1516 Fells Cove Ln · Cape Coral, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 6/10 · Moderate
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 107°F)
- 6 days/yr
- Hot days in 30 yrs
- 26 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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 +7.9/15.0
- Cash flow +5.8/30.0
- Schools +4.7/10.0
- Condition / age +4.0/5.0
- Livability +3.9/5.0
- 1% rule +2.9/10.0
- Rent growth +1.1/5.0
- DSCR +0.2/10.0
- Appreciation +0.0/10.0
$270,000
1516 Fells Cove Ln · Cape Coral, FL 33909
3 bd · 3.0 ba · 1,831 sqft · Townhouse
public records
· 146 Days on market
Built 2024
2,138 sqft lot
Garage
$147/sqft
· at area comps
Est $272k · at est.
$341/mo HOA · 16% of rent
↓ 49% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Welcome to this beautifully upgraded new construction townhome located in the highly desirable gated community of Coral Lakes. This move-in ready residence has been thoughtfully enhanced beyond builder-grade with numerous custom features throughout. Step inside to a freshly painted interior that offers a clean, modern feel. The spacious living area flows seamlessly to the screened lanai, now enclosed with premium no-see-um screening—perfect for enjoying Florida evenings in comfort. Triple sliding glass doors are complemented by sleek motorized shades, adding both convenience and style.
Key facts
- $341 HOA
- Garage
- Community pool
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/3.0-bath townhouse listed at $270k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-544 ($-7k/yr) — negative.
- To cash-flow at today's rent, offer at most $174k (35.6% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (21.0% below list).
- Recommended offer: $174k (35.6% below list) — sets the bar for cash-flow.
- Cap rate 3.9% 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.
- Zoned schools: Diplomat Elementary School (math 67% / reading 60%, grade B, #564 of 2,144 statewide, top 27%, 1,069 students, 56% FRL); Mariner Middle School (math 50% / reading 47%, grade C-, #274 of 571 statewide, top 50%, 1,001 students, 53% FRL); Ida S. Baker High School (math 44% / reading 47%, grade D-, #223 of 667 statewide, top 34%, 1,933 students, 39% FRL).
- Market conditions: Rents falling (-5.6%/yr); 2094 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 77d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
- This rent runs 35% 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 $8k 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 146 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$173,958
(35.6% below list)
Questions for the listing agent
- 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?
- It's been on market 146 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 0.79% ✗
- Cap rate
- 3.88%
- Cash-on-cash
- -8.63%
- DSCR
- 0.62
- GRM
- 10.5
CMA / ARV
- ARV (median comp)
- $272,495
- List price
- $270,000
- Delta
- -0.92%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 10 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 1563 Lake Jessup Cir | 0.08mi | 3/2.5 | 1,816 (-1%) | 1mo | $245,000 | $135 | 92 |
| 1565 Lake Jessup Cir | 0.09mi | 3/2.5 | 1,816 (-1%) | 1mo | $247,000 | $136 | 92 |
| 1694 Lake Jessup Cir | 0.09mi | 3/2.5 | 1,816 (-1%) | 2mo | $243,990 | $134 | 91 |
| 1520 Fells Cove Ln | 0.01mi | 3/2.5 | 1,816 (-1%) | 13mo | $249,990 | $138 | 85 |
| 1605 Lake Jessup Cir | 0.12mi | 3/2.5 | 1,816 (-1%) | 8mo | $275,000 | $151 | 85 |
| 1665 Lake Jessup Cir | 0.08mi | 3/2.5 | 1,816 (-1%) | 13mo | $255,000 | $140 | 82 |
| 1666 Lake Jessup Cir | 0.10mi | 3/2.5 | 1,816 (-1%) | 14mo | $255,000 | $140 | 80 |
| 1690 Lake Jessup Cir | 0.09mi | 3/2.5 | 1,657 (-10%) | 2mo | $269,990 | $163 | 77 |
| 1483 Weeping Willow Ct | 0.09mi | 3/2.5 | 1,636 (-11%) | 14mo | $259,990 | $159 | 64 |
| 1475 Weeping Willow Ct | 0.08mi | 3/2.5 | 1,636 (-11%) | 18mo | $259,990 | $159 | 62 |
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
- -35.7%
- Equity multiple
- -0.12×
- Total profit
- $-84,376
- Equity at exit
- $40,258
10-year hold
- IRR
- -77.8%
- Equity multiple
- -0.87×
- Total profit
- $-141,188
- Equity at exit
- $23,345
Cash invested: $75,600 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 15 active · 21 under contract
- Months of supply
- 18.0 mo (6%/mo absorbed)
- Median asking
- $268,900 ($167/sqft)
- Median days on market
- 56 d
- This list price
- 53% of active listings are priced below it
- ARV vs active asking
- -10.7% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33909
- Home prices YoY
- -23.1%
- Rents YoY
- -5.6%
- Active inventory
- 2094
- Price-to-rent
- 10.5×
Monthly cashflow live
↻
- Estimated rent
- $2,134 high interval (Pro) →
- Mortgage (P&I)
- −$1,416
- Tax from tax record
- −$360 /mo · $4,319/yr
- Insurance
- −$112
- HOA
- −$341
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$448
- Net cashflow
- $-544
Break-even live
Break-even rent
$2,822
Max offer price
$173,958
Occupancy floor
—
Sensitivity live
| Price | -10% $-391 | -5% $-467 | +0% $-544 | +5% $-620 | +10% $-697 |
|---|---|---|---|---|---|
| Rent | -10% $-712 | -5% $-628 | +0% $-544 | +5% $-459 | +10% $-375 |
| Rate | -1.0pp $-408 | -0.5pp $-475 | base $-544 | +0.5pp $-614 | +1.0pp $-685 |
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
- $67,500
- Closing costs
- $8,100
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1519 Lake Jessup Cir Cape Coral, FL | 3.0 | 2.5 | 1816 | $1,698 | $0.94 | 63d | 1 | 0.02mi |
| 1519 Lake Jessup Cir Cape Coral, FL | 3.0 | 2.5 | 1816 | $1,698 | $0.94 | 65d | 1 | 0.02mi |
| 1519 Lake Jessup Cir Cape Coral, FL | 3.0 | 2.5 | 1816 | $1,795 | $0.99 | 82d | 1 | 0.02mi |
| 1533 Lake Jessup Cir Cape Coral, FL | 3.0 | 2.5 | 1831 | $1,850 | $1.01 | 9d | 1 | 0.03mi |
| 1527 Fells Cove Ln Unit 1527 Cape Coral, FL | 3.0 | 2.5 | 1679 | $2,500 | $1.49 | 9d | 1 | 0.04mi |
| 1545 Lake Jessup Cir Cape Coral, FL | 3.0 | 2.5 | 1831 | $2,100 | $1.15 | 9d | 1 | 0.05mi |
| 1545 Lake Jessup Cir Cape Coral, FL | 3.0 | 2.5 | 1831 | $2,350 | $1.28 | 119d | 1 | 0.05mi |
| 1541 Fells Cove Ln Unit 1541 Cape Coral, FL | 3.0 | 2.5 | 1657 | $2,400 | $1.45 | 109d | 1 | 0.06mi |
| 1541 Fells Cove Ln Unit 1541 Cape Coral, FL | 3.0 | 2.5 | 1657 | $2,400 | $1.45 | 98d | 1 | 0.06mi |
| 1424 Weeping Willow Ct Cape Coral, FL | 3.0 | 2.5 | 1679 | $1,999 | $1.19 | 119d | 1 | 0.08mi |
| 1672 Lake Jessup Cir Cape Coral, FL | 3.0 | 2.5 | 1729 | $2,200 | $1.27 | 106d | 1 | 0.10mi |
| 1338 Weeping Willow Ct Unit 1 Cape Coral, FL | 3.0 | 2.5 | 1458 | $1,750 | $1.20 | 65d | 1 | 0.25mi |
| 3202 NE 14th Pl Cape Coral, FL | 4.0 | 2.0 | 1760 | $1,875 | $1.07 | 71d | 1 | 0.25mi |
| 1302 Weeping Willow Ct Unit 1302 Cape Coral, FL | 2.0 | 2.5 | 1551 | $2,220 | $1.43 | 97d | 1 | 0.26mi |
| 3214 NE 14th Pl Cape Coral, FL | 3.0 | 2.0 | 1286 | $1,900 | $1.48 | 9d | 1 | 0.29mi |
| 3223 NE 14th Ave Cape Coral, FL | 4.0 | 3.0 | 1765 | $2,200 | $1.25 | 119d | 1 | 0.33mi |
| 2531 Sawgrass Lake Ct Cape Coral, FL | 4.0 | 3.0 | 2600 | $2,500 | $0.96 | 92d | 1 | 0.38mi |
| 2531 Sawgrass Lake Ct Cape Coral, FL | 4.0 | 3.0 | 2600 | $2,650 | $1.02 | 111d | 1 | 0.38mi |
| 1609 NE 33rd Ter Cape Coral, FL | 3.0 | 2.0 | 1551 | $1,900 | $1.23 | 9d | 1 | 0.47mi |
| 1124 NE 32nd Ln Cape Coral, FL | 3.0 | 2.0 | 1687 | $1,900 | $1.13 | 4d | 1 | 0.51mi |
| 1511 NE 34th St Cape Coral, FL | 4.0 | 2.0 | 1833 | $1,950 | $1.06 | 76d | 1 | 0.59mi |
| 921 Jacaranda Pkwy E Cape Coral, FL | 4.0 | 3.0 | 2081 | $2,099 | $1.01 | 119d | 1 | 0.68mi |
| 1627 S Gator Cir Cape Coral, FL | 3.0 | 2.0 | 1666 | $2,000 | $1.20 | 76d | 1 | 0.69mi |
| 1627 S Gator Cir Cape Coral, FL | 3.0 | 2.0 | 1666 | $2,000 | $1.20 | 87d | 1 | 0.69mi |
| 3340 NE 19th Ave Cape Coral, FL | 3.0 | 2.0 | 1656 | $2,100 | $1.27 | 9d | 1 | 0.70mi |
| 1724 NE 26th Ter Cape Coral, FL | 4.0 | 2.0 | 1833 | $1,925 | $1.05 | 111d | 1 | 0.72mi |
| 1532 NE 35th St Cape Coral, FL | 4.0 | 2.0 | 1809 | $1,995 | $1.10 | 119d | 1 | 0.74mi |
| 1788 Concordia Lake Cir Cape Coral, FL | 2.0–3.0 | 2.0 | 1329 | $3,800 | $2.86 | 107d | 2 | 0.75mi |
| 1788 Concordia Lake Cir Cape Coral, FL | 2.0–3.0 | 2.0 | 1329 | $3,800 | $2.86 | 74d | 2 | 0.75mi |
| 1800 Concordia Lake Cir #610 Cape Coral, FL | 3.0 | 2.0 | 1680 | $3,300 | $1.96 | 119d | 1 | 0.77mi |
| 1002 NE 33rd Ln Cape Coral, FL | 3.0 | 2.0 | 1975 | $1,961 | $0.99 | 65d | 1 | 0.79mi |
| 1606 NE 35th Ter Cape Coral, FL | 3.0 | 2.0 | 1551 | $1,756 | $1.13 | 4d | 1 | 0.81mi |
| 1015 NE 34th St Cape Coral, FL | 4.0 | 2.0 | 1760 | $1,695 | $0.96 | 9d | 1 | 0.82mi |
| 3511 NE 17th Ave Cape Coral, FL | 4.0 | 2.0 | 1717 | $1,995 | $1.16 | 65d | 1 | 0.85mi |
| 1508 NE 35th Ln Cape Coral, FL | 3.0 | 2.0 | 1656 | $2,080 | $1.26 | 62d | 1 | 0.85mi |
| 3512 NE 17th Pl Cape Coral, FL | 4.0 | 3.0 | 1650 | $1,995 | $1.21 | 98d | 1 | 0.87mi |
| 3512 NE 17th Pl Cape Coral, FL | 4.0 | 3.0 | 1650 | $1,995 | $1.21 | 87d | 1 | 0.87mi |
| 3514 NE 12th Ct Cape Coral, FL | 3.0 | 2.0 | 1408 | $1,900 | $1.35 | 63d | 1 | 0.88mi |
| 3514 NE 12th Ct Cape Coral, FL | 3.0 | 2.0 | 1408 | $1,850 | $1.31 | 9d | 1 | 0.88mi |
| 3445 NE 11th Ave Cape Coral, FL | 3.0 | 2.0 | 1305 | $2,000 | $1.53 | 3d | 1 | 0.90mi |
Property features AI
Finance
- Financial info
- Pets allowed
- HOA & community
- Homeowners association (quarterly fees)Association fees include management, irrigation water, legal/accounting, grounds maintenance, pest control, reserve fund, and street lightsCommunity amenities: clubhouse, fitness center, pool, playground, tennis courts, basketball court, bocce court, sport court, billiard room, managementGated communityCommunity contains 230 units
Exterior
- Parking
- Attached garage1 covered garage spaceDrivewayPaved parkingGarage door opener
- Security
- Gated communitySecurity gateKey card entrySecurity guardSmoke detector(s)
- Utilities
- Public water (assessment paid)Public sewer (assessment paid)Cable availableHigh-speed internet available
- Home design
- 2-story propertyNew constructionFaces northExposed to the south
- Construction
- Block, concrete and stucco constructionTile roofZero-lot-linePrivate paved road
- Exterior features
- LanaiPatioPorchScreened patio/porchSecurity/high impact doorsPatio
Interior
- Kitchen
- DishwasherRangeMicrowaveRefrigeratorFreezerDisposal
- Bedrooms
- Master bedroom (upper level primary)BedroomBedroom
- Flooring
- CarpetTile
- Bathrooms
- 2 full bathrooms1 half bathroom
- Heating & cooling
- Central heating (electric)Central air conditioning (electric)Ceiling fan(s)
- Interior features
- High ceilingsBreakfast barKitchen islandLiving/dining roomPantryWalk-in pantryWalk-in closet(s)Window treatmentsCable TVSmart homeShower only (separate shower)
- Laundry & utility
- WasherDryer
HOA detail $341/mo · $4,092/yr
- Likely covers
- security
Listing history 50 events
-
2026-09-23days on market $270,000 Active 146 DOM
-
2026-09-22days on market $270,000 Active 145 DOM
-
2026-09-21days on market $270,000 Active 144 DOM
-
2026-09-18days on market $270,000 Active 141 DOM
-
2026-09-17days on market $270,000 Active 140 DOM
-
2026-09-16days on market $270,000 Active 139 DOM
-
2026-09-14days on market $270,000 Active 137 DOM
-
2026-09-13days on market $270,000 Active 136 DOM
-
2026-09-12days on market $270,000 Active 135 DOM
-
2026-09-11days on market $270,000 Active 134 DOM
-
2026-09-05days on market $270,000 Active 128 DOM
-
2026-09-04days on market $270,000 Active 127 DOM
-
2026-09-03days on market $270,000 Active 126 DOM
-
2026-08-31days on market $270,000 Active 123 DOM
-
2026-08-28days on market $270,000 Active 120 DOM
-
2026-08-26days on market $270,000 Active 118 DOM
-
2026-08-25days on market $270,000 Active 117 DOM
-
2026-08-24days on market $270,000 Active 116 DOM
-
2026-08-23days on market $270,000 Active 115 DOM
-
2026-08-22days on market $270,000 Active 114 DOM
-
2026-08-21days on market $270,000 Active 113 DOM
-
2026-08-20days on market $270,000 Active 112 DOM
-
2026-08-19days on market $270,000 Active 111 DOM
-
2026-08-18days on market $270,000 Active 110 DOM
-
2026-08-16days on market $270,000 Active 108 DOM
-
2026-08-15days on market $270,000 Active 107 DOM
-
2026-08-13days on market $270,000 Active 105 DOM
-
2026-08-12days on market $270,000 Active 104 DOM
-
2026-08-11days on market $270,000 Active 103 DOM
-
2026-08-10days on market $270,000 Active 102 DOM
-
2026-08-09days on market $270,000 Active 101 DOM
-
2026-08-08days on market $270,000 Active 100 DOM
-
2026-08-07days on market $270,000 Active 99 DOM
-
2026-08-06days on market $270,000 Active 98 DOM
-
2026-08-05days on market $270,000 Active 97 DOM
-
2026-08-04days on market $270,000 Active 96 DOM
-
2026-08-03days on market $270,000 Active 95 DOM
-
2026-07-30days on market $270,000 Active 90 DOM
-
2026-07-28days on market $270,000 Active 89 DOM
-
2026-07-26days on market $270,000 Active 87 DOM
-
2026-07-24days on market $270,000 Active 85 DOM
-
2026-07-23days on market $270,000 Active 84 DOM
-
2026-07-22days on market $270,000 Active 83 DOM
-
2026-07-21days on market $270,000 Active 82 DOM
-
2026-07-18days on market $270,000 Active 79 DOM
-
2026-07-18days on market $270,000 Active 78 DOM
-
2026-07-16days on market $270,000 Active 77 DOM
-
2026-07-15days on market $270,000 Active 76 DOM
-
2026-07-14days on market $270,000 Active 75 DOM
-
2026-07-13days on market $270,000 Active 74 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
- $4,319 · $360/mo
- Projected year-2 tax
- $4,319 · $360/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
- Wildfire 6/10 Major
- Heat 10/10 Extreme 6 d/yr ≥107°F today · 26 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $25,604
- − Mortgage interest
- −$15,124
- − Property taxes
- −$4,319
- − Insurance
- −$1,350
- − Repairs & maintenance
- −$2,048
- − Management
- −$2,048
- − HOA
- −$4,092
- − Depreciation
- −$7,855
- Taxable loss
- −$11,232
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$2,696
- After-tax cash flow
- $-3,828/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.
Condition & rehab AI · 12 photos
80/100
None rehab
This move-in ready townhome in Coral Lakes offers a clean, modern interior with custom features and a well-maintained exterior, making it an attractive option for both resale and rental.
Value-add opportunities
- Both Enclosed screened lanai with premium no-see-um screening — Enhances comfort and usability of outdoor living space ↑
- Both Motorized shades on sliding glass doors — Improves convenience and energy efficiency ↑
- Both Custom dimmable pendant lighting in kitchen — Enhances aesthetics and energy efficiency ↑
- Both Painting interior walls — Fresh paint improves aesthetics and air quality ↑
F
Composite school gradezoned avg 47/100
Zoned Schools
Elementary
Diplomat Elementary School
B
FL #564/2,144
Nat'l #5,891/41,679
Middle
Diplomat Middle School
C
FL #246/571
Nat'l #3,367/14,009
High
Island Coast High School
F
FL #470/667
Nat'l #11,797/17,239
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
B
Composite livability gradescore 77/100
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 · 871,946 people
- City population
- 217,388
- Metro
- Cape Coral-Fort Myers, FL
- Population (ZIP)
- 40,231
- Household income
- $73,053
- Rent vs Own
- Severe rent burden
- 15% of renters
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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
-48.6% since first listed7 events — show timeline
- 2026-04-30 Listed $270,000 FORTMLS
- 2021-12-02 Sold (Public Records) $3,500,000 Public Records
- 2010-11-15 Sold (Public Records) $425,000 Public Records
- 2010-11-10 Sold (Public Records) $550,000 Public Records
- 2010-02-19 Sold (Public Records) $500,000 Public Records
- 2003-05-30 Sold (Public Records) $1,862,500 Public Records
- 2003-05-29 Sold (Public Records) $525,800 Public Records
Property tax history
+117.5%/yrLatest (2025): $4,319 · +595.2% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…