2840 NW 2nd Ter · Cape Coral, FL 33993

$279,000

3 bd · 2.0 ba · 1,556 sqft · SingleFamily public records · 63 Days on market

Built 2003 0.32 ac lot Est $355k · 21% under ↓ 10% since listing

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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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.6/10.0
• 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 beautifully 3/2 maintained single-family home showcases a spacious, open-concept layout complemented by an attached garage and abundant natural light, creating a warm yet sophisticated atmosphere throughout. Already comes with Impact Windows, New AC, New Water Heater, Dura Fence all around, Aqua Clean Water Purification System and much more. Set on a generously sized lot along a quiet residential street, the property offers the perfect balance of privacy and accessibility. The expansive outdoor space presents endless opportunities to design your dream backyard oasis, whether that includes a custom pool, outdoor kitchen, or tranquil entertaining area tailored to the Florida lifestyle. Built with durable CBS construction, this home delivers both structural integrity and long-term value, appealing to discerning homeowners and savvy investors alike. Its clean architectural lines and versatile layout provide a seamless blend of comfort, style, and potential. Ideally located near shopping, dining, schools, and major roadways, this residence offers convenience without compromising serenity. Whether you are searching for a primary home, seasonal retreat, or investment opportunity, this property stands out as a rare offering in a thriving market. Schedule your private showing today and discover the lifestyle that awaits.

Key facts

• Dura fence
• New water heater
• New ac

Tags

• IMPACT WINDOWS
• NEW AC
• NEW WATER HEATER
• DURA FENCE
• EXPANSIVE OUTDOOR SPACE
• DURABLE CBS CONSTRUCTION

Property features AI

Finance

• Financial info: No pet restrictions

Exterior

• Parking: Attached 2-car garage; Driveway
• Utilities: Public water; Septic tank
• Home design: Single-story; Effective year built; South-facing
• Construction: Block construction; Shingle roof
• Exterior features: Fenced yard; Room for pool; Rectangular lot; City street frontage; Faces south

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; First floor entry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-43 ($-512/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (3.8% below list).
• Recommended offer: $262k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Market conditions: Rents falling (-5.5%/yr); 2652 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 ($91k/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

• It's been on market 63 days — a 6% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $262,260 (6.0% 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 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.90%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $354,768
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2829 NW 2nd Ter	0.06mi	3/2.0	1,458 (-6%)	2mo	$247,000	$169	85
217 NW 29th Ave	0.10mi	3/2.0	1,434 (-8%)	14mo	$470,000	$328	70
2852 NW 3rd Ter	0.13mi	3/2.0	1,719 (+10%)	22mo	$380,000	$221	58
2828 NW 5th Ter	0.38mi	3/3.0	1,745 (+12%)	2mo	$515,000	$295	57
2845 NW 4th St	0.26mi	4/2.0 (+1)	1,712 (+10%)	11mo	$290,000	$169	56
523 NW 26th Pl	0.57mi	3/3.0	1,357 (-13%)	2mo	$350,000	$258	46
3323 NW 1st Ter	0.62mi	3/2.0	1,402 (-10%)	13mo	$335,000	$239	44
2824 Tropicana Pkwy W	0.70mi	3/2.0	1,700 (+9%)	12mo	$413,000	$243	42
2716 SW 2nd Ln	0.63mi	4/2.0 (+1)	1,712 (+10%)	13mo	$293,900	$172	38
22 El Dorado Blvd N	0.68mi	3/2.0	1,389 (-11%)	15mo	$295,999	$213	38
315 NW 24th Pl	0.75mi	4/2.0 (+1)	1,426 (-8%)	24mo	$324,990	$228	26

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: -21.2%
• Equity multiple: 0.29×
• Total profit: $-55,609
• Equity at exit: $41,600

10-year hold

• IRR: -25.3%
• Equity multiple: -0.04×
• Total profit: $-81,567
• Equity at exit: $24,123

Cash invested: $78,120 (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: 2652
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,683 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$157 /mo · $1,881/yr
• Insurance: −$116
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $-43

Break-even live

Break-even rent $2,738

Max offer price $271,457

Occupancy floor 97%

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2837 NW 3rd St Cape Coral, FL	3.0	3.0	1700	$3,500	$2.06	21d	1	0.08mi
2837 NW 3rd St Cape Coral, FL	3.0	3.0	1700	$3,500	$2.06	23d	1	0.08mi
222 NW 28th Ct Cape Coral, FL	3.0	2.0	1116	$1,526	$1.37	10d	1	0.10mi
2835 NW Embers Ter Cape Coral, FL	3.0	2.0	1667	$2,250	$1.35	14d	1	0.25mi
2637 NW 1st St Cape Coral, FL	3.0	2.0	1968	$2,475	$1.26	23d	1	0.33mi
2716 NW Embers Ter Cape Coral, FL	4.0	3.0	1765	$3,000	$1.70	23d	1	0.33mi
2725 SW Embers Ter Cape Coral, FL	3.0	2.0	1970	$2,100	$1.07	2d	1	0.41mi
231 NW 26th Ave Cape Coral, FL	3.0	2.0	1479	$2,300	$1.56	23d	1	0.42mi
2710 NW 5th Ter Cape Coral, FL	4.0	2.0	1830	$1,925	$1.05	15d	1	0.43mi
128 NW 25th Pl Cape Coral, FL	3.0	2.0	1409	$2,850	$2.02	23d	1	0.45mi
2507 Embers Pkwy W Cape Coral, FL	3.0	2.0	1777	$2,450	$1.38	23d	1	0.58mi
512 NW 25th Ave Cape Coral, FL	3.0	2.0	1702	$2,100	$1.23	11d	1	0.63mi
2447 SW Embers Ter Cape Coral, FL	3.0	3.0	1870	$2,100	$1.12	15d	1	0.64mi
313 El Dorado Blvd N Cape Coral, FL	3.0	2.0	1500	$2,300	$1.53	23d	1	0.68mi
3322 NW 5th Ter Cape Coral, FL	3.0	2.0	1666	$5,000	$3.00	23d	1	0.71mi
17 El Dorado Blvd N Cape Coral, FL	3.0	2.0	1779	$2,200	$1.24	23d	1	0.71mi
2519 NW 7th St Cape Coral, FL	3.0	2.0	2017	$2,296	$1.14	3d	1	0.74mi
212 SW 25th Ave Cape Coral, FL	4.0	2.0	1828	$1,850	$1.01	23d	1	0.82mi
217 NW 36th Ave Cape Coral, FL	3.0	2.0	1885	$4,000	$2.12	14d	1	0.85mi
221 SW 25th Ave Cape Coral, FL	4.0	2.5	1871	$2,600	$1.39	1d	1	0.87mi
421 NW 36th Ave Cape Coral, FL	4.0	2.0	2230	$1,900	$0.85	1d	1	0.88mi
2453 NW 8th Ter Cape Coral, FL	3.0	2.0	1574	$2,200	$1.40	23d	1	0.89mi
233 NW 22nd Pl Cape Coral, FL	4.0	3.0	1665	$2,200	$1.32	23d	1	0.92mi
2465 NW 9th St Cape Coral, FL	4.0	3.0	2020	$2,595	$1.28	23d	1	0.93mi
326 SW 24th Pl Cape Coral, FL	3.0	2.0	1747	$1,795	$1.03	23d	1	1.02mi
2045 NW 3rd St Cape Coral, FL	3.0	2.0	1656	$2,095	$1.27	10d	1	1.06mi
2251 SW 4th St Cape Coral, FL	3.0	2.0	1806	$1,595	$0.88	10d	1	1.09mi
426 NW 37th Pl Cape Coral, FL	3.0	2.0	1739	$5,250	$3.02	23d	1	1.11mi
2032 NW 5th St Cape Coral, FL	3.0	2.0	1946	$2,200	$1.13	23d	1	1.13mi
121 NW 38th Ave Cape Coral, FL	3.0	3.0	1957	$3,995	$2.04	15d	1	1.13mi
223 SW 22nd Ct Cape Coral, FL	3.0	3.0	1910	$3,500	$1.83	23d	1	1.14mi
2701 NW 11th St Cape Coral, FL	3.0	2.0	1627	$3,000	$1.84	23d	1	1.14mi
2023 NW 3rd Ter Cape Coral, FL	3.0	2.0	1408	$2,150	$1.53	23d	1	1.15mi
606 SW 29th Ave Cape Coral, FL	3.0	1.0–2.0	995	$2,126	$2.14	1d	56	1.15mi
141 SW 37th Pl Cape Coral, FL	3.0	2.0	2201	$3,200	$1.45	3d	1	1.15mi
2619 NW 11th St Cape Coral, FL	3.0	2.0	1272	$2,110	$1.66	23d	1	1.16mi
1119 NW 28th Pl Cape Coral, FL	3.0	3.0	2047	$2,400	$1.17	23d	1	1.16mi
2043 NW 6th Ter Cape Coral, FL	4.0	2.0	1712	$2,999	$1.75	23d	1	1.18mi
3804 Embers Pkwy W Cape Coral, FL	3.0	3.0	1906	$4,500	$2.36	23d	1	1.20mi
3527 SW 4th Ln Cape Coral, FL	4.0	3.0	2010	$3,700	$1.84	23d	1	1.23mi

Listing history 18 events

1. 2026-06-17
   days on market $279,000 Active 63 DOM
2. 2026-06-16
   days on market $279,000 Active 62 DOM
3. 2026-06-15
   days on market $279,000 Active 61 DOM
4. 2026-06-13
   days on market $279,000 Active 59 DOM
5. 2026-06-10
   days on market $279,000 Active 56 DOM
6. 2026-06-09
   days on market $279,000 Active 55 DOM
7. 2026-06-07
   days on market $279,000 Active 53 DOM
8. 2026-06-03
   days on market $279,000 Active 49 DOM
9. 2026-06-02
   days on market $279,000 Active 48 DOM
10. 2026-06-01
    days on market $279,000 Active 47 DOM
11. 2026-05-31
    days on market $279,000 Active 46 DOM
12. 2026-04-28
    listed $279,000 Active 1338-char remark

    Show marketing remark (1338 chars)

    This beautifully 3/2 maintained single-family home showcases a spacious, open-concept layout complemented by an attached garage and abundant natural light, creating a warm yet sophisticated atmosphere throughout. Already comes with Impact Windows, New AC, New Water Heater, Dura Fence all around, Aqua Clean Water Purification System and much more. Set on a generously sized lot along a quiet residential street, the property offers the perfect balance of privacy and accessibility. The expansive outdoor space presents endless opportunities to design your dream backyard oasis, whether that includes a custom pool, outdoor kitchen, or tranquil entertaining area tailored to the Florida lifestyle. Built with durable CBS construction, this home delivers both structural integrity and long-term value, appealing to discerning homeowners and savvy investors alike. Its clean architectural lines and versatile layout provide a seamless blend of comfort, style, and potential. Ideally located near shopping, dining, schools, and major roadways, this residence offers convenience without compromising serenity. Whether you are searching for a primary home, seasonal retreat, or investment opportunity, this property stands out as a rare offering in a thriving market. Schedule your private showing today and discover the lifestyle that awaits.

13. 2026-04-14
    listed $279,000 Active
14. 2025-03-10
    soldstatus $299,900
15. 2025-02-12
    soldstatus $299,900 Sold 707-char remark

    Show marketing remark (707 chars)

    Don't miss the opportunity to secure this incredible home site on 1/3 of an acre. Fully fenced and with a new roof in 2018, this home is ready for someone to make it their own. Concrete block construction. Perfect for those looking for private outdoor space or those with pets. Enjoy both covered and uncovered living space—incredible value for the area with a 2-car garage and never rented and being sold by the original owner. The large guest bedroom could function as a junior master suite. Vaulted ceilings, reverse osmosis water at the kitchen sink, an en suite owner bath with dual sinks, a glass shower, and a Roman soaker tub are just some of the features that need to be seen and appreciated.

16. 2025-01-03
    status Pending With Contingencies 707-char remark

    Show marketing remark (707 chars)

    Don't miss the opportunity to secure this incredible home site on 1/3 of an acre. Fully fenced and with a new roof in 2018, this home is ready for someone to make it their own. Concrete block construction. Perfect for those looking for private outdoor space or those with pets. Enjoy both covered and uncovered living space—incredible value for the area with a 2-car garage and never rented and being sold by the original owner. The large guest bedroom could function as a junior master suite. Vaulted ceilings, reverse osmosis water at the kitchen sink, an en suite owner bath with dual sinks, a glass shower, and a Roman soaker tub are just some of the features that need to be seen and appreciated.

17. 2024-10-31
    price $299,900 707-char remark

    Show marketing remark (707 chars)

    Don't miss the opportunity to secure this incredible home site on 1/3 of an acre. Fully fenced and with a new roof in 2018, this home is ready for someone to make it their own. Concrete block construction. Perfect for those looking for private outdoor space or those with pets. Enjoy both covered and uncovered living space—incredible value for the area with a 2-car garage and never rented and being sold by the original owner. The large guest bedroom could function as a junior master suite. Vaulted ceilings, reverse osmosis water at the kitchen sink, an en suite owner bath with dual sinks, a glass shower, and a Roman soaker tub are just some of the features that need to be seen and appreciated.

18. 2024-08-27
    listed $309,900 Active 707-char remark

    Show marketing remark (707 chars)

    Don't miss the opportunity to secure this incredible home site on 1/3 of an acre. Fully fenced and with a new roof in 2018, this home is ready for someone to make it their own. Concrete block construction. Perfect for those looking for private outdoor space or those with pets. Enjoy both covered and uncovered living space—incredible value for the area with a 2-car garage and never rented and being sold by the original owner. The large guest bedroom could function as a junior master suite. Vaulted ceilings, reverse osmosis water at the kitchen sink, an en suite owner bath with dual sinks, a glass shower, and a Roman soaker tub are just some of the features that need to be seen and appreciated.

ⓘ 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: $1,881 · $157/mo
• Projected year-2 tax: $2,316 · $193/mo
• Expected delta: +$435/yr (+$36/mo · 23.1%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $32,202
• − Mortgage interest: −$15,628
• − Property taxes: −$1,881
• − Insurance: −$6,514
• − Repairs & maintenance: −$2,576
• − Management: −$2,576
• − Depreciation: −$8,116
• Taxable loss: −$5,090
• Est. tax savings @ 24.0%: +$1,222
• After-tax cash flow: $709/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

-10.0% since first listed

7 events — show timeline

• 2026-04-28 Listed $279,000 FORTMLS
• 2026-04-14 Listed $279,000 MARMLS
• 2025-03-10 Sold (Public Records) $299,900 Public Records
• 2025-02-12 Sold (MLS) $299,900 BEARMLS
• 2025-01-03 Pending — BEARMLS
• 2024-10-31 Price Changed $299,900 BEARMLS
• 2024-08-27 Listed $309,900 BEARMLS

Property tax history

+5.9%/yr

Latest (2025): $1,881 · +10.3% YoY. Source: county tax records.