610 SE 13th Ct Unit A · Cape Coral, FL 33990

$384,990

4 bd · 4.0 ba · 2,100 sqft · MultiFamily public records · 89 Days on market

Built 1981 10,628 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 +14.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +0.7/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

CASH ONLY--Needs new roof, plumbing & interior renovation. Tenant Leases extend through August 1, 2022 on the right side (B) & November 1, 2022 on the left side (A) and must be honored. Each tenant is paying $950/month + water/sewer/electric on separate meters. BR & 2 full Baths on each side. City water, sewer, and irrigation. All assessments paid. Screened Lanas and patios on both sides with storage space. Tile floors. Ideally located within walking distance to health care, shopping, restaurants, excellent schools, parks, and entertainment! Read ALL the Confidential Remarks before requesting a showing appointment. Sellers will take no offers below $300,000 CASH ONLY with $10k EMD.

Key facts

• New plumbing
• New cabinets
• New appliances

Tags

• INVESTMENT OPPORTUNITY
• RECENTLY RENOVATED
• NEW CABINETS
• NEW APPLIANCES
• NEW PLUMBING
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Financial info: Gross scheduled income: $34,800; Operating expenses: $7,600; Actual/pro forma rent for unit: $50,460; Land lease expires 2026-03-31; Tenants responsible for application fee, credit check, cable TV, electricity, internet, janitorial service, sewer, telephone and water; Pets allowed
• HOA & community: Non-gated community; No association fee listed

Exterior

• Utilities: Public water; Public sewer; Cable available; Municipal irrigation
• Home design: Resale property; Rectangular lot; Public maintained road; Zoned R3-D
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Patio

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range
• Bedrooms: 4 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Single hung windows; Screened lanai/porch; Smoke detector
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $385k.

Deal economics

• At list price, monthly cash flow is $56 ($675/yr) — positive. Per door: $28/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $340k (11.8% below list).
• Recommended offer: $340k (11.8% 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 (-7.1%/yr); 467 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $3,395/mo this rent would consume 58% of the median local household income ($71k/yr) (locally 1246% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 89 days — a 6% lower offer ($362k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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.
• Current owner paid $305k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $339,500 (11.8% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 9.4

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: -18.7%
• Equity multiple: 0.36×
• Total profit: $-68,724
• Equity at exit: $57,403

10-year hold

• IRR: -18.6%
• Equity multiple: 0.13×
• Total profit: $-93,563
• Equity at exit: $33,287

Cash invested: $107,797 (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 33990

• Rents YoY: -7.1%
• Active inventory: 467
• Price-to-rent: 18.9×

Monthly cashflow live

• Estimated rent: $3,395 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$446 /mo · $5,358/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$713
• Net cashflow: $56

Break-even live

Break-even rent $3,324

Max offer price $384,990

Occupancy floor 93%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,394
Total (2 units)			$3,395

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: $96,248
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1214 SE 6th St Cape Coral, FL	3.0	2.0	1524	$1,600	$1.05	2d	1	0.24mi
528 SE 17th Ave Cape Coral, FL	4.0	2.0	1830	$2,566	$1.40	16d	1	0.43mi
1320 SE 2nd St Cape Coral, FL	3.0	2.0	1918	$1,870	$0.97	16d	1	0.48mi
1715 SE 6th Ln Cape Coral, FL	4.0	2.0	1858	$2,000	$1.08	3d	1	0.50mi
406 SE 10th Ave Cape Coral, FL	3.0	2.0	1548	$2,141	$1.38	21d	1	0.60mi
1304 SE 11th St Cape Coral, FL	3.0	2.0	1597	$2,228	$1.40	23d	1	0.63mi
1314 SE 11th St Cape Coral, FL	3.0	2.0	1408	$2,149	$1.53	19d	1	0.63mi
1441 SE 11th St Cape Coral, FL	3.0	2.0	1456	$2,450	$1.68	23d	1	0.63mi
1119 SE 1st Ter Cape Coral, FL	3.0	3.0	2256	$5,000	$2.22	23d	1	0.69mi
1714 SE 2nd St Cape Coral, FL	3.0	2.0	1687	$2,300	$1.36	14d	1	0.71mi
15 SE 12th Ave Cape Coral, FL	5.0	2.5	2507	$2,436	$0.97	3d	1	0.74mi
1322 SE 12th St Cape Coral, FL	4.0	3.0	2292	$2,045	$0.89	2d	1	0.74mi
1422 SE 12th Ter Cape Coral, FL	3.0	2.0	1799	$5,282	$2.94	23d	1	0.81mi
1932 SE 9th Ter Cape Coral, FL	3.0	2.0	1603	$6,500	$4.05	23d	1	0.88mi
1716 SE 12th St Cape Coral, FL	4.0	2.0	2025	$2,790	$1.38	23d	1	0.89mi
519 SE 20th Ct Cape Coral, FL	3.0	2.5	1610	$5,600	$3.48	3d	1	0.93mi
1452 SE 13th Ter Cape Coral, FL	4.0	3.0	2381	$3,200	$1.34	14d	1	0.95mi
244 SE 20th Ct Cape Coral, FL	4.0	2.0	2408	$2,800	$1.16	16d	1	0.97mi
1126 SE 13th Ter Cape Coral, FL	3.0	2.0	1451	$6,500	$4.48	23d	1	0.99mi
1010 SE 12th Ter Cape Coral, FL	3.0	2.0	1502	$1,750	$1.17	3d	1	1.00mi
1010 SE 12th Ter Cape Coral, FL	3.0	2.0	1502	$1,800	$1.20	23d	1	1.00mi
1831 SE Van Loon Ter Cape Coral, FL	3.0	2.5	1540	$3,200	$2.08	19d	1	1.01mi
613 SE 2nd Ter Cape Coral, FL	3.0	2.0	1577	$4,100	$2.60	3d	1	1.03mi
1926 SE 12th Ter Cape Coral, FL	3.0	2.5	1639	$6,375	$3.89	23d	1	1.08mi
1110 SE 20th Ct Cape Coral, FL	4.0	2.0	2023	$2,310	$1.14	3d	1	1.11mi
2202 SE 8th St Cape Coral, FL	3.0	2.0	1485	$3,295	$2.22	23d	1	1.14mi
1113 SE 20th Ct Cape Coral, FL	3.0	2.0	1687	$6,000	$3.56	23d	1	1.14mi
2130 SE 9th Ter Cape Coral, FL	3.0	2.0	1986	$2,060	$1.04	2d	1	1.17mi
106 NE 8th Pl Cape Coral, FL	4.0	3.0	2108	$3,995	$1.90	23d	1	1.18mi
2121 SE 1st Ter Cape Coral, FL	3.0	2.0	1862	$2,300	$1.24	11d	1	1.24mi
203 NE 9th Ave Cape Coral, FL	3.0	2.0	1756	$1,715	$0.98	16d	1	1.24mi
1815 SE 15th Ter Cape Coral, FL	3.0	2.0	1419	$2,495	$1.76	2d	1	1.29mi
306 NE 17th Pl Cape Coral, FL	3.0	2.0	1616	$2,065	$1.28	2d	1	1.29mi
1823 NE 2nd Ter Cape Coral, FL	4.0	2.0	1695	$2,295	$1.35	23d	1	1.30mi
410 SE 1st Ter Cape Coral, FL	4.0	2.0	2330	$2,800	$1.20	23d	1	1.34mi
410 SE 1st Ter Cape Coral, FL	4.0	2.0	2330	$2,600	$1.12	16d	1	1.34mi
2330 SE 8th Ter Cape Coral, FL	3.0	2.5	1900	$2,500	$1.32	23d	1	1.35mi
607 SE 14th Ter Cape Coral, FL	3.0	2.0	2418	$1,650	$0.68	23d	1	1.39mi
302 SE 3rd St Cape Coral, FL	3.0	2.0	1404	$2,240	$1.60	21d	1	1.39mi
302 SE 3rd St Cape Coral, FL	3.0	2.0	1404	$2,055	$1.46	2d	1	1.39mi

Listing history 42 events

1. 2026-06-17
   days on market $384,990 Active 89 DOM
2. 2026-06-16
   days on market $384,990 Active 88 DOM
3. 2026-06-15
   days on market $384,990 Active 87 DOM
4. 2026-06-13
   days on market $384,990 Active 85 DOM
5. 2026-06-10
   days on market $384,990 Active 82 DOM
6. 2026-06-09
   days on market $384,990 Active 81 DOM
7. 2026-06-08
   price $384,990 Active 79 DOM
8. 2026-06-07
   days on market $389,900 Active 79 DOM
9. 2026-06-03
   days on market $389,900 Active 75 DOM
10. 2026-06-02
    days on market $389,900 Active 74 DOM
11. 2026-06-01
    days on market $389,900 Active 73 DOM
12. 2026-06-01
    days on market $389,900 Active 72 DOM
13. 2026-05-06
    price $389,900
14. 2026-03-18
    listed $399,900 Active
15. 2026-01-21
    historical $1,350
16. 2025-12-18
    listed $1,350
17. 2025-12-17
    historical $1,350
18. 2025-12-10
    historical
19. 2025-11-18
    price $399,900
20. 2025-11-07
    listed $415,000 Active
21. 2025-11-04
    price $1,350
22. 2025-10-21
    price $1,400
23. 2025-10-08
    listed $1,500
24. 2025-10-08
    historical $1,500
25. 2025-09-30
    price $1,500
26. 2025-09-10
    listed $1,600
27. 2022-05-11
    soldstatus $305,000
28. 2022-04-27
    soldstatus $305,000 Closed 708-char remark

    Show marketing remark (708 chars)

    CASH ONLY--Needs new roof, plumbing & interior renovation. Tenant Leases extend through August 1, 2022 on the right side (B) & November 1, 2022 on the left side (A) and must be honored. Each tenant is paying $950/month + water/sewer/electric on separate meters. BR & 2 full Baths on each side. City water, sewer, and irrigation. All assessments paid. Screened Lanas and patios on both sides with storage space. Tile floors. Ideally located within walking distance to health care, shopping, restaurants, excellent schools, parks, and entertainment! Read ALL the Confidential Remarks before requesting a showing appointment. Sellers will take no offers below $300,000 CASH ONLY with $10k EMD.

29. 2022-04-12
    status Pending 708-char remark

    Show marketing remark (708 chars)

    CASH ONLY--Needs new roof, plumbing & interior renovation. Tenant Leases extend through August 1, 2022 on the right side (B) & November 1, 2022 on the left side (A) and must be honored. Each tenant is paying $950/month + water/sewer/electric on separate meters. BR & 2 full Baths on each side. City water, sewer, and irrigation. All assessments paid. Screened Lanas and patios on both sides with storage space. Tile floors. Ideally located within walking distance to health care, shopping, restaurants, excellent schools, parks, and entertainment! Read ALL the Confidential Remarks before requesting a showing appointment. Sellers will take no offers below $300,000 CASH ONLY with $10k EMD.

30. 2022-01-24
    price $300,000 708-char remark

    Show marketing remark (708 chars)

    CASH ONLY--Needs new roof, plumbing & interior renovation. Tenant Leases extend through August 1, 2022 on the right side (B) & November 1, 2022 on the left side (A) and must be honored. Each tenant is paying $950/month + water/sewer/electric on separate meters. BR & 2 full Baths on each side. City water, sewer, and irrigation. All assessments paid. Screened Lanas and patios on both sides with storage space. Tile floors. Ideally located within walking distance to health care, shopping, restaurants, excellent schools, parks, and entertainment! Read ALL the Confidential Remarks before requesting a showing appointment. Sellers will take no offers below $300,000 CASH ONLY with $10k EMD.

31. 2022-01-23
    status Active 708-char remark

    Show marketing remark (708 chars)

    CASH ONLY--Needs new roof, plumbing & interior renovation. Tenant Leases extend through August 1, 2022 on the right side (B) & November 1, 2022 on the left side (A) and must be honored. Each tenant is paying $950/month + water/sewer/electric on separate meters. BR & 2 full Baths on each side. City water, sewer, and irrigation. All assessments paid. Screened Lanas and patios on both sides with storage space. Tile floors. Ideally located within walking distance to health care, shopping, restaurants, excellent schools, parks, and entertainment! Read ALL the Confidential Remarks before requesting a showing appointment. Sellers will take no offers below $300,000 CASH ONLY with $10k EMD.

32. 2022-01-21
    status Pending 708-char remark

    Show marketing remark (708 chars)

    CASH ONLY--Needs new roof, plumbing & interior renovation. Tenant Leases extend through August 1, 2022 on the right side (B) & November 1, 2022 on the left side (A) and must be honored. Each tenant is paying $950/month + water/sewer/electric on separate meters. BR & 2 full Baths on each side. City water, sewer, and irrigation. All assessments paid. Screened Lanas and patios on both sides with storage space. Tile floors. Ideally located within walking distance to health care, shopping, restaurants, excellent schools, parks, and entertainment! Read ALL the Confidential Remarks before requesting a showing appointment. Sellers will take no offers below $300,000 CASH ONLY with $10k EMD.

33. 2022-01-03
    status Active 708-char remark

    Show marketing remark (708 chars)

    CASH ONLY--Needs new roof, plumbing & interior renovation. Tenant Leases extend through August 1, 2022 on the right side (B) & November 1, 2022 on the left side (A) and must be honored. Each tenant is paying $950/month + water/sewer/electric on separate meters. BR & 2 full Baths on each side. City water, sewer, and irrigation. All assessments paid. Screened Lanas and patios on both sides with storage space. Tile floors. Ideally located within walking distance to health care, shopping, restaurants, excellent schools, parks, and entertainment! Read ALL the Confidential Remarks before requesting a showing appointment. Sellers will take no offers below $300,000 CASH ONLY with $10k EMD.

34. 2021-12-12
    historical 708-char remark

    Show marketing remark (708 chars)

    CASH ONLY--Needs new roof, plumbing & interior renovation. Tenant Leases extend through August 1, 2022 on the right side (B) & November 1, 2022 on the left side (A) and must be honored. Each tenant is paying $950/month + water/sewer/electric on separate meters. BR & 2 full Baths on each side. City water, sewer, and irrigation. All assessments paid. Screened Lanas and patios on both sides with storage space. Tile floors. Ideally located within walking distance to health care, shopping, restaurants, excellent schools, parks, and entertainment! Read ALL the Confidential Remarks before requesting a showing appointment. Sellers will take no offers below $300,000 CASH ONLY with $10k EMD.

35. 2021-11-10
    listed $320,000 Active 708-char remark

    Show marketing remark (708 chars)

    CASH ONLY--Needs new roof, plumbing & interior renovation. Tenant Leases extend through August 1, 2022 on the right side (B) & November 1, 2022 on the left side (A) and must be honored. Each tenant is paying $950/month + water/sewer/electric on separate meters. BR & 2 full Baths on each side. City water, sewer, and irrigation. All assessments paid. Screened Lanas and patios on both sides with storage space. Tile floors. Ideally located within walking distance to health care, shopping, restaurants, excellent schools, parks, and entertainment! Read ALL the Confidential Remarks before requesting a showing appointment. Sellers will take no offers below $300,000 CASH ONLY with $10k EMD.

36. 2011-09-20
    soldstatus $99,900
37. 2011-09-19
    price $109,000
38. 2011-09-19
    soldstatus $99,900
39. 2010-09-17
    soldstatus $70,100
40. 2010-09-10
    price $74,900
41. 1998-07-21
    soldstatus $83,000
42. 1998-07-21
    soldstatus $83,000

ⓘ 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: $5,358 · $446/mo
• Projected year-2 tax: $5,358 · $446/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 5/10 Major FEMA zone X (shaded) · 26% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $40,740
• − Mortgage interest: −$21,565
• − Property taxes: −$5,358
• − Insurance: −$1,925
• − Repairs & maintenance: −$3,259
• − Management: −$3,259
• − Depreciation: −$11,200
• Taxable loss: −$5,826
• Est. tax savings @ 24.0%: +$1,398
• After-tax cash flow: $2,073/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): 34,713
• Household income: $70,665
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 1246.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 26% Two or more races 17% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5% Cuban 8% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 3%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 74% English-only · Spanish 20% Other Indo-European 2% 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: ▼ -196.42%
• Current HPI: 289.1969
• Rent YoY: ▼ -7.11%
• 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

+369.8% since first listed

30 events — show timeline

• 2026-05-06 Price Changed $389,900 FORTMLS
• 2026-03-18 Listed $399,900 FORTMLS
• 2026-01-21 Rental Removed $1,350 BUILDIUM
• 2025-12-18 Listed for Rent $1,350 BUILDIUM
• 2025-12-17 Rental Removed $1,350 NAPLESMLS
• 2025-12-10 Listing Removed — FORTMLS
• 2025-11-18 Price Changed $399,900 FORTMLS
• 2025-11-07 Listed $415,000 FORTMLS
• 2025-11-04 Price Changed $1,350 NAPLESMLS
• 2025-10-21 Price Changed $1,400 NAPLESMLS
• 2025-10-08 Listed for Rent $1,500 NAPLESMLS
• 2025-10-08 Rental Removed $1,500 FORTMLS
• 2025-09-30 Price Changed $1,500 FORTMLS
• 2025-09-10 Listed for Rent $1,600 FORTMLS
• 2022-05-11 Sold (Public Records) $305,000 Public Records
• 2022-04-27 Sold (MLS) $305,000 FORTMLS
• 2022-04-12 Pending — FORTMLS
• 2022-01-24 Price Changed $300,000 FORTMLS
• 2022-01-23 Relisted — FORTMLS
• 2022-01-21 Pending — FORTMLS
• 2022-01-03 Relisted — FORTMLS
• 2021-12-12 Listing Removed — FORTMLS
• 2021-11-10 Listed $320,000 FORTMLS
• 2011-09-20 Sold (Public Records) $99,900 Public Records
• 2011-09-19 Sold (MLS) $99,900 FORTMLS
• 2011-09-19 Price Changed $109,000 FORTMLS
• 2010-09-17 Sold (MLS) $70,100 FORTMLS
• 2010-09-10 Price Changed $74,900 FORTMLS
• 1998-07-21 Sold (Public Records) $83,000 Public Records
• 1998-07-21 Sold (Public Records) $83,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $5,358 · +17.3% YoY. Source: county tax records.