208 NW 4th Ave · Cape Coral, FL 33993

$205,000

3 bd · 2.0 ba · 1,182 sqft · SingleFamily public records · 13 Days on market

Built 2000 10,149 sqft lot Est $282k · 27% 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 +18.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +5.0/10.0
• 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

AMAZING DEAL on this 3BR/2BA home in NW Cape Coral with soaring cathedral ceilings and huge back yard with sprawling oak trees and plenty of shade! Home features tile floors throughout, soaring cathedral ceiling and split bedrooms! LOCATION. .LOCATION just walking distance from major shopping area and other private services! Transform the backyard into a Tropical Oasis and enjoy the true Florida lifestyle! Don't delay-SCHEDULE a SHOWING TODAY!

Key facts

• Tile floors
• Sprawling oak trees
• Huge back yard

Tags

• HUGE BACK YARD
• SPRAWLING OAK TREES
• TILE FLOORS
• SPLIT BEDROOMS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story home; Entry level: 1
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Fenced yard; Room for a pool; Rectangular lot; Public maintained road; Property faces east; Lot exposure to the west; Known damage noted

Interior

• Kitchen: Dishwasher; Range
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Cathedral ceilings; Living/dining room; Pantry; Tub with shower; Split bedroom floor plan; Single-hung windows; Interior shutters; Unfurnished
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Cap rate 7.3% 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 (-5.5%/yr); 2671 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $162k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $205,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.00% ✓
• Cap rate: 7.34%
• Cash-on-cash: 3.75%
• DSCR: 1.17
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $282,498
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 NW 3rd Ln	0.27mi	3/2.0	1,144 (-3%)	1mo	$295,000	$258	81
319 NW 4th St	0.30mi	3/2.0	1,204 (+2%)	15mo	$350,000	$291	70
204 NW 5th St	0.44mi	3/2.0	1,241 (+5%)	22mo	$270,000	$218	53
401 NW Juanita Ct	0.51mi	3/2.0	1,096 (-7%)	14mo	$262,000	$239	53
114 NW 7th St	0.71mi	3/2.0	1,264 (+7%)	12mo	$270,000	$214	46

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: -13.9%
• Equity multiple: 0.52×
• Total profit: $-27,764
• Equity at exit: $30,566

10-year hold

• IRR: -10.9%
• Equity multiple: 0.43×
• Total profit: $-32,527
• Equity at exit: $17,725

Cash invested: $57,400 (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 33993

• Home prices YoY: -14.1%
• Rents YoY: -5.5%
• Active inventory: 2671
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,053 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$282 /mo · $3,384/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $179

Break-even live

Break-even rent $1,826

Max offer price $205,000

Occupancy floor 86%

Sensitivity live

Price	-10% $295	-5% $237	+0% $179	+5% $121	+10% $63
Rent	-10% $17	-5% $98	+0% $179	+5% $260	+10% $342
Rate	-1.0pp $283	-0.5pp $232	base $179	+0.5pp $126	+1.0pp $72

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
186 Tierra De Paz Loop Cape Coral, FL	1.0–3.0	1.0–2.0	935	$2,496	$2.67	3d	153	0.18mi
212 NW 1st St Cape Coral, FL	3.0	2.0	1246	$1,775	$1.42	5d	1	0.24mi
315 SW Pine Island Rd Cape Coral, FL	1.0–2.0	1.0–2.0	974	$1,699	$1.74	5d	10	0.36mi
626 NW 2nd Ln Cape Coral, FL	3.0	2.0	1272	$2,200	$1.73	25d	1	0.38mi
626 NW 2nd Ln Cape Coral, FL	3.0	2.0	1272	$2,200	$1.73	17d	1	0.38mi
149 Santa Barbara Blvd S Cape Coral, FL	3.0	2.0	1250	$1,520	$1.22	25d	1	0.69mi
419 NW 7th Ter Cape Coral, FL	3.0	2.0	1161	$4,500	$3.88	5d	1	0.72mi
159 SE Santa Barbara Pl Cape Coral, FL	3.0	2.0	1412	$2,250	$1.59	25d	1	0.74mi
701 SW Pine Island Rd Cape Coral, FL	1.0–3.0	1.0–2.0	1138	$1,794	$1.58	3d	11	0.80mi
318 NW 8th Ter Cape Coral, FL	3.0	2.0	1500	$1,900	$1.27	4d	1	0.80mi
639 NE Juanita Pl Cape Coral, FL	3.0	2.0	1116	$1,700	$1.52	21d	1	0.82mi
320 SW 3rd Pl Cape Coral, FL	2.0	2.0	1008	$1,495	$1.48	25d	1	0.87mi
229 Hancock Bridge Pkwy Cape Coral, FL	2.0	2.0	1100	$1,400	$1.27	25d	1	0.88mi
621 SW 3rd St Cape Coral, FL	2.0	2.0	910	$1,200	$1.32	25d	1	0.89mi
275 SW 4th St #220 Cape Coral, FL	2.0	2.0	1156	$1,475	$1.28	5d	1	0.89mi
419 SW 4th St Cape Coral, FL	2.0	2.0	1168	$1,695	$1.45	17d	1	0.90mi
271 SW 4th St Unit 271 Cape Coral, FL	3.0	2.0	1259	$2,000	$1.59	25d	1	0.90mi
302 SE 3rd St Cape Coral, FL	3.0	2.0	1404	$2,055	$1.46	3d	1	1.11mi
302 SE 3rd St Cape Coral, FL	3.0	2.0	1404	$2,240	$1.60	23d	1	1.11mi
114 NW 13th Ave Cape Coral, FL	3.0	2.0	1422	$2,000	$1.41	16d	1	1.16mi
749 SW 5th Ter Cape Coral, FL	3.0	2.0	1404	$2,065	$1.47	5d	1	1.17mi
527 Hancock Bridge Pkwy Cape Coral, FL	2.0	2.0	1080	$1,375	$1.27	5d	1	1.22mi
525 SE Van Loon Ter Cape Coral, FL	2.0	1.0	885	$1,500	$1.69	25d	1	1.23mi
1113 NW 1st Ave Cape Coral, FL	3.0	2.0	1286	$1,626	$1.26	5d	1	1.25mi
1143 NW 4th Pl Cape Coral, FL	3.0	2.0	1399	$1,750	$1.25	5d	1	1.30mi
617 Hancock Bridge Pkwy Cape Coral, FL	2.0	2.0	1206	$1,750	$1.45	25d	1	1.34mi
604 Skyline Blvd Cape Coral, FL	2.0	2.0	1121	$1,550	$1.38	5d	1	1.34mi
1140 NW 1st Ave Cape Coral, FL	3.0	2.0	1452	$1,850	$1.27	25d	1	1.34mi
1140 NW 1st Ave Cape Coral, FL	3.0	2.0	1452	$1,850	$1.27	16d	1	1.34mi
624 Hancock Bridge Pkwy Unit 1 Cape Coral, FL	2.0	2.0	1110	$1,425	$1.28	5d	1	1.37mi
1156 NW 5th Pl Cape Coral, FL	3.0	2.0	1458	$1,695	$1.16	21d	1	1.41mi
910 SW 3rd Ave Cape Coral, FL	3.0	2.0	1380	$1,900	$1.38	13d	1	1.43mi
1109 NE 2nd Pl Cape Coral, FL	3.0	2.0	1272	$1,900	$1.49	25d	1	1.44mi
746 SW 8th Ter Unit 203 Cape Coral, FL	2.0	2.0	1120	$1,750	$1.56	25d	1	1.44mi
411 NW 13th St Cape Coral, FL	3.0	2.0	1408	$2,035	$1.45	5d	1	1.45mi
503 SE 5th St Cape Coral, FL	3.0	2.0	1200	$1,650	$1.38	5d	1	1.45mi
102 Cultural Park Blvd N Cape Coral, FL	2.0	2.0	1142	$1,450	$1.27	25d	1	1.45mi
507 SE 5th St Cape Coral, FL	3.0	2.0	1200	$1,650	$1.38	5d	1	1.46mi
528 SE 4th Ter Cape Coral, FL	3.0	2.0	1250	$1,800	$1.44	25d	1	1.47mi

Listing history 9 events

1. 2026-06-22
   days on market $205,000 Active 13 DOM
2. 2026-06-18
   days on market $205,000 Active 10 DOM
3. 2026-06-17
   days on market $205,000 Active 9 DOM
4. 2026-06-16
   days on market $205,000 Active 8 DOM
5. 2026-06-15
   days on market $205,000 Active 7 DOM
6. 2026-06-13
   days on market $205,000 Active 5 DOM
7. 2026-06-10
   days on market $205,000 Active 2 DOM
8. 2026-06-08
   remarks 447-char remark
9. 2026-06-08
   listed $205,000 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: $3,384 · $282/mo
• Projected year-2 tax: $3,384 · $282/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) · 22% 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: $24,636
• − Mortgage interest: −$11,483
• − Property taxes: −$3,384
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,971
• − Management: −$1,971
• − Depreciation: −$5,964
• Taxable loss: −$1,162
• Est. tax savings @ 24.0%: +$279
• After-tax cash flow: $2,431/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): 35,580
• Household income: $90,577
• Rent vs Own: 12.6% rent · 87.4% own
• Severe rent burden: 286.0

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 0.58)
• Race & ethnicity: White 57% Hispanic / Latino 30% Two or more races 21% Black 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 17% Dominican 1%
• Common ancestry: Romanian 2% Hispanic 2% Lithuanian 2%
• Foreign-born: 21% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 24% French/Haitian/Cajun 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: ▼ -55.34%
• Current HPI: 337.0575
• Rent YoY: ▼ -5.51%
• 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

+24.2% since first listed

5 events — show timeline

• 2026-06-07 Listed $205,000 FORTMLS
• 2016-12-20 Sold (Public Records) $162,000 Public Records
• 2016-12-19 Price Changed $162,000 BEARMLS
• 2016-12-15 Price Changed $165,000 BEARMLS
• 2016-09-29 Price Changed $165,000 BEARMLS

Property tax history

+12.6%/yr

Latest (2025): $3,384 · +5.7% YoY. Source: county tax records.