518 Jacaranda Pkwy E · Cape Coral, FL 33909

$199,000

3 bd · 2.0 ba · 1,321 sqft · SingleFamily public records · 119 Days on market

Built 1990 0.34 ac lot Est $292k · 32% 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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.7/10.0
• 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 MLS

This is a HUD HOME SOLD AS-IS''. Nice style home with plenty of room. This home features 3 bedrooms and 2 bathrooms, with high ceilings, master bathroom with dual sinks, the kitchen has a very open plan, and a nice size back screened lanai to enjoy Florida weather, beautiful specious home.

Key facts

• Oversized triple lot
• Fully fenced yard
• New roof

Tags

• NEW ROOF
• FULLY FENCED YARD
• OVERSIZED TRIPLE LOT
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO SCHOOLS
• QUICK ACCESS TO DINING

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached garage; 2 covered garage spaces
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story home; Entry level 1; Faces north; Resale property; R1 zoning
• Construction: Vinyl siding with wood frame construction; Shingle roof
• Exterior features: Fenced yard; Lanai; Porch; Screened porch; Multiple lots; South exposure

Interior

• Kitchen: Freezer; Range; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Single-hung windows; Family/Dining room; Living/Dining room; Shower-only bath with separate shower; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $181k (9.0% 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.
• Market conditions: Rents falling (-5.6%/yr); 1597 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); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 35% 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 $1k of loan paydown is wiped out by about $6k 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 119 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $199k implies a 319% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $181,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $291,941
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
622 Jacaranda Pkwy E	0.17mi	3/2.0	1,408 (+7%)	7mo	$255,000	$181	76
507 NE 31st Ter	0.05mi	3/2.0	1,400 (+6%)	22mo	$322,490	$230	70
337 NE 30th Ter	0.28mi	3/2.0	1,469 (+11%)	4mo	$299,000	$204	65
3105 NE 6th Pl	0.18mi	3/2.0	1,401 (+6%)	21mo	$346,000	$247	64
2805 NE 7th Ave	0.50mi	3/2.0	1,400 (+6%)	4mo	$304,900	$218	64
3002 NE 4th Pl	0.27mi	3/2.0	1,247 (-6%)	18mo	$265,000	$213	63
2712 NE 4th Pl	0.64mi	3/2.0	1,400 (+6%)	0mo	$304,990	$218	60
3017 NE 5th Ave	0.18mi	3/2.0	1,213 (-8%)	22mo	$268,000	$221	60
2912 NE 7th Pl	0.37mi	3/2.0	1,458 (+10%)	16mo	$294,000	$202	52
926 NE 33rd St	0.58mi	3/2.0	1,399 (+6%)	23mo	$315,990	$226	44
2820 NE 5th Ave	0.41mi	4/2.0 (+1)	1,426 (+8%)	23mo	$326,490	$229	44
1004 NE 32nd St	0.56mi	4/2.0 (+1)	1,426 (+8%)	24mo	$328,490	$230	36

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: -12.4%
• Equity multiple: 0.57×
• Total profit: $-24,197
• Equity at exit: $29,672

10-year hold

• IRR: -8.9%
• Equity multiple: 0.52×
• Total profit: $-26,515
• Equity at exit: $17,206

Cash invested: $55,720 (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: 1597
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,123 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$328 /mo · $3,935/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $223

Break-even live

Break-even rent $1,841

Max offer price $199,000

Occupancy floor 85%

Sensitivity live

Price	-10% $335	-5% $279	+0% $223	+5% $166	+10% $110
Rent	-10% $55	-5% $139	+0% $223	+5% $307	+10% $391
Rate	-1.0pp $323	-0.5pp $273	base $223	+0.5pp $171	+1.0pp $119

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3026 NE 6th Pl Cape Coral, FL	4.0	2.0	1683	$2,095	$1.24	24d	1	0.16mi
2925 NE 6th Ave Cape Coral, FL	4.0	2.0	1651	$2,000	$1.21	24d	1	0.23mi
2728 NE 6th Pl Cape Coral, FL	4.0	2.0	1760	$1,795	$1.02	3d	1	0.55mi
3010 NE 1st Pl Cape Coral, FL	3.0	2.0	1582	$2,750	$1.74	24d	1	0.58mi
3024 NE 1st Ave Cape Coral, FL	4.0	2.0	1499	$1,695	$1.13	20d	1	0.63mi
2620 NE 5th Ave Cape Coral, FL	3.0	2.0	1597	$3,500	$2.19	24d	1	0.68mi
2603 NE 4th Ave Cape Coral, FL	3.0	2.0	1356	$1,471	$1.08	4d	1	0.76mi
2907 Santa Barbara Blvd N Cape Coral, FL	3.0	2.0	1209	$1,775	$1.47	11d	1	0.76mi
1015 NE 34th St Cape Coral, FL	4.0	2.0	1760	$2,300	$1.31	24d	1	0.77mi
3445 NE 8th Pl Cape Coral, FL	4.0	2.0	1734	$2,200	$1.27	24d	1	0.78mi
2912 Santa Barbara Blvd N Unit 2912 Cape Coral, FL	2.0	2.0	1100	$1,550	$1.41	12d	1	0.79mi
331 NE 25th St Cape Coral, FL	4.0	2.0	1565	$2,000	$1.28	24d	1	0.91mi
1302 Weeping Willow Ct Unit 1302 Cape Coral, FL	2.0	2.5	1551	$2,220	$1.43	3d	1	0.92mi
3229 NW 1st Ave Cape Coral, FL	4.0	2.0	1828	$1,811	$0.99	4d	1	0.93mi
3462 NE 10th Pl Cape Coral, FL	4.0	3.0	1665	$3,000	$1.80	24d	1	0.94mi
3220 NW 1st Ave Cape Coral, FL	4.0	2.0	1723	$2,250	$1.31	24d	1	0.95mi
2524 NE 1st Pl Cape Coral, FL	4.0	3.0	1683	$2,250	$1.34	24d	1	0.97mi
51 Wilmington Pkwy Cape Coral, FL	4.0	3.0	1681	$2,000	$1.19	24d	1	0.97mi
3223 NE 14th Ave Cape Coral, FL	4.0	3.0	1765	$2,200	$1.25	24d	1	1.01mi
3610 NE 9th Pl Cape Coral, FL	4.0	2.0	1774	$1,995	$1.12	15d	1	1.02mi
3055 NW 3rd Pl Cape Coral, FL	3.0	2.0	1184	$1,675	$1.41	4d	1	1.03mi
1424 Weeping Willow Ct Cape Coral, FL	3.0	2.5	1679	$1,999	$1.19	24d	1	1.11mi
827 NE 23rd Ter Cape Coral, FL	4.0	2.0	1412	$1,850	$1.31	4d	1	1.13mi
36 NW 26th St Cape Coral, FL	3.0	2.0	1270	$1,990	$1.57	4d	1	1.18mi
2919 NW 4th Pl Cape Coral, FL	4.0	2.0	1639	$1,926	$1.18	4d	1	1.19mi
2616 NW 1st Pl Cape Coral, FL	4.0	2.0	1829	$1,946	$1.06	22d	1	1.19mi
2936 NW 4th Pl Cape Coral, FL	4.0	2.0	1769	$1,895	$1.07	24d	1	1.19mi
1545 Lake Jessup Cir Cape Coral, FL	3.0	2.5	1831	$2,350	$1.28	24d	1	1.22mi
1672 Lake Jessup Cir Cape Coral, FL	3.0	2.5	1729	$2,200	$1.27	11d	1	1.23mi
1541 Fells Cove Ln Unit 1541 Cape Coral, FL	3.0	2.5	1657	$2,400	$1.45	15d	1	1.24mi
1541 Fells Cove Ln Unit 1541 Cape Coral, FL	3.0	2.5	1657	$2,400	$1.45	4d	1	1.24mi
101 NW 25th St Cape Coral, FL	4.0	2.0	1613	$1,900	$1.18	4d	1	1.25mi
3619 NE 12th Ave Cape Coral, FL	2.0	1.0	1000	$1,800	$1.80	24d	1	1.27mi
2205 NE 8th Pl Cape Coral, FL	3.0	2.0	1408	$2,200	$1.56	24d	1	1.28mi
2130 NE 8th Pl Cape Coral, FL	2.0	2.0	1080	$1,299	$1.20	4d	1	1.29mi
3804 NE 9th Pl Cape Coral, FL	4.0	3.0	1683	$1,995	$1.19	15d	1	1.29mi
2024 NE 5th Ave Cape Coral, FL	4.0	2.0	1617	$1,850	$1.14	4d	1	1.38mi
221 NW 25th St Cape Coral, FL	3.0	2.0	1407	$1,780	$1.27	24d	1	1.38mi
2034 NE 8th Pl Cape Coral, FL	4.0	2.0	1734	$1,900	$1.10	24d	1	1.40mi
2017 NE 7th Ave Cape Coral, FL	3.0	2.0	1104	$1,526	$1.38	4d	1	1.40mi

Listing history 18 events

1. 2026-06-17
   days on market $199,000 Active 119 DOM
2. 2026-06-16
   days on market $199,000 Active 118 DOM
3. 2026-06-15
   days on market $199,000 Active 117 DOM
4. 2026-06-13
   days on market $199,000 Active 115 DOM
5. 2026-06-10
   days on market $199,000 Active 112 DOM
6. 2026-06-09
   days on market $199,000 Active 111 DOM
7. 2026-06-07
   days on market $199,000 Active 109 DOM
8. 2026-06-02
   days on market $199,000 Active 104 DOM
9. 2026-06-01
   days on market $199,000 Active 103 DOM
10. 2026-06-01
    days on market $199,000 Active 102 DOM
11. 2026-05-21
    price $199,000
12. 2026-03-13
    price $210,000
13. 2026-02-18
    listed $225,000 Active
14. 2011-06-01
    soldstatus $47,500 290-char remark

    Show marketing remark (290 chars)

    This is a HUD HOME SOLD AS-IS''. Nice style home with plenty of room. This home features 3 bedrooms and 2 bathrooms, with high ceilings, master bathroom with dual sinks, the kitchen has a very open plan, and a nice size back screened lanai to enjoy Florida weather, beautiful specious home.

15. 2011-05-15
    price $50,000 290-char remark

    Show marketing remark (290 chars)

    This is a HUD HOME SOLD AS-IS''. Nice style home with plenty of room. This home features 3 bedrooms and 2 bathrooms, with high ceilings, master bathroom with dual sinks, the kitchen has a very open plan, and a nice size back screened lanai to enjoy Florida weather, beautiful specious home.

16. 2002-11-02
    soldstatus $110,000
17. 2001-06-13
    soldstatus $60,513 285-char remark

    Show marketing remark (285 chars)

    Property Sold As-is, Selling Commission Up To 5%, Case #092-522819 Foravailability & Bidding Done @ Www. Firstpreston. Com, 2show Use Hud Keyliens/Code Violations May Or May Not Exist On Property & R Responsibilityof Broker/Purchaser 2resolve. Insured W/ Escrow W/ Conditions

18. 2001-04-17
    price $62,000 285-char remark

    Show marketing remark (285 chars)

    Property Sold As-is, Selling Commission Up To 5%, Case #092-522819 Foravailability & Bidding Done @ Www. Firstpreston. Com, 2show Use Hud Keyliens/Code Violations May Or May Not Exist On Property & R Responsibilityof Broker/Purchaser 2resolve. Insured W/ Escrow W/ Conditions

ⓘ 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: $3,935 · $328/mo
• Projected year-2 tax: $3,935 · $328/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $25,476
• − Mortgage interest: −$11,147
• − Property taxes: −$3,935
• − Insurance: −$995
• − Repairs & maintenance: −$2,038
• − Management: −$2,038
• − Depreciation: −$5,789
• Taxable loss: −$466
• Est. tax savings @ 24.0%: +$112
• After-tax cash flow: $2,785/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

+221.0% since first listed

8 events — show timeline

• 2026-05-21 Price Changed $199,000 FORTMLS
• 2026-03-13 Price Changed $210,000 FORTMLS
• 2026-02-18 Listed $225,000 FORTMLS
• 2011-06-01 Sold (MLS) $47,500 FORTMLS
• 2011-05-15 Price Changed $50,000 FORTMLS
• 2002-11-02 Sold (Public Records) $110,000 Public Records
• 2001-06-13 Sold (MLS) $60,513 FORTMLS
• 2001-04-17 Price Changed $62,000 FORTMLS

Property tax history

+6.4%/yr

Latest (2025): $3,935 · -0.3% YoY. Source: county tax records.