1552 Lake Jessup Cir · Cape Coral, FL 33909

$249,990

3 bd · 2.5 ba · 1,816 sqft · Townhouse · 13 Days on market

Built 2026 Excellent condition Est $289k · 13% under $341/mo HOA · 15% of rent ↓ 52% since listing

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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 +13.5/15.0
• Cash flow +12.9/30.0
• Condition / age +4.8/5.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks

The Alder is a beautiful brand new 3 bed, 2.5 bath, 1 and a half car garage townhome by Centex in the established highly desired Coral Lakes Community. This home boast Quartz countertops and white cabinetry throughout the home. 18x18 ceramic tile downstairs and in the wet areas upstairs. This split bedroom floor plan offers spacious bedrooms with walk-in closets, tiled showers and a dual sink vanity in the owner's suite. Stainless Steel Whirlpool kitchen appliances plus washer & dryer. This home comes equipped with a covered Lanai overlooking your lake view, water display and beautiful Florida skies! Steps away from pool #1 makes it convenient for some R & R. There is an additiona

Key facts

• Quartz countertops
• Tiled showers
• Walk-in closets

Tags

• QUARTZ COUNTERTOPS
• WHITE CABINETRY
• CERAMIC TILE
• SPLIT BEDROOM FLOOR PLAN
• WALK-IN CLOSETS
• TILED SHOWERS

Property features AI

Finance

• HOA & community: Mandatory HOA; Monthly HOA fees (primary): $144.85; Monthly master HOA fees: $196.36; Professional management; HOA maintenance covers irrigation water, lawn/land maintenance, exterior pest control, and reserves; Community amenities include clubhouse, community pool and spa/hot tub, exercise room, business center, community room, basketball, tennis and pickleball courts, volleyball, play area, billiards, sidewalks, and underground utilities; One-time mandatory club fee: $392; One-time other fee: $250; Total annual recurring fees: $4,092; Total one-time fees: $642

Exterior

• Parking: Attached garage (1 car); Driveway with 2+ spaces (paved)
• Security: Gated community
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential townhouse; 2-story building; Entry level: Elevated; Rear exposure facing south
• Construction: Built in 2026; Concrete block construction; Stucco exterior; Tile roof; Impact-resistant windows; Single-hung windows; Elevated foundation
• Exterior features: Patio; Automatic sprinkler system; Tennis court; Landscaped view; Paved road access

Interior

• Kitchen: Kitchen island; Pantry; Electric cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator/freezer
• Bedrooms: 3 bedrooms; Master bedroom upstairs; Split bedroom floor plan
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Cable prewire; Foyer; High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Window coverings; Great room; Open porch/lanai
• Laundry & utility: Laundry in residence; Washer and dryer included; Washer/dryer hookup; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $250k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-19 ($-231/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (9.1% below list).
• Recommended offer: $227k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Diplomat Elementary School (math 67% / reading 60%, grade B, #564 of 2,144 statewide, top 27%, 1,069 students, 56% FRL); Mariner Middle School (math 50% / reading 47%, grade C-, #274 of 571 statewide, top 50%, 1,001 students, 53% FRL); Ida S. Baker High School (math 44% / reading 47%, grade D-, #223 of 667 statewide, top 34%, 1,933 students, 39% FRL).
• Market conditions: Rents falling (-5.6%/yr); 1604 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); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 37% of the median local income ($73k/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 $8k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,319 (9.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.91% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $288,744
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1605 Lake Jessup Cir	0.12mi	3/2.5	1,816 (0%)	5mo	$275,000	$151	90
1520 Fells Cove Ln	0.07mi	3/2.5	1,816 (0%)	10mo	$249,990	$138	88
1665 Lake Jessup Cir	0.12mi	3/2.5	1,816 (0%)	10mo	$255,000	$140	86
1666 Lake Jessup Cir	0.15mi	3/2.5	1,816 (0%)	11mo	$255,000	$140	84
1483 Weeping Willow Ct	0.16mi	3/2.5	1,636 (-10%)	12mo	$259,990	$159	66
1550 Fells Cove Ln	0.05mi	3/2.5	1,657 (-9%)	22mo	$295,000	$178	65
1475 Weeping Willow Ct	0.15mi	3/2.5	1,636 (-10%)	15mo	$259,990	$159	64
1479 Weeping Willow Ct	0.15mi	3/2.5	1,636 (-10%)	22mo	$276,990	$169	58

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: -20.4%
• Equity multiple: 0.31×
• Total profit: $-48,309
• Equity at exit: $37,274

10-year hold

• IRR: -22.7%
• Equity multiple: 0.01×
• Total profit: $-69,033
• Equity at exit: $21,615

Cash invested: $69,997 (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 33909

• Home prices YoY: -23.1%
• Rents YoY: -5.6%
• Active inventory: 1604
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,273 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$59 /mo · $707/yr
• Insurance: −$104
• HOA: −$341
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-19

Break-even live

Break-even rent $2,298

Max offer price $246,590

Occupancy floor 96%

Sensitivity live

Price	-10% $122	-5% $52	+0% $-19	+5% $-90	+10% $-161
Rent	-10% $-199	-5% $-109	+0% $-19	+5% $71	+10% $160
Rate	-1.0pp $107	-0.5pp $44	base $-19	+0.5pp $-84	+1.0pp $-150

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: $62,498
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1545 Lake Jessup Cir Cape Coral, FL	3.0	2.5	1831	$2,350	$1.28	25d	1	0.04mi
1541 Fells Cove Ln Unit 1541 Cape Coral, FL	3.0	2.5	1657	$2,400	$1.45	5d	1	0.08mi
1541 Fells Cove Ln Unit 1541 Cape Coral, FL	3.0	2.5	1657	$2,400	$1.45	15d	1	0.08mi
1424 Weeping Willow Ct Cape Coral, FL	3.0	2.5	1679	$1,999	$1.19	25d	1	0.13mi
1672 Lake Jessup Cir Cape Coral, FL	3.0	2.5	1729	$2,200	$1.27	12d	1	0.16mi
1302 Weeping Willow Ct Unit 1302 Cape Coral, FL	2.0	2.5	1551	$2,220	$1.43	4d	1	0.32mi
13700 Oak St North Fort Myers, FL	1.0–3.0	1.0–2.0	1023	$2,465	$2.41	5d	32	0.36mi
2531 Sawgrass Lake Ct Cape Coral, FL	4.0	3.0	2600	$2,650	$1.02	18d	1	0.39mi
3223 NE 14th Ave Cape Coral, FL	4.0	3.0	1765	$2,200	$1.25	25d	1	0.42mi
1724 NE 26th Ter Cape Coral, FL	4.0	2.0	1833	$1,925	$1.05	18d	1	0.64mi
1788 Concordia Lake Cir Cape Coral, FL	2.0–3.0	2.0	1329	$3,800	$2.86	13d	2	0.67mi
1800 Concordia Lake Cir #610 Cape Coral, FL	3.0	2.0	1680	$3,300	$1.96	25d	1	0.68mi
921 Jacaranda Pkwy E Cape Coral, FL	4.0	3.0	2081	$2,099	$1.01	25d	1	0.76mi
1532 NE 35th St Cape Coral, FL	4.0	2.0	1809	$1,995	$1.10	25d	1	0.81mi
1842 Concordia Lake Cir #1110 Cape Coral, FL	3.0	2.0	1618	$1,695	$1.05	25d	1	0.85mi
1871 Concordia Lake Cir #301 Cape Coral, FL	3.0	2.0	1468	$1,650	$1.12	5d	1	0.86mi
3511 NE 17th Ave Cape Coral, FL	4.0	2.0	1717	$2,350	$1.37	21d	1	0.90mi
1015 NE 34th St Cape Coral, FL	4.0	2.0	1760	$2,300	$1.31	25d	1	0.91mi
3512 NE 17th Pl Cape Coral, FL	4.0	3.0	1650	$1,995	$1.21	4d	1	0.91mi
1706 Kismet Pkwy E Cape Coral, FL	3.0	2.0	1408	$1,950	$1.38	16d	1	0.91mi
2022 NE 25th Ter Cape Coral, FL	3.0	2.0	1600	$2,300	$1.44	5d	1	0.93mi
2213 NE 33rd St Cape Coral, FL	3.0	2.0	1385	$1,800	$1.30	25d	1	0.99mi
2217 NE 33rd Ln Cape Coral, FL	3.0	2.0	1706	$2,650	$1.55	25d	1	1.06mi
2116 NE 25th St Cape Coral, FL	3.0	2.0	1352	$1,891	$1.40	5d	1	1.08mi
3462 NE 10th Pl Cape Coral, FL	4.0	3.0	1665	$3,000	$1.80	25d	1	1.09mi
3141 Amadora Cir Cape Coral, FL	3.0	2.0	1816	$2,295	$1.26	15d	1	1.11mi
3141 Amadora Cir Cape Coral, FL	3.0	2.0	1816	$2,295	$1.26	5d	1	1.11mi
3026 NE 6th Pl Cape Coral, FL	4.0	2.0	1683	$2,095	$1.24	25d	1	1.11mi
3527 NE 19th Pl Cape Coral, FL	3.0	2.0	1574	$2,000	$1.27	25d	1	1.13mi
2925 NE 6th Ave Cape Coral, FL	4.0	2.0	1651	$2,000	$1.21	25d	1	1.14mi
3622 NE 19th Ave Cape Coral, FL	3.0	2.0	1286	$2,480	$1.93	25d	1	1.16mi
2122 NE 13th Pl Cape Coral, FL	3.0	2.0	1279	$1,850	$1.45	25d	1	1.17mi
2728 NE 6th Pl Cape Coral, FL	4.0	2.0	1760	$1,795	$1.02	4d	1	1.18mi
2108 NE 15th Pl Cape Coral, FL	3.0	2.0	1422	$2,266	$1.59	5d	1	1.19mi
2112 NE 14th Ave Cape Coral, FL	3.0	2.0	1472	$1,941	$1.32	5d	1	1.20mi
3445 NE 8th Pl Cape Coral, FL	4.0	2.0	1734	$2,200	$1.27	25d	1	1.20mi
3345 Dandolo Cir Cape Coral, FL	3.0	2.5	1977	$2,000	$1.01	18d	1	1.21mi
827 NE 23rd Ter Cape Coral, FL	4.0	2.0	1412	$1,850	$1.31	5d	1	1.22mi
3610 NE 9th Pl Cape Coral, FL	4.0	2.0	1774	$1,995	$1.12	16d	1	1.29mi
3717 NE 13th Ave Cape Coral, FL	3.0	2.0	1408	$1,795	$1.27	18d	1	1.29mi

HOA detail

• Monthly dues: $341 · $4,092/yr
• Likely covers: waterpool

Listing history 9 events

1. 2026-06-16
   statusdays on market $249,990 Pending 13 DOM
2. 2026-06-15
   days on market $249,990 Active 12 DOM
3. 2026-06-13
   days on market $249,990 Active 10 DOM
4. 2026-06-10
   days on market $249,990 Active 7 DOM
5. 2026-06-09
   days on market $249,990 Active 6 DOM
6. 2026-06-08
   days on market $249,990 Active 5 DOM
7. 2026-06-07
   days on market $249,990 Active 4 DOM
8. 2026-06-03
   remarks 691-char remark
9. 2026-06-03
   listed $249,990 Active 1 DOM

ⓘ 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: $707 · $59/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$1,368/yr (+$114/mo · 193.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 26 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: $27,278
• − Mortgage interest: −$14,003
• − Property taxes: −$707
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,182
• − Management: −$2,182
• − HOA: −$4,092
• − Depreciation: −$7,272
• Taxable loss: −$4,411
• Est. tax savings @ 24.0%: +$1,059
• After-tax cash flow: $828/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This townhouse is in excellent condition with no visible repairs or maintenance needed. It offers a clean and modern interior with a well-maintained exterior and landscaping. The home is move-in ready and would benefit from some minor updates to the interior to further enhance its resale value.

Value-add opportunities

• Resale Painting the interior walls and ceilings — Fresh paint can make a home look more inviting and modern.
• Resale Updating the flooring in the kitchen and bathrooms — New flooring can improve the overall appearance and functionality of the home.
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the interior walls and ceilings — Fresh paint can make a home look more inviting and modern. ↑
• Resale Updating the flooring in the kitchen and bathrooms — New flooring can improve the overall appearance and functionality of the home. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 40,231
• Household income: $73,053
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 1657.0

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 0.55)
• Race & ethnicity: White 56% Hispanic / Latino 36% Two or more races 24% Black 3% Asian 1%
• Hispanic origin (detail): Puerto Rican 7% Cuban 14% Dominican 4%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 20% · Canada, Jamaica
• Languages at home: 69% English-only · Spanish 27% Other Indo-European 1% German/W. Germanic 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: ▼ -94.24%
• Current HPI: 313.8761
• Rent YoY: ▼ -5.60%
• 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

-52.5% since first listed

7 events — show timeline

• 2026-06-03 Listed $249,990 BEARMLS
• 2021-12-02 Sold (Public Records) $3,500,000 Public Records
• 2010-11-15 Sold (Public Records) $425,000 Public Records
• 2010-11-10 Sold (Public Records) $550,000 Public Records
• 2010-02-19 Sold (Public Records) $500,000 Public Records
• 2003-05-30 Sold (Public Records) $1,862,500 Public Records
• 2003-05-29 Sold (Public Records) $525,800 Public Records

Property tax history

+19.0%/yr

Latest (2025): $707 · +12.7% YoY. Source: county tax records.