327 Kismet Pkwy E · Cape Coral, FL 33909

$299,900

4 bd · 2.0 ba · 1,566 sqft · Land · 143 Days on market

Built 2026 0.34 ac lot

---

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 +12.7/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• 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

City water is available and the assessment is paid in full. Over sized home site at a very affordable price.

Key facts

• Open floor plan
• Walk in closet
• 0.34 acre lot

Tags

• OPEN FLOOR PLAN
• SHAKER-STYLE CABINETS
• STAINLESS STEEL APPLIANCES
• WALK IN CLOSET
• WALK-IN WARDROBE CLOSET
• PRIVATE IN-SUITE BATH

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee reported

Exterior

• Parking: Attached 2-car garage; Covered parking; Driveway; Paved parking
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single-story home; Entry level: 1; Faces south; New construction
• Construction: Shingle roof; Block, concrete, and stucco construction
• Exterior features: Rectangular lot; Paved public road access; North exposure

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Kitchen island; Pantry
• Bedrooms: Master bedroom; Additional bedrooms (3)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Dual sinks; Separate shower
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Built-in features; Entrance foyer; Family/Dining room; Living/Dining room; Kitchen island; Pantry; Dual sinks; Shower only (separate shower); Walk-in closet(s); Bedroom on main level; Main level primary; Single-hung windows with shutters; Unfurnished
• Laundry & utility: Inside laundry / utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $300k.

Deal economics

• At list price, monthly cash flow is $-35 ($-419/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (26.0% below list).
• Recommended offer: $222k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 26d 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 $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 143 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $155k; list at $300k implies a 93% 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 $221,946 (26.0% 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. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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: 0.74% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.50%
• DSCR: 0.98
• GRM: 11.3

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: -20.1%
• Equity multiple: 0.32×
• Total profit: $-57,466
• Equity at exit: $44,716

10-year hold

• IRR: -20.1%
• Equity multiple: 0.06×
• Total profit: $-78,613
• Equity at exit: $25,930

Cash invested: $83,972 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,219 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$91 /mo · $1,087/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-35

Break-even live

Break-even rent $2,264

Max offer price $293,733

Occupancy floor 97%

Sensitivity live

Price	-10% $135	-5% $50	+0% $-35	+5% $-120	+10% $-205
Rent	-10% $-210	-5% $-123	+0% $-35	+5% $53	+10% $140
Rate	-1.0pp $116	-0.5pp $41	base $-35	+0.5pp $-113	+1.0pp $-192

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
331 NE 25th St Cape Coral, FL	4.0	2.0	1565	$2,000	$1.28	25d	1	0.09mi
2603 NE 4th Ave Cape Coral, FL	3.0	2.0	1356	$1,471	$1.08	5d	1	0.24mi
2620 NE 5th Ave Cape Coral, FL	3.0	2.0	1597	$3,500	$2.19	25d	1	0.34mi
2524 NE 1st Pl Cape Coral, FL	4.0	3.0	1683	$2,250	$1.34	25d	1	0.36mi
2024 NE 5th Ave Cape Coral, FL	4.0	2.0	1617	$1,850	$1.14	5d	1	0.44mi
2107 NE 1st Pl Cape Coral, FL	4.0	2.0	1760	$1,895	$1.08	4d	1	0.46mi
2728 NE 6th Pl Cape Coral, FL	4.0	2.0	1760	$1,795	$1.02	4d	1	0.57mi
2017 NE 7th Ave Cape Coral, FL	3.0	2.0	1104	$1,526	$1.38	5d	1	0.62mi
36 NW 26th St Cape Coral, FL	3.0	2.0	1270	$1,990	$1.57	5d	1	0.67mi
101 NW 25th St Cape Coral, FL	4.0	2.0	1613	$1,900	$1.18	5d	1	0.68mi
827 NE 23rd Ter Cape Coral, FL	4.0	2.0	1412	$1,850	$1.31	5d	1	0.68mi
1822 NE 4th Pl Cape Coral, FL	3.0	2.0	1684	$1,835	$1.09	25d	1	0.68mi
2205 NE 8th Pl Cape Coral, FL	3.0	2.0	1408	$2,200	$1.56	25d	1	0.69mi
2034 NE 8th Pl Cape Coral, FL	4.0	2.0	1734	$1,900	$1.10	25d	1	0.72mi
1913 NE Juanita Pl Cape Coral, FL	4.0	2.0	1695	$2,395	$1.41	16d	1	0.73mi
2616 NW 1st Pl Cape Coral, FL	4.0	2.0	1829	$1,946	$1.06	23d	1	0.78mi
1824 NE 7th Pl Cape Coral, FL	3.0	2.0	1592	$1,970	$1.24	16d	1	0.79mi
2925 NE 6th Ave Cape Coral, FL	4.0	2.0	1651	$2,000	$1.21	25d	1	0.82mi
2907 Santa Barbara Blvd N Cape Coral, FL	3.0	2.0	1209	$1,775	$1.47	12d	1	0.83mi
3010 NE 1st Pl Cape Coral, FL	3.0	2.0	1582	$2,750	$1.74	25d	1	0.83mi
214 NW 25th St Cape Coral, FL	3.0	2.0	1983	$2,100	$1.06	25d	1	0.84mi
221 NW 25th St Cape Coral, FL	3.0	2.0	1407	$1,780	$1.27	25d	1	0.86mi
2216 NE 10th Pl Cape Coral, FL	5.0	3.0	1836	$2,300	$1.25	25d	1	0.86mi
309 NE 17th St Cape Coral, FL	3.0	2.0	1850	$3,100	$1.68	25d	1	0.88mi
314 NE 17th St Cape Coral, FL	4.0	2.0	1734	$2,216	$1.28	5d	1	0.91mi
3024 NE 1st Ave Cape Coral, FL	4.0	2.0	1499	$1,695	$1.13	21d	1	0.92mi
3026 NE 6th Pl Cape Coral, FL	4.0	2.0	1683	$2,095	$1.24	25d	1	0.93mi
2227 NW 3rd Pl Cape Coral, FL	3.0	2.5	1771	$1,799	$1.02	25d	1	0.94mi
2227 NW 3rd Pl Cape Coral, FL	3.0	3.0	1771	$1,999	$1.13	16d	1	0.94mi
1700 NE 6th Pl Cape Coral, FL	3.0	2.0	1556	$2,200	$1.41	25d	1	0.95mi
324 NW 24th Ter Cape Coral, FL	3.0	2.0	1499	$2,500	$1.67	5d	1	0.97mi
500 NE 16th Ter Cape Coral, FL	4.0	2.0	1695	$2,195	$1.29	25d	1	0.99mi
530 NE 15th Ter Cape Coral, FL	3.0	2.0	1637	$2,106	$1.29	16d	1	1.14mi
2919 NW 4th Pl Cape Coral, FL	4.0	2.0	1639	$1,926	$1.18	5d	1	1.14mi
1100 NE 19th St Cape Coral, FL	3.0	2.0	1597	$1,900	$1.19	16d	1	1.14mi
520 NW 23rd Ter Cape Coral, FL	4.0	2.0	1693	$2,350	$1.39	25d	1	1.18mi
2936 NW 4th Pl Cape Coral, FL	4.0	2.0	1769	$1,895	$1.07	25d	1	1.20mi
2122 NE 13th Pl Cape Coral, FL	3.0	2.0	1279	$1,850	$1.45	25d	1	1.23mi
306 NE 14th Ter Cape Coral, FL	3.0	2.0	1410	$1,595	$1.13	12d	1	1.24mi
1414 NE 6th Ave Cape Coral, FL	4.0	2.0	1919	$2,195	$1.14	25d	1	1.26mi

Listing history 16 events

1. 2026-06-07
   statusdays on market $299,900 Pending 143 DOM
2. 2026-06-02
   days on market $299,900 Active 138 DOM
3. 2026-06-01
   days on market $299,900 Active 137 DOM
4. 2026-06-01
   days on market $299,900 Active 136 DOM
5. 2026-03-01
   price $299,900
6. 2026-01-30
   price $302,900
7. 2026-01-14
   listed $304,900 Active
8. 2021-06-18
   soldstatus $155,400
9. 2021-06-17
   soldstatus $25,900 Closed 108-char remark

   Show marketing remark (108 chars)

   City water is available and the assessment is paid in full. Over sized home site at a very affordable price.

10. 2021-05-04
    historical 108-char remark

    Show marketing remark (108 chars)

    City water is available and the assessment is paid in full. Over sized home site at a very affordable price.

11. 2021-05-04
    listed $27,900 108-char remark

    Show marketing remark (108 chars)

    City water is available and the assessment is paid in full. Over sized home site at a very affordable price.

12. 2014-08-06
    listed $9,975
13. 2014-08-06
    price $9,975
14. 2014-08-06
    soldstatus $7,960
15. 2014-08-06
    soldstatus $175,200
16. 2013-11-14
    soldstatus $6,200

ⓘ 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: $1,087 · $91/mo
• Projected year-2 tax: $2,489 · $207/mo
• Expected delta: +$1,402/yr (+$117/mo · 128.9%)

ⓘ 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 3/10 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: $26,634
• − Mortgage interest: −$16,799
• − Property taxes: −$1,087
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,131
• − Management: −$2,131
• − Depreciation: −$8,724
• Taxable loss: −$5,738
• Est. tax savings @ 24.0%: +$1,377
• After-tax cash flow: $958/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

+4737.1% since first listed

12 events — show timeline

• 2026-03-01 Price Changed $299,900 FORTMLS
• 2026-01-30 Price Changed $302,900 FORTMLS
• 2026-01-14 Listed $304,900 FORTMLS
• 2021-06-18 Sold (Public Records) $155,400 Public Records
• 2021-06-17 Sold (MLS) $25,900 FORTMLS
• 2021-05-04 Listing Removed — FORTMLS
• 2021-05-04 Listed $27,900 FORTMLS
• 2014-08-06 Sold (Public Records) $175,200 Public Records
• 2014-08-06 Sold (MLS) $7,960 FORTMLS
• 2014-08-06 Price Changed $9,975 FORTMLS
• 2014-08-06 Listed $9,975 FORTMLS
• 2013-11-14 Sold (Public Records) $6,200 Public Records

Property tax history

+10.9%/yr

Latest (2025): $1,087 · -1.6% YoY. Source: county tax records.