3815 Surfside Blvd · Cape Coral, FL 33914

$750,000

4 bd · 4.0 ba · 2,724 sqft · SingleFamily public records · 128 Days on market

Built 1996 0.37 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 +15.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Live a great Southwest Florida waterfront lifestyle in this spacious large open floor plan home on an oversized corner lot. Large volume ceilings with a magnificent waterfront view all the way down the canal with no one looking directly into the back of your home. The exterior of the property has had many updates including new roof, soffits, gutters, aluminum pool enclosure, exterior paint and some landscaping. Along with manual hurricane shutters on all windows. The interior of the home is clean and ready for someone to transform its design into their own! Outstanding features include high ceilings, many windows letting in lots of natural light, a functional and split layout with a bathro

Key facts

• Oversized corner lot
• Separate pool bath
• Functional layout

Tags

• OVERSIZED CORNER LOT
• NEW ROOF
• ALUMINUM POOL ENCLOSURE
• MANUAL HURRICANE SHUTTERS
• FUNCTIONAL LAYOUT
• SEPARATE POOL BATH

Property features AI

Finance

• Other: Property is on a corner and oversized lot with multiple lots; Lot exposures to the east; Canal access with navigable water and seawall; Road is public and paved
• Financial info: Pets are allowed
• HOA & community: No association fee reported; Community features include boat facilities and street lights

Exterior

• Parking: Attached garage with 3 covered spaces; Driveway parking; Paved surfaces; Garage door opener; Underground (parking/utility access noted)
• Security: Smoke detector(s)
• Utilities: Public water (assessment paid); Public sewer (assessment paid); Cable available; Natural gas available; High-speed internet available
• Home design: Single-story home; Entry level: 1; West-facing; Resale property; Has a view
• Construction: Built with block, concrete and stucco; Shingle roof
• Exterior features: Fenced yard; Automatic sprinklers; Outdoor kitchen; Storage; Manual shutters; Lanai; Screened porch; Porch; Smoke detectors

Interior

• Kitchen: Gas cooktop; Microwave; Dishwasher; Disposal; Freezer; Refrigerator; Pantry; Breakfast bar / eat-in kitchen
• Bedrooms: Multiple bedrooms (includes main level primary and multiple primary suites)
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms; 1 half bathroom; Separate shower and jetted tub options; Dual sinks in primary bath(s)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Attic; Breakfast bar; Breakfast area / Eat-in kitchen; Separate/formal dining room; Family and dining room; Living/dining room; Vaulted ceilings; Multiple primary suites; Main level primary; Bedroom on main level; Split bedroom layout; Pantry; Separate shower; Jetted tub; Dual sinks; Bathtub; Pull-down attic stairs; French doors; Cable TV; Window treatments; Shutters; Transom windows
• Laundry & utility: Washer and dryer included; Laundry located inside

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $750k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $646k (13.9% below list).
• Recommended offer: $646k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 (-4.4%/yr); 1220 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $6,457/mo this rent would consume 93% of the median local household income ($84k/yr) (locally 835% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $22k 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 128 days — a 12% lower offer ($660k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 8y 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.
• Current owner paid $548k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $645,713 (13.9% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.86% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $1,621,733
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2824 SW 35th St	0.45mi	4/4.0	2,700 (-1%)	5mo	$1,670,000	$619	73
4121 SW 28th Ave	0.55mi	4/4.0	2,606 (-4%)	7mo	$1,390,000	$533	61
2801 SW 33rd St	0.71mi	3/3.0 (-1)	2,751 (+1%)	0mo	$840,000	$305	56
3402 SW 26th Pl	0.72mi	4/3.5	2,606 (-4%)	3mo	$1,150,000	$441	55
2546 SW 38th St	0.58mi	3/2.5 (-1)	2,810 (+3%)	7mo	$990,000	$352	51
3523 SW 28th Ave	0.46mi	3/2.5 (-1)	2,975 (+9%)	4mo	$1,575,000	$529	49
4118 SW 28th Ave	0.52mi	4/3.0	2,368 (-13%)	14mo	$690,000	$291	38
2513 SW 38th Ter	0.70mi	4/3.0	2,361 (-13%)	6mo	$435,000	$184	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: -18.0%
• Equity multiple: 0.38×
• Total profit: $-129,837
• Equity at exit: $111,827

10-year hold

• IRR: -17.1%
• Equity multiple: 0.18×
• Total profit: $-172,673
• Equity at exit: $64,846

Cash invested: $210,000 (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 33914

• Home prices YoY: -30.0%
• Rents YoY: -4.4%
• Active inventory: 1220
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $6,457 high
• Mortgage (P&I): −$3,933
• Tax from tax record: −$621 /mo · $7,458/yr
• Insurance: −$312
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,356
• Net cashflow: $168

Break-even live

Break-even rent $6,245

Max offer price $750,000

Occupancy floor 92%

Sensitivity live

Price	-10% $592	-5% $380	+0% $168	+5% $-45	+10% $-257
Rent	-10% $-343	-5% $-87	+0% $168	+5% $423	+10% $678
Rate	-1.0pp $545	-0.5pp $358	base $168	+0.5pp $-27	+1.0pp $-224

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3724 Surfside Blvd Cape Coral, FL	3.0	2.0	2326	$9,660	$4.15	25d	1	0.13mi
2806 SW 39th St Cape Coral, FL	3.0	2.0	1986	$6,000	$3.02	25d	1	0.21mi
2803 SW 39th Ter Cape Coral, FL	3.0	3.0	2147	$9,500	$4.42	25d	1	0.24mi
2601 SW 39th Ter Cape Coral, FL	3.0	3.0	2287	$10,928	$4.78	25d	1	0.53mi
2541 SW 38th Ter Cape Coral, FL	4.0	2.0	1848	$3,100	$1.68	25d	1	0.57mi
2817 SW 42nd Ln Cape Coral, FL	4.0	3.0	2689	$7,468	$2.78	25d	1	0.60mi
3433 SW 27th Ave Cape Coral, FL	3.0	2.0	2148	$6,010	$2.80	25d	1	0.61mi
2541 SW 37th St Cape Coral, FL	3.0	2.0	2040	$3,250	$1.59	25d	1	0.62mi
3311 Surfside Blvd Cape Coral, FL	4.0	2.0	2250	$3,300	$1.47	12d	1	0.62mi
2307 SW 40th St Cape Coral, FL	3.0	2.0	1890	$7,195	$3.81	25d	1	0.86mi
2649 SW 32nd St Cape Coral, FL	3.0	2.0	1864	$2,750	$1.48	25d	1	0.93mi
4412 SW 26th Ave Cape Coral, FL	3.0	3.0	2274	$3,950	$1.74	25d	1	1.01mi
2317 SW 43rd Ln Cape Coral, FL	4.0	2.0	2311	$8,000	$3.46	25d	1	1.09mi
2110 SW 38th Ter Cape Coral, FL	4.0	3.0	2196	$2,980	$1.36	17d	1	1.09mi
3729 Agualinda Blvd Cape Coral, FL	4.0	2.0	2339	$3,000	$1.28	23d	1	1.17mi
4701 Sands Blvd Cape Coral, FL	4.0	2.0	2253	$9,000	$3.99	25d	1	1.18mi
2026 SW 40th Ter Cape Coral, FL	3.0	2.0	2282	$3,100	$1.36	25d	1	1.21mi
3044 SW 22nd Pl Cape Coral, FL	4.0	2.0	2032	$3,500	$1.72	25d	1	1.36mi
4810 SW 25th Pl Cape Coral, FL	4.0	2.0	2195	$6,925	$3.15	25d	1	1.46mi

Listing history 48 events

1. 2026-06-22
   days on market $750,000 Active 128 DOM
2. 2026-06-17
   days on market $750,000 Active 124 DOM
3. 2026-06-16
   days on market $750,000 Active 123 DOM
4. 2026-06-15
   days on market $750,000 Active 122 DOM
5. 2026-06-13
   days on market $750,000 Active 120 DOM
6. 2026-06-10
   days on market $750,000 Active 117 DOM
7. 2026-06-09
   days on market $750,000 Active 116 DOM
8. 2026-06-07
   days on market $750,000 Active 114 DOM
9. 2026-06-02
   days on market $750,000 Active 109 DOM
10. 2026-06-01
    days on market $750,000 Active 108 DOM
11. 2026-06-01
    days on market $750,000 Active 107 DOM
12. 2026-04-25
    status Active
13. 2026-04-11
    status Pending
14. 2026-03-14
    price $750,000
15. 2026-01-27
    listed $789,000 Active
16. 2025-02-20
    historical
17. 2025-02-20
    listed $799,000 Active
18. 2025-02-13
    historical
19. 2024-10-31
    price $799,000
20. 2024-08-13
    listed $825,000 Active
21. 2024-02-22
    historical
22. 2023-11-08
    price $935,000
23. 2023-09-30
    price $975,000
24. 2023-08-31
    listed $999,500 Active
25. 2022-08-18
    price $999,500
26. 2022-03-19
    listed $1,200,000 Active
27. 2019-06-15
    soldstatus $547,500 Sold
28. 2019-05-29
    soldstatus $545,000
29. 2019-04-12
    historical
30. 2019-04-08
    price $560,995
31. 2019-03-23
    price $561,995
32. 2019-03-18
    price $562,995
33. 2019-02-28
    price $564,995
34. 2019-02-23
    price $569,995
35. 2019-02-18
    listed $574,950 Active
36. 2018-11-07
    historical
37. 2018-06-25
    listed $599,900 Active
38. 2018-06-20
    historical
39. 2018-06-20
    historical
40. 2018-06-13
    price $599,900
41. 2018-05-31
    price $624,900
42. 2018-04-11
    price $630,000
43. 2018-02-23
    listed $599,900
44. 2018-02-20
    listed $639,000 Active
45. 2010-05-27
    soldstatus $412,500
46. 2010-05-12
    soldstatus $412,500
47. 2010-05-12
    price $429,900
48. 1995-04-17
    soldstatus $17,000

ⓘ 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: $7,458 · $621/mo
• Projected year-2 tax: $7,458 · $621/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $77,486
• − Mortgage interest: −$42,012
• − Property taxes: −$7,458
• − Insurance: −$4,548
• − Repairs & maintenance: −$6,199
• − Management: −$6,199
• − Depreciation: −$21,818
• Taxable loss: −$10,747
• Est. tax savings @ 24.0%: +$2,579
• After-tax cash flow: $4,591/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): 45,540
• Household income: $83,503
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 835.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 20% Two or more races 13% Black 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Cuban 8%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 80% English-only · Spanish 16% German/W. Germanic 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: ▼ -122.73%
• Current HPI: 286.3064
• Rent YoY: ▼ -4.42%
• 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

+4311.8% since first listed

37 events — show timeline

• 2026-04-25 Relisted — FORTMLS
• 2026-04-11 Pending — FORTMLS
• 2026-03-14 Price Changed $750,000 FORTMLS
• 2026-01-27 Listed $789,000 FORTMLS
• 2025-02-20 Listed $799,000 FORTMLS
• 2025-02-20 Listing Removed — FORTMLS
• 2025-02-13 Listing Removed — FORTMLS
• 2024-10-31 Price Changed $799,000 FORTMLS
• 2024-08-13 Listed $825,000 FORTMLS
• 2024-02-22 Listing Removed — FORTMLS
• 2023-11-08 Price Changed $935,000 FORTMLS
• 2023-09-30 Price Changed $975,000 FORTMLS
• 2023-08-31 Listed $999,500 FORTMLS
• 2022-08-18 Price Changed $999,500 BEARMLS
• 2022-03-19 Listed $1,200,000 BEARMLS
• 2019-06-15 Sold (MLS) $547,500 NAPLESMLS
• 2019-05-29 Sold (Public Records) $545,000 Public Records
• 2019-04-12 Listing Removed — NAPLESMLS
• 2019-04-08 Price Changed $560,995 NAPLESMLS
• 2019-03-23 Price Changed $561,995 NAPLESMLS
• 2019-03-18 Price Changed $562,995 NAPLESMLS
• 2019-02-28 Price Changed $564,995 NAPLESMLS
• 2019-02-23 Price Changed $569,995 NAPLESMLS
• 2019-02-18 Listed $574,950 NAPLESMLS
• 2018-11-07 Listing Removed — FORTMLS
• 2018-06-25 Listed $599,900 FORTMLS
• 2018-06-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-06-20 Listing Removed — FORTMLS
• 2018-06-13 Price Changed $599,900 FORTMLS
• 2018-05-31 Price Changed $624,900 FORTMLS
• 2018-04-11 Price Changed $630,000 FORTMLS
• 2018-02-23 Listed $599,900 Stellar MLS as Distributed by MLS Grid
• 2018-02-20 Listed $639,000 FORTMLS
• 2010-05-27 Sold (Public Records) $412,500 Public Records
• 2010-05-12 Price Changed $429,900 FORTMLS
• 2010-05-12 Sold (MLS) $412,500 FORTMLS
• 1995-04-17 Sold (Public Records) $17,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $7,458 · +4.8% YoY. Source: county tax records.