2304 SW 50th Ln · Cape Coral, FL 33914

$489,000

3 bd · 2.0 ba · 2,056 sqft · SingleFamily public records · 162 Days on market

Built 1990 10,018 sqft lot Est $726k · 33% under

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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 +4.8/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3/2/2 Pool Home in one of Cape Coral's highly desired neighborhoods (unit 72), newly renovated, Turnkey, nicely furnished, southern exposure, quiet setting, large pool (solar heated) and lanai area, open floor plan with fireplace in living room.

Key facts

• Hurricane screens
• Metal roof
• Solar heated pool

Tags

• SOLAR HEATED POOL
• METAL ROOF
• IMPACT WINDOWS
• HURRICANE SCREENS
• TANKLESS WATER HEATER
• DOUBLE DOOR ENTRY

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; Association covers road maintenance, street lights, and trash (no association fee listed)

Exterior

• Parking: Attached 2-car garage; Covered parking for 2 vehicles
• Security: Smoke detectors
• Utilities: Public water (assessment paid); Sewer assessment paid; Cable available; High-speed internet available; Solar panels; Tankless water heater
• Home design: Single-story home; Entry level 1; Faces north; Resale property
• Construction: Block and concrete construction with stucco finish; Manufactured components; Metal roof; Built with a foundation suitable for region
• Exterior features: Lanai; Screened porch; Porch; Sprinkler/irrigation system; Automatic sprinklers; Privacy wall; Public maintained paved road access; South exposure

Interior

• Kitchen: Electric cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator; Freezer; Kitchen island; Eat-in kitchen; Breakfast bar
• Bedrooms: Master bedroom; Additional bedrooms
• Flooring: Tile floors; Wood floors
• Bathrooms: 2 full bathrooms; Separate shower; Shower-only configuration in at least one bathroom; Dual sinks
• Heating & cooling: Central heating; Electric heat; Heat pump; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Breakfast bar; Tray ceilings; Dual sinks; Entrance foyer; Eat-in kitchen; Family/dining room; Kitchen island; Living/dining room; Shower only; Separate shower; Vaulted ceilings; Wired for sound; Split bedroom layout; Skylight(s); Impact glass windows; Window shutters; Double-hung windows; Unfurnished
• Laundry & utility: Washer/dryer hookups with dryer included; Laundry tub; Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $489k.

Deal economics

• At list price, monthly cash flow is $601 ($7k/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 $481k (1.7% below list).
• Recommended offer: $430k (12.0% 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 (-4.4%/yr); 1208 active listings in the ZIP; 24 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).
• At $4,806/mo this rent would consume 69% 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 $3k 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 162 days — a 12% lower offer ($430k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $257k; list at $489k implies a 90% gain — meaningful room to come down on a strong offer.

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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $430,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.98% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.85%
• DSCR: 1.26
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $725,768
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5003 SW 26th Ave	0.29mi	3/2.0	2,209 (+7%)	2mo	$674,000	$305	72
5328 SW 24th Pl	0.42mi	3/2.0	1,984 (-4%)	4mo	$867,000	$437	71
1929 SW 54th Ln	0.67mi	3/2.0	2,079 (+1%)	1mo	$480,000	$231	66
5305 23rd Ave	0.31mi	4/2.0 (+1)	2,217 (+8%)	2mo	$985,000	$444	66
4627 SW 24th Pl	0.53mi	3/2.0	2,197 (+7%)	2mo	$630,000	$287	62
5206 Sands Blvd	0.62mi	3/2.0	2,185 (+6%)	1mo	$825,000	$378	60
2628 SW 53rd Ln	0.58mi	4/3.0 (+1)	2,090 (+2%)	3mo	$870,000	$416	59
2509 SW 52nd Ln	0.34mi	3/3.0	2,333 (+14%)	1mo	$530,000	$227	57
2619 SW 46th St	0.74mi	3/2.5	2,119 (+3%)	5mo	$960,000	$453	54
5312 SW 25th Pl	0.46mi	4/3.0 (+1)	2,265 (+10%)	4mo	$800,000	$353	50
1925 SW 54th Ln	0.67mi	3/2.0	2,254 (+10%)	4mo	$499,900	$222	49
1724 SW 49th Ter	0.74mi	4/2.0 (+1)	2,230 (+8%)	6mo	$325,000	$146	42

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: -11.4%
• Equity multiple: 0.60×
• Total profit: $-55,105
• Equity at exit: $72,911

10-year hold

• IRR: -7.0%
• Equity multiple: 0.61×
• Total profit: $-53,312
• Equity at exit: $42,280

Cash invested: $136,920 (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: 8.5×

Monthly cashflow live

• Estimated rent: $4,806 high
• Mortgage (P&I): −$2,564
• Tax from tax record: −$361 /mo · $4,334/yr
• Insurance: −$204
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,009
• Net cashflow: $601

Break-even live

Break-even rent $4,045

Max offer price $489,000

Occupancy floor 82%

Sensitivity live

Price	-10% $877	-5% $739	+0% $601	+5% $462	+10% $324
Rent	-10% $221	-5% $411	+0% $601	+5% $791	+10% $980
Rate	-1.0pp $847	-0.5pp $725	base $601	+0.5pp $474	+1.0pp $345

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: $122,250
• Closing costs: $14,670
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2310 SW 53rd St Cape Coral, FL	3.0	2.0	2466	$4,500	$1.82	24d	1	0.30mi
4810 SW 25th Pl Cape Coral, FL	4.0	2.0	2195	$6,925	$3.15	24d	1	0.41mi
5302 SW 25th Pl Cape Coral, FL	2.0	2.0	2018	$3,000	$1.49	24d	1	0.41mi
5007 SW 27th Ave Cape Coral, FL	4.0	2.0	2223	$7,650	$3.44	24d	1	0.45mi
2317 El Dorado Pkwy W Cape Coral, FL	3.0	2.0	1551	$2,500	$1.61	24d	1	0.52mi
5310 Sands Blvd Cape Coral, FL	3.0	2.0	1814	$8,000	$4.41	16d	1	0.69mi
5310 Sands Blvd Cape Coral, FL	3.0	2.0	1814	$8,000	$4.41	24d	1	0.69mi
2822 SW 49th Ter Cape Coral, FL	3.0	3.0	2478	$3,500	$1.41	4d	1	0.72mi
4701 Sands Blvd Cape Coral, FL	4.0	2.0	2253	$9,000	$3.99	24d	1	0.77mi
4412 SW 26th Ave Cape Coral, FL	3.0	3.0	2274	$3,950	$1.74	24d	1	0.86mi
4628 SW 18th Ave Cape Coral, FL	3.0	2.0	1963	$2,000	$1.02	16d	1	0.87mi
2317 SW 43rd Ln Cape Coral, FL	4.0	2.0	2311	$8,000	$3.46	24d	1	0.93mi
4343 Sands Blvd Cape Coral, FL	3.0	2.0	1502	$1,850	$1.23	24d	1	1.02mi
5865 Shell Cove Dr #105 Cape Coral, FL	3.0	2.5	1590	$5,000	$3.14	24d	1	1.14mi
5702 Cape Harbour Dr #204 Cape Coral, FL	3.0	2.0	2054	$6,885	$3.35	22d	1	1.14mi
5781 Cape Harbour Dr #1301 Cape Coral, FL	3.0	2.0	1544	$3,500	$2.27	4d	1	1.18mi
5781 Cape Harbour Dr #1102 Cape Coral, FL	3.0	2.0	1737	$7,200	$4.15	24d	1	1.18mi
5816 Shell Cove Dr Cape Coral, FL	3.0	3.5	2199	$4,000	$1.82	24d	1	1.18mi
2817 SW 42nd Ln Cape Coral, FL	4.0	3.0	2689	$7,468	$2.78	24d	1	1.28mi
1221 SW 49th St Cape Coral, FL	4.0	2.0	2296	$3,200	$1.39	22d	1	1.37mi
2026 SW 40th Ter Cape Coral, FL	3.0	2.0	2282	$3,100	$1.36	24d	1	1.39mi
4131 SW 17th Pl Cape Coral, FL	3.0	2.0	2007	$3,975	$1.98	24d	1	1.42mi
1144 SW 47th Ter Cape Coral, FL	3.0	2.0	1402	$2,200	$1.57	24d	1	1.45mi
2307 SW 40th St Cape Coral, FL	3.0	2.0	1890	$7,195	$3.81	24d	1	1.45mi

Listing history 25 events

1. 2026-06-17
   days on market $489,000 Active 162 DOM
2. 2026-06-16
   days on market $489,000 Active 161 DOM
3. 2026-06-15
   days on market $489,000 Active 160 DOM
4. 2026-06-13
   days on market $489,000 Active 158 DOM
5. 2026-06-10
   days on market $489,000 Active 155 DOM
6. 2026-06-09
   days on market $489,000 Active 154 DOM
7. 2026-06-07
   days on market $489,000 Active 152 DOM
8. 2026-06-02
   days on market $489,000 Active 147 DOM
9. 2026-06-01
   days on market $489,000 Active 146 DOM
10. 2026-06-01
    days on market $489,000 Active 145 DOM
11. 2026-02-18
    price $489,000
12. 2026-01-01
    listed $498,000 Active
13. 2016-07-29
    soldstatus $257,000
14. 2016-07-22
    price $257,000 255-char remark

    Show marketing remark (255 chars)

    Beautiful 3/2/2 Pool Home in one of Cape Coral's highly desired neighborhoods (unit 72), newly renovated, Turnkey, nicely furnished, southern exposure, quiet setting, large pool (solar heated) and lanai area, open floor plan with fireplace in living room.

15. 2016-07-22
    soldstatus $257,000 Sold 255-char remark

    Show marketing remark (255 chars)

    Beautiful 3/2/2 Pool Home in one of Cape Coral's highly desired neighborhoods (unit 72), newly renovated, Turnkey, nicely furnished, southern exposure, quiet setting, large pool (solar heated) and lanai area, open floor plan with fireplace in living room.

16. 2016-07-17
    price $258,000 255-char remark

    Show marketing remark (255 chars)

    Beautiful 3/2/2 Pool Home in one of Cape Coral's highly desired neighborhoods (unit 72), newly renovated, Turnkey, nicely furnished, southern exposure, quiet setting, large pool (solar heated) and lanai area, open floor plan with fireplace in living room.

17. 2016-06-07
    status Pending 255-char remark

    Show marketing remark (255 chars)

    Beautiful 3/2/2 Pool Home in one of Cape Coral's highly desired neighborhoods (unit 72), newly renovated, Turnkey, nicely furnished, southern exposure, quiet setting, large pool (solar heated) and lanai area, open floor plan with fireplace in living room.

18. 2016-06-04
    price $258,000 255-char remark

    Show marketing remark (255 chars)

    Beautiful 3/2/2 Pool Home in one of Cape Coral's highly desired neighborhoods (unit 72), newly renovated, Turnkey, nicely furnished, southern exposure, quiet setting, large pool (solar heated) and lanai area, open floor plan with fireplace in living room.

19. 2016-05-26
    listed $268,000 Active 255-char remark

    Show marketing remark (255 chars)

    Beautiful 3/2/2 Pool Home in one of Cape Coral's highly desired neighborhoods (unit 72), newly renovated, Turnkey, nicely furnished, southern exposure, quiet setting, large pool (solar heated) and lanai area, open floor plan with fireplace in living room.

20. 2015-08-13
    historical
21. 2015-08-07
    price $285,000
22. 2015-05-22
    listed $289,000 Active
23. 2008-06-25
    soldstatus $200,000
24. 2008-06-24
    soldstatus $200,000
25. 2006-02-03
    soldstatus $318,000

ⓘ 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: $4,334 · $361/mo
• Projected year-2 tax: $4,334 · $361/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $57,668
• − Mortgage interest: −$27,392
• − Property taxes: −$4,334
• − Insurance: −$3,242
• − Repairs & maintenance: −$4,613
• − Management: −$4,613
• − Depreciation: −$14,225
• Taxable loss: −$753
• Est. tax savings @ 24.0%: +$181
• After-tax cash flow: $7,389/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

+53.8% since first listed

15 events — show timeline

• 2026-02-18 Price Changed $489,000 FORTMLS
• 2026-01-01 Listed $498,000 FORTMLS
• 2016-07-29 Sold (Public Records) $257,000 Public Records
• 2016-07-22 Price Changed $257,000 FORTMLS
• 2016-07-22 Sold (MLS) $257,000 FORTMLS
• 2016-07-17 Price Changed $258,000 FORTMLS
• 2016-06-07 Pending — FORTMLS
• 2016-06-04 Price Changed $258,000 FORTMLS
• 2016-05-26 Listed $268,000 FORTMLS
• 2015-08-13 Listing Removed — FORTMLS
• 2015-08-07 Price Changed $285,000 FORTMLS
• 2015-05-22 Listed $289,000 FORTMLS
• 2008-06-25 Sold (Public Records) $200,000 Public Records
• 2008-06-24 Sold (MLS) $200,000 FORTMLS
• 2006-02-03 Sold (Public Records) $318,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $4,334 · +5.7% YoY. Source: county tax records.