4210 SW 25th Pl · Cape Coral, FL 33914

$389,000

3 bd · 3.0 ba · 2,361 sqft · SingleFamily public records · 55 Days on market

Built 2004 10,018 sqft lot ↓ 17% since listing

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained one-owner home offering an impressive 2,361 sq ft of living area and 2,852 total sq ft, located in a quiet and highly desirable neighborhood in SW Cape Coral. This spacious residence features 3 bedrooms, 2.5 bathrooms, including a well-appointed primary suite with dual sinks, jetted tub, and separate tub and shower. Generous closet space throughout, including two walk-in closets in the primary suite and a walk-in cost in on of the guess bedrooms. The home offers a functional and inviting layout with a formal living and dining area, plus a large family room perfect for entertaining or relaxing. Architectural details such as arched double-hung windows br

Key facts

• Dual sinks
• Large family room
• Walk-in closets

Tags

• WELL-APPOINTED PRIMARY SUITE
• DUAL SINKS
• JETTED TUB
• WALK-IN CLOSETS
• FORMAL LIVING AND DINING AREA
• LARGE FAMILY ROOM

Property features AI

Finance

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

Exterior

• Parking: Attached garage with automatic garage door opener; Covered parking for 2 vehicles
• Utilities: Cable available; Public water (assessment paid); Public sewer (assessment paid)
• Home design: Single-story home; Entry level: 1; Faces east; Resale property
• Construction: Block, concrete and stucco construction; Metal roof; Built on foundation (standard)
• Exterior features: Fruit trees; Sprinkler/irrigation system (automatic); Patio; Room for pool; Manual shutters; Lanai; Screened porch

Interior

• Kitchen: Dishwasher; Electric cooktop; Microwave; Refrigerator with ice maker; Icemaker; Pantry
• Bedrooms: Split bedrooms layout
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; One half bathroom; Dual sinks; Jetted tub; Separate shower; Bathtub
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Arched and double-hung windows; Built-in features; High ceilings; Central vacuum; Split bedroom floorplan; Separate living and dining areas; Pantry; Dual sinks; Jetted tub; Separate shower; Bathtub
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $389k.

Deal economics

• At list price, monthly cash flow is $919 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $389k).
• Recommended offer: $377k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 (-4.4%/yr); 1208 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $4,405/mo this rent would consume 63% of the median local household income ($84k/yr) (locally 835% 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 55 days — a 3% lower offer ($377k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $377,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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: 1.13% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.86%
• DSCR: 1.48
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $814,545
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4127 Oasis Blvd	0.16mi	3/3.0	2,310 (-2%)	3mo	$1,250,000	$541	86
4302 SW 24th Ct	0.09mi	3/3.0	2,706 (+15%)	5mo	$1,150,000	$425	67
4209 SW 26th Ave	0.08mi	3/2.0	2,054 (-13%)	8mo	$625,000	$304	63
2513 SW 38th Ter	0.59mi	4/3.0 (+1)	2,361 (0%)	6mo	$435,000	$184	63
4405 Danny Ave	0.47mi	3/3.0	2,555 (+8%)	4mo	$735,000	$288	61
4627 SW 24th Pl	0.55mi	3/2.0	2,197 (-7%)	2mo	$630,000	$287	57
4705 SW 23rd Ave	0.62mi	3/2.5	2,501 (+6%)	4mo	$864,000	$345	56
2619 SW 46th St	0.47mi	3/2.5	2,119 (-10%)	5mo	$960,000	$453	54
2004 SW 40th Ter	0.69mi	3/2.0	2,218 (-6%)	3mo	$750,000	$338	51
4121 SW 28th Ave	0.39mi	4/4.0 (+1)	2,606 (+10%)	7mo	$1,390,000	$533	49
2614 SW 47th Ter	0.66mi	4/4.0 (+1)	2,606 (+10%)	10mo	$945,000	$363	34
3917 SW 20th Pl	0.74mi	3/2.0	2,013 (-15%)	8mo	$420,000	$209	30

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-17,429
• Equity at exit: $58,001

10-year hold

• IRR: 1.5%
• Equity multiple: 1.09×
• Total profit: $10,252
• Equity at exit: $33,634

Cash invested: $108,920 (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 33914

• Home prices YoY: -30.0%
• Rents YoY: -4.4%
• Active inventory: 1208
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $4,405 high
• Mortgage (P&I): −$2,040
• Tax from tax record: −$292 /mo · $3,507/yr
• Insurance: −$162
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$925
• Net cashflow: $919

Break-even live

Break-even rent $3,241

Max offer price $389,000

Occupancy floor 74%

Sensitivity live

Price	-10% $1,139	-5% $1,029	+0% $919	+5% $809	+10% $699
Rent	-10% $571	-5% $745	+0% $919	+5% $1,093	+10% $1,267
Rate	-1.0pp $1,115	-0.5pp $1,018	base $919	+0.5pp $818	+1.0pp $716

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2317 SW 43rd Ln Cape Coral, FL	4.0	2.0	2311	$8,000	$3.46	24d	1	0.26mi
4412 SW 26th Ave Cape Coral, FL	3.0	3.0	2274	$3,950	$1.74	24d	1	0.34mi
2307 SW 40th St Cape Coral, FL	3.0	2.0	1890	$7,195	$3.81	24d	1	0.41mi
2601 SW 39th Ter Cape Coral, FL	3.0	3.0	2287	$10,928	$4.78	24d	1	0.42mi
2817 SW 42nd Ln Cape Coral, FL	4.0	3.0	2689	$7,468	$2.78	24d	1	0.43mi
2541 SW 38th Ter Cape Coral, FL	4.0	2.0	1848	$3,100	$1.68	24d	1	0.57mi
2803 SW 39th Ter Cape Coral, FL	3.0	3.0	2147	$9,500	$4.42	24d	1	0.59mi
2026 SW 40th Ter Cape Coral, FL	3.0	2.0	2282	$3,100	$1.36	24d	1	0.61mi
2806 SW 39th St Cape Coral, FL	3.0	2.0	1986	$6,000	$3.02	24d	1	0.63mi
4701 Sands Blvd Cape Coral, FL	4.0	2.0	2253	$9,000	$3.99	24d	1	0.68mi
2110 SW 38th Ter Cape Coral, FL	4.0	3.0	2196	$2,980	$1.36	17d	1	0.72mi
2104 SW 38th Ter Cape Coral, FL	3.0	2.0	1630	$3,000	$1.84	24d	1	0.73mi
2701 SW 37th Ter Cape Coral, FL	3.0	2.0	1598	$2,600	$1.63	24d	1	0.74mi
4810 SW 25th Pl Cape Coral, FL	4.0	2.0	2195	$6,925	$3.15	24d	1	0.75mi
2541 SW 37th St Cape Coral, FL	3.0	2.0	2040	$3,250	$1.59	24d	1	0.78mi
3729 Agualinda Blvd Cape Coral, FL	4.0	2.0	2339	$3,000	$1.28	22d	1	0.83mi
3724 Surfside Blvd Cape Coral, FL	3.0	2.0	2326	$9,660	$4.15	24d	1	0.93mi
3433 SW 27th Ave Cape Coral, FL	3.0	2.0	2148	$6,010	$2.80	24d	1	1.01mi
4131 SW 17th Pl Cape Coral, FL	3.0	2.0	2007	$3,975	$1.98	24d	1	1.01mi
1816 SW 38th Ter Cape Coral, FL	3.0	2.0	1666	$1,900	$1.14	17d	1	1.02mi
2822 SW 49th Ter Cape Coral, FL	3.0	3.0	2478	$3,500	$1.41	4d	1	1.04mi
5007 SW 27th Ave Cape Coral, FL	4.0	2.0	2223	$7,650	$3.44	24d	1	1.06mi
4628 SW 18th Ave Cape Coral, FL	3.0	2.0	1963	$2,000	$1.02	17d	1	1.07mi
3818 SW 17th Ave Cape Coral, FL	3.0	2.0	2265	$3,200	$1.41	3d	1	1.17mi
4024 Chiquita Blvd S Cape Coral, FL	3.0	3.0	2458	$6,500	$2.64	4d	1	1.18mi
3311 Surfside Blvd Cape Coral, FL	4.0	2.0	2250	$3,300	$1.47	11d	1	1.31mi
4229 SW 14th Pl Cape Coral, FL	3.0	2.0	2800	$3,300	$1.18	24d	1	1.38mi
2649 SW 32nd St Cape Coral, FL	3.0	2.0	1864	$2,750	$1.48	24d	1	1.40mi
1502 SW 38th St Cape Coral, FL	3.0	3.0	2294	$5,800	$2.53	24d	1	1.41mi
2310 SW 53rd St Cape Coral, FL	3.0	2.0	2466	$4,500	$1.82	24d	1	1.42mi
1403 SW 40th Ter Cape Coral, FL	3.0	2.0	1614	$5,080	$3.15	24d	1	1.44mi
5302 SW 25th Pl Cape Coral, FL	2.0	2.0	2018	$3,000	$1.49	24d	1	1.44mi
5310 Sands Blvd Cape Coral, FL	3.0	2.0	1814	$8,000	$4.41	24d	1	1.47mi
5310 Sands Blvd Cape Coral, FL	3.0	2.0	1814	$8,000	$4.41	17d	1	1.47mi

Listing history 17 events

1. 2026-06-17
   days on market $389,000 Active 55 DOM
2. 2026-06-16
   days on market $389,000 Active 54 DOM
3. 2026-06-15
   days on market $389,000 Active 53 DOM
4. 2026-06-13
   days on market $389,000 Active 51 DOM
5. 2026-06-10
   days on market $389,000 Active 48 DOM
6. 2026-06-09
   days on market $389,000 Active 47 DOM
7. 2026-06-08
   days on market $389,000 Active 46 DOM
8. 2026-06-07
   days on market $389,000 Active 45 DOM
9. 2026-06-03
   days on market $389,000 Active 41 DOM
10. 2026-06-02
    days on market $389,000 Active 40 DOM
11. 2026-06-01
    days on market $389,000 Active 39 DOM
12. 2026-05-31
    days on market $389,000 Active 38 DOM
13. 2026-05-20
    price $389,000
14. 2026-04-23
    listed $399,500 Active
15. 2026-03-10
    price $399,900
16. 2026-02-04
    price $449,900
17. 2025-12-08
    listed $467,000 Active

ⓘ 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: $3,507 · $292/mo
• Projected year-2 tax: $3,507 · $292/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $52,856
• − Mortgage interest: −$21,790
• − Property taxes: −$3,507
• − Insurance: −$2,742
• − Repairs & maintenance: −$4,228
• − Management: −$4,228
• − Depreciation: −$11,316
• Taxable income: $5,043
• Est. tax owed @ 24.0%: −$1,210
• After-tax cash flow: $9,817/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): 45,540
• Household income: $83,503
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 835.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 20% Two or more races 13% Black 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Cuban 8%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 80% English-only · Spanish 16% German/W. Germanic 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: ▼ -122.73%
• Current HPI: 286.3064
• Rent YoY: ▼ -4.42%
• 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

-16.7% since first listed

5 events — show timeline

• 2026-05-20 Price Changed $389,000 FORTMLS
• 2026-04-23 Listed $399,500 FORTMLS
• 2026-03-10 Price Changed $399,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-04 Price Changed $449,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-08 Listed $467,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+0.1%/yr

Latest (2025): $3,507 · +6.9% YoY. Source: county tax records.