100 NW 28th Ct · Cape Coral, FL 33993

$235,000

3 bd · 2.0 ba · 2,331 sqft · SingleFamily public records · 3 Days on market

Built 2006 0.35 ac lot

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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 +20.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +6.5/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a Fannie Mae HomePath property approved for Homepath Renovation Mortgage financing. Fannie Mae is offering a 3.5% incentive for buyers who purchase and close on a Fannie Mae-owned home between January 28 and April 30, 2010. See attached doucments for details. This extremely very well kept and almost new 2006 built home is perfectly situated on a large 1/3+ acre corner lot. The home boasts an expansive floor plan with a formal dining room, a lovely kitchen with cherry wood cabinets, a separate breakfast nook directly off the kitchen, a spacious family room, 4 large bedrooms and two baths. The master bath includes his & her sinks, a walk-in shower, garden tub and large walk-in closet. The guest bath also includes his & her sinks and a large vanity. There is plenty of room for a large pool off the screened lanai or a great yard for pets and children to play!

Key facts

• Custom pool
• Triple lot
• Hvac system

Tags

• TRIPLE LOT
• NEW ROOF
• HVAC SYSTEM
• STAINLESS STEEL APPLIANCES
• INTERIOR LAUNDRY ROOM
• CUSTOM POOL

Property features AI

Finance

• Other: Lot is oversized with multiple lots; Lot dimensions approximately 61 x 180 x 167 x 125; Lot faces west exposure; Zoned R1; Irrigation from well; Lot size approximately 0.35 acres
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached 2-car garage
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story; Entry level: 1; Faces east; Resale property
• Construction: Block, concrete and stucco construction; Shingle roof; Built on foundation (resale)
• Exterior features: Patio; Open porch

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Eat-in kitchen; Breakfast bar
• Bedrooms: Includes den; Includes guest quarters; Great room included
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: Breakfast bar; Bathtub; Cathedral ceiling(s); Dual sinks; Entrance foyer; Eat-in kitchen; Separate shower; Cable TV; Walk-in closet(s); Split bedrooms; Sliding windows; Shutters; Unfurnished
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (9.0% below list).
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $214k (9.0% below list) — sets the bar for cash-flow.
• 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 (-5.5%/yr); 2652 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 36% of the median local income ($91k/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 $7k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $126k; list at $235k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,902 (9.0% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.17% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.60%
• DSCR: 1.25
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $491,841
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3107 NW Embers Ter	0.26mi	4/3.0 (+1)	2,352 (+1%)	22mo	$459,700	$195	59
2610 SW Embers Ter	0.40mi	4/3.0 (+1)	2,076 (-11%)	2mo	$489,990	$236	52
307 NW 27th Ave	0.41mi	4/2.0 (+1)	2,246 (-4%)	24mo	$465,000	$207	50
2437 NW Embers Ter	0.52mi	4/3.0 (+1)	2,428 (+4%)	18mo	$400,000	$165	44
2508 SW 1st St	0.55mi	4/2.5 (+1)	2,012 (-14%)	4mo	$410,000	$204	42
208 SW 24th Pl	0.71mi	3/2.0	2,017 (-14%)	12mo	$345,450	$171	35
2809 NW 6th Ter	0.74mi	4/2.0 (+1)	2,006 (-14%)	5mo	$435,000	$217	33
222 SW 25th Ave	0.69mi	4/3.0 (+1)	2,010 (-14%)	7mo	$597,500	$297	30
212 NW 24th Pl	0.58mi	3/3.0	1,988 (-15%)	23mo	$420,000	$211	25
334 SW 25th Pl	0.72mi	4/3.0 (+1)	2,002 (-14%)	22mo	$620,000	$310	16

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: -24.7%
• Equity multiple: 0.19×
• Total profit: $-53,284
• Equity at exit: $35,039

10-year hold

• IRR: -42.2%
• Equity multiple: -0.30×
• Total profit: $-85,464
• Equity at exit: $20,319

Cash invested: $65,800 (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 33993

• Home prices YoY: -14.1%
• Rents YoY: -5.5%
• Active inventory: 2652
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,746 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$532 /mo · $6,382/yr
• Insurance: −$98
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $-119

Break-even live

Break-even rent $2,897

Max offer price $213,902

Occupancy floor 99%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2835 NW Embers Ter Cape Coral, FL	3.0	2.0	1667	$2,250	$1.35	14d	1	0.04mi
2716 NW Embers Ter Cape Coral, FL	4.0	3.0	1765	$3,000	$1.70	23d	1	0.19mi
2725 SW Embers Ter Cape Coral, FL	3.0	2.0	1970	$2,100	$1.07	3d	1	0.24mi
2637 NW 1st St Cape Coral, FL	3.0	2.0	1968	$2,475	$1.26	23d	1	0.27mi
2837 NW 3rd St Cape Coral, FL	3.0	3.0	1700	$3,500	$2.06	23d	1	0.28mi
2837 NW 3rd St Cape Coral, FL	3.0	3.0	1700	$3,500	$2.06	21d	1	0.28mi
174 Shadroe Cove Cir #1004 Cape Coral, FL	3.0	2.5	2374	$3,200	$1.35	23d	1	0.49mi
2507 Embers Pkwy W Cape Coral, FL	3.0	2.0	1777	$2,450	$1.38	23d	1	0.50mi
3227 Embers Pkwy W Cape Coral, FL	4.0	3.0	2403	$5,000	$2.08	3d	1	0.52mi
2447 SW Embers Ter Cape Coral, FL	3.0	3.0	1870	$2,100	$1.12	16d	1	0.55mi
2710 NW 5th Ter Cape Coral, FL	4.0	2.0	1830	$1,925	$1.05	16d	1	0.61mi
17 El Dorado Blvd N Cape Coral, FL	3.0	2.0	1779	$2,200	$1.24	23d	1	0.67mi
212 SW 25th Ave Cape Coral, FL	4.0	2.0	1828	$1,850	$1.01	23d	1	0.67mi
3404 NW 1st Ter Cape Coral, FL	4.0	4.0	2613	$3,500	$1.34	14d	1	0.68mi
221 SW 25th Ave Cape Coral, FL	4.0	2.5	1871	$2,600	$1.39	2d	1	0.72mi
13 SW 34th Pl Cape Coral, FL	4.0	3.0	2306	$2,700	$1.17	3d	1	0.73mi
512 NW 25th Ave Cape Coral, FL	3.0	2.0	1702	$2,100	$1.23	11d	1	0.77mi
3322 NW 5th Ter Cape Coral, FL	3.0	2.0	1666	$5,000	$3.00	23d	1	0.83mi
326 SW 24th Pl Cape Coral, FL	3.0	2.0	1747	$1,795	$1.03	23d	1	0.85mi
2239 SW 2nd Ln Cape Coral, FL	3.0	2.5	2362	$2,200	$0.93	23d	1	0.87mi
217 NW 36th Ave Cape Coral, FL	3.0	2.0	1885	$4,000	$2.12	14d	1	0.87mi
2519 NW 7th St Cape Coral, FL	3.0	2.0	2017	$2,296	$1.14	3d	1	0.92mi
233 NW 22nd Pl Cape Coral, FL	4.0	3.0	1665	$2,200	$1.32	23d	1	0.95mi
2251 SW 4th St Cape Coral, FL	3.0	2.0	1806	$1,595	$0.88	10d	1	0.96mi
421 NW 36th Ave Cape Coral, FL	4.0	2.0	2230	$1,900	$0.85	2d	1	0.97mi
2435 NW 7th Ter Cape Coral, FL	4.0	2.0	2638	$2,495	$0.95	23d	1	1.01mi
223 SW 22nd Ct Cape Coral, FL	3.0	3.0	1910	$3,500	$1.83	23d	1	1.03mi
141 SW 37th Pl Cape Coral, FL	3.0	2.0	2201	$3,200	$1.45	3d	1	1.07mi
2045 NW 3rd St Cape Coral, FL	3.0	2.0	1656	$2,095	$1.27	10d	1	1.09mi
3527 SW 4th Ln Cape Coral, FL	4.0	3.0	2010	$3,700	$1.84	23d	1	1.09mi
2465 NW 9th St Cape Coral, FL	4.0	3.0	2020	$2,595	$1.28	23d	1	1.12mi
121 NW 38th Ave Cape Coral, FL	3.0	3.0	1957	$3,995	$2.04	16d	1	1.13mi
3804 Embers Pkwy W Cape Coral, FL	3.0	3.0	1906	$4,500	$2.36	23d	1	1.16mi
426 NW 37th Pl Cape Coral, FL	3.0	2.0	1739	$5,250	$3.02	23d	1	1.18mi
2032 NW 5th St Cape Coral, FL	3.0	2.0	1946	$2,200	$1.13	23d	1	1.20mi
1900 NW Embers Ter Cape Coral, FL	4.0	3.0	2009	$2,900	$1.44	23d	1	1.27mi
2043 NW 6th Ter Cape Coral, FL	4.0	2.0	1712	$2,999	$1.75	23d	1	1.29mi
1827 Embers Pkwy W Cape Coral, FL	4.0	3.0	1807	$2,300	$1.27	3d	1	1.32mi
1827 Embers Pkwy W Cape Coral, FL	4.0	3.0	1807	$2,500	$1.38	14d	1	1.32mi
2701 NW 11th St Cape Coral, FL	3.0	2.0	1627	$3,000	$1.84	23d	1	1.34mi

Listing history 4 events

1. 2026-06-18
   days on market $235,000 Active 3 DOM
2. 2026-06-17
   days on market $235,000 Active 2 DOM
3. 2026-06-15
   remarks 684-char remark
4. 2026-06-15
   listed $235,000 Active 1 DOM

ⓘ 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: $6,382 · $532/mo
• Projected year-2 tax: $6,382 · $532/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 · 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: $32,950
• − Mortgage interest: −$13,164
• − Property taxes: −$6,382
• − Insurance: −$6,294
• − Repairs & maintenance: −$2,636
• − Management: −$2,636
• − Depreciation: −$6,836
• Taxable loss: −$4,997
• Est. tax savings @ 24.0%: +$1,199
• After-tax cash flow: $-234/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): 35,580
• Household income: $90,577
• Rent vs Own: 12.6% rent · 87.4% own
• Severe rent burden: 286.0

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 0.58)
• Race & ethnicity: White 57% Hispanic / Latino 30% Two or more races 21% Black 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 17% Dominican 1%
• Common ancestry: Romanian 2% Hispanic 2% Lithuanian 2%
• Foreign-born: 21% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 24% French/Haitian/Cajun 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: ▼ -55.34%
• Current HPI: 337.0575
• Rent YoY: ▼ -5.51%
• 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

+1466.7% since first listed

5 events — show timeline

• 2026-06-15 Listed $235,000 FORTMLS
• 2013-09-17 Price Changed $119,900 FORTMLS
• 2010-04-22 Sold (MLS) $126,500 FORTMLS
• 2004-10-12 Sold (Public Records) $43,800 Public Records
• 1990-07-19 Sold (Public Records) $15,000 Public Records

Property tax history

+12.8%/yr

Latest (2025): $6,382 · +3.1% YoY. Source: county tax records.