2017 NW 7th St · Cape Coral, FL 33993

$279,900

3 bd · 2.0 ba · 1,352 sqft · SingleFamily public records · 12 Days on market

Built 1989 10,062 sqft lot Est $287k · 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 +15.1/30.0
• ARV discount +8.6/15.0
• DSCR +4.6/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated home in NW Cape Coral, where comfort, style, and peace of mind come together. Major improvements include a 2023 metal roof with skylight, new soffits, and gutters surrounding the entire home. Inside, you’ll find luxury vinyl plank flooring throughout with no transitions or seams, freshly painted interiors and exteriors, recessed lighting, and Hunter ceiling fans that create a bright, modern feel. The remodeled kitchen features Level 4 granite countertops, premium Moen and Kohler fixtures, and GE and LG appliances, making it both functional and stylish. Both bathrooms have been tastefully remodeled, and the home is equipped with updated plumbing (200

Key facts

• Metal roof
• Remodeled kitchen
• Skylight

Tags

• METAL ROOF
• SKYLIGHT
• LUXURY VINYL PLANK FLOORING
• REMODELED KITCHEN
• LEVEL 4 GRANITE COUNTERTOPS
• PREMIUM MOEN FIXTURES

Property features AI

Finance

• Other: Zoned R1; Oversized lot (approx. 0.231 acres) with dimensions 80 x 125 x 80 x 128; Lot exposure: South
• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached garage with garage door opener; 2 covered garage spaces
• Security: Shutters (manual)
• Utilities: Well water; Septic sewer; Cable available; High-speed internet available
• Home design: Single-story home; Entry at level 1; North-facing
• Construction: Block, concrete and stucco construction; Metal roof; Resale property
• Exterior features: Fenced yard; Fruit trees; Automatic sprinklers; Room available for a pool; Manual shutters; Lanai; Screened porch; Porch

Interior

• Kitchen: Dishwasher; Freezer; Garbage disposal; Microwave; Refrigerator; Reverse osmosis system; Water softener; Pantry; Eat-in kitchen
• Bedrooms: Den (flex room)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Separate shower(s)
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Skylights; Shutters; Eat-in kitchen; Open family/dining space; Combined living and dining area; Pantry; Separate shower; Shower-only setup in at least one bath; Cable TV ready; Walk-in closets; Split-bedroom layout; Furnishing negotiable
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/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 $228k (18.6% below list).
• Recommended offer: $228k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 30% 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 $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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y 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 $84k; list at $280k implies a 235% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $227,750 (18.6% 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: 0.81% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $286,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
529 NW 18th Pl	0.24mi	3/2.0	1,392 (+3%)	3mo	$211,263	$152	81
2021 NW 7th St	0.01mi	4/2.0 (+1)	1,426 (+6%)	10mo	$311,990	$219	77
2240 NW 7th Ter	0.37mi	4/2.0 (+1)	1,426 (+6%)	1mo	$302,990	$212	68
2304 NW 7th St	0.40mi	3/2.0	1,458 (+8%)	1mo	$349,900	$240	67
2022 NW 5th Ter	0.23mi	4/2.0 (+1)	1,426 (+6%)	15mo	$300,990	$211	62
2216 NW 5th Ter	0.34mi	4/2.0 (+1)	1,400 (+4%)	15mo	$262,500	$188	61
1022 NW 19th Pl	0.48mi	3/2.0	1,469 (+9%)	13mo	$320,000	$218	52
2009 NW 8th Ter	0.20mi	3/2.0	1,550 (+15%)	20mo	$314,990	$203	50
304 NW 22nd Ave	0.54mi	3/2.0	1,210 (-10%)	10mo	$275,000	$227	49
236 NW 22nd Ct	0.63mi	4/2.0 (+1)	1,426 (+6%)	13mo	$314,990	$221	46
2303 NW 12th St	0.73mi	3/2.0	1,550 (+15%)	5mo	$293,990	$190	37
1200 NW 21st Pl	0.65mi	3/2.0	1,551 (+15%)	17mo	$299,000	$193	31

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: -17.2%
• Equity multiple: 0.41×
• Total profit: $-46,322
• Equity at exit: $41,734

10-year hold

• IRR: -15.1%
• Equity multiple: 0.25×
• Total profit: $-59,071
• Equity at exit: $24,201

Cash invested: $78,372 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,278 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$124 /mo · $1,482/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $91

Break-even live

Break-even rent $2,162

Max offer price $279,900

Occupancy floor 91%

Sensitivity live

Price	-10% $250	-5% $170	+0% $91	+5% $12	+10% $-67
Rent	-10% $-89	-5% $1	+0% $91	+5% $181	+10% $271
Rate	-1.0pp $232	-0.5pp $162	base $91	+0.5pp $19	+1.0pp $-55

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2043 NW 6th Ter Cape Coral, FL	4.0	2.0	1712	$2,999	$1.75	25d	1	0.15mi
1909 NW 6th Ter Cape Coral, FL	4.0	2.0	1828	$1,895	$1.04	4d	1	0.16mi
1909 NW 6th Ter Cape Coral, FL	3.0	2.0	1828	$1,895	$1.04	5d	1	0.16mi
2014 NW 9th St Cape Coral, FL	4.0	2.0	1828	$2,300	$1.26	25d	1	0.19mi
2022 NW 9th St Cape Coral, FL	3.0	2.0	1303	$1,611	$1.24	16d	1	0.21mi
532 NW 18th Ave Cape Coral, FL	3.0	2.0	1765	$2,000	$1.13	25d	1	0.26mi
1827 NW 10th St Cape Coral, FL	3.0	2.0	1864	$2,050	$1.10	25d	1	0.38mi
1101 NW 19th Pl Cape Coral, FL	4.0	2.0	1711	$1,900	$1.11	5d	1	0.47mi
2023 NW 3rd Ter Cape Coral, FL	3.0	2.0	1408	$2,150	$1.53	25d	1	0.48mi
416 NW 17th Ave Cape Coral, FL	3.0	2.0	1199	$2,000	$1.67	5d	1	0.53mi
2045 NW 3rd St Cape Coral, FL	3.0	2.0	1656	$2,095	$1.27	12d	1	0.55mi
1108 NW 21st Pl Cape Coral, FL	3.0	2.0	1666	$2,060	$1.24	25d	1	0.56mi
1129 NW 20th Ave Cape Coral, FL	4.0	2.0	1828	$2,200	$1.20	25d	1	0.57mi
1129 NW 20th Ave Cape Coral, FL	4.0	2.0	1828	$2,180	$1.19	23d	1	0.57mi
1137 NW 19th Ave Cape Coral, FL	4.0	2.0	1771	$2,215	$1.25	16d	1	0.63mi
233 NW 22nd Pl Cape Coral, FL	4.0	3.0	1665	$2,200	$1.32	25d	1	0.63mi
1150 NW 19th Pl Cape Coral, FL	4.0	2.0	1833	$1,895	$1.03	4d	1	0.66mi
916 NW 15th Ave Cape Coral, FL	3.0	2.0	1458	$1,890	$1.30	5d	1	0.67mi
313 El Dorado Blvd N Cape Coral, FL	3.0	2.0	1500	$2,300	$1.53	25d	1	0.70mi
305 NW 16th Pl Cape Coral, FL	3.0	2.5	1446	$2,095	$1.45	5d	1	0.71mi
1012 NW 15th Ave Cape Coral, FL	3.0	2.0	1805	$1,985	$1.10	25d	1	0.71mi
512 NW 25th Ave Cape Coral, FL	3.0	2.0	1702	$2,100	$1.23	13d	1	0.72mi
1501 NW 4th St Cape Coral, FL	4.0	2.0	1809	$3,800	$2.10	5d	1	0.76mi
2453 NW 8th Ter Cape Coral, FL	3.0	2.0	1574	$2,200	$1.40	25d	1	0.76mi
1243 NW 22nd Ave Cape Coral, FL	3.0	2.0	1274	$2,195	$1.72	16d	1	0.78mi
1212 Chiquita Blvd N Cape Coral, FL	3.0	2.0	1672	$2,100	$1.26	25d	1	0.83mi
1426 NW 12th St Cape Coral, FL	3.0	2.0	1455	$1,699	$1.17	23d	1	0.85mi
1426 NW 12th St Cape Coral, FL	3.0	2.0	1455	$1,699	$1.17	16d	1	0.85mi
1426 NW 12th St Cape Coral, FL	3.0	2.0	1455	$1,699	$1.17	12d	1	0.85mi
1926 NW 15th St Cape Coral, FL	3.0	2.0	1461	$2,100	$1.44	12d	1	0.88mi
1731 NW 14th St Cape Coral, FL	4.0	2.0	1337	$1,866	$1.40	5d	1	0.93mi
1827 Embers Pkwy W Cape Coral, FL	4.0	3.0	1807	$2,500	$1.38	16d	1	0.94mi
1827 Embers Pkwy W Cape Coral, FL	4.0	3.0	1807	$2,300	$1.27	5d	1	0.94mi
1208 NW 25th Pl Cape Coral, FL	4.0	2.0	1735	$2,200	$1.27	5d	1	0.95mi
231 NW 26th Ave Cape Coral, FL	3.0	2.0	1479	$2,300	$1.56	25d	1	0.95mi
2619 NW 11th St Cape Coral, FL	3.0	2.0	1272	$2,110	$1.66	25d	1	0.96mi
2710 NW 5th Ter Cape Coral, FL	4.0	2.0	1830	$1,925	$1.05	18d	1	0.98mi
2701 NW 11th St Cape Coral, FL	3.0	2.0	1627	$3,000	$1.84	25d	1	1.01mi
17 El Dorado Blvd N Cape Coral, FL	3.0	2.0	1779	$2,200	$1.24	25d	1	1.01mi
128 NW 25th Pl Cape Coral, FL	3.0	2.0	1409	$2,850	$2.02	25d	1	1.02mi

Listing history 8 events

1. 2026-06-22
   days on market $279,900 Active 12 DOM
2. 2026-06-18
   days on market $279,900 Active 9 DOM
3. 2026-06-17
   days on market $279,900 Active 8 DOM
4. 2026-06-16
   days on market $279,900 Active 7 DOM
5. 2026-06-15
   days on market $279,900 Active 6 DOM
6. 2026-06-13
   days on market $279,900 Active 4 DOM
7. 2026-06-10
   remarks 693-char remark
8. 2026-06-10
   listed $279,900 Active 1 DOM

ⓘ 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: $1,482 · $124/mo
• Projected year-2 tax: $2,323 · $194/mo
• Expected delta: +$841/yr (+$70/mo · 56.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 56% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $27,330
• − Mortgage interest: −$15,679
• − Property taxes: −$1,482
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,186
• − Management: −$2,186
• − Depreciation: −$8,143
• Taxable loss: −$3,746
• Est. tax savings @ 24.0%: +$899
• After-tax cash flow: $1,994/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

+273.2% since first listed

4 events — show timeline

• 2026-06-09 Listed $279,900 FORTMLS
• 2000-07-19 Sold (Public Records) $83,500 Public Records
• 2000-05-17 Listed $84,900 FORTMLS
• 1998-12-07 Sold (Public Records) $75,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,482 · +10.8% YoY. Source: county tax records.