1100 Pondella Rd #908 · Cape Coral, FL 33909

$125,000

2 bd · 2.0 ba · 962 sqft · Condo public records · 108 Days on market

Built 1985 $399/mo HOA · 25% of rent

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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 +11.6/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This centrally located FIRST FLOOR, END UNIT, 2 bedroom 2 bath condo, will be perfect for your next "get away" in paradise or an excellent piece for any investor to add to their portfolio. This condo is begging for someone to bring it from the 80's to the future! The unit still has the original kitchen cabinets, counter tops, floors and bathrooms, so whether you prefer updating a property on your own or bringing in a crew there is fantastic potential to customize everything exactly the way you want it!. LOCATION, LOCATION, LOCATION, being just off of Pondella Rd from Pine Island this condo is right in the middle of all the action! There is shopping, restaurants and entertainment just minutes away. Not to mention the community pool is just steps away from the large screened in lanai!

Key facts

• First-floor condo
• Community pool
• Close to dining

Tags

• FIRST-FLOOR CONDO
• COMMUNITY POOL
• PET-FRIENDLY COMMUNITY
• AMPLE GUEST PARKING
• CLOSE TO SHOPPING
• CLOSE TO DINING

Property features AI

Finance

• Financial info: Pets allowed conditionally (call); maximum 2 pets, max weight 20 lbs
• HOA & community: Homeowners association with monthly fee (approximately $399); HOA covers grounds maintenance, street lights and trash; Community amenities include pool, barbecue and picnic area; managed community; Community size: 122 units; Condo hotel community; near hotel/motel; street lights

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Utilities: Cable available; Sewer assessment paid; Water assessment paid
• Home design: Condo unit in a 2-story building; Entry level: 1; Property type: Resale; Faces north
• Construction: Block, concrete and stucco construction; Built-up and flat roof
• Exterior features: Lanai/porch (screened); Outdoor grill; Gazebo; Pond on lot; South exposure

Interior

• Kitchen: Electric cooktop; Microwave; Dishwasher; Disposal; Freezer; Refrigerator
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Open living/dining area; Pantry; Separate shower (shower only); Walk-in closets; Split bedroom floorplan; Screened porch
• Laundry & utility: Washer and dryer inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-38 ($-460/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (5.4% below list).
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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 (-5.6%/yr); 1604 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 108 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $84k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• 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 $113,750 (9.0% 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. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.28% ✓
• Cap rate: 5.93%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• GRM: 6.5

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: -23.5%
• Equity multiple: 0.23×
• Total profit: $-27,083
• Equity at exit: $18,638

10-year hold

• IRR: -40.3%
• Equity multiple: -0.25×
• Total profit: $-43,624
• Equity at exit: $10,808

Cash invested: $35,000 (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: 1604
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,597 high
• Mortgage (P&I): −$656
• Tax from tax record: −$193 /mo · $2,320/yr
• Insurance: −$52
• HOA: −$399
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-38

Break-even live

Break-even rent $1,645

Max offer price $118,234

Occupancy floor 97%

Sensitivity live

Price	-10% $32	-5% $-3	+0% $-38	+5% $-74	+10% $-109
Rent	-10% $-164	-5% $-101	+0% $-38	+5% $25	+10% $88
Rate	-1.0pp $25	-0.5pp $-7	base $-38	+0.5pp $-71	+1.0pp $-104

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Pondella Rd Cape Coral, FL	2.0	2.0	938	$1,600	$1.71	4d	1	0.01mi
2303 NE 6th St #3 Cape Coral, FL	2.0	1.0	861	$1,400	$1.63	25d	1	0.33mi
2308 NE 6th St Unit 1 Cape Coral, FL	2.0	1.5	1009	$1,450	$1.44	21d	1	0.35mi
2308 NE 6th St Cape Coral, FL	2.0	1.0	1009	$1,450	$1.44	17d	1	0.35mi
521 NE 24th Pl Apt 2 Cape Coral, FL	2.0	2.0	1090	$1,400	$1.28	25d	1	0.38mi
509 NE 24th Pl Unit A Cape Coral, FL	2.0	2.0	1113	$1,445	$1.30	20d	1	0.43mi
509 NE 24th Pl Unit A Cape Coral, FL	2.0	2.0	1113	$1,395	$1.25	5d	1	0.43mi
501 NE 24th Pl Unit 501 Cape Coral, FL	2.0	1.0	891	$1,400	$1.57	25d	1	0.46mi
2500 Ne Pine Island Rd North Fort Myers, FL	1.0–3.0	1.0–2.0	962	$2,018	$2.10	5d	19	0.55mi
325 NE 23rd Ave Cape Coral, FL	3.0	2.0	1104	$1,496	$1.36	5d	1	0.55mi
2505 Liberty Park Dr Cape Coral, FL	1.0–2.0	1.0–2.0	1092	$2,203	$2.02	4d	14	0.67mi
1717 NE 6th Ter Cape Coral, FL	2.0	2.0	1111	$1,700	$1.53	25d	1	0.95mi
750 Pondella Rd North Fort Myers, FL	2.0–3.0	1.0–2.0	1200	$1,099	$0.92	3d	6	0.97mi
4495 Frankie Ct North Fort Myers, FL	2.0	1.5	1000	$1,295	$1.29	25d	1	1.12mi
4789 Orange Grove Blvd #12 North Fort Myers, FL	2.0	1.0	741	$1,300	$1.75	5d	1	1.23mi
4789 Orange Grove Blvd North Fort Myers, FL	2.0	1.0	741	$1,300	$1.75	23d	1	1.23mi
4777 Orange Grove Blvd North Fort Myers, FL	2.0	1.0	741	$1,200	$1.62	25d	1	1.24mi
4773 Orange Grove Blvd #7 North Fort Myers, FL	2.0	1.0	741	$1,500	$2.02	25d	1	1.26mi
4749 # F3 # N Unit Orange Grove Blvd unit North Fort Myers, FL	2.0	1.0	741	$1,095	$1.48	25d	1	1.29mi
129 SE 23rd Pl Unit -Unit 2 Cape Coral, FL	2.0	1.0	976	$1,400	$1.43	25d	1	1.30mi
1288 Waite Dr North Fort Myers, FL	2.0	2.0	972	$2,200	$2.26	25d	1	1.36mi
1260 Joerin Ave North Fort Myers, FL	1.0	1.0	936	$1,105	$1.18	25d	1	1.39mi
3050 Steeple Cir Cape Coral, FL	1.0–3.0	1.0–2.0	1003	$1,668	$1.66	4d	27	1.40mi
2700 Diplomat Pkwy E Cape Coral, FL	1.0–3.0	1.0–2.0	1116	$2,382	$2.13	5d	41	1.47mi

HOA detail condo

• Monthly dues: $399 · $4,788/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-22
   days on market $125,000 Active 108 DOM
2. 2026-06-17
   days on market $125,000 Active 104 DOM
3. 2026-06-16
   days on market $125,000 Active 103 DOM
4. 2026-06-15
   days on market $125,000 Active 102 DOM
5. 2026-06-13
   days on market $125,000 Active 100 DOM
6. 2026-06-10
   remarks 674-char remark
7. 2026-06-10
   pricedays on market $125,000 Active 97 DOM
8. 2026-06-09
   days on market $130,000 Active 96 DOM
9. 2026-06-07
   days on market $130,000 Active 94 DOM
10. 2026-06-02
    days on market $130,000 Active 89 DOM
11. 2026-06-01
    days on market $130,000 Active 88 DOM
12. 2026-06-01
    days on market $130,000 Active 87 DOM
13. 2026-05-08
    status Active
14. 2026-05-06
    status Pending
15. 2026-04-21
    status Active
16. 2026-04-21
    price $130,000
17. 2026-03-05
    historical
18. 2026-02-23
    price $143,000
19. 2026-01-12
    listed $149,900 Active
20. 2018-05-22
    soldstatus $84,000
21. 2018-05-21
    soldstatus $84,000 Sold 803-char remark

    Show marketing remark (803 chars)

    This centrally located FIRST FLOOR, END UNIT, 2 bedroom 2 bath condo, will be perfect for your next "get away" in paradise or an excellent piece for any investor to add to their portfolio. This condo is begging for someone to bring it from the 80's to the future! The unit still has the original kitchen cabinets, counter tops, floors and bathrooms, so whether you prefer updating a property on your own or bringing in a crew there is fantastic potential to customize everything exactly the way you want it!. LOCATION, LOCATION, LOCATION, being just off of Pondella Rd from Pine Island this condo is right in the middle of all the action! There is shopping, restaurants and entertainment just minutes away. Not to mention the community pool is just steps away from the large screened in lanai!

22. 2018-04-27
    status Pending 803-char remark

    Show marketing remark (803 chars)

    This centrally located FIRST FLOOR, END UNIT, 2 bedroom 2 bath condo, will be perfect for your next "get away" in paradise or an excellent piece for any investor to add to their portfolio. This condo is begging for someone to bring it from the 80's to the future! The unit still has the original kitchen cabinets, counter tops, floors and bathrooms, so whether you prefer updating a property on your own or bringing in a crew there is fantastic potential to customize everything exactly the way you want it!. LOCATION, LOCATION, LOCATION, being just off of Pondella Rd from Pine Island this condo is right in the middle of all the action! There is shopping, restaurants and entertainment just minutes away. Not to mention the community pool is just steps away from the large screened in lanai!

23. 2018-04-25
    listed $89,999 Active 803-char remark

    Show marketing remark (803 chars)

    This centrally located FIRST FLOOR, END UNIT, 2 bedroom 2 bath condo, will be perfect for your next "get away" in paradise or an excellent piece for any investor to add to their portfolio. This condo is begging for someone to bring it from the 80's to the future! The unit still has the original kitchen cabinets, counter tops, floors and bathrooms, so whether you prefer updating a property on your own or bringing in a crew there is fantastic potential to customize everything exactly the way you want it!. LOCATION, LOCATION, LOCATION, being just off of Pondella Rd from Pine Island this condo is right in the middle of all the action! There is shopping, restaurants and entertainment just minutes away. Not to mention the community pool is just steps away from the large screened in lanai!

24. 2000-10-25
    soldstatus $53,500
25. 1995-10-31
    soldstatus $40,000

ⓘ 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: $2,320 · $193/mo
• Projected year-2 tax: $2,320 · $193/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) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $19,164
• − Mortgage interest: −$7,002
• − Property taxes: −$2,320
• − Insurance: −$625
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − HOA: −$4,788
• − Depreciation: −$3,636
• Taxable loss: −$2,274
• Est. tax savings @ 24.0%: +$546
• After-tax cash flow: $86/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

+225.0% since first listed

13 events — show timeline

• 2026-05-08 Relisted — FORTMLS
• 2026-05-06 Pending — FORTMLS
• 2026-04-21 Relisted — FORTMLS
• 2026-04-21 Price Changed $130,000 FORTMLS
• 2026-03-05 Listing Removed — FORTMLS
• 2026-02-23 Price Changed $143,000 FORTMLS
• 2026-01-12 Listed $149,900 FORTMLS
• 2018-05-22 Sold (Public Records) $84,000 Public Records
• 2018-05-21 Sold (MLS) $84,000 FORTMLS
• 2018-04-27 Pending — FORTMLS
• 2018-04-25 Listed $89,999 FORTMLS
• 2000-10-25 Sold (Public Records) $53,500 Public Records
• 1995-10-31 Sold (Public Records) $40,000 Public Records

Property tax history

+32.3%/yr

Latest (2025): $2,320 · -0.0% YoY. Source: county tax records.