1208 SW 34th St · Cape Coral, FL 33914

$297,000

3 bd · 2.0 ba · 2,132 sqft · SingleFamily public records · 7 Days on market

Built 1991 0.34 ac lot Est $475k · 38% 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 +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Great price for this large well-designed home with all assessments paid. Located in a quiet yet convenient neighborhood with NO flood insurance required. The triple lot provides 120 feet of frontage for this south facing home with a fenced yard. The living area features vaulted ceilings and a fireplace. The large kitchen has an island and tons of counter space as well as a pantry. There is a formal dining room at the front of the house as well as an eat in kitchen and a breakfast bar. The main bedroom is spacious with a walk-in closet, a large en-suite bathroom with a jetted tub and separate shower. There is a French door from the bedroom to access the patio. Outside there is a large, scree

Key facts

• Fenced yard
• Vaulted ceilings
• Triple lot

Tags

• TRIPLE LOT
• 120 FEET OF FRONTAGE
• FENCED YARD
• VAULTED CEILINGS
• FIREPLACE
• ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $297k.

Deal economics

• At list price, monthly cash flow is $43 ($513/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 $248k (16.5% below list).
• Recommended offer: $248k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 (-4.4%/yr); 1208 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 36% of the median local income ($84k/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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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 $121k; list at $297k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $247,900 (16.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
5. 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.
6. 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: 0.83% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $475,436
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1208 SW 34th St	0.00mi	3/2.0	2,132 (0%)	0mo	$300,000	$141	100
910 SW 33rd Ter	0.41mi	3/2.0	1,991 (-7%)	1mo	$335,000	$168	69
3509 SW 8th Ct	0.51mi	3/2.0	2,022 (-5%)	2mo	$350,000	$173	66
1216 SW 31st Ter	0.32mi	3/2.0	2,316 (+9%)	8mo	$600,000	$259	64
838 Gleason Pkwy	0.52mi	4/2.0 (+1)	2,057 (-4%)	3mo	$290,000	$141	63
3809 SW 11th Ct	0.55mi	3/2.0	1,991 (-7%)	2mo	$494,900	$249	62
3435 SW 8th Ct	0.51mi	4/3.0 (+1)	2,035 (-4%)	5mo	$610,000	$300	56
919 SW 36th Ter	0.45mi	4/3.0 (+1)	2,201 (+3%)	19mo	$490,000	$223	49
1134 SW 31st Ter	0.34mi	4/3.0 (+1)	2,312 (+8%)	16mo	$742,500	$321	48
1516 SW 29th St	0.72mi	4/2.0 (+1)	2,249 (+6%)	9mo	$440,000	$196	45
3833 SW 15th Pl	0.70mi	3/2.0	1,828 (-14%)	12mo	$520,000	$284	33
1316 SW 28th Ter	0.72mi	4/2.0 (+1)	2,344 (+10%)	19mo	$380,000	$162	29

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: -18.5%
• Equity multiple: 0.37×
• Total profit: $-52,715
• Equity at exit: $44,284

10-year hold

• IRR: -17.9%
• Equity multiple: 0.15×
• Total profit: $-70,662
• Equity at exit: $25,679

Cash invested: $83,160 (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: 1208
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,479 high
• Mortgage (P&I): −$1,558
• Tax from tax record: −$168 /mo · $2,015/yr
• Insurance: −$124
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $43

Break-even live

Break-even rent $2,425

Max offer price $297,000

Occupancy floor 93%

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: $74,250
• Closing costs: $8,910
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1203 SW 34th Ter Cape Coral, FL	3.0	2.0	1422	$2,250	$1.58	10d	1	0.05mi
1203 SW 34th Ter Cape Coral, FL	3.0	2.0	1422	$2,250	$1.58	3d	1	0.05mi
3305 SW 15th Pl Cape Coral, FL	3.0	2.0	1550	$1,750	$1.13	14d	1	0.30mi
1005 SW 33rd Ter Unit NA Cape Coral, FL	3.0	2.0	1400	$1,900	$1.36	2d	1	0.31mi
1400 SW 31st Ter Cape Coral, FL	3.0	2.0	1709	$2,695	$1.58	14d	1	0.34mi
1622 SW 33rd St Cape Coral, FL	3.0	2.0	2418	$1,795	$0.74	24d	1	0.49mi
1000 SW 37th St Cape Coral, FL	3.0	2.0	1578	$2,150	$1.36	24d	1	0.50mi
3011 SW 14th Ct Cape Coral, FL	3.0	2.0	1455	$1,825	$1.25	24d	1	0.52mi
1609 Savona Pkwy W Cape Coral, FL	3.0	2.0	1560	$1,770	$1.13	24d	1	0.54mi
3429 SW 8th Pl Cape Coral, FL	3.0	2.0	1426	$2,100	$1.47	24d	1	0.58mi
1502 SW 38th St Cape Coral, FL	3.0	3.0	2294	$5,800	$2.53	24d	1	0.60mi
1137 SW 29th Ter Cape Coral, FL	4.0	3.0	1850	$3,100	$1.68	2d	1	0.62mi
845 SW 37th Ln Cape Coral, FL	3.0	2.0	1600	$1,690	$1.06	2d	1	0.65mi
1203 SW 29th St Cape Coral, FL	4.0	2.0	1829	$2,326	$1.27	3d	1	0.67mi
1428 SW 29th St Cape Coral, FL	3.0	2.0	1455	$1,750	$1.20	24d	1	0.68mi
3305 SW 7th Pl Cape Coral, FL	3.0	2.0	1451	$2,150	$1.48	24d	1	0.71mi
3127 SW 18th Pl Cape Coral, FL	4.0	2.0	2016	$2,500	$1.24	24d	1	0.74mi
3818 SW 17th Ave Cape Coral, FL	3.0	2.0	2265	$3,200	$1.41	2d	1	0.77mi
2937 SW 8th Pl Cape Coral, FL	3.0	2.0	1706	$3,550	$2.08	24d	1	0.80mi
1325 SW 28th St Cape Coral, FL	3.0	2.5	1527	$2,500	$1.64	24d	1	0.82mi
3423 SW 6th Pl Cape Coral, FL	4.0	2.0	1668	$2,250	$1.35	16d	1	0.82mi
1403 SW 40th Ter Cape Coral, FL	3.0	2.0	1614	$5,080	$3.15	24d	1	0.85mi
1103 SW 40th Ter Cape Coral, FL	3.0	2.0	1812	$1,890	$1.04	12d	1	0.85mi
1114 SW 40th Ter Cape Coral, FL	4.0	2.0	1829	$2,181	$1.19	3d	1	0.87mi
4022 SW 12th Pl Cape Coral, FL	3.0	2.0	1431	$2,695	$1.88	24d	1	0.87mi
1816 SW 38th Ter Cape Coral, FL	3.0	2.0	1666	$1,900	$1.14	16d	1	0.88mi
3818 SW 7th Pl Cape Coral, FL	2.0	2.0	2014	$1,499	$0.74	14d	1	0.89mi
3619 SW 6th Ave Cape Coral, FL	3.0	2.0	1926	$2,800	$1.45	24d	1	0.94mi
2705 SW 11th Pl Cape Coral, FL	3.0	2.0	1557	$6,500	$4.17	24d	1	0.95mi
4024 Chiquita Blvd S Cape Coral, FL	3.0	3.0	2458	$6,500	$2.64	3d	1	0.96mi
2613 SW 15th Ave Cape Coral, FL	3.0	2.0	1849	$2,375	$1.28	3d	1	0.96mi
2613 SW 15th Ave Cape Coral, FL	3.0	2.0	1849	$2,375	$1.28	16d	1	0.96mi
428 SW 37th St Cape Coral, FL	3.0	2.0	1705	$3,500	$2.05	3d	1	1.09mi
624 Mohawk Pkwy Cape Coral, FL	3.0	2.0	1745	$2,750	$1.58	3d	1	1.09mi
531 SW 39th Ter Cape Coral, FL	4.0	2.0	1425	$2,600	$1.82	24d	1	1.10mi
3729 Agualinda Blvd Cape Coral, FL	4.0	2.0	2339	$3,000	$1.28	21d	1	1.11mi
4126 SW 8th Pl Cape Coral, FL	3.0	2.0	1401	$1,700	$1.21	3d	1	1.13mi
4113 Skyline Blvd Cape Coral, FL	3.0	2.0	2418	$2,000	$0.83	24d	1	1.14mi
4229 SW 14th Pl Cape Coral, FL	3.0	2.0	2800	$3,300	$1.18	24d	1	1.14mi
4131 SW 17th Pl Cape Coral, FL	3.0	2.0	2007	$3,975	$1.98	24d	1	1.14mi

Listing history 13 events

1. 2026-04-17
   status Pending
2. 2026-04-10
   listed $297,000 Active
3. 2026-03-31
   historical
4. 2026-01-06
   price $325,000
5. 2025-10-17
   price $355,000
6. 2025-09-16
   listed $365,000 Active
7. 2020-06-01
   historical
8. 2020-02-03
   price $254,500
9. 2019-11-19
   price $255,000
10. 2019-08-28
    listed $260,000 Active
11. 2001-08-29
    soldstatus $121,000
12. 1996-08-01
    soldstatus $90,000
13. 1992-06-29
    soldstatus $85,000

ⓘ 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: $2,015 · $168/mo
• Projected year-2 tax: $2,465 · $205/mo
• Expected delta: +$450/yr (+$37/mo · 22.3%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $29,748
• − Mortgage interest: −$16,637
• − Property taxes: −$2,015
• − Insurance: −$2,282
• − Repairs & maintenance: −$2,380
• − Management: −$2,380
• − Depreciation: −$8,640
• Taxable loss: −$4,586
• Est. tax savings @ 24.0%: +$1,101
• After-tax cash flow: $1,614/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

+249.4% since first listed

13 events — show timeline

• 2026-04-17 Pending — FORTMLS
• 2026-04-10 Listed $297,000 FORTMLS
• 2026-03-31 Listing Removed — FORTMLS
• 2026-01-06 Price Changed $325,000 FORTMLS
• 2025-10-17 Price Changed $355,000 FORTMLS
• 2025-09-16 Listed $365,000 FORTMLS
• 2020-06-01 Listing Removed — FORTMLS
• 2020-02-03 Price Changed $254,500 FORTMLS
• 2019-11-19 Price Changed $255,000 FORTMLS
• 2019-08-28 Listed $260,000 FORTMLS
• 2001-08-29 Sold (Public Records) $121,000 Public Records
• 1996-08-01 Sold (Public Records) $90,000 Public Records
• 1992-06-29 Sold (Public Records) $85,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,015 · +10.2% YoY. Source: county tax records.