315 NW 7th Ter · Cape Coral, FL 33993

$250,000

3 bd · 2.0 ba · 1,116 sqft · SingleFamily public records · 16 Days on market

Built 1989 0.49 ac lot Est $243k · at est.

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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 +14.3/30.0
• ARV discount +6.3/15.0
• DSCR +4.4/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks

A rare find in NW Cape Coral, this 3-bedroom, 2-bath home with a 2-car garage sits on nearly half an acre, offering space and flexibility that’s becoming harder to find. Connected to city water and sewer with assessments paid in full, this property removes a major expense and adds long-term value. Recent updates include a hot water heater replaced in 2024, HVAC serviced in 2025 with new parts, and newer kitchen appliances already in place. The large lanai extends your living space outdoors, while the partially fenced yard provides both function and safety for kids and pets. What truly sets this property apart is the lot. At . 49 acres, there is potential to separate the rear portion,

Key facts

• 0.49 acre lot
• 2 garage spots
• Built 1989

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $46 ($552/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (18.0% below list).
• Recommended offer: $205k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

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 16 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $72k; list at $250k implies a 250% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,986 (18.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $243,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 NW 8th Ter	0.10mi	3/2.0	1,078 (-3%)	17mo	$260,000	$241	76
320 NW 10th St	0.29mi	3/2.0	1,087 (-3%)	14mo	$229,900	$211	71
504 NW 3rd Ln	0.55mi	3/2.0	1,144 (+2%)	1mo	$295,000	$258	70
1007 NW 6th Ave	0.42mi	3/2.0	1,141 (+2%)	10mo	$229,000	$201	69
123 NW 9th St	0.35mi	3/2.0	1,231 (+10%)	2mo	$231,000	$188	65
212 NW 11th St	0.46mi	3/2.0	1,123 (+1%)	19mo	$285,000	$254	62
401 NW Juanita Ct	0.62mi	3/2.0	1,096 (-2%)	14mo	$262,000	$239	57
216 NW 11th St	0.45mi	3/2.0	1,274 (+14%)	1mo	$245,000	$192	54
319 NW 4th St	0.43mi	3/2.0	1,204 (+8%)	15mo	$350,000	$291	54
114 NW 7th St	0.33mi	3/2.0	1,264 (+13%)	12mo	$270,000	$214	53
1023 NW 1st Ave	0.57mi	2/2.0 (-1)	1,129 (+1%)	20mo	$229,900	$204	50
204 NW 5th St	0.41mi	3/2.0	1,241 (+11%)	22mo	$270,000	$218	44

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: -18.2%
• Equity multiple: 0.38×
• Total profit: $-43,652
• Equity at exit: $37,276

10-year hold

• IRR: -17.1%
• Equity multiple: 0.18×
• Total profit: $-57,715
• Equity at exit: $21,615

Cash invested: $70,000 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,050 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$158 /mo · $1,898/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $46

Break-even live

Break-even rent $1,992

Max offer price $250,000

Occupancy floor 93%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
318 NW 8th Ter Cape Coral, FL	3.0	2.0	1500	$1,900	$1.27	2d	1	0.12mi
419 NW 7th Ter Cape Coral, FL	3.0	2.0	1161	$4,500	$3.88	3d	1	0.12mi
639 NE Juanita Pl Cape Coral, FL	3.0	2.0	1116	$1,700	$1.52	19d	1	0.52mi
1143 NW 4th Pl Cape Coral, FL	3.0	2.0	1399	$1,750	$1.25	3d	1	0.61mi
1113 NW 1st Ave Cape Coral, FL	3.0	2.0	1286	$1,626	$1.26	3d	1	0.63mi
1140 NW 1st Ave Cape Coral, FL	3.0	2.0	1452	$1,850	$1.27	23d	1	0.70mi
1140 NW 1st Ave Cape Coral, FL	3.0	2.0	1452	$1,850	$1.27	14d	1	0.70mi
186 Tierra De Paz Loop Cape Coral, FL	1.0–3.0	1.0–2.0	935	$2,496	$2.67	1d	153	0.73mi
1156 NW 5th Pl Cape Coral, FL	3.0	2.0	1458	$1,695	$1.16	19d	1	0.74mi
411 NW 13th St Cape Coral, FL	3.0	2.0	1408	$2,035	$1.45	3d	1	0.76mi
626 NW 2nd Ln Cape Coral, FL	3.0	2.0	1272	$2,200	$1.73	23d	1	0.77mi
626 NW 2nd Ln Cape Coral, FL	3.0	2.0	1272	$2,200	$1.73	15d	1	0.77mi
212 NW 1st St Cape Coral, FL	3.0	2.0	1246	$1,775	$1.42	3d	1	0.80mi
1109 NE 2nd Pl Cape Coral, FL	3.0	2.0	1272	$1,900	$1.49	23d	1	0.95mi
315 SW Pine Island Rd Cape Coral, FL	1.0–2.0	1.0–2.0	974	$1,699	$1.74	3d	10	1.04mi
1406 NW 8th Pl Cape Coral, FL	3.0	2.0	1403	$1,855	$1.32	23d	1	1.09mi
306 NE 14th Ter Cape Coral, FL	3.0	2.0	1410	$1,595	$1.13	10d	1	1.27mi
229 Hancock Bridge Pkwy Cape Coral, FL	2.0	2.0	1100	$1,400	$1.27	23d	1	1.27mi
149 Santa Barbara Blvd S Cape Coral, FL	3.0	2.0	1250	$1,520	$1.22	23d	1	1.27mi
159 SE Santa Barbara Pl Cape Coral, FL	3.0	2.0	1412	$2,250	$1.59	23d	1	1.30mi
1206 NE 5th Pl Cape Coral, FL	3.0	2.0	1176	$1,805	$1.53	23d	1	1.35mi
1001 NE 6th Ave Cape Coral, FL	3.0	2.0	1416	$4,410	$3.11	23d	1	1.36mi
114 NW 13th Ave Cape Coral, FL	3.0	2.0	1422	$2,000	$1.41	14d	1	1.39mi
701 SW Pine Island Rd Cape Coral, FL	1.0–3.0	1.0–2.0	1138	$1,794	$1.58	1d	11	1.43mi
916 NW 15th Ave Cape Coral, FL	3.0	2.0	1458	$1,890	$1.30	3d	1	1.47mi
741 NE 7th Pl Cape Coral, FL	2.0	1.0	856	$1,495	$1.75	23d	1	1.49mi

Listing history 7 events

1. 2026-04-25
   status Pending
2. 2026-04-16
   status Active
3. 2026-04-08
   status Pending
4. 2026-04-01
   listed $250,000 Active
5. 2001-07-13
   soldstatus $71,500
6. 2001-07-05
   soldstatus $71,500
7. 2001-06-26
   price $74,900

ⓘ 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: $1,898 · $158/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$177/yr (+$15/mo · 9.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $24,598
• − Mortgage interest: −$14,004
• − Property taxes: −$1,898
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − Depreciation: −$7,273
• Taxable loss: −$3,762
• Est. tax savings @ 24.0%: +$903
• After-tax cash flow: $1,455/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

+233.8% since first listed

7 events — show timeline

• 2026-04-25 Pending — FORTMLS
• 2026-04-16 Relisted — FORTMLS
• 2026-04-08 Pending — FORTMLS
• 2026-04-01 Listed $250,000 FORTMLS
• 2001-07-13 Sold (Public Records) $71,500 Public Records
• 2001-07-05 Sold (MLS) $71,500 FORTMLS
• 2001-06-26 Price Changed $74,900 FORTMLS

Property tax history

+8.2%/yr

Latest (2025): $1,898 · +10.2% YoY. Source: county tax records.