3010 NE 6th Pl · Cape Coral, FL 33909

$95,000

3 bd · 2.0 ba · 1,143 sqft · SingleFamily public records · 34 Days on market

Built 2023 10,019 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Auction Property. AUCTION EXTENDED! The list price is NOT indicative of seller's final reserve amount. This property is part of an online bidding event; please visit the auction website to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold "as is" and no for sale sign allowed. Upcoming auction date is: 06/14 at 8am EST - 06/17. Buyer premium is 5% of winning bid or minimum $2,500. Public records show this is single family home built in 2023 with 3 Bedrooms, 2 bathrooms, .23 acre lot, and 1,143 SqFt of living space. Flood Zone X. Well & Septic. The home appears to have Hurricane Impact Windows & Doors.

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2023

Property features AI

Finance

• Other: Residential zoning R1
• Financial info: No lease restrictions reported
• HOA & community: No HOA/association reported

Exterior

• Parking: Attached garage with 2 garage spaces
• Security: No security features reported
• Utilities: Well water; Septic tank sewer; Utilities listed as private and public
• Home design: Single-family residence; One story; East-facing
• Construction: Stucco construction; Shingle roof; Slab foundation; Built on 0.23 acre lot
• Exterior features: Paved road access; Lot dimensions approximately 80 x 125

Interior

• Kitchen: No appliances reported
• Bedrooms: 3 bedrooms
• Flooring: Carpet flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: No special interior features reported
• Laundry & utility: No laundry features reported

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 32% 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 $657 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 3y 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

• Watch-outs: property tax is 4.8% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.05% ✓
• Cap rate: 14.09%
• Cash-on-cash: 27.84%
• DSCR: 2.24
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $262,890
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2904 NE 7th Pl	0.17mi	3/2.0	1,117 (-2%)	23mo	$265,000	$237	70
3017 NE 5th Ave	0.17mi	3/2.0	1,213 (+6%)	22mo	$268,000	$221	63
3002 NE 4th Pl	0.26mi	3/2.0	1,247 (+9%)	18mo	$265,000	$213	58
310 NE 29th Ter	0.47mi	3/2.0	1,240 (+8%)	24mo	$313,740	$253	44
2523 NE 6th Pl	0.62mi	3/2.0	1,285 (+12%)	18mo	$294,990	$230	35

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: 17.9%
• Equity multiple: 1.69×
• Total profit: $18,407
• Equity at exit: $14,165

10-year hold

• IRR: 23.7%
• Equity multiple: 2.71×
• Total profit: $45,391
• Equity at exit: $8,214

Cash invested: $26,600 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,945 high
• Mortgage (P&I): −$498
• Tax from tax record: −$382 /mo · $4,582/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $617

Break-even live

Break-even rent $1,164

Max offer price $95,000

Occupancy floor 63%

Sensitivity live

Price	-10% $946	-5% $913	+0% $617	+5% $590	+10% $563
Rent	-10% $464	-5% $540	+0% $617	+5% $694	+10% $771
Rate	-1.0pp $665	-0.5pp $641	base $617	+0.5pp $593	+1.0pp $568

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2603 NE 4th Ave Cape Coral, FL	3.0	2.0	1356	$1,471	$1.08	4d	1	0.67mi
3024 NE 1st Ave Cape Coral, FL	4.0	2.0	1499	$1,695	$1.13	20d	1	0.74mi
2907 Santa Barbara Blvd N Cape Coral, FL	3.0	2.0	1209	$1,775	$1.47	11d	1	0.84mi
2912 Santa Barbara Blvd N Unit 2912 Cape Coral, FL	2.0	2.0	1100	$1,550	$1.41	12d	1	0.88mi
827 NE 23rd Ter Cape Coral, FL	4.0	2.0	1412	$1,850	$1.31	4d	1	0.96mi
2205 NE 8th Pl Cape Coral, FL	3.0	2.0	1408	$2,200	$1.56	24d	1	1.11mi
2130 NE 8th Pl Cape Coral, FL	2.0	2.0	1080	$1,299	$1.20	4d	1	1.12mi
3055 NW 3rd Pl Cape Coral, FL	3.0	2.0	1184	$1,675	$1.41	4d	1	1.17mi
36 NW 26th St Cape Coral, FL	3.0	2.0	1270	$1,990	$1.57	4d	1	1.20mi
2017 NE 7th Ave Cape Coral, FL	3.0	2.0	1104	$1,526	$1.38	4d	1	1.26mi
2026 Andalusia Blvd Cape Coral, FL	2.0	2.0	1139	$1,800	$1.58	15d	1	1.26mi
2026 Andalusia Blvd Cape Coral, FL	2.0	2.0	1139	$1,800	$1.58	15d	1	1.26mi
3619 NE 12th Ave Cape Coral, FL	2.0	1.0	1000	$1,800	$1.80	24d	1	1.30mi
1409 NE 23rd St Cape Coral, FL	3.0	2.0	1147	$1,750	$1.53	4d	1	1.36mi
2122 NE 13th Pl Cape Coral, FL	3.0	2.0	1279	$1,850	$1.45	24d	1	1.40mi
221 NW 25th St Cape Coral, FL	3.0	2.0	1407	$1,780	$1.27	24d	1	1.41mi
1788 Concordia Lake Cir Cape Coral, FL	2.0–3.0	2.0	1329	$3,800	$2.86	12d	2	1.43mi
2112 NE 14th Ave Cape Coral, FL	3.0	2.0	1472	$1,941	$1.32	4d	1	1.46mi
13700 Oak St North Fort Myers, FL	1.0–3.0	1.0–2.0	1023	$2,465	$2.41	4d	32	1.47mi

Listing history 46 events

1. 2026-06-17
   days on market $95,000 Active 34 DOM
2. 2026-06-16
   days on market $95,000 Active 33 DOM
3. 2026-06-15
   days on market $95,000 Active 32 DOM
4. 2026-06-13
   days on market $95,000 Active 30 DOM
5. 2026-06-10
   remarks 671-char remark
6. 2026-06-10
   days on market $95,000 Active 27 DOM
7. 2026-06-09
   days on market $95,000 Active 26 DOM
8. 2026-06-08
   days on market $95,000 Active 25 DOM
9. 2026-06-07
   days on market $95,000 Active 24 DOM
10. 2026-06-03
    days on market $95,000 Active 20 DOM
11. 2026-06-02
    days on market $95,000 Active 19 DOM
12. 2026-06-01
    days on market $95,000 Active 18 DOM
13. 2026-05-31
    days on market $95,000 Active 17 DOM
14. 2026-05-14
    listed $95,000 Active
15. 2026-04-30
    historical
16. 2026-04-15
    status Active
17. 2026-04-13
    historical
18. 2026-03-04
    status Active
19. 2026-03-04
    price $279,000
20. 2026-03-03
    price $279,000
21. 2026-03-03
    status Active
22. 2026-02-04
    status Pending
23. 2026-02-01
    status Pending With Contingencies
24. 2026-01-27
    price $239,900
25. 2025-10-08
    listed $299,000 Active
26. 2025-10-02
    status Active
27. 2025-09-29
    price $299,000
28. 2025-09-29
    status Active
29. 2025-03-26
    price $320,000
30. 2024-12-16
    price $324,000
31. 2024-09-23
    listed $324,900 Active
32. 2024-09-09
    historical
33. 2024-09-03
    status Active
34. 2024-09-03
    price $339,000
35. 2024-08-20
    historical
36. 2024-08-19
    listed $319,900 Active
37. 2023-10-04
    soldstatus $339,900 Closed
38. 2023-07-24
    status Pending
39. 2023-06-21
    status Active
40. 2023-06-19
    status Pending
41. 2023-06-02
    listed $341,900 Active
42. 2022-06-08
    soldstatus $35,000
43. 2005-06-13
    soldstatus $63,900
44. 2005-04-27
    soldstatus $51,000
45. 2005-03-21
    price $65,000
46. 2003-08-01
    soldstatus $22,000

ⓘ 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: $4,582 · $382/mo
• Projected year-2 tax: $4,582 · $382/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 7 d/yr ≥107°F today · 31 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: $23,344
• − Mortgage interest: −$5,321
• − Property taxes: −$4,582
• − Insurance: −$475
• − Repairs & maintenance: −$1,867
• − Management: −$1,867
• − Depreciation: −$2,764
• Taxable income: $6,467
• Est. tax owed @ 24.0%: −$1,552
• After-tax cash flow: $5,855/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

+331.8% since first listed

33 events — show timeline

• 2026-05-14 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $279,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $279,000 BEARMLS
• 2026-03-03 Relisted — BEARMLS
• 2026-02-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-01 Pending — BEARMLS
• 2026-01-27 Price Changed $239,900 BEARMLS
• 2025-10-08 Listed $299,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-02 Relisted — BEARMLS
• 2025-09-29 Price Changed $299,000 BEARMLS
• 2025-09-29 Relisted — BEARMLS
• 2025-03-26 Price Changed $320,000 BEARMLS
• 2024-12-16 Price Changed $324,000 BEARMLS
• 2024-09-23 Listed $324,900 BEARMLS
• 2024-09-09 Listing Removed — FORTMLS
• 2024-09-03 Relisted — FORTMLS
• 2024-09-03 Price Changed $339,000 FORTMLS
• 2024-08-20 Listing Removed — FORTMLS
• 2024-08-19 Listed $319,900 FORTMLS
• 2023-10-04 Sold (MLS) $339,900 FORTMLS
• 2023-07-24 Pending — FORTMLS
• 2023-06-21 Relisted — FORTMLS
• 2023-06-19 Pending — FORTMLS
• 2023-06-02 Listed $341,900 FORTMLS
• 2022-06-08 Sold (Public Records) $35,000 Public Records
• 2005-06-13 Sold (Public Records) $63,900 Public Records
• 2005-04-27 Sold (MLS) $51,000 FORTMLS
• 2005-03-21 Price Changed $65,000 FORTMLS
• 2003-08-01 Sold (Public Records) $22,000 Public Records

Property tax history

+29.4%/yr

Latest (2025): $4,582 · -2.1% YoY. Source: county tax records.