2838 SW 50th Ter · Cape Coral, FL 33914

$515,000

3 bd · 2.0 ba · 2,183 sqft · SingleFamily public records · 24 Days on market

Built 1997 0.29 ac lot Est $825k · 38% under

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Why this score? — see what drove the F 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).

• ARV discount +15.0/15.0
• Cash flow +5.5/30.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This meticulously maintained split floorplan home includes 3 bedrooms + Den (used as 4th bedroom) and 2 bathrooms. As you walk through the double door etched glass entry, you will be greeted with soaring 12 foot vaulted ceilings, with a foyer overlooking the living and dining rooms. The master suite is on one side of the home, while the remaining three generously sized bedrooms are on the other. The newly remodeled kitchen includes an eat in area, that both overlook the family room, pool, and back lawn. This southern exposure home features over 30 feet of covered lanai and is situated on an oversized 85x150 ft. lot. The home offers a large yard beyond the enclosed pool area, which is perfect for pets, children or an extension to a backyard party. The backyard is completely private, as the fully matured landscaping covers the perimeter of the backyard with white vinyl fencing on the sides. The home features the latest of hurricane protection and a full alarm system. All assessments are paid. SW 50th Terrace is in very close proximity to Cape Harbour in the desirable SW section of unit 72, across from million dollar direct gulf access homes.

Key facts

• Oversized yard
• Two living rooms
• 0.29 acre lot

Tags

• HURRICANE PROOF DOUBLE DOORS
• SOUTHERN EXPOSURE POOL
• OVERSIZED YARD
• 12 FOOT VAULTED CEILINGS
• TWO LIVING ROOMS
• GORGEOUS CHEFS KITCHEN

Property features AI

Finance

• Other: Private in-ground pool with concrete construction and screen enclosure; pool equipment included
• Financial info: Pets allowed
• HOA & community: Non-gated community; Association fee: $0

Exterior

• Parking: Attached garage with 2 spaces; Driveway; Paved parking; Garage door opener
• Security: Smoke detector(s)
• Utilities: High-speed internet available; Cable available; Public water (assessment paid); Public sewer (assessment paid)
• Home design: Single-story home; Resale property; Faces north
• Construction: Block, concrete and stucco construction; Shingle roof; Built on foundation (standard)
• Exterior features: Fence; Security/high impact doors; Sprinkler/irrigation system (automatic); Shutters (manual); Lanai; Porch; Screened porch; South exposure

Interior

• Kitchen: Dishwasher; Electric cooktop; Disposal; Icemaker; Microwave; Refrigerator (with ice maker); Self-cleaning oven; Freezer; Kitchen island; Pantry; Breakfast bar; Eat-in kitchen
• Bedrooms: Primary bedroom on main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Attic; Breakfast bar; Built-in features; Tray ceilings; Closet cabinetry; Cathedral ceilings; Coffered ceilings; Separate/formal dining room; Eat-in kitchen; Family/dining room; Kitchen island; Living/dining room; Main level primary suite; Pantry; Pull-down attic stairs; Tub with shower; Walk-in pantry; Bar; Walk-in closet(s); Split bedroom layout
• Laundry & utility: Washer; Dryer; Laundry tub; Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $515k.

Deal economics

• At list price, monthly cash flow is $-2k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (52.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (44.8% below list).
• Recommended offer: $246k (52.2% below list) — sets the bar for cash-flow.
• Cap rate 3.7% vs local median 3.1% in Cape Coral — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (-4.4%/yr); 1208 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 41% of the median local income ($84k/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 $4k of loan paydown is wiped out by about $15k 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 24 days — a 2% lower offer ($507k) is reasonable based on typical stale-listing flexibility.
• 2 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 $355k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 2→9/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,185 (52.2% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.55% ✗
• Cap rate: 3.74%
• Cash-on-cash: -9.11%
• DSCR: 0.59
• GRM: 15.1

CMA / ARV

• ARV (on-the-fly): $825,174
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5206 Sands Blvd	0.23mi	3/2.0	2,185 (+0%)	1mo	$825,000	$378	88
5003 SW 26th Ave	0.46mi	3/2.0	2,209 (+1%)	2mo	$674,000	$305	75
2509 SW 52nd Ln	0.55mi	3/3.0	2,333 (+7%)	1mo	$530,000	$227	58
2628 SW 53rd Ln	0.51mi	4/3.0 (+1)	2,090 (-4%)	3mo	$870,000	$416	58
2619 SW 46th St	0.69mi	3/2.5	2,119 (-3%)	5mo	$960,000	$453	57
4913 SW 25th Pl	0.59mi	4/2.0 (+1)	2,150 (-2%)	16mo	$870,000	$405	52
5312 SW 25th Pl	0.67mi	4/3.0 (+1)	2,265 (+4%)	4mo	$800,000	$353	50
5328 SW 24th Pl	0.75mi	3/2.0	1,984 (-9%)	4mo	$867,000	$437	47
2603 SW 52nd Ln	0.47mi	3/2.0	1,882 (-14%)	11mo	$525,000	$279	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: -43.3%
• Equity multiple: -0.31×
• Total profit: $-188,536
• Equity at exit: $76,788

10-year hold

• IRR: -98.6%
• Equity multiple: -1.22×
• Total profit: $-320,495
• Equity at exit: $44,528

Cash invested: $144,200 (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: 1208
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $2,845 medium
• Mortgage (P&I): −$2,701
• Tax from tax record: −$428 /mo · $5,130/yr
• Insurance: −$215
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $-1,522

Break-even live

Break-even rent $4,771

Max offer price $246,185

Occupancy floor —

Sensitivity live

Price	-10% $-1,230	-5% $-1,376	+0% $-1,522	+5% $-1,667	+10% $-1,813
Rent	-10% $-1,746	-5% $-1,634	+0% $-1,522	+5% $-1,409	+10% $-1,297
Rate	-1.0pp $-1,262	-0.5pp $-1,391	base $-1,522	+0.5pp $-1,655	+1.0pp $-1,791

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: $128,750
• Closing costs: $15,450
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2822 SW 49th Ter Cape Coral, FL	3.0	3.0	2478	$3,500	$1.41	4d	1	0.10mi
5007 SW 27th Ave Cape Coral, FL	4.0	2.0	2223	$7,650	$3.44	25d	1	0.29mi
5310 Sands Blvd Cape Coral, FL	3.0	2.0	1814	$8,000	$4.41	17d	1	0.41mi
5310 Sands Blvd Cape Coral, FL	3.0	2.0	1814	$8,000	$4.41	25d	1	0.41mi
4701 Sands Blvd Cape Coral, FL	4.0	2.0	2253	$9,000	$3.99	25d	1	0.47mi
4810 SW 25th Pl Cape Coral, FL	4.0	2.0	2195	$6,925	$3.15	25d	1	0.59mi
5302 SW 25th Pl Cape Coral, FL	2.0	2.0	2018	$3,000	$1.49	25d	1	0.65mi
4343 Sands Blvd Cape Coral, FL	3.0	2.0	1502	$1,850	$1.23	25d	1	0.79mi
4412 SW 26th Ave Cape Coral, FL	3.0	3.0	2274	$3,950	$1.74	25d	1	0.81mi
2310 SW 53rd St Cape Coral, FL	3.0	2.0	2466	$4,500	$1.82	25d	1	0.81mi
2317 El Dorado Pkwy W Cape Coral, FL	3.0	2.0	1551	$2,500	$1.61	25d	1	0.89mi
2817 SW 42nd Ln Cape Coral, FL	4.0	3.0	2689	$7,468	$2.78	25d	1	1.02mi
2317 SW 43rd Ln Cape Coral, FL	4.0	2.0	2311	$8,000	$3.46	25d	1	1.10mi
2803 SW 39th Ter Cape Coral, FL	3.0	3.0	2147	$9,500	$4.42	25d	1	1.44mi
2806 SW 39th St Cape Coral, FL	3.0	2.0	1986	$6,000	$3.02	25d	1	1.48mi
2601 SW 39th Ter Cape Coral, FL	3.0	3.0	2287	$10,928	$4.78	25d	1	1.48mi
4628 SW 18th Ave Cape Coral, FL	3.0	2.0	1963	$2,000	$1.02	17d	1	1.49mi

Listing history 26 events

1. 2026-06-17
   days on market $515,000 Active 24 DOM
2. 2026-06-16
   days on market $515,000 Active 23 DOM
3. 2026-06-15
   days on market $515,000 Active 22 DOM
4. 2026-06-13
   days on market $515,000 Active 20 DOM
5. 2026-06-10
   days on market $515,000 Active 17 DOM
6. 2026-06-09
   days on market $515,000 Active 16 DOM
7. 2026-06-08
   days on market $515,000 Active 15 DOM
8. 2026-06-07
   days on market $515,000 Active 14 DOM
9. 2026-06-03
   days on market $515,000 Active 10 DOM
10. 2026-06-02
    days on market $515,000 Active 9 DOM
11. 2026-06-01
    days on market $515,000 Active 8 DOM
12. 2026-05-31
    days on market $515,000 Active 7 DOM
13. 2026-05-24
    listed $515,000 Active
14. 2018-09-25
    soldstatus $355,000
15. 2018-09-20
    soldstatus $355,000 Sold 1157-char remark

    Show marketing remark (1157 chars)

    This meticulously maintained split floorplan home includes 3 bedrooms + Den (used as 4th bedroom) and 2 bathrooms. As you walk through the double door etched glass entry, you will be greeted with soaring 12 foot vaulted ceilings, with a foyer overlooking the living and dining rooms. The master suite is on one side of the home, while the remaining three generously sized bedrooms are on the other. The newly remodeled kitchen includes an eat in area, that both overlook the family room, pool, and back lawn. This southern exposure home features over 30 feet of covered lanai and is situated on an oversized 85x150 ft. lot. The home offers a large yard beyond the enclosed pool area, which is perfect for pets, children or an extension to a backyard party. The backyard is completely private, as the fully matured landscaping covers the perimeter of the backyard with white vinyl fencing on the sides. The home features the latest of hurricane protection and a full alarm system. All assessments are paid. SW 50th Terrace is in very close proximity to Cape Harbour in the desirable SW section of unit 72, across from million dollar direct gulf access homes.

16. 2018-07-20
    status Pending With Contingencies 1157-char remark

    Show marketing remark (1157 chars)

    This meticulously maintained split floorplan home includes 3 bedrooms + Den (used as 4th bedroom) and 2 bathrooms. As you walk through the double door etched glass entry, you will be greeted with soaring 12 foot vaulted ceilings, with a foyer overlooking the living and dining rooms. The master suite is on one side of the home, while the remaining three generously sized bedrooms are on the other. The newly remodeled kitchen includes an eat in area, that both overlook the family room, pool, and back lawn. This southern exposure home features over 30 feet of covered lanai and is situated on an oversized 85x150 ft. lot. The home offers a large yard beyond the enclosed pool area, which is perfect for pets, children or an extension to a backyard party. The backyard is completely private, as the fully matured landscaping covers the perimeter of the backyard with white vinyl fencing on the sides. The home features the latest of hurricane protection and a full alarm system. All assessments are paid. SW 50th Terrace is in very close proximity to Cape Harbour in the desirable SW section of unit 72, across from million dollar direct gulf access homes.

17. 2018-06-12
    listed $369,900 Active 1157-char remark

    Show marketing remark (1157 chars)

    This meticulously maintained split floorplan home includes 3 bedrooms + Den (used as 4th bedroom) and 2 bathrooms. As you walk through the double door etched glass entry, you will be greeted with soaring 12 foot vaulted ceilings, with a foyer overlooking the living and dining rooms. The master suite is on one side of the home, while the remaining three generously sized bedrooms are on the other. The newly remodeled kitchen includes an eat in area, that both overlook the family room, pool, and back lawn. This southern exposure home features over 30 feet of covered lanai and is situated on an oversized 85x150 ft. lot. The home offers a large yard beyond the enclosed pool area, which is perfect for pets, children or an extension to a backyard party. The backyard is completely private, as the fully matured landscaping covers the perimeter of the backyard with white vinyl fencing on the sides. The home features the latest of hurricane protection and a full alarm system. All assessments are paid. SW 50th Terrace is in very close proximity to Cape Harbour in the desirable SW section of unit 72, across from million dollar direct gulf access homes.

18. 2011-02-02
    soldstatus $170,000
19. 2010-08-05
    soldstatus $149,000 183-char remark

    Show marketing remark (183 chars)

    This is a great location. Homes needs kitchen and bathroom cabinets. Home has been vandalized. Home is being sold as is. Please FAX all offer with FARBAR AS IS contract, EMD, and POF.

20. 2010-06-30
    price $149,900 183-char remark

    Show marketing remark (183 chars)

    This is a great location. Homes needs kitchen and bathroom cabinets. Home has been vandalized. Home is being sold as is. Please FAX all offer with FARBAR AS IS contract, EMD, and POF.

21. 2003-06-25
    soldstatus $220,000
22. 2003-06-19
    soldstatus $220,000
23. 2003-06-19
    soldstatus $225,000
24. 2003-04-24
    price $229,900
25. 2003-04-24
    price $229,900
26. 1995-04-01
    soldstatus $28,500

ⓘ 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: $5,130 · $428/mo
• Projected year-2 tax: $5,130 · $428/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 AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 2 d/yr ≥107°F today · 9 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: $34,141
• − Mortgage interest: −$28,848
• − Property taxes: −$5,130
• − Insurance: −$7,694
• − Repairs & maintenance: −$2,731
• − Management: −$2,731
• − Depreciation: −$14,982
• Taxable loss: −$27,975
• Est. tax savings @ 24.0%: +$6,714
• After-tax cash flow: $-11,547/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

+1707.0% since first listed

14 events — show timeline

• 2026-05-24 Listed $515,000 FORTMLS
• 2018-09-25 Sold (Public Records) $355,000 Public Records
• 2018-09-20 Sold (MLS) $355,000 FORTMLS
• 2018-07-20 Pending — FORTMLS
• 2018-06-12 Listed $369,900 FORTMLS
• 2011-02-02 Sold (Public Records) $170,000 Public Records
• 2010-08-05 Sold (MLS) $149,000 FORTMLS
• 2010-06-30 Price Changed $149,900 FORTMLS
• 2003-06-25 Sold (Public Records) $220,000 Public Records
• 2003-06-19 Sold (MLS) $225,000 FORTMLS
• 2003-06-19 Sold (MLS) $220,000 FORTMLS
• 2003-04-24 Price Changed $229,900 FORTMLS
• 2003-04-24 Price Changed $229,900 FORTMLS
• 1995-04-01 Sold (Public Records) $28,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $5,130 · +6.1% YoY. Source: county tax records.