3806 SW 1st Ter · Cape Coral, FL 33991

$290,000

3 bd · 2.0 ba · 1,585 sqft · SingleFamily public records · 54 Days on market

Built 2002 10,018 sqft lot Est $379k · 23% under

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Why this score? — see what drove the B- 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.2/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +0.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained 3 bedroom, 2 bath spa home has tile throughout and volume ceilings that allow the natural light in and create an inviting feel. The sliders off the living room and dining area bring the inside out and makes entertaining easy. The open kitchen features plenty of cabinets and stainless-steel appliances (brand new dishwasher), pantry and breakfast bar. The primary bedroom has sliders to the expansive screened lanai with pavers and spa with a ton of room for enjoying the peaceful outdoors or entertaining. The primary bedroom has ensuite bath featuring dual vanities and stand up, tiled shower. Exterior of home has mature landscaping, newer cedar wood privacy fencing, new roof in 2018, and a shed in the back. City water was just installed in February and sewer is still under construction.

Key facts

• Tile throughout
• Volume ceilings
• Ample cabinet space

Tags

• TILE THROUGHOUT
• VOLUME CEILINGS
• SLIDERS OFF LIVING AREAS
• OPEN KITCHEN
• AMPLE CABINET SPACE
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Property type: Residential; Development: Cape Coral; Zoning: R1; Lot described as regular with landscaped area view; Lot dimensions approximately 81 x 125 (total area 0.23 acres); No commercial restrictions
• HOA & community: Non-gated community; No HOA maintenance; No community amenities

Exterior

• Parking: Attached 2-car garage
• Utilities: Water assessment unpaid; Sewer assessment unpaid; Cable available
• Home design: Single-family residential; 1 story / ranch; Rear exposure facing south; Concrete block construction; Stucco exterior; Shingle roof; Single hung windows
• Construction: Built in 2002; Concrete block construction; Stucco finish; Shingle roof; Foundation information not provided
• Exterior features: Fenced yard; Above-ground screened private spa (heated, electric)

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator/Freezer
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bathroom with dual sinks and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Pantry; Smoke detectors; Vaulted ceiling; Split bedroom floor plan; Breakfast bar and family dining area; Screened lanai/porch; Unfurnished
• Laundry & utility: Washer; Dryer; Auto garage door; Solar panels

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $290k).
• Recommended offer: $281k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 (-8.6%/yr); 686 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $3,543/mo this rent would consume 50% of the median local household income ($84k/yr) (locally 760% 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 $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 54 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $35k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.09%
• DSCR: 1.49
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $378,815
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3805 SW 1st Ter	0.03mi	3/2.0	1,694 (+7%)	1mo	$376,000	$222	86
3610 SW 5th St	0.58mi	3/2.0	1,533 (-3%)	3mo	$675,000	$440	65
3323 NW 1st Ter	0.62mi	3/2.0	1,402 (-12%)	13mo	$335,000	$239	41
422 NW 37th Ave	0.75mi	3/2.0	1,718 (+8%)	15mo	$395,000	$230	38
3311 NW 2nd St	0.70mi	4/2.0 (+1)	1,806 (+14%)	5mo	$592,000	$328	35

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: -12.9%
• Equity multiple: 0.55×
• Total profit: $-36,388
• Equity at exit: $43,240

10-year hold

• IRR: -10.6%
• Equity multiple: 0.46×
• Total profit: $-43,837
• Equity at exit: $25,074

Cash invested: $81,200 (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 33991

• Home prices YoY: -27.8%
• Rents YoY: -8.6%
• Active inventory: 686
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $3,543 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$407 /mo · $4,879/yr
• Insurance: −$121
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$744
• Net cashflow: $324

Break-even live

Break-even rent $3,133

Max offer price $290,000

Occupancy floor 86%

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3804 Embers Pkwy W Cape Coral, FL	3.0	3.0	1906	$4,500	$2.36	23d	1	0.09mi
141 SW 37th Pl Cape Coral, FL	3.0	2.0	2201	$3,200	$1.45	3d	1	0.20mi
121 NW 38th Ave Cape Coral, FL	3.0	3.0	1957	$3,995	$2.04	16d	1	0.29mi
217 NW 36th Ave Cape Coral, FL	3.0	2.0	1885	$4,000	$2.12	14d	1	0.50mi
3527 SW 4th Ln Cape Coral, FL	4.0	3.0	2010	$3,700	$1.84	23d	1	0.57mi
426 NW 37th Pl Cape Coral, FL	3.0	2.0	1739	$5,250	$3.02	23d	1	0.71mi
421 NW 36th Ave Cape Coral, FL	4.0	2.0	2230	$1,900	$0.85	2d	1	0.77mi
3322 NW 5th Ter Cape Coral, FL	3.0	2.0	1666	$5,000	$3.00	23d	1	0.94mi
222 NW 28th Ct Cape Coral, FL	3.0	2.0	1116	$1,526	$1.37	10d	1	1.15mi
2835 NW Embers Ter Cape Coral, FL	3.0	2.0	1667	$2,250	$1.35	14d	1	1.20mi
2837 NW 3rd St Cape Coral, FL	3.0	3.0	1700	$3,500	$2.06	21d	1	1.26mi
2837 NW 3rd St Cape Coral, FL	3.0	3.0	1700	$3,500	$2.06	23d	1	1.26mi
606 SW 29th Ave Cape Coral, FL	3.0	1.0–2.0	995	$2,126	$2.14	2d	56	1.31mi
2725 SW Embers Ter Cape Coral, FL	3.0	2.0	1970	$2,100	$1.07	3d	1	1.35mi
2716 NW Embers Ter Cape Coral, FL	4.0	3.0	1765	$3,000	$1.70	23d	1	1.36mi
2637 NW 1st St Cape Coral, FL	3.0	2.0	1968	$2,475	$1.26	23d	1	1.46mi

Listing history 24 events

1. 2026-06-17
   days on market $290,000 Active 54 DOM
2. 2026-06-16
   days on market $290,000 Active 53 DOM
3. 2026-06-15
   days on market $290,000 Active 52 DOM
4. 2026-06-13
   days on market $290,000 Active 50 DOM
5. 2026-06-10
   days on market $290,000 Active 47 DOM
6. 2026-06-09
   days on market $290,000 Active 46 DOM
7. 2026-06-08
   days on market $290,000 Active 45 DOM
8. 2026-06-07
   days on market $290,000 Active 44 DOM
9. 2026-06-03
   days on market $290,000 Active 40 DOM
10. 2026-06-02
    days on market $290,000 Active 39 DOM
11. 2026-06-02
    price $290,000 Active 38 DOM
12. 2026-06-01
    days on market $319,000 Active 38 DOM
13. 2026-05-31
    days on market $319,000 Active 37 DOM
14. 2026-05-13
    price $319,000
15. 2026-04-24
    listed $325,000 Active
16. 2022-06-21
    soldstatus $360,000
17. 2022-06-07
    soldstatus $360,000 Closed 810-char remark

    Show marketing remark (810 chars)

    Well maintained 3 bedroom, 2 bath spa home has tile throughout and volume ceilings that allow the natural light in and create an inviting feel. The sliders off the living room and dining area bring the inside out and makes entertaining easy. The open kitchen features plenty of cabinets and stainless-steel appliances (brand new dishwasher), pantry and breakfast bar. The primary bedroom has sliders to the expansive screened lanai with pavers and spa with a ton of room for enjoying the peaceful outdoors or entertaining. The primary bedroom has ensuite bath featuring dual vanities and stand up, tiled shower. Exterior of home has mature landscaping, newer cedar wood privacy fencing, new roof in 2018, and a shed in the back. City water was just installed in February and sewer is still under construction.

18. 2022-05-03
    status Pending 810-char remark

    Show marketing remark (810 chars)

    Well maintained 3 bedroom, 2 bath spa home has tile throughout and volume ceilings that allow the natural light in and create an inviting feel. The sliders off the living room and dining area bring the inside out and makes entertaining easy. The open kitchen features plenty of cabinets and stainless-steel appliances (brand new dishwasher), pantry and breakfast bar. The primary bedroom has sliders to the expansive screened lanai with pavers and spa with a ton of room for enjoying the peaceful outdoors or entertaining. The primary bedroom has ensuite bath featuring dual vanities and stand up, tiled shower. Exterior of home has mature landscaping, newer cedar wood privacy fencing, new roof in 2018, and a shed in the back. City water was just installed in February and sewer is still under construction.

19. 2022-04-28
    listed $360,000 Active 810-char remark

    Show marketing remark (810 chars)

    Well maintained 3 bedroom, 2 bath spa home has tile throughout and volume ceilings that allow the natural light in and create an inviting feel. The sliders off the living room and dining area bring the inside out and makes entertaining easy. The open kitchen features plenty of cabinets and stainless-steel appliances (brand new dishwasher), pantry and breakfast bar. The primary bedroom has sliders to the expansive screened lanai with pavers and spa with a ton of room for enjoying the peaceful outdoors or entertaining. The primary bedroom has ensuite bath featuring dual vanities and stand up, tiled shower. Exterior of home has mature landscaping, newer cedar wood privacy fencing, new roof in 2018, and a shed in the back. City water was just installed in February and sewer is still under construction.

20. 2020-08-11
    soldstatus $225,000
21. 2020-08-07
    soldstatus $225,000 Closed 1080-char remark

    Show marketing remark (1080 chars)

    Well maintained 3-bedroom spa home has tile throughout and volume ceilings that set a natural light and airy setting. The expansive sliders off the living room and kitchen bring the inside out and makes entertaining easy. The open kitchen has ample cabinetry and stainless-steel appliances, pantry and breakfast bar. A semi-formal dining area right off the great room has dining or work from home possibilities in mind. The master bedroom has sliders to the pavered spa area and ample room for enjoying the calm peaceful outdoor screened in lanai area. The master bedroom is accompanied by a nice sized ensuite featuring dual vanities. The screened and pavered lanai area features a sun area and heated spa area, which encloses an outdoor oasis for your entertainment. Plenty of covered lanai space for lounging around, or for nice evening dinners al fresco. Exterior of home has mature landscaping, cedar wood fencing and a two-stall attached garage with an equipment shed in the back to store the equipment. Call today to schedule your private tour and make this your new home.

22. 2020-06-24
    status Pending 1080-char remark

    Show marketing remark (1080 chars)

    Well maintained 3-bedroom spa home has tile throughout and volume ceilings that set a natural light and airy setting. The expansive sliders off the living room and kitchen bring the inside out and makes entertaining easy. The open kitchen has ample cabinetry and stainless-steel appliances, pantry and breakfast bar. A semi-formal dining area right off the great room has dining or work from home possibilities in mind. The master bedroom has sliders to the pavered spa area and ample room for enjoying the calm peaceful outdoor screened in lanai area. The master bedroom is accompanied by a nice sized ensuite featuring dual vanities. The screened and pavered lanai area features a sun area and heated spa area, which encloses an outdoor oasis for your entertainment. Plenty of covered lanai space for lounging around, or for nice evening dinners al fresco. Exterior of home has mature landscaping, cedar wood fencing and a two-stall attached garage with an equipment shed in the back to store the equipment. Call today to schedule your private tour and make this your new home.

23. 2020-06-15
    listed $225,000 Active 1080-char remark

    Show marketing remark (1080 chars)

    Well maintained 3-bedroom spa home has tile throughout and volume ceilings that set a natural light and airy setting. The expansive sliders off the living room and kitchen bring the inside out and makes entertaining easy. The open kitchen has ample cabinetry and stainless-steel appliances, pantry and breakfast bar. A semi-formal dining area right off the great room has dining or work from home possibilities in mind. The master bedroom has sliders to the pavered spa area and ample room for enjoying the calm peaceful outdoor screened in lanai area. The master bedroom is accompanied by a nice sized ensuite featuring dual vanities. The screened and pavered lanai area features a sun area and heated spa area, which encloses an outdoor oasis for your entertainment. Plenty of covered lanai space for lounging around, or for nice evening dinners al fresco. Exterior of home has mature landscaping, cedar wood fencing and a two-stall attached garage with an equipment shed in the back to store the equipment. Call today to schedule your private tour and make this your new home.

24. 2004-01-30
    soldstatus $130,000

ⓘ 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: $4,879 · $407/mo
• Projected year-2 tax: $4,879 · $407/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,515
• − Mortgage interest: −$16,245
• − Property taxes: −$4,879
• − Insurance: −$6,568
• − Repairs & maintenance: −$3,401
• − Management: −$3,401
• − Depreciation: −$8,436
• Taxable loss: −$416
• Est. tax savings @ 24.0%: +$100
• After-tax cash flow: $3,989/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): 27,725
• Household income: $84,470
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 760.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 20% Two or more races 14% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Cuban 6%
• Common ancestry: Romanian 5% Lithuanian 3% Italian 3%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 15% Russian/Polish/Slavic 1% Tagalog/Filipino 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: ▼ -108.25%
• Current HPI: 281.0735
• Rent YoY: ▼ -8.55%
• 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

+145.4% since first listed

11 events — show timeline

• 2026-05-13 Price Changed $319,000 NAPLESMLS
• 2026-04-24 Listed $325,000 NAPLESMLS
• 2022-06-21 Sold (Public Records) $360,000 Public Records
• 2022-06-07 Sold (MLS) $360,000 FORTMLS
• 2022-05-03 Pending — FORTMLS
• 2022-04-28 Listed $360,000 FORTMLS
• 2020-08-11 Sold (Public Records) $225,000 Public Records
• 2020-08-07 Sold (MLS) $225,000 FORTMLS
• 2020-06-24 Pending — FORTMLS
• 2020-06-15 Listed $225,000 FORTMLS
• 2004-01-30 Sold (Public Records) $130,000 Public Records

Property tax history

+12.1%/yr

Latest (2025): $4,879 · -13.6% YoY. Source: county tax records.