1269 SE 8th Ter · Cape Coral, FL 33990

$659,995

5 bd · 4.0 ba · 3,536 sqft · MultiFamily public records · 1 Days on market

Built 1981 0.37 ac 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 +15.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 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: 4 units. confirmed

Listing remarks MLS

CENTRAL CAPE ! Walk to the Hospital, close to the mall, parks and all the restaurants !! LARGE Corner lot with shade trees and a location any tenant would like to call HOME. All tile floors, central air and eat in kitchens. SEPARATE water & electric meters and a common COIN laundry $$$ !!! Existing lease rents below current market rates. Excellent, quiet, well vetted tenants in place. (being Professionally managed) * * * * open AVAILABLE!!! * * * *

Key facts

• Open-concept layouts
• Privacy fence
• Updated bathrooms

Tags

• UPDATED KITCHENS
• UPDATED BATHROOMS
• UPDATED FLOORING
• OPEN-CONCEPT LAYOUTS
• PRIVATE WALK-OUT BALCONIES
• PRIVACY FENCE

Property features AI

Finance

• Other: Pets allowed
• Financial info: Gross scheduled income: $67,200; Operating expenses: $13,301; Unit rents reported around $1,500–$1,600 each (pro forma matches actual rents)
• HOA & community: Non-gated community; No association fee listed

Exterior

• Parking: Parking details not provided
• Security: No security features listed
• Utilities: Cable available; Sewer assessment paid; Water assessment paid; Tenant pays water
• Home design: Multifamily building with 4 total units; Resale property; Zoned RML
• Construction: Stucco construction; Shingle roof
• Exterior features: No notable exterior amenities listed; Oversized lot; Public maintained road

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: Four 2-bedroom units (each unit unfurnished)
• Flooring: Vinyl
• Bathrooms: Four full bathrooms (one per unit)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Vinyl flooring
• Laundry & utility: Common laundry (in some units)

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $660k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive. Per door: $52/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 $581k (12.0% below list).
• Recommended offer: $581k (12.0% 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 (-7.1%/yr); 476 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $5,806/mo this rent would consume 99% 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 $5k of loan paydown is wiped out by about $20k 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.
• 7 sale attempts since 19y 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

• Climate carrying-cost: moderate 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 $580,600 (12.0% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 6.67%
• Cash-on-cash: 1.35%
• DSCR: 1.06
• GRM: 9.5

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: -17.5%
• Equity multiple: 0.40×
• Total profit: $-110,782
• Equity at exit: $98,407

10-year hold

• IRR: -16.2%
• Equity multiple: 0.21×
• Total profit: $-145,317
• Equity at exit: $57,064

Cash invested: $184,799 (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: 476
• Price-to-rent: 37.9×

Monthly cashflow live

• Estimated rent: $5,806 high
• Mortgage (P&I): −$3,461
• Tax from tax record: −$643 /mo · $7,720/yr
• Insurance: −$275
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,219
• Net cashflow: $207

Break-even live

Break-even rent $5,544

Max offer price $659,995

Occupancy floor 91%

Sensitivity live

Price	-10% $581	-5% $394	+0% $207	+5% $21	+10% $-166
Rent	-10% $-251	-5% $-22	+0% $207	+5% $437	+10% $666
Rate	-1.0pp $540	-0.5pp $375	base $207	+0.5pp $36	+1.0pp $-138

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,808
Total (4 units)			$5,806

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: $164,999
• Closing costs: $19,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 SE 12th Ave Cape Coral, FL	5.0	2.5	2507	$2,436	$0.97	5d	1	0.99mi
1901 SE 15th Pl Unit A Cape Coral, FL	4.0	2.0	2970	$1,595	$0.54	25d	1	1.39mi

Listing history 1 events

1. 2026-05-31
   status $659,995 Pending 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: $7,720 · $643/mo
• Projected year-2 tax: $7,720 · $643/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) · 36% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $69,672
• − Mortgage interest: −$36,970
• − Property taxes: −$7,720
• − Insurance: −$3,300
• − Repairs & maintenance: −$5,574
• − Management: −$5,574
• − Depreciation: −$19,200
• Taxable loss: −$8,665
• Est. tax savings @ 24.0%: +$2,080
• After-tax cash flow: $4,568/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

+450.0% since first listed

24 events — show timeline

• 2026-05-30 Pending — FORTMLS
• 2026-05-29 Listed $659,995 FORTMLS
• 2024-08-14 Rental Removed $1,600 NAPLESMLS
• 2024-06-06 Listed for Rent $1,600 NAPLESMLS
• 2022-02-21 Sold (Public Records) $660,000 Public Records
• 2022-02-15 Sold (MLS) $660,000 FORTMLS
• 2022-01-22 Pending — FORTMLS
• 2022-01-17 Price Changed $679,900 FORTMLS
• 2021-12-29 Relisted — FORTMLS
• 2021-12-28 Pending — FORTMLS
• 2021-12-16 Price Changed $689,000 FORTMLS
• 2021-12-15 Relisted — FORTMLS
• 2021-09-10 Pending — FORTMLS
• 2021-09-10 Price Changed $675,000 FORTMLS
• 2021-08-30 Relisted — FORTMLS
• 2021-07-29 Pending — FORTMLS
• 2021-07-16 Listed $599,900 FORTMLS
• 2010-07-06 Sold (Public Records) $160,000 Public Records
• 2010-06-30 Sold (MLS) $160,000 FORTMLS
• 2009-10-13 Sold (Public Records) $100,000 Public Records
• 2007-09-21 Listing Removed — FORTMLS
• 2007-03-21 Listed $449,000 FORTMLS
• 1991-05-06 Sold (Public Records) $145,000 Public Records
• 1987-02-17 Sold (Public Records) $120,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $7,720 · +0.7% YoY. Source: county tax records.