4306 NW 35th St · Cape Coral, FL 33993

$360,900

4 bd · 2.0 ba · 1,831 sqft · Land · 55 Days on market

Built 2025 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 +10.9/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks

* * PHOTOS SHOWN ARE OF THE SAME MODEL BUT NOT THIS HOME, FIXTURES VARY * * Welcome to your dream home! This stunning 4-bedroom, 2-bathroom residence offers 1,831 square feet of comfortable living space under air and is perfectly situated in NW Cape Coral. Enjoy the durability and elegance of tile flooring throughout the entire home, along with a beautifully appointed kitchen featuring quartz countertops, soft-close cabinetry, and modern finishes. The spacious open-concept layout is ideal for entertaining or simply relaxing with family. The generous 3-car garage provides ample space for vehicles, storage, or a home workshop. Don’t miss your opportunity to own this move-in-ready ge

Key facts

• 0.23 acre lot
• 3 garage spots
• Built 2025

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached garage with automatic opener; 3 covered garage spaces
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story home; New construction; North-facing entry
• Construction: Block, concrete and stucco construction; Shingle roof; Built as new construction
• Exterior features: Open porch; Security/high impact doors; Smoke detectors

Interior

• Kitchen: Kitchen island
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Cathedral ceilings; Dual sinks; Kitchen island; Open living/dining area; Shower only (separate shower); Walk-in closets; Split bedroom floorplan; Impact glass windows; Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup; Laundry tub

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $361k.

Deal economics

• At list price, monthly cash flow is $-585 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (28.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (30.9% below list).
• Recommended offer: $249k (30.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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 (-5.5%/yr); 2671 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 33% 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 $11k 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 55 days — a 3% lower offer ($350k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $361k implies a 1344% gain — meaningful room to come down on a strong offer.

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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,410 (30.9% 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 55 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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. 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: 0.69% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.88%
• DSCR: 0.92
• GRM: 12.1

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: -31.8%
• Equity multiple: -0.02×
• Total profit: $-102,953
• Equity at exit: $53,811

10-year hold

• IRR: -58.0%
• Equity multiple: -0.64×
• Total profit: $-165,542
• Equity at exit: $31,204

Cash invested: $101,052 (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: 2671
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,494 high
• Mortgage (P&I): −$1,893
• Tax from tax record: −$85 /mo · $1,026/yr
• Insurance: −$150
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-585

Break-even live

Break-even rent $3,234

Max offer price $257,616

Occupancy floor —

Sensitivity live

Price	-10% $-380	-5% $-483	+0% $-585	+5% $-687	+10% $-789
Rent	-10% $-782	-5% $-683	+0% $-585	+5% $-486	+10% $-388
Rate	-1.0pp $-403	-0.5pp $-493	base $-585	+0.5pp $-678	+1.0pp $-773

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: $90,225
• Closing costs: $10,827
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4333 NW 34th Ln Cape Coral, FL	4.0	3.0	1904	$2,200	$1.16	25d	1	0.12mi
3518 NW 44th Pl Cape Coral, FL	4.0	3.0	2306	$2,750	$1.19	25d	1	0.18mi
4333 NW 34th St Cape Coral, FL	4.0	3.0	1904	$2,200	$1.16	25d	1	0.18mi
4402 NW 34th Ter Cape Coral, FL	4.0	3.0	1904	$2,200	$1.16	25d	1	0.19mi
4402 NW 34th Ter Cape Coral, FL	4.0	3.0	1904	$2,200	$1.16	25d	1	0.23mi
3535 NW 42nd Ave Cape Coral, FL	4.0	2.0	1787	$2,145	$1.20	25d	1	0.25mi
4595 NW 34th St Cape Coral, FL	4.0	3.0	1900	$2,195	$1.16	18d	1	0.36mi
4115 NW 36th Ln Cape Coral, FL	4.0	2.0	1787	$2,000	$1.12	25d	1	0.40mi
4202 NW 32nd Ln Cape Coral, FL	3.0	2.0	1688	$1,795	$1.06	25d	1	0.42mi
3241 NW 41st Pl Cape Coral, FL	3.0	2.0	1688	$1,795	$1.06	25d	1	0.45mi
4230 NW 32nd Ter Cape Coral, FL	3.0	2.0	1688	$1,795	$1.06	16d	1	0.46mi
4410 NW 32nd Ter Cape Coral, FL	4.0	2.0	2347	$2,231	$0.95	5d	1	0.49mi
4129 Jacaranda Pkwy W Cape Coral, FL	4.0	2.0	2027	$2,501	$1.23	5d	1	0.56mi
4331 NW 31st Ter Cape Coral, FL	4.0	3.0	1904	$2,200	$1.16	5d	1	0.63mi
4240 NW 31st Ter Cape Coral, FL	4.0	2.0	2330	$3,500	$1.50	5d	1	0.64mi
4240 NW 31st Ter Cape Coral, FL	4.0	2.0	2330	$3,950	$1.70	23d	1	0.64mi
3812 NW 38th St Cape Coral, FL	3.0	2.0	1920	$2,600	$1.35	25d	1	0.74mi
3617 NW 38th Ter Cape Coral, FL	4.0	3.0	1903	$2,200	$1.16	25d	1	0.95mi
3911 NW 40th Ln Cape Coral, FL	3.0	2.0	1363	$3,500	$2.57	25d	1	1.07mi
2726 NW 41st Pl Cape Coral, FL	4.0	3.0	1904	$2,200	$1.16	5d	1	1.11mi
4157 NW 39th Ave Cape Coral, FL	3.0	2.0	1515	$2,500	$1.65	25d	1	1.34mi
4157 NW 39th Ave Cape Coral, FL	3.0	2.0	1515	$2,500	$1.65	5d	1	1.34mi
4102 NW 26th St Cape Coral, FL	5.0	3.0	2561	$3,100	$1.21	18d	1	1.35mi
3929 NW 42nd Ln Cape Coral, FL	3.0	2.0	1333	$1,995	$1.50	25d	1	1.38mi

Listing history 28 events

1. 2026-05-04
   status Pending
2. 2026-04-14
   price $360,900
3. 2026-03-31
   price $370,900
4. 2026-03-30
   price $380,900
5. 2026-03-09
   listed $385,900 Active
6. 2026-03-01
   historical
7. 2026-01-27
   price $389,900
8. 2026-01-14
   price $399,900
9. 2025-11-14
   price $409,999
10. 2025-10-16
    price $424,900
11. 2025-08-29
    listed $429,990 Active
12. 2021-03-10
    soldstatus $25,000
13. 2021-02-26
    soldstatus $25,000 Closed
14. 2021-02-11
    status Pending
15. 2020-11-05
    listed $25,000 Active
16. 2020-10-31
    historical
17. 2019-11-30
    listed $25,000 Active
18. 2019-10-02
    soldstatus $9,500 Sold
19. 2019-10-02
    soldstatus $9,500
20. 2019-09-25
    status Pending
21. 2019-02-13
    listed $10,000 Active
22. 2019-02-13
    listed $10,000
23. 2019-02-01
    historical
24. 2018-11-06
    price $10,000
25. 2018-04-19
    price $11,000
26. 2018-02-06
    listed $11,900 Active
27. 2018-02-04
    historical
28. 2017-08-04
    listed $12,900 Active

ⓘ 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: $1,026 · $85/mo
• Projected year-2 tax: $2,995 · $250/mo
• Expected delta: +$1,970/yr (+$164/mo · 192.0%)

ⓘ 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 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,929
• − Mortgage interest: −$20,216
• − Property taxes: −$1,026
• − Insurance: −$6,923
• − Repairs & maintenance: −$2,394
• − Management: −$2,394
• − Depreciation: −$10,499
• Taxable loss: −$13,523
• Est. tax savings @ 24.0%: +$3,246
• After-tax cash flow: $-3,770/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

+2697.7% since first listed

28 events — show timeline

• 2026-05-04 Pending — FORTMLS
• 2026-04-14 Price Changed $360,900 FORTMLS
• 2026-03-31 Price Changed $370,900 FORTMLS
• 2026-03-30 Price Changed $380,900 FORTMLS
• 2026-03-09 Listed $385,900 FORTMLS
• 2026-03-01 Listing Removed — FORTMLS
• 2026-01-27 Price Changed $389,900 FORTMLS
• 2026-01-14 Price Changed $399,900 FORTMLS
• 2025-11-14 Price Changed $409,999 FORTMLS
• 2025-10-16 Price Changed $424,900 FORTMLS
• 2025-08-29 Listed $429,990 FORTMLS
• 2021-03-10 Sold (Public Records) $25,000 Public Records
• 2021-02-26 Sold (MLS) $25,000 FORTMLS
• 2021-02-11 Pending — FORTMLS
• 2020-11-05 Listed $25,000 FORTMLS
• 2020-10-31 Listing Removed — FORTMLS
• 2019-11-30 Listed $25,000 FORTMLS
• 2019-10-02 Sold (MLS) $9,500 SPIBOR
• 2019-10-02 Sold (MLS) $9,500 FORTMLS
• 2019-09-25 Pending — FORTMLS
• 2019-02-13 Listed $10,000 SPIBOR
• 2019-02-13 Listed $10,000 FORTMLS
• 2019-02-01 Listing Removed — FORTMLS
• 2018-11-06 Price Changed $10,000 FORTMLS
• 2018-04-19 Price Changed $11,000 FORTMLS
• 2018-02-06 Listed $11,900 FORTMLS
• 2018-02-04 Listing Removed — FORTMLS
• 2017-08-04 Listed $12,900 FORTMLS

Property tax history

+12.7%/yr

Latest (2025): $1,026 · +13.9% YoY. Source: county tax records.