2244 SE 27th Ter · Cape Coral, FL 33904

$329,900

3 bd · 2.0 ba · 1,860 sqft · SingleFamily public records · 330 Days on market

Built 1990 10,105 sqft lot Est $582k · 43% 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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.1/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Seller Motivated, Immaculate Original-Owner Home! Don’t miss your chance to own this beautifully maintained, '1990 custom home build in the highly sought-after Gold Coast Estates — an exclusive and serene community offering the ultimate Florida lifestyle. This meticulously cared-for property sits on a lushly landscaped lot surrounded by waterfront properties. Key Features: Custom- designed, one owner home with vaulted ceilings along with a unique spacious floor plan, A large primary suite includes a private sitting area, Walk-in closets in every bedroom, Split-bedroom layout for privacy and comfort, Separate living, dining and family rooms for flexible living space, Abundant sto

Key facts

• Split-bedroom layout
• Private sitting area
• Spacious floor plan

Tags

• CUSTOM HOME BUILD
• VAULTED CEILINGS
• SPACIOUS FLOOR PLAN
• PRIVATE SITTING AREA
• WALK-IN CLOSETS
• SPLIT-BEDROOM LAYOUT

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee; Community features include boat facilities; Non-gated community

Exterior

• Parking: Attached 2-car garage with garage door opener; Driveway; Paved parking
• Utilities: Public water (assessment paid); Public sewer (assessment paid); Cable available; High-speed internet available
• Home design: Single-story; Entry level: 1; North-facing
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Patio; Room for pool; Storage; Sprinkler/irrigation (automatic); Across-the-road water frontage; South exposure; Rectangular lot; Paved public road

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator; Icemaker
• Bedrooms: Guest quarters
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Humidity control
• Interior features: Furnished; Attic with pull-down stairs; Separate/formal dining room; Combined family/dining room; Living/dining room; Fireplace; Custom mirrors; Pantry; Shower only (separate shower); Cable TV ready; Vaulted ceilings; Walk-in closets; Window treatments; Single-hung windows; Split bedroom floor plan
• Laundry & utility: Washer hookup inside; Dryer hookup inside; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $330k).
• Recommended offer: $290k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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); 823 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $3,343/mo this rent would consume 56% of the median local household income ($71k/yr) (locally 1182% 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 $2k of loan paydown is wiped out by about $10k 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 330 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $45k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $330k implies a 1841% 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 $290,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 330 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.68%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $582,180
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2244 SE 27th St	0.07mi	3/2.5	1,705 (-8%)	7mo	$522,250	$306	75
2543 SE 22nd Ave	0.18mi	3/2.0	1,758 (-6%)	12mo	$375,000	$213	72
2121 SE 25th Ter	0.31mi	3/2.0	1,747 (-6%)	10mo	$600,000	$343	67
1922 SE 26th Ter	0.54mi	3/2.0	1,934 (+4%)	3mo	$342,000	$177	65
2243 SE 28th St	0.08mi	3/2.0	1,597 (-14%)	14mo	$477,500	$299	61
2711 SE 18th Ct	0.66mi	4/2.0 (+1)	2,015 (+8%)	6mo	$630,000	$313	46
1828 SE 28th St	0.70mi	3/2.0	2,067 (+11%)	12mo	$725,000	$351	39
2636 SE 19th Pl	0.54mi	3/2.0	2,096 (+13%)	18mo	$800,000	$382	38

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: -16.6%
• Equity multiple: 0.43×
• Total profit: $-52,578
• Equity at exit: $49,189

10-year hold

• IRR: -15.6%
• Equity multiple: 0.25×
• Total profit: $-69,421
• Equity at exit: $28,524

Cash invested: $92,372 (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 33904

• Rents YoY: -5.5%
• Active inventory: 823
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,343 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$182 /mo · $2,181/yr
• Insurance: −$137
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$702
• Net cashflow: $165

Break-even live

Break-even rent $3,134

Max offer price $329,900

Occupancy floor 90%

Sensitivity live

Price	-10% $352	-5% $258	+0% $165	+5% $72	+10% $-22
Rent	-10% $-99	-5% $33	+0% $165	+5% $297	+10% $429
Rate	-1.0pp $331	-0.5pp $249	base $165	+0.5pp $79	+1.0pp $-8

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2232 SE 27th St Cape Coral, FL	3.0	3.0	1894	$4,250	$2.24	3d	1	0.11mi
2308 SE 27th St Cape Coral, FL	3.0	2.0	1612	$4,520	$2.80	25d	1	0.20mi
2423 Everest Pkwy Cape Coral, FL	3.0	2.0	1683	$4,350	$2.58	13d	1	0.47mi
2633 SE 19th Pl Cape Coral, FL	3.0	2.0	1924	$8,379	$4.35	25d	1	0.52mi
3142 SE 22nd Pl Cape Coral, FL	4.0	2.0	2170	$3,500	$1.61	25d	1	0.68mi
3010 SE 19th Ave Cape Coral, FL	3.0	2.0	2435	$2,800	$1.15	25d	1	0.81mi
1809 Everest Pkwy Cape Coral, FL	3.0	2.5	1680	$2,400	$1.43	25d	1	0.83mi
1638 SE 28th St Cape Coral, FL	3.0	2.0	1317	$2,850	$2.16	15d	1	0.93mi
2220 SE 18th Ave Cape Coral, FL	4.0	2.0	2274	$3,200	$1.41	23d	1	0.94mi
3105 SE 18th Ave Cape Coral, FL	3.0	2.0	1978	$2,995	$1.51	5d	1	0.95mi
1608 SE 28th Ter Unit A28 Cape Coral, FL	2.0	2.5	1444	$1,400	$0.97	25d	1	1.05mi
3021 SE 17th Ave Cape Coral, FL	3.0	2.0	1317	$3,955	$3.00	25d	1	1.06mi
3510 SE 19th Pl Cape Coral, FL	3.0	3.0	2318	$4,000	$1.73	16d	1	1.20mi
3418 SE 19th Ave Cape Coral, FL	3.0	2.0	1880	$3,500	$1.86	25d	1	1.20mi
1795 Four Mile Cove Pkwy #834 Cape Coral, FL	2.0	2.0	1226	$3,300	$2.69	25d	1	1.33mi
1320 SE 25th Ln Cape Coral, FL	3.0	2.0	1752	$2,700	$1.54	5d	1	1.36mi
1401 Everest Pkwy Cape Coral, FL	2.0	2.0	1436	$2,250	$1.57	16d	1	1.37mi
1789 Four Mile Cove Pkwy Cape Coral, FL	3.0	2.0	1362	$2,188	$1.61	5d	2	1.39mi
1789 Four Mile Cove Pkwy #541 Cape Coral, FL	3.0	2.0	1395	$2,200	$1.58	25d	1	1.39mi
2063 Ottersrest Ln Cape Coral, FL	3.0	2.0	1414	$2,095	$1.48	25d	1	1.40mi
1326 SE 23rd Ter Cape Coral, FL	3.0	2.0	1982	$2,150	$1.08	16d	1	1.43mi
1781 Four Mile Cove Pkwy #133 Cape Coral, FL	2.0	2.0	1226	$1,649	$1.35	25d	1	1.44mi
1502 SE 33rd St Cape Coral, FL	3.0	2.0	1430	$2,100	$1.47	5d	1	1.46mi
1410 SE 31st Ter Cape Coral, FL	3.0	2.0	1792	$5,600	$3.12	25d	1	1.46mi
1235 Shelby Pkwy Cape Coral, FL	3.0	2.0	1479	$2,200	$1.49	5d	1	1.49mi

Listing history 20 events

1. 2026-06-22
   days on market $329,900 Active 330 DOM
2. 2026-06-17
   days on market $329,900 Active 326 DOM
3. 2026-06-16
   days on market $329,900 Active 325 DOM
4. 2026-06-16
   days on market $329,900 Active 324 DOM
5. 2026-06-13
   days on market $329,900 Active 322 DOM
6. 2026-06-09
   days on market $329,900 Active 318 DOM
7. 2026-06-07
   days on market $329,900 Active 316 DOM
8. 2026-06-02
   days on market $329,900 Active 311 DOM
9. 2026-06-01
   days on market $329,900 Active 310 DOM
10. 2026-06-01
    days on market $329,900 Active 309 DOM
11. 2026-04-22
    price $329,900
12. 2026-02-16
    price $343,900
13. 2026-02-15
    status Active
14. 2026-02-07
    status Pending
15. 2026-01-12
    price $344,900
16. 2025-10-31
    price $364,900
17. 2025-09-15
    status Active
18. 2025-09-13
    status Pending
19. 2025-07-16
    listed $374,900 Active
20. 1988-04-20
    soldstatus $17,000

ⓘ 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: $2,181 · $182/mo
• Projected year-2 tax: $2,738 · $228/mo
• Expected delta: +$557/yr (+$46/mo · 25.5%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 95% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,113
• − Mortgage interest: −$18,480
• − Property taxes: −$2,181
• − Insurance: −$6,768
• − Repairs & maintenance: −$3,209
• − Management: −$3,209
• − Depreciation: −$9,597
• Taxable loss: −$3,331
• Est. tax savings @ 24.0%: +$799
• After-tax cash flow: $2,779/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): 33,599
• Household income: $71,190
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 1182.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 11% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 9%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 14% · Canada, China, Jamaica
• Languages at home: 82% English-only · Spanish 13% Other Indo-European 1% Chinese 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: ▼ -190.05%
• Current HPI: 266.3458
• Rent YoY: ▼ -5.48%
• 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

+1840.6% since first listed

10 events — show timeline

• 2026-04-22 Price Changed $329,900 FORTMLS
• 2026-02-16 Price Changed $343,900 FORTMLS
• 2026-02-15 Relisted — FORTMLS
• 2026-02-07 Pending — FORTMLS
• 2026-01-12 Price Changed $344,900 FORTMLS
• 2025-10-31 Price Changed $364,900 FORTMLS
• 2025-09-15 Relisted — FORTMLS
• 2025-09-13 Pending — FORTMLS
• 2025-07-16 Listed $374,900 FORTMLS
• 1988-04-20 Sold (Public Records) $17,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,181 · +9.1% YoY. Source: county tax records.