2125 NE 5th Pl · Cape Coral, FL 33909

$312,500

4 bd · 2.0 ba · 1,774 sqft · Land · 43 Days on market

Built 2026 10,018 sqft lot

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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 +11.5/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice Freshwater lot located in NE Cape Coral Unit#36. Many new Construction homes being built in this neighborhood.

Key facts

• Dual walk in closets
• Canal front
• Private water access

Tags

• CANAL FRONT
• PRIVATE WATERFRONT ACCESS
• UPGRADED QUARTZ COUNTERTOPS
• DUAL WALK IN CLOSETS
• WATERFRONT GEM
• PRIVATE WATER ACCESS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee reported; Community features: Boat facilities, non-gated community

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking; Garage door opener
• Utilities: Septic tank; Well water; Cable available; High-speed internet available
• Home design: Single-story home; New construction; Entry level: 1; Faces west
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Room for pool; Manual shutters; Canal access waterfront; East exposures; Rectangular lot; Paved public road

Interior

• Kitchen: Dishwasher; Icemaker; Microwave; Range; Refrigerator (with ice maker); Eat-in kitchen; Kitchen island; Breakfast bar
• Bedrooms: Bedroom on main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Built-in features; Cathedral ceilings; Dual sinks; Eat-in kitchen; High ceilings; Kitchen island; Living/dining room; Main level primary bedroom; Bar; Walk-in closets; Home office; Split bedroom layout; Shower only with separate shower
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $312k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (29.0% below list).
• Recommended offer: $222k (29.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 (-5.6%/yr); 1597 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); 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 43 days — a 3% lower offer ($303k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $42k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $312k implies a 594% 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 $221,852 (29.0% 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 43 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.71% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 11.7

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: -21.6%
• Equity multiple: 0.27×
• Total profit: $-63,821
• Equity at exit: $46,595

10-year hold

• IRR: -23.0%
• Equity multiple: -0.03×
• Total profit: $-89,730
• Equity at exit: $27,019

Cash invested: $87,500 (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: 1597
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,219 high
• Mortgage (P&I): −$1,639
• Tax from tax record: −$86 /mo · $1,033/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-102

Break-even live

Break-even rent $2,348

Max offer price $294,396

Occupancy floor 100%

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: $78,125
• Closing costs: $9,375
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2024 NE 5th Ave Cape Coral, FL	4.0	2.0	1617	$1,850	$1.14	3d	1	0.16mi
2034 NE 8th Pl Cape Coral, FL	4.0	2.0	1734	$1,900	$1.10	24d	1	0.38mi
2205 NE 8th Pl Cape Coral, FL	3.0	2.0	1408	$2,200	$1.56	24d	1	0.40mi
1822 NE 4th Pl Cape Coral, FL	3.0	2.0	1684	$1,835	$1.09	24d	1	0.41mi
1824 NE 7th Pl Cape Coral, FL	3.0	2.0	1592	$1,970	$1.24	14d	1	0.42mi
331 NE 25th St Cape Coral, FL	4.0	2.0	1565	$2,000	$1.28	24d	1	0.44mi
827 NE 23rd Ter Cape Coral, FL	4.0	2.0	1412	$1,850	$1.31	3d	1	0.47mi
2603 NE 4th Ave Cape Coral, FL	3.0	2.0	1356	$1,471	$1.08	3d	1	0.53mi
2107 NE 1st Pl Cape Coral, FL	4.0	2.0	1760	$1,895	$1.08	2d	1	0.54mi
2620 NE 5th Ave Cape Coral, FL	3.0	2.0	1597	$3,500	$2.19	24d	1	0.57mi
2216 NE 10th Pl Cape Coral, FL	5.0	3.0	1836	$2,300	$1.25	24d	1	0.59mi
1700 NE 6th Pl Cape Coral, FL	3.0	2.0	1556	$2,200	$1.41	24d	1	0.62mi
309 NE 17th St Cape Coral, FL	3.0	2.0	1850	$3,100	$1.68	24d	1	0.69mi
500 NE 16th Ter Cape Coral, FL	4.0	2.0	1695	$2,195	$1.29	24d	1	0.70mi
314 NE 17th St Cape Coral, FL	4.0	2.0	1734	$2,216	$1.28	3d	1	0.71mi
2728 NE 6th Pl Cape Coral, FL	4.0	2.0	1760	$1,795	$1.02	2d	1	0.72mi
2524 NE 1st Pl Cape Coral, FL	4.0	3.0	1683	$2,250	$1.34	24d	1	0.72mi
1913 NE Juanita Pl Cape Coral, FL	4.0	2.0	1695	$2,395	$1.41	15d	1	0.74mi
1100 NE 19th St Cape Coral, FL	3.0	2.0	1597	$1,900	$1.19	14d	1	0.79mi
530 NE 15th Ter Cape Coral, FL	3.0	2.0	1637	$2,106	$1.29	14d	1	0.83mi
2122 NE 13th Pl Cape Coral, FL	3.0	2.0	1279	$1,850	$1.45	24d	1	0.94mi
1414 NE 6th Ave Cape Coral, FL	4.0	2.0	1919	$2,195	$1.14	24d	1	0.95mi
101 NW 25th St Cape Coral, FL	4.0	2.0	1613	$1,900	$1.18	3d	1	0.99mi
2112 NE 14th Ave Cape Coral, FL	3.0	2.0	1472	$1,941	$1.32	3d	1	1.00mi
36 NW 26th St Cape Coral, FL	3.0	2.0	1270	$1,990	$1.57	3d	1	1.01mi
1020 NE 15th Ln Cape Coral, FL	3.0	2.0	1250	$1,700	$1.36	24d	1	1.02mi
306 NE 14th Ter Cape Coral, FL	3.0	2.0	1410	$1,595	$1.13	10d	1	1.02mi
2925 NE 6th Ave Cape Coral, FL	4.0	2.0	1651	$2,000	$1.21	24d	1	1.03mi
1322 NE 2nd Pl Cape Coral, FL	3.0	2.0	1666	$1,900	$1.14	24d	1	1.13mi
2616 NW 1st Pl Cape Coral, FL	4.0	2.0	1829	$1,946	$1.06	21d	1	1.13mi
3026 NE 6th Pl Cape Coral, FL	4.0	2.0	1683	$2,095	$1.24	24d	1	1.14mi
214 NW 25th St Cape Coral, FL	3.0	2.0	1983	$2,100	$1.06	24d	1	1.14mi
1228 NE 4th Pl Cape Coral, FL	3.0	2.0	1860	$2,500	$1.34	24d	1	1.16mi
221 NW 25th St Cape Coral, FL	3.0	2.0	1407	$1,780	$1.27	24d	1	1.17mi
2108 NE 15th Pl Cape Coral, FL	3.0	2.0	1422	$2,266	$1.59	3d	1	1.17mi
2227 NW 3rd Pl Cape Coral, FL	3.0	2.5	1771	$1,799	$1.02	24d	1	1.18mi
2227 NW 3rd Pl Cape Coral, FL	3.0	3.0	1771	$1,999	$1.13	15d	1	1.18mi
1221 NE 4th Ave Cape Coral, FL	3.0	2.0	1614	$1,995	$1.24	14d	1	1.18mi
3010 NE 1st Pl Cape Coral, FL	3.0	2.0	1582	$2,750	$1.74	24d	1	1.19mi
1324 NE 16th Ter Cape Coral, FL	3.0	2.0	1249	$1,900	$1.52	24d	1	1.21mi

Listing history 15 events

1. 2026-05-11
   status Pending
2. 2026-05-05
   price $312,500
3. 2026-05-02
   status Active
4. 2026-04-23
   status Pending
5. 2026-04-20
   price $315,000
6. 2026-04-07
   price $317,500
7. 2026-04-04
   price $325,000
8. 2026-03-30
   price $335,000
9. 2026-03-26
   price $345,000
10. 2026-03-20
    listed $355,000 Active
11. 2022-04-19
    soldstatus $45,000 Closed 115-char remark

    Show marketing remark (115 chars)

    Nice Freshwater lot located in NE Cape Coral Unit#36. Many new Construction homes being built in this neighborhood.

12. 2022-04-19
    soldstatus $45,000

    Show marketing remark (115 chars)

    Nice Freshwater lot located in NE Cape Coral Unit#36. Many new Construction homes being built in this neighborhood.

13. 2022-03-17
    status Pending 115-char remark

    Show marketing remark (115 chars)

    Nice Freshwater lot located in NE Cape Coral Unit#36. Many new Construction homes being built in this neighborhood.

14. 2022-03-10
    listed $49,900 Active 115-char remark

    Show marketing remark (115 chars)

    Nice Freshwater lot located in NE Cape Coral Unit#36. Many new Construction homes being built in this neighborhood.

15. 2003-05-08
    soldstatus $17,500 165-char remark

    Show marketing remark (165 chars)

    Your Piece Of Paradise On 120' Wide Eureka Canal. Fast Growing Location, Great List Price, Many Have Sold For More. Won't Last Long. Call Listingagent For More Info.

ⓘ 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: $1,033 · $86/mo
• Projected year-2 tax: $2,594 · $216/mo
• Expected delta: +$1,560/yr (+$130/mo · 151.0%)

ⓘ 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 2/10 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: $26,622
• − Mortgage interest: −$17,505
• − Property taxes: −$1,033
• − Insurance: −$1,562
• − Repairs & maintenance: −$2,130
• − Management: −$2,130
• − Depreciation: −$9,091
• Taxable loss: −$6,829
• Est. tax savings @ 24.0%: +$1,639
• After-tax cash flow: $409/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

+1685.7% since first listed

15 events — show timeline

• 2026-05-11 Pending — FORTMLS
• 2026-05-05 Price Changed $312,500 FORTMLS
• 2026-05-02 Relisted — FORTMLS
• 2026-04-23 Pending — FORTMLS
• 2026-04-20 Price Changed $315,000 FORTMLS
• 2026-04-07 Price Changed $317,500 FORTMLS
• 2026-04-04 Price Changed $325,000 FORTMLS
• 2026-03-30 Price Changed $335,000 FORTMLS
• 2026-03-26 Price Changed $345,000 FORTMLS
• 2026-03-20 Listed $355,000 FORTMLS
• 2022-04-19 Sold (Public Records) $45,000 Public Records
• 2022-04-19 Sold (MLS) $45,000 FORTMLS
• 2022-03-17 Pending — FORTMLS
• 2022-03-10 Listed $49,900 FORTMLS
• 2003-05-08 Sold (MLS) $17,500 FORTMLS

Property tax history

+10.0%/yr

Latest (2025): $1,033 · +12.1% YoY. Source: county tax records.