914 NE 36th St · Cape Coral, FL 33909

$314,990

4 bd · 2.0 ba · 1,593 sqft · Land · 27 Days on market

Built 2026 0.25 ac lot

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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).

• Cash flow +13.3/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled within a peninsula formed by the Gulf of Mexico and the Caloosahatchee River, Christopher Alan Homes is building new homes on individual "spot lots" in two distinctive Cape Coral areas:South Cape Coral -The city with its picturesque downtownoriginated here, where the river and Gulf meet just south of Cape Coral Parkway. Two toll bridges south of Pine Island Road link Cape Coral to the mainland while canal-front homesites provide the quickest access to the Gulf. North Cape Coral - The city's fastest-growing region, Pine Island Road, is in the midst of an ambitious development plan and building boom, bringing residential, retail, restaurants, entertainment venues, commercial growth and jobs to hundreds of acres, including a 131-acre multipurpose outdoor town center. DRE# 175519667

Key facts

• Large shower
• Walk-in closet
• Covered lanai

Tags

• OPEN KITCHEN
• COVERED LANAI
• PRIVATE PRIMARY SUITE
• WALK-IN CLOSET
• RELAXING BATH
• LARGE SHOWER

Property features AI

Finance

• Other: Lot is rectangular, approximately 0.25 acres (dimensions: 89 x 125 x 89 x 125); Public maintained road; South exposure; Zoned RS-1; Single-unit property
• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Attached garage with 2 covered spaces; Driveway; Paved; Garage door opener
• Security: High impact doors; Smoke detector(s)
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story home; Entry level: 1; North-facing
• Construction: Built with block, concrete and stucco; Shingle roof; Under construction
• Exterior features: Patio (open patio and porch); Room for pool; Security / high impact doors; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Icemaker; Microwave; Range; Refrigerator (with ice maker); Pantry / walk-in pantry; Breakfast bar
• Bedrooms: Guest quarters
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Separate shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Cathedral ceilings / high ceilings; Dual sinks; Entrance foyer; Open living/dining room; Pantry / walk-in pantry; Separate shower (shower only); Walk-in closet(s); Split bedroom layout; Sliding windows; Impact glass windows; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $315k.

Deal economics

• At list price, monthly cash flow is $-3 ($-30/yr) — negative.
• To cash-flow at today's rent, offer at most $315k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (25.8% below list).
• Recommended offer: $234k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• 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 38% 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 $9k 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 27 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.
• Current owner paid $14k; list at $315k implies a 2183% 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; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,625 (25.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.74% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.03%
• DSCR: 1.00
• GRM: 11.2

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: -19.3%
• Equity multiple: 0.34×
• Total profit: $-58,216
• Equity at exit: $46,966

10-year hold

• IRR: -18.5%
• Equity multiple: 0.12×
• Total profit: $-78,037
• Equity at exit: $27,235

Cash invested: $88,197 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,336 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$65 /mo · $781/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-3

Break-even live

Break-even rent $2,339

Max offer price $314,545

Occupancy floor 95%

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: $78,748
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3610 NE 9th Pl Cape Coral, FL	4.0	2.0	1774	$1,995	$1.12	14d	1	0.08mi
3462 NE 10th Pl Cape Coral, FL	4.0	3.0	1665	$3,000	$1.80	23d	1	0.13mi
3620 NE 9th Ave Cape Coral, FL	3.0	2.0	1969	$2,085	$1.06	19d	1	0.15mi
3445 NE 8th Pl Cape Coral, FL	4.0	2.0	1734	$2,200	$1.27	23d	1	0.19mi
1015 NE 34th St Cape Coral, FL	4.0	2.0	1760	$2,300	$1.31	23d	1	0.34mi
3804 NE 9th Pl Cape Coral, FL	4.0	3.0	1683	$1,995	$1.19	14d	1	0.36mi
3732 NE 12th Pl Cape Coral, FL	3.0	2.0	1408	$1,950	$1.38	23d	1	0.50mi
3717 NE 13th Ave Cape Coral, FL	3.0	2.0	1408	$1,795	$1.27	16d	1	0.58mi
4000 NE 9th Ave Cape Coral, FL	4.0	2.0	2143	$2,500	$1.17	2d	1	0.59mi
4028 NE 10th Pl Cape Coral, FL	3.0	2.0	1850	$2,146	$1.16	3d	1	0.70mi
921 Jacaranda Pkwy E Cape Coral, FL	4.0	3.0	2081	$2,099	$1.01	23d	1	0.75mi
3223 NE 14th Ave Cape Coral, FL	4.0	3.0	1765	$2,200	$1.25	23d	1	0.80mi
4109 NE 9th Pl Cape Coral, FL	3.0	2.0	1690	$1,835	$1.09	3d	1	0.81mi
1532 NE 35th St Cape Coral, FL	4.0	2.0	1809	$1,995	$1.10	23d	1	0.81mi
3511 NE 17th Ave Cape Coral, FL	4.0	2.0	1717	$2,350	$1.37	19d	1	0.96mi
3512 NE 17th Pl Cape Coral, FL	4.0	3.0	1650	$1,995	$1.21	3d	1	0.99mi
3026 NE 6th Pl Cape Coral, FL	4.0	2.0	1683	$2,095	$1.24	23d	1	1.00mi
3928 NE 17th Ave Cape Coral, FL	4.0	3.0	1683	$2,100	$1.25	23d	1	1.05mi
3924 NE 17th Ave Cape Coral, FL	4.0	2.0	1941	$2,500	$1.29	23d	1	1.05mi
3924 NE 17th Ave Cape Coral, FL	4.0	2.0	1941	$2,500	$1.29	21d	1	1.05mi
1672 Lake Jessup Cir Cape Coral, FL	3.0	2.5	1729	$2,200	$1.27	10d	1	1.09mi
2925 NE 6th Ave Cape Coral, FL	4.0	2.0	1651	$2,000	$1.21	23d	1	1.11mi
1424 Weeping Willow Ct Cape Coral, FL	3.0	2.5	1679	$1,999	$1.19	23d	1	1.11mi
1541 Fells Cove Ln Unit 1541 Cape Coral, FL	3.0	2.5	1657	$2,400	$1.45	14d	1	1.16mi
1541 Fells Cove Ln Unit 1541 Cape Coral, FL	3.0	2.5	1657	$2,400	$1.45	3d	1	1.16mi
4125 NE 15th Pl Cape Coral, FL	3.0	2.0	1556	$2,000	$1.29	23d	1	1.17mi
3622 NE 19th Ave Cape Coral, FL	3.0	2.0	1286	$2,480	$1.93	23d	1	1.17mi
1545 Lake Jessup Cir Cape Coral, FL	3.0	2.5	1831	$2,350	$1.28	23d	1	1.18mi
3603 NE 19th Ave Cape Coral, FL	3.0	2.0	1147	$1,750	$1.53	3d	1	1.20mi
3527 NE 19th Pl Cape Coral, FL	3.0	2.0	1574	$2,000	$1.27	23d	1	1.26mi
1518 NE 43rd Ln Cape Coral, FL	4.0	2.0	1756	$2,200	$1.25	16d	1	1.32mi
4141 NE 19th Pl Cape Coral, FL	4.0	2.0	1734	$1,995	$1.15	14d	1	1.36mi
2728 NE 6th Pl Cape Coral, FL	4.0	2.0	1760	$1,795	$1.02	2d	1	1.41mi
3925 E Gator Cir Cape Coral, FL	4.0	2.0	2196	$2,200	$1.00	21d	1	1.42mi
13700 Oak St North Fort Myers, FL	1.0–3.0	1.0–2.0	1023	$2,465	$2.41	3d	32	1.44mi
4421 NE 15th Pl Cape Coral, FL	3.0	2.0	1240	$2,000	$1.61	23d	1	1.44mi
3010 NE 1st Pl Cape Coral, FL	3.0	2.0	1582	$2,750	$1.74	23d	1	1.45mi
4215 E Gator Cir Cape Coral, FL	3.0	2.0	1385	$1,725	$1.25	3d	1	1.46mi
3024 NE 1st Ave Cape Coral, FL	4.0	2.0	1499	$1,695	$1.13	19d	1	1.47mi
51 Wilmington Pkwy Cape Coral, FL	4.0	3.0	1681	$2,000	$1.19	23d	1	1.47mi

Listing history 21 events

1. 2026-06-17
   days on market $314,990 Active 27 DOM
2. 2026-06-16
   days on market $314,990 Active 26 DOM
3. 2026-06-15
   days on market $314,990 Active 25 DOM
4. 2026-06-13
   days on market $314,990 Active 23 DOM
5. 2026-06-10
   days on market $314,990 Active 20 DOM
6. 2026-06-09
   days on market $314,990 Active 19 DOM
7. 2026-06-08
   days on market $314,990 Active 18 DOM
8. 2026-06-07
   days on market $314,990 Active 17 DOM
9. 2026-06-03
   days on market $314,990 Active 13 DOM
10. 2026-06-02
    days on market $314,990 Active 12 DOM
11. 2026-06-01
    days on market $314,990 Active 11 DOM
12. 2026-05-31
    days on market $314,990 Active 10 DOM
13. 2026-05-21
    listed $314,990 Active
14. 2026-04-09
    listed $314,990 Active 807-char remark

    Show marketing remark (807 chars)

    Nestled within a peninsula formed by the Gulf of Mexico and the Caloosahatchee River, Christopher Alan Homes is building new homes on individual "spot lots" in two distinctive Cape Coral areas:South Cape Coral -The city with its picturesque downtownoriginated here, where the river and Gulf meet just south of Cape Coral Parkway. Two toll bridges south of Pine Island Road link Cape Coral to the mainland while canal-front homesites provide the quickest access to the Gulf. North Cape Coral - The city's fastest-growing region, Pine Island Road, is in the midst of an ambitious development plan and building boom, bringing residential, retail, restaurants, entertainment venues, commercial growth and jobs to hundreds of acres, including a 131-acre multipurpose outdoor town center. DRE# 175519667

15. 2025-11-24
    soldstatus $13,800
16. 2025-11-19
    soldstatus $13,750 Closed 734-char remark

    Show marketing remark (734 chars)

    Imagine building the home of your dreams. This lot is a hidden gem in a quiet neighborhood, giving you plenty of space to design your own oasis with a large backyard, a pool, or a lush garden-whatever suits your vision of Florida living. With its peaceful atmosphere, this property promises a blend of privacy and comfort in a charming community. Living here, you will be close to top schools, grocery stores, and local restaurants. Plus, you will have easy access to nearby parks, lakes, and trails, ideal for relaxing or outdoor fun whenever you want to unwind. If you are looking to invest in an up-and-coming neighbor with lots of new homes this is the place for you. This lot is ready for your dreams to come to life. View today!

17. 2025-11-03
    status Pending 734-char remark

    Show marketing remark (734 chars)

    Imagine building the home of your dreams. This lot is a hidden gem in a quiet neighborhood, giving you plenty of space to design your own oasis with a large backyard, a pool, or a lush garden-whatever suits your vision of Florida living. With its peaceful atmosphere, this property promises a blend of privacy and comfort in a charming community. Living here, you will be close to top schools, grocery stores, and local restaurants. Plus, you will have easy access to nearby parks, lakes, and trails, ideal for relaxing or outdoor fun whenever you want to unwind. If you are looking to invest in an up-and-coming neighbor with lots of new homes this is the place for you. This lot is ready for your dreams to come to life. View today!

18. 2025-09-19
    price $40,000 734-char remark

    Show marketing remark (734 chars)

    Imagine building the home of your dreams. This lot is a hidden gem in a quiet neighborhood, giving you plenty of space to design your own oasis with a large backyard, a pool, or a lush garden-whatever suits your vision of Florida living. With its peaceful atmosphere, this property promises a blend of privacy and comfort in a charming community. Living here, you will be close to top schools, grocery stores, and local restaurants. Plus, you will have easy access to nearby parks, lakes, and trails, ideal for relaxing or outdoor fun whenever you want to unwind. If you are looking to invest in an up-and-coming neighbor with lots of new homes this is the place for you. This lot is ready for your dreams to come to life. View today!

19. 2025-03-25
    status Active 734-char remark

    Show marketing remark (734 chars)

    Imagine building the home of your dreams. This lot is a hidden gem in a quiet neighborhood, giving you plenty of space to design your own oasis with a large backyard, a pool, or a lush garden-whatever suits your vision of Florida living. With its peaceful atmosphere, this property promises a blend of privacy and comfort in a charming community. Living here, you will be close to top schools, grocery stores, and local restaurants. Plus, you will have easy access to nearby parks, lakes, and trails, ideal for relaxing or outdoor fun whenever you want to unwind. If you are looking to invest in an up-and-coming neighbor with lots of new homes this is the place for you. This lot is ready for your dreams to come to life. View today!

20. 2025-03-12
    status Pending 734-char remark

    Show marketing remark (734 chars)

    Imagine building the home of your dreams. This lot is a hidden gem in a quiet neighborhood, giving you plenty of space to design your own oasis with a large backyard, a pool, or a lush garden-whatever suits your vision of Florida living. With its peaceful atmosphere, this property promises a blend of privacy and comfort in a charming community. Living here, you will be close to top schools, grocery stores, and local restaurants. Plus, you will have easy access to nearby parks, lakes, and trails, ideal for relaxing or outdoor fun whenever you want to unwind. If you are looking to invest in an up-and-coming neighbor with lots of new homes this is the place for you. This lot is ready for your dreams to come to life. View today!

21. 2025-03-09
    listed $45,000 Active 734-char remark

    Show marketing remark (734 chars)

    Imagine building the home of your dreams. This lot is a hidden gem in a quiet neighborhood, giving you plenty of space to design your own oasis with a large backyard, a pool, or a lush garden-whatever suits your vision of Florida living. With its peaceful atmosphere, this property promises a blend of privacy and comfort in a charming community. Living here, you will be close to top schools, grocery stores, and local restaurants. Plus, you will have easy access to nearby parks, lakes, and trails, ideal for relaxing or outdoor fun whenever you want to unwind. If you are looking to invest in an up-and-coming neighbor with lots of new homes this is the place for you. This lot is ready for your dreams to come to life. View today!

ⓘ 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: $781 · $65/mo
• Projected year-2 tax: $2,614 · $218/mo
• Expected delta: +$1,834/yr (+$153/mo · 234.8%)

ⓘ 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 4/10 Moderate
• 🌡 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: $28,035
• − Mortgage interest: −$17,644
• − Property taxes: −$781
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,243
• − Management: −$2,243
• − Depreciation: −$9,163
• Taxable loss: −$5,614
• Est. tax savings @ 24.0%: +$1,347
• After-tax cash flow: $1,317/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

+600.0% since first listed

9 events — show timeline

• 2026-05-21 Listed $314,990 FORTMLS
• 2026-04-09 Listed $314,990 Zillow
• 2025-11-24 Sold (Public Records) $13,800 Public Records
• 2025-11-19 Sold (MLS) $13,750 FORTMLS
• 2025-11-03 Pending — FORTMLS
• 2025-09-19 Price Changed $40,000 FORTMLS
• 2025-03-25 Relisted — FORTMLS
• 2025-03-12 Pending — FORTMLS
• 2025-03-09 Listed $45,000 FORTMLS

Property tax history

+11.8%/yr

Latest (2025): $781 · +10.6% YoY. Source: county tax records.