2121 SW 11th Ct · Cape Coral, FL 33991

$230,000

3 bd · 2.0 ba · 2,053 sqft · SingleFamily public records · 1 Days on market

Built 1991 10,018 sqft lot Est $448k · 49% under

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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 +16.2/30.0
• ARV discount +15.0/15.0
• 1% rule +5.3/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +0.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable ownership-built in 1991 with 1983 sq ft under air (per property appraiser), 3 bedrooms and 2 baths, and serviced by city water (no assessments per city of Cape Coral) and septic tank. Bank Owned, sold as-is, Special Addenda, and solid prequalification letter or proof of cash needed with all offers. Buyer to pay doc stamps on deed. This is NOT a short sale. .fast response seller. Don't miss it!

Key facts

• Screened pool area
• Metal roof
• 0.23 acre lot

Tags

• METAL ROOF
• SCREENED POOL AREA
• UPSTAIRS PRIMARY SUITE

Property features AI

Finance

• Other: Zoning: R1-D
• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking
• Utilities: Water assessment unpaid; Sewer assessment paid; Cable not available
• Home design: Two-story home; Faces southeast; Resale property
• Construction: Wood siding and wood frame construction; Metal roof
• Exterior features: Private in-ground pool with screen enclosure; Rectangular lot; Paved public road access; Northwest exposure; Lot dimensions approximately 80 x 125

Interior

• Bedrooms: Upper level primary
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Interior features: Unfurnished; Upper level primary bedroom; Split bedrooms layout; Other rooms include a great room and additional other room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $54 ($652/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Cap rate 6.9% 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.
• 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 (-8.6%/yr); 691 active listings in the ZIP; 40 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 34% of the median local income ($84k/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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y ago 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.03% ✓
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $447,554
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1204 SW 19th Ln	0.27mi	3/2.0	2,017 (-2%)	10mo	$440,000	$218	76
1213 SW 24th St	0.31mi	3/3.0	2,121 (+3%)	3mo	$625,000	$295	73
2218 SW 15th Ave	0.41mi	4/3.0 (+1)	2,028 (-1%)	1mo	$575,000	$284	69
1121 SW 25th St	0.42mi	4/2.0 (+1)	1,980 (-4%)	1mo	$335,000	$169	69
1309 SW 18th St	0.55mi	3/2.0	1,876 (-9%)	1mo	$300,000	$160	59
629 SW 22nd St	0.63mi	3/2.0	1,872 (-9%)	1mo	$395,000	$211	55
2721 SW 11th Ct	0.74mi	4/3.0 (+1)	2,020 (-2%)	0mo	$395,000	$196	54
2228 SW 12th Ave	0.20mi	4/2.0 (+1)	1,798 (-12%)	14mo	$525,000	$292	53
2236 SW 11th Ct	0.21mi	3/2.5	1,823 (-11%)	22mo	$499,900	$274	51
860 SW 18th Ter	0.48mi	3/2.0	1,799 (-12%)	12mo	$325,000	$181	47
832 SW 23rd St	0.42mi	3/2.0	1,747 (-15%)	13mo	$385,000	$220	45
1625 SW 10th Ave	0.66mi	4/2.0 (+1)	1,834 (-11%)	14mo	$390,000	$213	35

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: -18.5%
• Equity multiple: 0.37×
• Total profit: $-40,587
• Equity at exit: $34,294

10-year hold

• IRR: -19.8%
• Equity multiple: 0.11×
• Total profit: $-57,044
• Equity at exit: $19,886

Cash invested: $64,400 (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 33991

• Home prices YoY: -27.8%
• Rents YoY: -8.6%
• Active inventory: 691
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,373 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$452 /mo · $5,424/yr
• Insurance: −$96
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $54

Break-even live

Break-even rent $2,304

Max offer price $230,000

Occupancy floor 93%

Sensitivity live

Price	-10% $185	-5% $119	+0% $54	+5% $-11	+10% $-76
Rent	-10% $-133	-5% $-39	+0% $54	+5% $148	+10% $242
Rate	-1.0pp $170	-0.5pp $113	base $54	+0.5pp $-5	+1.0pp $-66

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
902 SW 21st Ln Cape Coral, FL	3.0	2.0	1656	$1,795	$1.08	13d	1	0.28mi
1408 SW 23rd St Cape Coral, FL	3.0	2.5	1901	$3,500	$1.84	16d	1	0.36mi
916 SW 24th St Cape Coral, FL	4.0	2.0	2260	$2,749	$1.22	25d	1	0.39mi
2112 SW 8th Pl Cape Coral, FL	3.0	2.0	1580	$2,100	$1.33	25d	1	0.43mi
1713 SW 10th Pl Cape Coral, FL	3.0	2.0	1704	$1,850	$1.09	25d	1	0.58mi
1710 SW 10th Pl Cape Coral, FL	3.0	2.0	1993	$1,999	$1.00	16d	1	0.59mi
2705 SW 11th Pl Cape Coral, FL	3.0	2.0	1557	$6,500	$4.17	25d	1	0.66mi
626 SW 22nd Ter Cape Coral, FL	3.0	2.0	1629	$1,725	$1.06	5d	1	0.67mi
614 SW 22nd Ter Cape Coral, FL	3.0	2.0	2017	$1,881	$0.93	25d	1	0.71mi
1206 SW Trafalgar Pkwy Cape Coral, FL	3.0	2.0	1522	$2,150	$1.41	25d	1	0.72mi
1228 Trafalgar Pkwy Unit 1228 Cape Coral, FL	3.0	2.0	1623	$1,500	$0.92	25d	1	0.74mi
2613 SW 15th Ave Cape Coral, FL	3.0	2.0	1849	$2,375	$1.28	5d	1	0.74mi
2613 SW 15th Ave Cape Coral, FL	3.0	2.0	1849	$2,375	$1.28	17d	1	0.74mi
625 SW 25th Ter Cape Coral, FL	3.0	2.0	1756	$2,296	$1.31	5d	1	0.77mi
1627 SW 25th Ln Cape Coral, FL	4.0	2.0	1828	$1,861	$1.02	5d	1	0.78mi
1405 SW Trafalgar Pkwy Cape Coral, FL	4.0	2.5	2100	$2,395	$1.14	5d	1	0.81mi
1325 SW 28th St Cape Coral, FL	3.0	2.5	1527	$2,500	$1.64	25d	1	0.82mi
1815 SW 22nd St Cape Coral, FL	4.0	2.0	1845	$4,095	$2.22	25d	1	0.85mi
1817 SW 22nd Ln Cape Coral, FL	4.0	3.0	3000	$3,100	$1.03	23d	1	0.86mi
1622 SW 16th Ct Cape Coral, FL	3.0	2.0	1789	$2,200	$1.23	25d	1	0.89mi
2227 SW 5th Ave Cape Coral, FL	3.0	2.0	1485	$2,000	$1.35	5d	1	0.90mi
1704 SW 17th Ave Cape Coral, FL	3.0	3.0	2140	$8,000	$3.74	25d	1	0.91mi
1203 SW 29th St Cape Coral, FL	4.0	2.0	1829	$2,326	$1.27	5d	1	0.92mi
604 SW 26th St Cape Coral, FL	3.0	2.0	1684	$1,950	$1.16	17d	1	0.92mi
604 SW 26th St Cape Coral, FL	3.0	2.0	1684	$2,199	$1.31	25d	1	0.92mi
1510 SW 8th Pl Cape Coral, FL	3.0	2.0	1524	$2,400	$1.57	3d	1	0.94mi
2305 SW 19th Pl Cape Coral, FL	3.0	2.0	1521	$4,975	$3.27	25d	1	0.95mi
1409 SW 11th Pl Cape Coral, FL	4.0	2.0	1499	$1,790	$1.19	23d	1	0.96mi
627 SW 27th Ter Cape Coral, FL	3.0	2.0	1756	$2,015	$1.15	3d	1	0.96mi
1825 SW 25th St Cape Coral, FL	3.0	2.0	1785	$1,950	$1.09	5d	1	0.97mi
1137 SW 29th Ter Cape Coral, FL	4.0	3.0	1850	$3,100	$1.68	3d	1	0.97mi
1428 SW 29th St Cape Coral, FL	3.0	2.0	1455	$1,750	$1.20	25d	1	1.02mi
1923 SW 26th St Cape Coral, FL	4.0	2.0	2167	$8,500	$3.92	25d	1	1.11mi
1919 SW 26th Ter Cape Coral, FL	4.0	3.0	2668	$4,000	$1.50	25d	1	1.12mi
2937 SW 8th Pl Cape Coral, FL	3.0	2.0	1706	$3,550	$2.08	25d	1	1.13mi
3011 SW 14th Ct Cape Coral, FL	3.0	2.0	1455	$1,825	$1.25	25d	1	1.14mi
2054 Willow Branch Dr Cape Coral, FL	3.0	2.5	2523	$2,850	$1.13	25d	1	1.15mi
2723 SW 5th Ave Cape Coral, FL	3.0	3.0	2226	$3,750	$1.68	25d	1	1.17mi
1828 SW 3rd Pl Cape Coral, FL	3.0	2.0	1806	$1,911	$1.06	5d	1	1.17mi
1218 SW 9th Ct Cape Coral, FL	3.0	2.0	1476	$2,850	$1.93	3d	1	1.21mi

Listing history 21 events

1. 2026-05-19
   status Pending
2. 2026-05-18
   listed $230,000 Active
3. 2024-08-07
   soldstatus $244,500
4. 2024-06-13
   historical
5. 2024-06-01
   price $265,000
6. 2024-06-01
   status Active
7. 2024-05-31
   historical
8. 2024-05-20
   price $285,000
9. 2024-05-16
   status Active
10. 2024-05-15
    status Pending
11. 2024-05-14
    price $295,000
12. 2024-05-13
    status Active
13. 2024-05-13
    historical
14. 2024-05-02
    listed $305,000 Active
15. 2013-09-17
    price $89,000 407-char remark

    Show marketing remark (407 chars)

    Affordable ownership-built in 1991 with 1983 sq ft under air (per property appraiser), 3 bedrooms and 2 baths, and serviced by city water (no assessments per city of Cape Coral) and septic tank. Bank Owned, sold as-is, Special Addenda, and solid prequalification letter or proof of cash needed with all offers. Buyer to pay doc stamps on deed. This is NOT a short sale. .fast response seller. Don't miss it!

16. 2009-04-08
    soldstatus $92,500 407-char remark

    Show marketing remark (407 chars)

    Affordable ownership-built in 1991 with 1983 sq ft under air (per property appraiser), 3 bedrooms and 2 baths, and serviced by city water (no assessments per city of Cape Coral) and septic tank. Bank Owned, sold as-is, Special Addenda, and solid prequalification letter or proof of cash needed with all offers. Buyer to pay doc stamps on deed. This is NOT a short sale. .fast response seller. Don't miss it!

17. 2006-05-18
    soldstatus $305,000
18. 2006-02-02
    soldstatus $275,000
19. 2001-10-05
    soldstatus $128,000
20. 2000-10-13
    soldstatus $83,000
21. 1996-05-17
    soldstatus $102,000

ⓘ 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: $5,424 · $452/mo
• Projected year-2 tax: $5,424 · $452/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 7/10 Severe FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 24 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: $28,478
• − Mortgage interest: −$12,884
• − Property taxes: −$5,424
• − Insurance: −$1,948
• − Repairs & maintenance: −$2,278
• − Management: −$2,278
• − Depreciation: −$6,691
• Taxable loss: −$3,025
• Est. tax savings @ 24.0%: +$726
• After-tax cash flow: $1,378/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): 27,725
• Household income: $84,470
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 760.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 20% Two or more races 14% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Cuban 6%
• Common ancestry: Romanian 5% Lithuanian 3% Italian 3%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 15% Russian/Polish/Slavic 1% Tagalog/Filipino 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: ▼ -108.25%
• Current HPI: 281.0735
• Rent YoY: ▼ -8.55%
• 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

+125.5% since first listed

21 events — show timeline

• 2026-05-19 Pending — FORTMLS
• 2026-05-18 Listed $230,000 FORTMLS
• 2024-08-07 Sold (Public Records) $244,500 Public Records
• 2024-06-13 Listing Removed — NAPLESMLS
• 2024-06-01 Price Changed $265,000 NAPLESMLS
• 2024-06-01 Relisted — NAPLESMLS
• 2024-05-31 Listing Removed — NAPLESMLS
• 2024-05-20 Price Changed $285,000 NAPLESMLS
• 2024-05-16 Relisted — NAPLESMLS
• 2024-05-15 Pending — NAPLESMLS
• 2024-05-14 Price Changed $295,000 NAPLESMLS
• 2024-05-13 Relisted — NAPLESMLS
• 2024-05-13 Listing Removed — NAPLESMLS
• 2024-05-02 Listed $305,000 NAPLESMLS
• 2013-09-17 Price Changed $89,000 FORTMLS
• 2009-04-08 Sold (MLS) $92,500 FORTMLS
• 2006-05-18 Sold (Public Records) $305,000 Public Records
• 2006-02-02 Sold (Public Records) $275,000 Public Records
• 2001-10-05 Sold (Public Records) $128,000 Public Records
• 2000-10-13 Sold (Public Records) $83,000 Public Records
• 1996-05-17 Sold (Public Records) $102,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $5,424 · +71.6% YoY. Source: county tax records.