2049 NE 25th St · Cape Coral, FL 33909

$255,000

3 bd · 2.0 ba · 1,408 sqft · SingleFamily public records · 4 Days on market

Built 2005 10,018 sqft lot Est $317k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.1/30.0
• Schools +4.1/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom, 2 bath, 2 car garage is a bank owned property. Features include hurricane windows, screened lanai, inside laundry room. Home has an open floor plan, great starter home.

Key facts

• Screened rear lanai
• Refreshed bathrooms
• Updated kitchen

Tags

• NEW ROOF
• UPDATED KITCHEN
• REFRESHED BATHROOMS
• SCREENED REAR LANAI
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee reported

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Cable available; High-speed internet available
• Home design: Single-story; Resale property
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Room for pool; Rectangular lot; Paved public road access; North exposure; Faces south; Non-gated community

Interior

• Kitchen: Dishwasher; Icemaker; Microwave; Range; Refrigerator; Refrigerator with ice maker
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Family/dining room; Kitchen island; Living/dining room; Pantry; Separate shower; Shower only; Split bedrooms; Single hung windows with shutters; Unfurnished
• 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 $255k.

Deal economics

• At list price, monthly cash flow is $-7 ($-87/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (17.1% below list).
• Recommended offer: $211k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 (-5.6%/yr); 1597 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 35% of the median local income ($73k/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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y 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 $71k; list at $255k implies a 259% 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; moderate wildfire risk; extreme-heat days projected 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,417 (17.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.12%
• DSCR: 0.99
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $316,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2318 NE 26th Ter	0.36mi	3/2.0	1,422 (+1%)	4mo	$267,000	$188	78
2612 NE 22nd Ave	0.22mi	3/2.0	1,362 (-3%)	9mo	$330,000	$242	76
2042 NE 24th Ter	0.10mi	3/2.0	1,418 (+1%)	22mo	$290,000	$205	76
2017 NE 24th Ter	0.13mi	3/2.0	1,265 (-10%)	5mo	$180,000	$142	72
2217 Kismet Pkwy E	0.24mi	3/2.0	1,490 (+6%)	8mo	$335,000	$225	72
2128 NE 25th St	0.11mi	3/2.0	1,272 (-10%)	12mo	$325,000	$256	68
2301 NE 20th Ter	0.56mi	3/2.0	1,408 (0%)	17mo	$450,000	$320	59
1701 NE 28th St	0.66mi	3/2.0	1,427 (+1%)	10mo	$205,000	$144	59
2111 NE 17th Ave	0.68mi	3/2.0	1,362 (-3%)	6mo	$320,000	$235	57
1804 NE 26th Ter	0.46mi	3/2.0	1,377 (-2%)	22mo	$405,000	$294	57
1907 NE 27th Ter	0.46mi	3/2.0	1,457 (+4%)	22mo	$265,000	$182	54
1802 NE 22nd Ter	0.56mi	3/2.0	1,230 (-13%)	6mo	$265,600	$216	48

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: -19.8%
• Equity multiple: 0.33×
• Total profit: $-47,997
• Equity at exit: $38,021

10-year hold

• IRR: -20.3%
• Equity multiple: 0.07×
• Total profit: $-66,414
• Equity at exit: $22,048

Cash invested: $71,400 (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 33909

• Home prices YoY: -23.1%
• Rents YoY: -5.6%
• Active inventory: 1597
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$234 /mo · $2,807/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-7

Break-even live

Break-even rent $2,123

Max offer price $253,724

Occupancy floor 95%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2116 NE 25th St Cape Coral, FL	3.0	2.0	1352	$1,891	$1.40	3d	1	0.07mi
2022 NE 25th Ter Cape Coral, FL	3.0	2.0	1600	$2,300	$1.44	3d	1	0.10mi
1842 Concordia Lake Cir #1110 Cape Coral, FL	3.0	2.0	1618	$1,695	$1.05	24d	1	0.36mi
2116 NE 22nd Ave Cape Coral, FL	3.0	2.0	1759	$2,200	$1.25	16d	1	0.38mi
2116 NE 22nd Ave Cape Coral, FL	3.0	2.0	1759	$2,195	$1.25	3d	1	0.38mi
1871 Concordia Lake Cir #301 Cape Coral, FL	3.0	2.0	1468	$1,650	$1.12	3d	1	0.45mi
1724 NE 26th Ter Cape Coral, FL	4.0	2.0	1833	$1,925	$1.05	16d	1	0.47mi
1800 Concordia Lake Cir #610 Cape Coral, FL	3.0	2.0	1680	$3,300	$1.96	24d	1	0.47mi
1757 Concordia Lake Cir #3405 Cape Coral, FL	2.0	2.0	1190	$1,450	$1.22	24d	1	0.49mi
2044 NE 20th Ter Cape Coral, FL	3.0	2.0	1800	$1,745	$0.97	14d	1	0.51mi
1706 Kismet Pkwy E Cape Coral, FL	3.0	2.0	1408	$1,950	$1.38	15d	1	0.53mi
1788 Concordia Lake Cir Cape Coral, FL	2.0–3.0	2.0	1329	$3,800	$2.86	12d	2	0.53mi
1917 NE 20th St Cape Coral, FL	4.0	2.0	1857	$1,950	$1.05	2d	1	0.57mi
2044 NE 18th Ter Cape Coral, FL	4.0	2.0	1857	$1,895	$1.02	14d	1	0.76mi
13700 Oak St North Fort Myers, FL	1.0–3.0	1.0–2.0	1023	$2,465	$2.41	3d	32	0.85mi
2108 NE 15th Pl Cape Coral, FL	3.0	2.0	1422	$2,266	$1.59	3d	1	0.86mi
1409 NE 23rd St Cape Coral, FL	3.0	2.0	1147	$1,750	$1.53	3d	1	0.90mi
571 Sunrise Ln North Fort Myers, FL	2.0	2.0	1004	$1,400	$1.39	24d	1	0.98mi
2112 NE 14th Ave Cape Coral, FL	3.0	2.0	1472	$1,941	$1.32	3d	1	1.01mi
2122 NE 13th Pl Cape Coral, FL	3.0	2.0	1279	$1,850	$1.45	24d	1	1.04mi
3141 Amadora Cir Cape Coral, FL	3.0	2.0	1816	$2,295	$1.26	14d	1	1.05mi
3141 Amadora Cir Cape Coral, FL	3.0	2.0	1816	$2,295	$1.26	3d	1	1.05mi
1545 Lake Jessup Cir Cape Coral, FL	3.0	2.5	1831	$2,350	$1.28	24d	1	1.06mi
1541 Fells Cove Ln Unit 1541 Cape Coral, FL	3.0	2.5	1657	$2,400	$1.45	14d	1	1.08mi
1541 Fells Cove Ln Unit 1541 Cape Coral, FL	3.0	2.5	1657	$2,400	$1.45	3d	1	1.08mi
2221 NE 15th Ln Cape Coral, FL	2.0	2.0	1400	$1,675	$1.20	16d	1	1.13mi
1424 Weeping Willow Ct Cape Coral, FL	3.0	2.5	1679	$1,999	$1.19	24d	1	1.13mi
2108 NE 15th Ln Cape Coral, FL	4.0	2.0	1712	$2,320	$1.36	24d	1	1.14mi
1672 Lake Jessup Cir Cape Coral, FL	3.0	2.5	1729	$2,200	$1.27	10d	1	1.14mi
2309 NE 15th Ln Cape Coral, FL	3.0	2.0	1250	$1,595	$1.28	3d	1	1.15mi
2105 NE 15th Ter Cape Coral, FL	3.0	2.0	1621	$1,895	$1.17	12d	1	1.16mi
2006 NE 15th Ter Cape Coral, FL	3.0	2.0	1141	$1,999	$1.75	10d	1	1.20mi
2213 NE 33rd St Cape Coral, FL	3.0	2.0	1385	$1,800	$1.30	24d	1	1.23mi
1302 Weeping Willow Ct Unit 1302 Cape Coral, FL	2.0	2.5	1551	$2,220	$1.43	2d	1	1.28mi
1324 NE 16th Ter Cape Coral, FL	3.0	2.0	1249	$1,900	$1.52	24d	1	1.35mi
2217 NE 33rd Ln Cape Coral, FL	3.0	2.0	1706	$2,650	$1.55	24d	1	1.36mi
1100 NE 19th St Cape Coral, FL	3.0	2.0	1597	$1,900	$1.19	14d	1	1.42mi
1413 NE 15th Ter Cape Coral, FL	3.0	2.0	1623	$2,250	$1.39	24d	1	1.42mi
3223 NE 14th Ave Cape Coral, FL	4.0	3.0	1765	$2,200	$1.25	24d	1	1.44mi
2700 Diplomat Pkwy E Cape Coral, FL	1.0–3.0	1.0–2.0	1116	$2,970	$2.66	3d	41	1.44mi

Listing history 5 events

1. 2026-06-18
   days on market $255,000 Active 4 DOM
2. 2026-06-17
   days on market $255,000 Active 3 DOM
3. 2026-06-16
   days on market $255,000 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $255,000 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: $2,807 · $234/mo
• Projected year-2 tax: $2,807 · $234/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $25,370
• − Mortgage interest: −$14,284
• − Property taxes: −$2,807
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − Depreciation: −$7,418
• Taxable loss: −$4,473
• Est. tax savings @ 24.0%: +$1,074
• After-tax cash flow: $987/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): 40,231
• Household income: $73,053
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 1657.0

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 0.55)
• Race & ethnicity: White 56% Hispanic / Latino 36% Two or more races 24% Black 3% Asian 1%
• Hispanic origin (detail): Puerto Rican 7% Cuban 14% Dominican 4%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 20% · Canada, Jamaica
• Languages at home: 69% English-only · Spanish 27% Other Indo-European 1% German/W. Germanic 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: ▼ -94.24%
• Current HPI: 313.8761
• Rent YoY: ▼ -5.60%
• 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

+1175.0% since first listed

6 events — show timeline

• 2026-06-14 Listed $255,000 FORTMLS
• 2013-09-17 Price Changed $64,900 FORTMLS
• 2009-04-10 Sold (MLS) $71,000 FORTMLS
• 2006-11-27 Listing Removed — FORTMLS
• 2006-07-12 Listed $242,900 FORTMLS
• 2004-05-25 Sold (Public Records) $20,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $2,807 · +4.2% YoY. Source: county tax records.