0	2.0	1008	$1,725	$1.71	5d	1	1.31mi
3810 SE 12th Ave Unit 2 Cape Coral, FL	1.0	1.0	949	$1,195	$1.26	5d	1	1.31mi
3810 SE 12th Ave Unit 2 Cape Coral, FL	1.0	1.0	949	$1,195	$1.26	18d	1	1.31mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-22
   days on market $149,900 Active 258 DOM
2. 2026-06-17
   days on market $149,900 Active 254 DOM
3. 2026-06-16
   days on market $149,900 Active 253 DOM
4. 2026-06-16
   days on market $149,900 Active 252 DOM
5. 2026-06-13
   days on market $149,900 Active 250 DOM
6. 2026-06-09
   days on market $149,900 Active 246 DOM
7. 2026-06-07
   days on market $149,900 Active 244 DOM
8. 2026-06-02
   pricedays on market $149,900 Active 239 DOM
9. 2026-06-01
   days on market $170,000 Active 238 DOM
10. 2026-06-01
    days on market $170,000 Active 237 DOM
11. 2026-04-01
    historical
12. 2026-02-26
    price $170,000
13. 2026-02-26
    listed $200,000 Active
14. 2025-12-12
    price $170,000
15. 2025-10-28
    price $185,000
16. 2025-10-06
    listed $200,000 Active
17. 2025-09-29
    historical
18. 2025-04-02
    listed $199,900 Active
19. 2011-09-15
    soldstatus $46,500
20. 2011-08-23
    price $53,500
21. 1999-05-17
    soldstatus $57,000
22. 1970-09-01
    soldstatus $28,900

ⓘ 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: $2,477 · $206/mo
• Projected year-2 tax: $2,477 · $206/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 (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $22,170
• − Mortgage interest: −$8,397
• − Property taxes: −$2,477
• − Insurance: −$750
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − HOA: −$4,800
• − Depreciation: −$4,361
• Taxable loss: −$2,161
• Est. tax savings @ 24.0%: +$519
• After-tax cash flow: $573/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): 33,599
• Household income: $71,190
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 1182.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 11% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 9%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 14% · Canada, China, Jamaica
• Languages at home: 82% English-only · Spanish 13% Other Indo-European 1% Chinese 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: ▼ -190.05%
• Current HPI: 266.3458
• Rent YoY: ▼ -5.48%
• 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

+488.2% since first listed

12 events — show timeline

• 2026-04-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Price Changed $170,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-12 Price Changed $170,000 FORTMLS
• 2025-10-28 Price Changed $185,000 FORTMLS
• 2025-10-06 Listed $200,000 FORTMLS
• 2025-09-29 Listing Removed — FORTMLS
• 2025-04-02 Listed $199,900 FORTMLS
• 2011-09-15 Sold (MLS) $46,500 FORTMLS
• 2011-08-23 Price Changed $53,500 FORTMLS
• 1999-05-17 Sold (Public Records) $57,000 Public Records
• 1970-09-01 Sold (Public Records) $28,900 Public Records

Property tax history

+8.5%/yr

Latest (2025): $2,477 · +2.7% YoY. Source: county tax records.