1526 NE 4th Ter · Cape Coral, FL 33909

$254,000

4 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 146 Days on market

Built 1970 Est $300k · 15% under

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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 +15.4/30.0
• ARV discount +14.5/15.0
• DSCR +4.7/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Single Family Pool Home located in lovely neighborhood, close to all amenities. Sold AS IS. Seller will make no repairs. Seller and Agent make no representation on guarantees. Seller and Agent have no knowledge of any defects that would affect the value of the property. Buyer must verify all info. If exact square footage and lot size are a concern, the property should be independently measured. Seller will not pay for or provide survey.

Key facts

• Convenient access
• Ranch-style home
• Open layout

Tags

• RANCH-STYLE HOME
• OPEN LAYOUT
• QUIET NEIGHBORHOOD
• CONVENIENT ACCESS

Property features AI

Finance

• Financial info: No pet restrictions

Exterior

• Parking: 2-car garage; Driveway
• Security: Security/high-impact doors; Storm/security shutters
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; Faces north; Residential zoning
• Construction: Block construction; Shingle roof; Effective year built
• Exterior features: Awning(s); Fenced yard; Fruit trees; Room for a pool; Security/high-impact doors; Storm/security shutters

Interior

• Kitchen: Microwave; Dishwasher; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Ceiling fans
• Interior features: First-floor entry; Bedroom on main level; Separate shower
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $254k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/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 $220k (13.2% below list).
• Recommended offer: $220k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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 (-5.6%/yr); 1604 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 36% 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 $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 146 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $121k; list at $254k implies a 110% 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 $220,411 (13.2% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.87% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $300,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1306 NE 4th Ter	0.33mi	4/2.0	1,404 (0%)	6mo	$220,000	$157	79
401 NE 14th Pl	0.14mi	3/2.0 (-1)	1,300 (-7%)	10mo	$280,000	$215	68
603 NE 17th Pl	0.39mi	3/2.0 (-1)	1,305 (-7%)	6mo	$260,000	$199	60
1913 NE 4th Ter	0.50mi	3/2.0 (-1)	1,499 (+7%)	2mo	$312,500	$208	59
1417 NE 3rd Ter	0.14mi	3/2.0 (-1)	1,205 (-14%)	7mo	$260,000	$216	59
18 NE 17th Pl	0.50mi	3/2.0 (-1)	1,349 (-4%)	12mo	$289,000	$214	55
1201 NE 3rd St	0.40mi	3/2.0 (-1)	1,520 (+8%)	13mo	$260,000	$171	52
910 NE 13th Pl	0.69mi	3/2.0 (-1)	1,458 (+4%)	9mo	$297,000	$204	49
1708 SE 1st St	0.70mi	3/2.0 (-1)	1,226 (-13%)	1mo	$264,000	$215	40
7 NE 12th Ct	0.64mi	3/2.0 (-1)	1,550 (+10%)	10mo	$427,500	$276	39
912 NE 14th Ave	0.67mi	3/3.0 (-1)	1,561 (+11%)	5mo	$400,000	$256	37
1831 SE Van Loon Ter	0.72mi	3/2.5 (-1)	1,540 (+10%)	8mo	$310,000	$201	37

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: -16.9%
• Equity multiple: 0.42×
• Total profit: $-41,434
• Equity at exit: $37,872

10-year hold

• IRR: -15.1%
• Equity multiple: 0.25×
• Total profit: $-53,178
• Equity at exit: $21,961

Cash invested: $71,120 (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 33909

• Home prices YoY: -23.1%
• Rents YoY: -5.6%
• Active inventory: 1604
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,204 high
• Mortgage (P&I): −$1,332
• Tax from tax record: −$206 /mo · $2,469/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $98

Break-even live

Break-even rent $2,080

Max offer price $254,000

Occupancy floor 91%

Sensitivity live

Price	-10% $241	-5% $170	+0% $98	+5% $26	+10% $-46
Rent	-10% $-76	-5% $11	+0% $98	+5% $185	+10% $272
Rate	-1.0pp $226	-0.5pp $162	base $98	+0.5pp $32	+1.0pp $-35

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: $63,500
• Closing costs: $7,620
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
418 NE 15th Ave Cape Coral, FL	3.0	2.0	1282	$1,810	$1.41	15d	1	0.16mi
419 NE 16th Pl Cape Coral, FL	4.0	2.0	1352	$1,800	$1.33	3d	1	0.16mi
412 NE 17th Pl Cape Coral, FL	3.0	2.0	1548	$2,200	$1.42	25d	1	0.23mi
306 NE 17th Pl Cape Coral, FL	3.0	2.0	1616	$2,065	$1.28	3d	1	0.24mi
1823 NE 2nd Ter Cape Coral, FL	4.0	2.0	1695	$2,295	$1.35	25d	1	0.44mi
23 NE 16th Pl Cape Coral, FL	3.0	2.0	1280	$1,875	$1.46	25d	1	0.46mi
23 NE 16th Pl Cape Coral, FL	3.0	2.0	1280	$1,875	$1.46	5d	1	0.46mi
113 NE 18th Pl Cape Coral, FL	3.0	2.0	1208	$1,810	$1.50	25d	1	0.51mi
1923 NE 4th Ter Cape Coral, FL	3.0	2.0	1499	$2,200	$1.47	25d	1	0.52mi
511 NE 19th Pl Cape Coral, FL	3.0	2.0	1616	$2,150	$1.33	17d	1	0.52mi
511 NE 19th Pl Cape Coral, FL	3.0	2.0	1616	$2,100	$1.30	5d	1	0.52mi
1130 Alabar Ln Cape Coral, FL	3.0	2.0	1196	$1,795	$1.50	25d	1	0.52mi
1118 NE Pine Island Ln Cape Coral, FL	3.0	3.0	1186	$3,000	$2.53	25d	1	0.53mi
1929 NE 2nd Ter Cape Coral, FL	3.0	2.0	1311	$5,000	$3.81	25d	1	0.57mi
1218 NE 8th Ter Cape Coral, FL	3.0	2.0	1150	$1,450	$1.26	25d	1	0.63mi
1831 SE Van Loon Ter Cape Coral, FL	3.0	2.5	1540	$3,200	$2.08	21d	1	0.71mi
913 NE 13th Ave Cape Coral, FL	3.0	2.0	1500	$2,000	$1.33	25d	1	0.71mi
1201 Hancock Bridge Pkwy Cape Coral, FL	3.0	2.0	1212	$1,811	$1.49	5d	1	0.76mi
1714 SE 2nd St Cape Coral, FL	3.0	2.0	1687	$2,300	$1.36	16d	1	0.82mi
1127 NE 10th St Cape Coral, FL	3.0	2.0	1469	$2,000	$1.36	5d	1	0.84mi
1706 NE 10th Ln Cape Coral, FL	3.0	2.0	1670	$3,200	$1.92	25d	1	0.89mi
203 NE 9th Ave Cape Coral, FL	3.0	2.0	1756	$1,715	$0.98	17d	1	0.95mi
316 SE 16th Pl Cape Coral, FL	3.0	2.0	1247	$2,000	$1.60	4d	1	0.96mi
2221 NE 3rd St Cape Coral, FL	3.0	2.0	1777	$2,175	$1.22	5d	1	0.98mi
325 NE 23rd Ave Cape Coral, FL	3.0	2.0	1104	$1,496	$1.36	5d	1	1.02mi
2304 NE 6th St Cape Coral, FL	3.0	2.0	1255	$1,695	$1.35	25d	1	1.04mi
2121 SE 1st Ter Cape Coral, FL	3.0	2.0	1862	$2,300	$1.24	13d	1	1.08mi
303 NE 24th Ave Cape Coral, FL	3.0	2.0	1208	$1,595	$1.32	17d	1	1.14mi
1210 NE 19th Pl Cape Coral, FL	4.0	3.0	1665	$3,500	$2.10	25d	1	1.17mi
1022 NE 8th Pl Cape Coral, FL	3.0	2.0	1209	$1,650	$1.36	25d	1	1.19mi
1027 Andalusia Blvd Cape Coral, FL	3.0	2.0	1300	$1,590	$1.22	16d	1	1.23mi
852 NE 7th Pl Cape Coral, FL	3.0	2.0	1610	$6,800	$4.22	5d	1	1.24mi
22 SE 24th Ave Cape Coral, FL	3.0	2.0	1209	$1,650	$1.36	5d	1	1.24mi
1410 NE 14th St Cape Coral, FL	3.0	2.0	1276	$2,300	$1.80	25d	1	1.26mi
528 SE 17th Ave Cape Coral, FL	4.0	2.0	1830	$2,566	$1.40	17d	1	1.26mi
406 SE 10th Ave Cape Coral, FL	3.0	2.0	1548	$2,141	$1.38	23d	1	1.30mi
1411 NE 13th Ave Cape Coral, FL	3.0	2.0	1458	$2,101	$1.44	5d	1	1.35mi
2206 SE 4th St Cape Coral, FL	3.0	2.0	1301	$2,600	$2.00	25d	1	1.35mi
1222 SE 6th St Cape Coral, FL	3.0	2.0	1300	$1,990	$1.53	25d	1	1.36mi
1214 SE 6th St Cape Coral, FL	3.0	2.0	1524	$1,600	$1.05	4d	1	1.37mi

Listing history 17 events

1. 2026-06-22
   days on market $254,000 Active 146 DOM
2. 2026-06-17
   pricedays on market $254,000 Active 142 DOM
3. 2026-06-16
   days on market $257,000 Active 141 DOM
4. 2026-06-15
   days on market $257,000 Active 140 DOM
5. 2026-06-13
   days on market $257,000 Active 138 DOM
6. 2026-06-10
   days on market $257,000 Active 135 DOM
7. 2026-06-09
   days on market $257,000 Active 134 DOM
8. 2026-06-07
   days on market $257,000 Active 132 DOM
9. 2026-06-02
   days on market $257,000 Active 127 DOM
10. 2026-06-01
    days on market $257,000 Active 126 DOM
11. 2026-06-01
    days on market $257,000 Active 125 DOM
12. 2026-05-01
    price $257,000
13. 2026-01-26
    listed $260,000 Active
14. 2016-02-23
    soldstatus $121,000
15. 2016-01-16
    listed $122,000
16. 2012-01-24
    soldstatus $50,000 440-char remark

    Show marketing remark (440 chars)

    Single Family Pool Home located in lovely neighborhood, close to all amenities. Sold AS IS. Seller will make no repairs. Seller and Agent make no representation on guarantees. Seller and Agent have no knowledge of any defects that would affect the value of the property. Buyer must verify all info. If exact square footage and lot size are a concern, the property should be independently measured. Seller will not pay for or provide survey.

17. 1998-12-15
    soldstatus $66,500

ⓘ 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: $2,469 · $206/mo
• Projected year-2 tax: $2,469 · $206/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) · 13% 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: $26,449
• − Mortgage interest: −$14,228
• − Property taxes: −$2,469
• − Insurance: −$1,270
• − Repairs & maintenance: −$2,116
• − Management: −$2,116
• − Depreciation: −$7,389
• Taxable loss: −$3,139
• Est. tax savings @ 24.0%: +$753
• After-tax cash flow: $1,925/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

+286.5% since first listed

6 events — show timeline

• 2026-05-01 Price Changed $257,000 MARMLS
• 2026-01-26 Listed $260,000 MARMLS
• 2016-02-23 Sold (Public Records) $121,000 Public Records
• 2016-01-16 Listed $122,000 FORTMLS
• 2012-01-24 Sold (MLS) $50,000 FORTMLS
• 1998-12-15 Sold (Public Records) $66,500 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,469 · +7.8% YoY. Source: county tax records.