1100 Pondella Rd #916 · Cape Coral, FL 33909

$125,000

2 bd · 2.0 ba · 962 sqft · Condo public records · 154 Days on market

Built 1985 $399/mo HOA · 25% of rent

---

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
• 1% rule +7.8/10.0
• 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
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a Short Sale subject to existing lender's approval which could result in delays. THIS IS A SHORT SALE SUBJECT TO EXISTING LENDERS APPROVAL, WHICH COULD CAUSE DELAYS. Nice 2/2 condo, community heated pool, tiki huts and bbq area. 2nd floor unit

Key facts

• Pet friendly
• $399 HOA
• Parking

Tags

• PRIVATE SCREENED LANI
• PET FRIENDLY
• SINGLE COVERED CARPORT

Property features AI

Finance

• Financial info: Pets may be allowed with conditions (call for details); maximum 2 pets, max weight 20 lbs; aggressive breeds not allowed
• HOA & community: Homeowners association with management; HOA fee approximately $399 monthly; HOA covers management, insurance, legal/accounting, grounds maintenance, pest control, recreation facilities, reserve fund, and road maintenance; Community features include pool, street lights, non-gated community; 126 units in the community

Exterior

• Parking: Assigned covered parking; Detached carport (1 space); Guest parking available
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: 2-story property; Entry level: 2; Resale condition; Faces north
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Lanai; Porch (screened); Sprinkler/irrigation; Automatic sprinklers; Community pool; Paved road access; South exposures

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Guest quarters
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Furnished; Breakfast bar; Living/dining room combination; Split bedroom layout; Separate shower, shower only configuration; Single hung windows
• Laundry & utility: Washer and dryer (inside laundry)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-40 ($-478/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (5.6% below list).
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• 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 (-5.6%/yr); 1611 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $864 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 154 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $125k implies a 317% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% 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 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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: 1.28% ✓
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 6.5

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: -23.6%
• Equity multiple: 0.22×
• Total profit: $-27,182
• Equity at exit: $18,638

10-year hold

• IRR: -40.8%
• Equity multiple: -0.25×
• Total profit: $-43,835
• Equity at exit: $10,808

Cash invested: $35,000 (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: 1611
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,597 high
• Mortgage (P&I): −$656
• Tax from tax record: −$195 /mo · $2,339/yr
• Insurance: −$52
• HOA: −$399
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-40

Break-even live

Break-even rent $1,647

Max offer price $117,957

Occupancy floor 98%

Sensitivity live

Price	-10% $31	-5% $-4	+0% $-40	+5% $-75	+10% $-111
Rent	-10% $-166	-5% $-103	+0% $-40	+5% $23	+10% $86
Rate	-1.0pp $23	-0.5pp $-8	base $-40	+0.5pp $-72	+1.0pp $-105

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Pondella Rd Cape Coral, FL	2.0	2.0	938	$1,600	$1.71	5d	1	0.01mi
2303 NE 6th St #3 Cape Coral, FL	2.0	1.0	861	$1,400	$1.63	26d	1	0.33mi
2308 NE 6th St Unit 1 Cape Coral, FL	2.0	1.5	1009	$1,450	$1.44	21d	1	0.35mi
2308 NE 6th St Cape Coral, FL	2.0	1.0	1009	$1,450	$1.44	18d	1	0.35mi
521 NE 24th Pl Apt 2 Cape Coral, FL	2.0	2.0	1090	$1,400	$1.28	26d	1	0.38mi
509 NE 24th Pl Unit A Cape Coral, FL	2.0	2.0	1113	$1,445	$1.30	21d	1	0.43mi
509 NE 24th Pl Unit A Cape Coral, FL	2.0	2.0	1113	$1,395	$1.25	5d	1	0.43mi
501 NE 24th Pl Unit 501 Cape Coral, FL	2.0	1.0	891	$1,400	$1.57	26d	1	0.46mi
2500 Ne Pine Island Rd North Fort Myers, FL	1.0–3.0	1.0–2.0	962	$2,018	$2.10	5d	19	0.55mi
325 NE 23rd Ave Cape Coral, FL	3.0	2.0	1104	$1,496	$1.36	5d	1	0.55mi
2505 Liberty Park Dr Cape Coral, FL	1.0–2.0	1.0–2.0	1092	$2,203	$2.02	5d	14	0.67mi
1717 NE 6th Ter Cape Coral, FL	2.0	2.0	1111	$1,700	$1.53	26d	1	0.95mi
750 Pondella Rd North Fort Myers, FL	2.0–3.0	1.0–2.0	1200	$1,099	$0.92	4d	6	0.97mi
4495 Frankie Ct North Fort Myers, FL	2.0	1.5	1000	$1,295	$1.29	26d	1	1.12mi
4789 Orange Grove Blvd #12 North Fort Myers, FL	2.0	1.0	741	$1,300	$1.75	5d	1	1.23mi
4789 Orange Grove Blvd North Fort Myers, FL	2.0	1.0	741	$1,300	$1.75	23d	1	1.23mi
4777 Orange Grove Blvd North Fort Myers, FL	2.0	1.0	741	$1,200	$1.62	26d	1	1.24mi
4773 Orange Grove Blvd #7 North Fort Myers, FL	2.0	1.0	741	$1,500	$2.02	26d	1	1.26mi
4749 # F3 # N Unit Orange Grove Blvd unit North Fort Myers, FL	2.0	1.0	741	$1,095	$1.48	26d	1	1.29mi
129 SE 23rd Pl Unit -Unit 2 Cape Coral, FL	2.0	1.0	976	$1,400	$1.43	26d	1	1.30mi
1288 Waite Dr North Fort Myers, FL	2.0	2.0	972	$2,200	$2.26	26d	1	1.36mi
1260 Joerin Ave North Fort Myers, FL	1.0	1.0	936	$1,105	$1.18	26d	1	1.39mi
3050 Steeple Cir Cape Coral, FL	1.0–3.0	1.0–2.0	1003	$1,668	$1.66	5d	27	1.40mi
2700 Diplomat Pkwy E Cape Coral, FL	1.0–3.0	1.0–2.0	1116	$2,382	$2.13	5d	41	1.47mi

HOA detail condo

• Monthly dues: $399 · $4,788/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-22
   days on market $125,000 Active 154 DOM
2. 2026-06-22
   days on market $125,000 Active 153 DOM
3. 2026-06-17
   days on market $125,000 Active 149 DOM
4. 2026-06-16
   days on market $125,000 Active 148 DOM
5. 2026-06-15
   days on market $125,000 Active 147 DOM
6. 2026-06-13
   days on market $125,000 Active 145 DOM
7. 2026-06-10
   days on market $125,000 Active 142 DOM
8. 2026-06-09
   days on market $125,000 Active 141 DOM
9. 2026-06-07
   days on market $125,000 Active 139 DOM
10. 2026-06-02
    days on market $125,000 Active 134 DOM
11. 2026-06-01
    days on market $125,000 Active 133 DOM
12. 2026-06-01
    days on market $125,000 Active 132 DOM
13. 2026-03-08
    price $125,000
14. 2026-01-19
    listed $135,000 Active
15. 2025-12-18
    historical
16. 2025-09-07
    price $145,000
17. 2025-03-23
    listed $150,000 Active
18. 2015-03-02
    price $29,900 252-char remark

    Show marketing remark (252 chars)

    This is a Short Sale subject to existing lender's approval which could result in delays. THIS IS A SHORT SALE SUBJECT TO EXISTING LENDERS APPROVAL, WHICH COULD CAUSE DELAYS. Nice 2/2 condo, community heated pool, tiki huts and bbq area. 2nd floor unit

19. 2010-03-11
    soldstatus $30,000
20. 2010-03-09
    soldstatus $30,000 252-char remark

    Show marketing remark (252 chars)

    This is a Short Sale subject to existing lender's approval which could result in delays. THIS IS A SHORT SALE SUBJECT TO EXISTING LENDERS APPROVAL, WHICH COULD CAUSE DELAYS. Nice 2/2 condo, community heated pool, tiki huts and bbq area. 2nd floor unit

ⓘ 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: $2,339 · $195/mo
• Projected year-2 tax: $2,339 · $195/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $19,164
• − Mortgage interest: −$7,002
• − Property taxes: −$2,339
• − Insurance: −$625
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − HOA: −$4,788
• − Depreciation: −$3,636
• Taxable loss: −$2,292
• Est. tax savings @ 24.0%: +$550
• After-tax cash flow: $72/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): 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

+316.7% since first listed

8 events — show timeline

• 2026-03-08 Price Changed $125,000 FORTMLS
• 2026-01-19 Listed $135,000 FORTMLS
• 2025-12-18 Listing Removed — FORTMLS
• 2025-09-07 Price Changed $145,000 FORTMLS
• 2025-03-23 Listed $150,000 FORTMLS
• 2015-03-02 Price Changed $29,900 FORTMLS
• 2010-03-11 Sold (Public Records) $30,000 Public Records
• 2010-03-09 Sold (MLS) $30,000 FORTMLS

Property tax history

+8.2%/yr

Latest (2025): $2,339 · +4.0% YoY. Source: county tax records.