4914 SW 25th Ct · Cape Coral, FL 33914

$464,900

3 bd · 2.0 ba · 1,926 sqft · SingleFamily public records · 121 Days on market

Built 2004 10,018 sqft lot Est $587k · 21% under

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Why this score? — see what drove the C 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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.4/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home Just Completed - Buyr To Assume Assessments - 3 Bedroom, Plus Dentile Throughout - Carpet In Bedrooms Ceilings Are 9'6 Through Out Homeseperate Tub And Shower In Master Bath - Large Lani, Sprinkler Sys. Lg. Pantry In Kitchen - Great Kitchen Ready To Move Into!!!

Key facts

• Open floor plan
• Updated kitchen
• Granite counters

Tags

• OPEN FLOOR PLAN
• UPDATED KITCHEN
• GRANITE COUNTERS
• STAINLESS STEEL APPLIANCES
• SEPARATE DINING AREA
• BREAKFAST BAR

Property features AI

Finance

• Other: Private saltwater inground pool with outside bath access (concrete); Lot is rectangular with automatic sprinklers; Public maintained paved road; Lot exposures to the west; Irrigation included in assessment
• Financial info: Pets allowed
• HOA & community: Non-gated community; Street lights

Exterior

• Parking: Attached garage; 2 covered garage spaces; Garage door opener
• Security: Owned security system; Monitored burglar alarm; Smoke detectors
• Utilities: High-speed internet available; Cable available; Public water (assessment paid); Public sewer (assessment paid)
• Home design: Single-story; Entry level on 1; Faces east; Resale property
• Construction: Block, concrete and stucco construction; Shingle roof; Built on foundation (standard)
• Exterior features: Fence; Sprinkler/irrigation; Shutters (manual); Lanai; Open porch; Screened porch; Porch

Interior

• Kitchen: Dishwasher; Freezer; Icemaker; Microwave; Range; Self-cleaning oven; Refrigerator; Refrigerator with ice maker; Disposal; Walk-in pantry; Kitchen island; Breakfast bar; Eat-in kitchen
• Bedrooms: Main level primary bedroom; Den; Guest quarters
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Dual sinks; Separate shower; Bathtub
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Attic; Breakfast bar; Built-in features; Bathtub; Tray ceilings; Dual sinks; Entrance foyer; Eat-in kitchen; Kitchen island; Main level primary bedroom; Pull-down attic stairs; Separate shower; Cable TV; Walk-in pantry; Walk-in closet(s); Window treatments; Split bedrooms; Sliding windows; Window coverings; Unfurnished
• Laundry & utility: Washer; Dryer; Laundry tub; Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $465k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $437k (6.0% below list).
• Recommended offer: $409k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 (-4.4%/yr); 1220 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $4,370/mo this rent would consume 63% of the median local household income ($84k/yr) (locally 835% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 121 days — a 12% lower offer ($409k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $244k; list at $465k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $409,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.73%
• DSCR: 1.21
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $587,430
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5033 SW 22nd Pl	0.41mi	3/2.0	1,943 (+1%)	8mo	$342,117	$176	73
5003 SW 26th Ave	0.08mi	3/2.0	2,209 (+15%)	2mo	$674,000	$305	70
2603 SW 52nd Ln	0.38mi	3/2.0	1,882 (-2%)	11mo	$525,000	$279	69
5328 SW 24th Pl	0.56mi	3/2.0	1,984 (+3%)	4mo	$867,000	$437	66
2724 Cape Coral Pkwy W	0.36mi	3/2.0	1,727 (-10%)	3mo	$493,000	$285	63
2110 SW 52nd Ter	0.62mi	3/2.0	1,945 (+1%)	12mo	$570,000	$293	60
4627 SW 24th Pl	0.42mi	3/2.0	2,197 (+14%)	2mo	$630,000	$287	56
5206 Sands Blvd	0.45mi	3/2.0	2,185 (+13%)	1mo	$825,000	$378	55
2619 SW 46th St	0.50mi	3/2.5	2,119 (+10%)	5mo	$960,000	$453	54
2628 SW 53rd Ln	0.56mi	4/3.0 (+1)	2,090 (+8%)	3mo	$870,000	$416	48
2229 SW 44th Ter	0.71mi	3/2.5	1,734 (-10%)	2mo	$445,000	$257	46
5212 SW 22nd Pl	0.46mi	3/3.0	2,153 (+12%)	14mo	$700,000	$325	43

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: -18.6%
• Equity multiple: 0.37×
• Total profit: $-82,482
• Equity at exit: $69,318

10-year hold

• IRR: -19.0%
• Equity multiple: 0.13×
• Total profit: $-113,584
• Equity at exit: $40,196

Cash invested: $130,172 (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 33914

• Home prices YoY: -30.0%
• Rents YoY: -4.4%
• Active inventory: 1220
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $4,370 high
• Mortgage (P&I): −$2,438
• Tax from tax record: −$307 /mo · $3,689/yr
• Insurance: −$194
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$918
• Net cashflow: $86

Break-even live

Break-even rent $4,260

Max offer price $464,900

Occupancy floor 93%

Sensitivity live

Price	-10% $349	-5% $218	+0% $86	+5% $-45	+10% $-177
Rent	-10% $-259	-5% $-86	+0% $86	+5% $259	+10% $432
Rate	-1.0pp $320	-0.5pp $205	base $86	+0.5pp $-34	+1.0pp $-157

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: $116,225
• Closing costs: $13,947
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4810 SW 25th Pl Cape Coral, FL	4.0	2.0	2195	$6,925	$3.15	25d	1	0.21mi
5007 SW 27th Ave Cape Coral, FL	4.0	2.0	2223	$7,650	$3.44	25d	1	0.21mi
2822 SW 49th Ter Cape Coral, FL	3.0	3.0	2478	$3,500	$1.41	5d	1	0.45mi
5302 SW 25th Pl Cape Coral, FL	2.0	2.0	2018	$3,000	$1.49	25d	1	0.48mi
2310 SW 53rd St Cape Coral, FL	3.0	2.0	2466	$4,500	$1.82	25d	1	0.49mi
4701 Sands Blvd Cape Coral, FL	4.0	2.0	2253	$9,000	$3.99	25d	1	0.50mi
5310 Sands Blvd Cape Coral, FL	3.0	2.0	1814	$8,000	$4.41	17d	1	0.59mi
5310 Sands Blvd Cape Coral, FL	3.0	2.0	1814	$8,000	$4.41	25d	1	0.59mi
4826 SW 29th Ave #1 Cape Coral, FL	2.0	2.0	1245	$1,775	$1.43	23d	1	0.61mi
4412 SW 26th Ave Cape Coral, FL	3.0	3.0	2274	$3,950	$1.74	25d	1	0.65mi
4516 SW 21st Pl Cape Coral, FL	3.0	2.0	1235	$3,400	$2.75	21d	1	0.66mi
2317 El Dorado Pkwy W Cape Coral, FL	3.0	2.0	1551	$2,500	$1.61	25d	1	0.68mi
4343 Sands Blvd Cape Coral, FL	3.0	2.0	1502	$1,850	$1.23	25d	1	0.78mi
2317 SW 43rd Ln Cape Coral, FL	4.0	2.0	2311	$8,000	$3.46	25d	1	0.81mi
1816 SW 47th St Cape Coral, FL	3.0	2.0	1329	$2,500	$1.88	25d	1	0.93mi
4628 SW 18th Ave Cape Coral, FL	3.0	2.0	1963	$2,000	$1.02	17d	1	1.01mi
1502 SW 50th St #302 Cape Coral, FL	2.0	2.0	1280	$1,700	$1.33	25d	1	1.32mi
5420 Chiquita Blvd S Unit D Cape Coral, FL	2.0	2.0	1248	$2,400	$1.92	25d	1	1.32mi
5420 Chiquita Blvd S Cape Coral, FL	2.0	2.0	1250	$2,500	$2.00	25d	1	1.32mi
1504 SW 47th Ter Cape Coral, FL	2.0	2.5	1266	$1,650	$1.30	25d	1	1.33mi
2307 SW 40th St Cape Coral, FL	3.0	2.0	1890	$7,195	$3.81	25d	1	1.33mi
2026 SW 40th Ter Cape Coral, FL	3.0	2.0	2282	$3,100	$1.36	25d	1	1.34mi
2601 SW 39th Ter Cape Coral, FL	3.0	3.0	2287	$10,928	$4.78	25d	1	1.37mi
1518 SW 50th St #301 Cape Coral, FL	2.0	2.0	1280	$2,300	$1.80	25d	1	1.39mi
5865 Shell Cove Dr #105 Cape Coral, FL	3.0	2.5	1590	$5,000	$3.14	25d	1	1.41mi
5702 Cape Harbour Dr #204 Cape Coral, FL	3.0	2.0	2054	$6,885	$3.35	23d	1	1.42mi
2803 SW 39th Ter Cape Coral, FL	3.0	3.0	2147	$9,500	$4.42	25d	1	1.43mi
5816 Shell Cove Dr Cape Coral, FL	3.0	3.5	2199	$4,000	$1.82	25d	1	1.45mi
5781 Cape Harbour Dr #1301 Cape Coral, FL	3.0	2.0	1544	$3,500	$2.27	5d	1	1.45mi
5781 Cape Harbour Dr #1505 Cape Coral, FL	2.0	2.0	1393	$2,800	$2.01	25d	1	1.45mi
5781 Cape Harbour Dr Unit 1 Cape Coral, FL	2.0	2.0	1393	$3,000	$2.15	25d	1	1.45mi
5781 Cape Harbour Dr #1102 Cape Coral, FL	3.0	2.0	1737	$7,200	$4.15	25d	1	1.45mi
4131 SW 17th Pl Cape Coral, FL	3.0	2.0	2007	$3,975	$1.98	25d	1	1.46mi
5793 Cape Harbour Dr #815 Cape Coral, FL	2.0	2.0	1393	$5,900	$4.24	25d	1	1.47mi
2806 SW 39th St Cape Coral, FL	3.0	2.0	1986	$6,000	$3.02	25d	1	1.48mi

Listing history 19 events

1. 2026-06-22
   days on market $464,900 Active 121 DOM
2. 2026-06-17
   days on market $464,900 Active 117 DOM
3. 2026-06-16
   days on market $464,900 Active 116 DOM
4. 2026-06-15
   days on market $464,900 Active 115 DOM
5. 2026-06-13
   days on market $464,900 Active 113 DOM
6. 2026-06-10
   days on market $464,900 Active 110 DOM
7. 2026-06-09
   days on market $464,900 Active 109 DOM
8. 2026-06-07
   days on market $464,900 Active 107 DOM
9. 2026-06-02
   days on market $464,900 Active 102 DOM
10. 2026-06-01
    days on market $464,900 Active 101 DOM
11. 2026-06-01
    days on market $464,900 Active 100 DOM
12. 2026-04-12
    price $464,900
13. 2026-03-09
    price $475,000
14. 2026-02-16
    listed $499,900 Active
15. 2004-09-24
    soldstatus $243,900
16. 2004-09-21
    soldstatus $243,900 269-char remark

    Show marketing remark (269 chars)

    Home Just Completed - Buyr To Assume Assessments - 3 Bedroom, Plus Dentile Throughout - Carpet In Bedrooms Ceilings Are 9'6 Through Out Homeseperate Tub And Shower In Master Bath - Large Lani, Sprinkler Sys. Lg. Pantry In Kitchen - Great Kitchen Ready To Move Into!!!

17. 2004-08-20
    price $244,900 269-char remark

    Show marketing remark (269 chars)

    Home Just Completed - Buyr To Assume Assessments - 3 Bedroom, Plus Dentile Throughout - Carpet In Bedrooms Ceilings Are 9'6 Through Out Homeseperate Tub And Shower In Master Bath - Large Lani, Sprinkler Sys. Lg. Pantry In Kitchen - Great Kitchen Ready To Move Into!!!

18. 2002-09-05
    soldstatus $18,900
19. 1990-08-21
    soldstatus $12,200

ⓘ 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: $3,689 · $307/mo
• Projected year-2 tax: $3,859 · $322/mo
• Expected delta: +$170/yr (+$14/mo · 4.6%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $52,434
• − Mortgage interest: −$26,042
• − Property taxes: −$3,689
• − Insurance: −$7,443
• − Repairs & maintenance: −$4,195
• − Management: −$4,195
• − Depreciation: −$13,524
• Taxable loss: −$6,653
• Est. tax savings @ 24.0%: +$1,597
• After-tax cash flow: $2,632/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): 45,540
• Household income: $83,503
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 835.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 20% Two or more races 13% Black 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Cuban 8%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 80% English-only · Spanish 16% German/W. Germanic 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: ▼ -122.73%
• Current HPI: 286.3064
• Rent YoY: ▼ -4.42%
• 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

+3710.7% since first listed

8 events — show timeline

• 2026-04-12 Price Changed $464,900 FORTMLS
• 2026-03-09 Price Changed $475,000 FORTMLS
• 2026-02-16 Listed $499,900 FORTMLS
• 2004-09-24 Sold (Public Records) $243,900 Public Records
• 2004-09-21 Sold (MLS) $243,900 FORTMLS
• 2004-08-20 Price Changed $244,900 FORTMLS
• 2002-09-05 Sold (Public Records) $18,900 Public Records
• 1990-08-21 Sold (Public Records) $12,200 Public Records

Property tax history

+0.8%/yr

Latest (2025): $3,689 · +6.4% YoY. Source: county tax records.