125 SW 8th Pl · Cape Coral, FL 33991

$227,000

3 bd · 2.0 ba · 2,006 sqft · SingleFamily public records · 36 Days on market

Built 2005 Est $397k · 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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.5/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +0.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BANK FORECLOSURE !! 3 bedroom 2 bath, 2 car garage. Formal dining room and formal living room. . Attractive floor plan, under truss lanai. Great location.

Key facts

• Built 2005
• Listed 36 days

Property features AI

Exterior

• Home design: Built in 2005; Single-family residence (2006 living area reported)
• Construction: Built in 2005
• Exterior features: Located in the Mariner subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $227k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $227k).
• Recommended offer: $220k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 (-8.6%/yr); 686 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 34% of the median local income ($84k/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 $7k 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 36 days — a 3% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $163k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,190 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $397,188
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 SW 10th Pl	0.26mi	3/2.0	1,993 (-1%)	12mo	$268,000	$134	77
813 NW 1st Ter	0.43mi	4/3.0 (+1)	2,020 (+1%)	5mo	$399,999	$198	66
927 SW Embers Ter	0.24mi	4/2.0 (+1)	1,809 (-10%)	5mo	$275,000	$152	63
6 NW 13th Pl	0.67mi	4/2.0 (+1)	2,009 (+0%)	2mo	$380,000	$189	62
1402 SW 4th Ln	0.73mi	3/2.0	2,016 (+0%)	10mo	$445,000	$221	57
1214 Embers W	0.58mi	3/3.0	1,868 (-7%)	8mo	$565,000	$302	51
506 NW 1st Ter	0.50mi	3/2.5	2,210 (+10%)	8mo	$249,900	$113	51
1200 SW 1st St	0.50mi	4/3.0 (+1)	2,197 (+10%)	2mo	$670,000	$305	50
1035 Embers Pkwy W	0.40mi	4/3.0 (+1)	2,249 (+12%)	5mo	$718,000	$319	48
805 NW 2nd St	0.49mi	4/2.0 (+1)	1,829 (-9%)	11mo	$369,990	$202	48
916 NW 1st St	0.36mi	4/2.0 (+1)	2,246 (+12%)	18mo	$349,900	$156	43
1110 SW 1st St	0.47mi	4/3.0 (+1)	2,192 (+9%)	16mo	$429,000	$196	40

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: -12.3%
• Equity multiple: 0.57×
• Total profit: $-27,403
• Equity at exit: $33,846

10-year hold

• IRR: -8.7%
• Equity multiple: 0.53×
• Total profit: $-29,638
• Equity at exit: $19,627

Cash invested: $63,560 (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 33991

• Home prices YoY: -27.8%
• Rents YoY: -8.6%
• Active inventory: 686
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,392 high
• Mortgage (P&I): −$1,190
• Tax from tax record: −$349 /mo · $4,185/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $256

Break-even live

Break-even rent $2,068

Max offer price $227,000

Occupancy floor 84%

Sensitivity live

Price	-10% $385	-5% $320	+0% $256	+5% $192	+10% $128
Rent	-10% $67	-5% $162	+0% $256	+5% $351	+10% $445
Rate	-1.0pp $370	-0.5pp $314	base $256	+0.5pp $197	+1.0pp $138

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: $56,750
• Closing costs: $6,810
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
526 NW 1st Ln Cape Coral, FL	4.0	2.0	1793	$2,000	$1.12	24d	1	0.42mi
749 SW 5th Ter Cape Coral, FL	3.0	2.0	1404	$2,065	$1.47	3d	1	0.48mi
713 SW 4th Ter Cape Coral, FL	3.0	2.0	1756	$2,085	$1.19	2d	1	0.51mi
1214 SW Embers Ter Cape Coral, FL	4.0	2.0	1828	$1,900	$1.04	24d	1	0.58mi
114 NW 13th Ave Cape Coral, FL	3.0	2.0	1422	$2,000	$1.41	15d	1	0.72mi
1400 SW 1st Ter Cape Coral, FL	3.0	2.0	1619	$1,995	$1.23	24d	1	0.73mi
433 SW 6th St Cape Coral, FL	3.0	2.0	2437	$2,225	$0.91	2d	1	0.73mi
221 NW 3rd Pl Cape Coral, FL	4.0	2.0	2204	$2,600	$1.18	16d	1	0.82mi
417 Coral Reef Pl Cape Coral, FL	4.0	2.0	2032	$2,200	$1.08	15d	1	0.82mi
421 Coral Reef Pl Cape Coral, FL	4.0	3.0	2794	$3,000	$1.07	15d	1	0.83mi
633 SW 9th Ave Cape Coral, FL	3.0	2.0	1720	$2,191	$1.27	3d	1	0.85mi
376 Penley Lake Cir Cape Coral, FL	1.0–3.0	1.0–2.0	1195	$2,874	$2.40	2d	87	0.87mi
509 SW 11th Ave Cape Coral, FL	4.0	2.0	1828	$2,075	$1.14	3d	1	0.88mi
818 SW 8th Pl Cape Coral, FL	3.0	2.0	1718	$2,399	$1.40	24d	1	0.88mi
701 SW 9th Ave Cape Coral, FL	4.0	2.0	1738	$2,150	$1.24	24d	1	0.90mi
224 NW 2nd Pl Cape Coral, FL	3.0	2.0	1733	$2,750	$1.59	24d	1	0.90mi
204 NW 1st St Cape Coral, FL	4.0	3.0	1826	$2,300	$1.26	3d	1	0.92mi
227 NW 3rd Ter Cape Coral, FL	3.0	2.0	1975	$2,300	$1.16	21d	1	0.92mi
118 NW 2nd Ave Cape Coral, FL	3.0	3.0	1932	$3,600	$1.86	16d	1	0.93mi
409 SW 8th St Cape Coral, FL	4.0	2.0	2108	$3,500	$1.66	16d	1	0.94mi
503 SW 11th Ct Cape Coral, FL	4.0	3.0	2211	$2,800	$1.27	24d	1	0.98mi
817 SW 9th Ave Cape Coral, FL	3.0	2.0	1420	$1,880	$1.32	3d	1	0.99mi
806 SW 9th Ct Cape Coral, FL	3.0	3.0	2364	$2,450	$1.04	24d	1	1.00mi
222 NW 4th Ter Cape Coral, FL	4.0	2.0	1695	$2,450	$1.45	24d	1	1.03mi
810 SW 10th Pl Cape Coral, FL	3.0	2.0	1631	$2,600	$1.59	24d	1	1.05mi
159 SE Santa Barbara Pl Cape Coral, FL	3.0	2.0	1412	$2,250	$1.59	24d	1	1.11mi
815 SW 11th Ct Cape Coral, FL	4.0	2.0	2010	$3,450	$1.72	24d	1	1.11mi
815 SW 11th Ct Cape Coral, FL	4.0	2.0	2010	$3,450	$1.72	3d	1	1.11mi
623 Parkshore Lake Ave Cape Coral, FL	4.0	2.0	2000	$2,250	$1.12	3d	1	1.12mi
623 Parkshore Lake Ave Cape Coral, FL	4.0	2.0	2000	$2,250	$1.12	14d	1	1.12mi
1501 NW 4th St Cape Coral, FL	4.0	2.0	1809	$3,800	$2.10	3d	1	1.13mi
213 NW 5th St Cape Coral, FL	4.0	2.0	1809	$2,195	$1.21	3d	1	1.14mi
142 SE 1st Ave Cape Coral, FL	3.0	2.0	1554	$1,900	$1.22	15d	1	1.14mi
134 SE 1st Ave Cape Coral, FL	3.0	2.0	1680	$2,331	$1.39	3d	1	1.14mi
114 SE 3rd St Cape Coral, FL	3.0	2.0	1747	$2,000	$1.14	24d	1	1.14mi
30 SE 1st Pl Unit 3013 Cape Coral, FL	4.0	3.0	2020	$2,300	$1.14	24d	1	1.21mi
305 NW 16th Pl Cape Coral, FL	3.0	2.5	1446	$2,095	$1.45	3d	1	1.21mi
507 NW 1st Ave Cape Coral, FL	4.0	2.0	1695	$2,395	$1.41	24d	1	1.27mi
1201 SW 8th Pl Cape Coral, FL	3.0	2.0	1839	$3,000	$1.63	15d	1	1.29mi
710 SW 12th St Cape Coral, FL	4.0	2.0	1828	$1,716	$0.94	3d	1	1.30mi

Listing history 17 events

1. 2026-06-17
   days on market $227,000 Active 36 DOM
2. 2026-06-16
   days on market $227,000 Active 35 DOM
3. 2026-06-16
   days on market $227,000 Active 34 DOM
4. 2026-06-13
   days on market $227,000 Active 32 DOM
5. 2026-06-09
   days on market $227,000 Active 28 DOM
6. 2026-06-07
   days on market $227,000 Active 26 DOM
7. 2026-06-01
   days on market $227,000 Active 20 DOM
8. 2026-06-01
   days on market $227,000 Active 19 DOM
9. 2026-05-13
   price $227,000
10. 2026-05-12
    listed $127,000 Active
11. 2016-03-01
    price $122,500 154-char remark

    Show marketing remark (154 chars)

    BANK FORECLOSURE !! 3 bedroom 2 bath, 2 car garage. Formal dining room and formal living room. . Attractive floor plan, under truss lanai. Great location.

12. 2014-01-29
    soldstatus $163,000
13. 2014-01-24
    soldstatus $163,000 579-char remark

    Show marketing remark (579 chars)

    Great Location. .. 3/2/2 home is close to Pine Island Corridor. It has been well cared for with nice curb appeal. You will find it has an inviting entry way w/ den & formal dining room. There is an open kitchen w/ large pantry and room for a breakfast nook. You'll love the size of the family room. Outstanding master & guest bedroom sizes. The master has a walk in shower & garden tub. There is tile throughout & carpet in bedrooms. This home is perfect for a growing family. Take a look today. Buyers are responsible for assuming any future assessments.

14. 2014-01-24
    price $167,900 579-char remark

    Show marketing remark (579 chars)

    Great Location. .. 3/2/2 home is close to Pine Island Corridor. It has been well cared for with nice curb appeal. You will find it has an inviting entry way w/ den & formal dining room. There is an open kitchen w/ large pantry and room for a breakfast nook. You'll love the size of the family room. Outstanding master & guest bedroom sizes. The master has a walk in shower & garden tub. There is tile throughout & carpet in bedrooms. This home is perfect for a growing family. Take a look today. Buyers are responsible for assuming any future assessments.

15. 2008-04-07
    soldstatus $125,000 154-char remark

    Show marketing remark (154 chars)

    BANK FORECLOSURE !! 3 bedroom 2 bath, 2 car garage. Formal dining room and formal living room. . Attractive floor plan, under truss lanai. Great location.

16. 2005-10-18
    soldstatus $249,000
17. 2004-04-08
    soldstatus $22,500

ⓘ 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: $4,185 · $349/mo
• Projected year-2 tax: $4,185 · $349/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $28,708
• − Mortgage interest: −$12,716
• − Property taxes: −$4,185
• − Insurance: −$1,135
• − Repairs & maintenance: −$2,297
• − Management: −$2,297
• − Depreciation: −$6,604
• Taxable loss: −$525
• Est. tax savings @ 24.0%: +$126
• After-tax cash flow: $3,200/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): 27,725
• Household income: $84,470
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 760.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 20% Two or more races 14% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Cuban 6%
• Common ancestry: Romanian 5% Lithuanian 3% Italian 3%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 15% Russian/Polish/Slavic 1% Tagalog/Filipino 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: ▼ -108.25%
• Current HPI: 281.0735
• Rent YoY: ▼ -8.55%
• 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

+908.9% since first listed

9 events — show timeline

• 2026-05-13 Price Changed $227,000 FSBO.com
• 2026-05-12 Listed $127,000 FSBO.com
• 2016-03-01 Price Changed $122,500 FORTMLS
• 2014-01-29 Sold (Public Records) $163,000 Public Records
• 2014-01-24 Price Changed $167,900 FORTMLS
• 2014-01-24 Sold (MLS) $163,000 FORTMLS
• 2008-04-07 Sold (MLS) $125,000 FORTMLS
• 2005-10-18 Sold (Public Records) $249,000 Public Records
• 2004-04-08 Sold (Public Records) $22,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $4,185 · +6.0% YoY. Source: county tax records.