1634 NW 6th Pl · Cape Coral, FL 33993

$74,900

4 bd · 3.0 ba · 1,683 sqft · Land · 53 Days on market

Built 2027 10,018 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

Waterfront New Construction Underway!!!! Build in your own equity from day 1. Check out this amazing opportunity to take over a new construction build. Buyer to complete rest of construction. Permits are already approved and construction has already started. Ready for a builder/investor to step in and finish. The property has stem wall, fill dirt, underground plumbing, compactions, plans and permits. Just step in and finish and build your own equity. Call for your private showing today.

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2027

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Community includes boat facilities; Non-gated community; No association fee

Exterior

• Parking: Attached 2-car garage
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story; Entry level: 1; Faces east
• Construction: Shingle roof
• Exterior features: Patio; Rectangular lot; West exposure; Has view; Waterfront

Interior

• Bathrooms: 3 full bathrooms
• Interior features: Unfurnished; Split bedrooms; Great room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 28.8% 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 (-5.5%/yr); 2671 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 32% of the median local income ($91k/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 $518 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $25k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $75k implies a 213% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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: 3.24% ✓
• Cap rate: 28.78%
• Cash-on-cash: 80.33%
• DSCR: 4.57
• GRM: 2.6

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: 77.1%
• Equity multiple: 4.35×
• Total profit: $70,203
• Equity at exit: $11,168

10-year hold

• IRR: 79.9%
• Equity multiple: 8.10×
• Total profit: $148,940
• Equity at exit: $6,476

Cash invested: $20,972 (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 33993

• Home prices YoY: -14.1%
• Rents YoY: -5.5%
• Active inventory: 2671
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,424 high
• Mortgage (P&I): −$393
• Tax from tax record: −$87 /mo · $1,049/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $1,404

Break-even live

Break-even rent $647

Max offer price $74,900

Occupancy floor 37%

Sensitivity live

Price	-10% $1,446	-5% $1,425	+0% $1,404	+5% $1,383	+10% $1,361
Rent	-10% $1,212	-5% $1,308	+0% $1,404	+5% $1,500	+10% $1,595
Rate	-1.0pp $1,442	-0.5pp $1,423	base $1,404	+0.5pp $1,384	+1.0pp $1,365

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1618 NW 5th Pl Cape Coral, FL	4.0	3.0	1765	$3,300	$1.87	25d	1	0.11mi
1831 NW 6th Ave Cape Coral, FL	4.0	2.0	1833	$1,795	$0.98	3d	1	0.31mi
521 NW 14th Ter Cape Coral, FL	4.0	2.0	1737	$1,821	$1.05	4d	1	0.31mi
1834 NW 6th Ave Cape Coral, FL	3.0	2.0	1200	$1,530	$1.27	22d	1	0.32mi
1834 NW 6th Ave Cape Coral, FL	3.0	2.0	1200	$1,575	$1.31	25d	1	0.32mi
336 NW 15th Ter Cape Coral, FL	4.0	3.0	2020	$2,500	$1.24	17d	1	0.36mi
2000 NW 7th Ave Cape Coral, FL	4.0	2.0	1708	$1,950	$1.14	25d	1	0.44mi
2000 NW 7th Ave Cape Coral, FL	4.0	2.0	1708	$1,950	$1.14	15d	1	0.44mi
1406 NW 8th Pl Cape Coral, FL	3.0	2.0	1403	$1,855	$1.32	25d	1	0.44mi
1411 NW 9th Ave Cape Coral, FL	4.0	2.0	1760	$2,150	$1.22	15d	1	0.45mi
411 NW 13th St Cape Coral, FL	3.0	2.0	1408	$2,035	$1.45	4d	1	0.53mi
1156 NW 5th Pl Cape Coral, FL	3.0	2.0	1458	$1,695	$1.16	21d	1	0.55mi
1143 NW 4th Pl Cape Coral, FL	3.0	2.0	1399	$1,750	$1.25	4d	1	0.67mi
2103 NW 10th Ave Cape Coral, FL	3.0	2.0	1455	$2,200	$1.51	25d	1	0.71mi
101 NW 13th St Cape Coral, FL	3.0	2.0	1557	$2,150	$1.38	25d	1	0.80mi
1917 NW 12th Ave Cape Coral, FL	3.0	2.0	1528	$2,200	$1.44	25d	1	0.81mi
1026 NW 21st Ter Cape Coral, FL	4.0	2.0	1760	$1,825	$1.04	4d	1	0.82mi
520 NW 23rd Ter Cape Coral, FL	4.0	2.0	1693	$2,350	$1.39	25d	1	0.82mi
2227 NW 3rd Pl Cape Coral, FL	3.0	2.5	1771	$1,799	$1.02	25d	1	0.83mi
2227 NW 3rd Pl Cape Coral, FL	3.0	3.0	1771	$1,999	$1.13	16d	1	0.83mi
2308 NW 9th Ave Cape Coral, FL	4.0	3.0	1683	$2,200	$1.31	25d	1	0.86mi
1140 NW 1st Ave Cape Coral, FL	3.0	2.0	1452	$1,850	$1.27	15d	1	0.90mi
1140 NW 1st Ave Cape Coral, FL	3.0	2.0	1452	$1,850	$1.27	25d	1	0.90mi
1123 NW 2nd Ave Cape Coral, FL	4.0	3.0	2020	$4,700	$2.33	25d	1	0.90mi
1023 NW 22nd Ter Cape Coral, FL	3.0	2.0	1469	$1,831	$1.25	15d	1	0.92mi
1913 NE Juanita Pl Cape Coral, FL	4.0	2.0	1695	$2,395	$1.41	16d	1	0.93mi
1217 Santa Barbara Blvd N Cape Coral, FL	3.0	2.0	1790	$2,300	$1.28	25d	1	0.97mi
324 NW 24th Ter Cape Coral, FL	3.0	2.0	1499	$2,500	$1.67	4d	1	0.99mi
1120 NW 11th Pl Cape Coral, FL	3.0	2.0	1528	$1,816	$1.19	15d	1	1.00mi
2227 NW 11th Ct Cape Coral, FL	4.0	2.0	1650	$1,895	$1.15	25d	1	1.00mi
1113 NW 1st Ave Cape Coral, FL	3.0	2.0	1286	$1,626	$1.26	4d	1	1.00mi
1104 NW 11th Pl Cape Coral, FL	3.0	2.5	2014	$1,695	$0.84	4d	1	1.04mi
526 NW 9th St Cape Coral, FL	4.0	2.0	1800	$2,100	$1.17	4d	1	1.04mi
1011 Kismet Pkwy W Cape Coral, FL	4.0	2.0	1787	$2,100	$1.18	4d	1	1.04mi
609 NW 25th St Cape Coral, FL	4.0	2.0	1556	$2,000	$1.29	4d	1	1.06mi
214 NW 25th St Cape Coral, FL	3.0	2.0	1983	$2,100	$1.06	25d	1	1.10mi
217 NW 9th St Cape Coral, FL	3.0	2.0	1756	$2,271	$1.29	4d	1	1.12mi
221 NW 25th St Cape Coral, FL	3.0	2.0	1407	$1,780	$1.27	25d	1	1.12mi
2107 NE 1st Pl Cape Coral, FL	4.0	2.0	1760	$1,895	$1.08	3d	1	1.15mi
1427 NW 20th St Cape Coral, FL	4.0	2.0	1617	$1,895	$1.17	17d	1	1.15mi

Listing history 28 events

1. 2026-06-22
   days on market $74,900 Active 53 DOM
2. 2026-06-17
   days on market $74,900 Active 49 DOM
3. 2026-06-16
   days on market $74,900 Active 48 DOM
4. 2026-06-15
   days on market $74,900 Active 47 DOM
5. 2026-06-13
   days on market $74,900 Active 45 DOM
6. 2026-06-10
   pricedays on market $74,900 Active 42 DOM
7. 2026-06-09
   days on market $79,900 Active 41 DOM
8. 2026-06-08
   days on market $79,900 Active 40 DOM
9. 2026-06-07
   days on market $79,900 Active 39 DOM
10. 2026-06-03
    days on market $79,900 Active 35 DOM
11. 2026-06-02
    days on market $79,900 Active 34 DOM
12. 2026-06-01
    days on market $79,900 Active 33 DOM
13. 2026-05-31
    days on market $79,900 Active 32 DOM
14. 2026-05-18
    price $79,900
15. 2026-05-07
    price $89,900
16. 2026-04-29
    listed $99,900 Active
17. 2025-09-29
    soldstatus $23,900
18. 2025-08-15
    historical
19. 2025-08-10
    price $49,999
20. 2025-08-01
    price $53,750
21. 2025-06-30
    listed $56,750 Active
22. 2025-04-14
    historical
23. 2025-04-05
    price $41,999
24. 2025-01-14
    listed $50,000 Active
25. 2022-01-27
    soldstatus $36,000
26. 2022-01-19
    soldstatus $36,000 Closed
27. 2021-11-29
    status Pending
28. 2021-08-05
    listed $39,900 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: $1,049 · $87/mo
• Projected year-2 tax: $1,049 · $87/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $29,092
• − Mortgage interest: −$4,196
• − Property taxes: −$1,049
• − Insurance: −$374
• − Repairs & maintenance: −$2,327
• − Management: −$2,327
• − Depreciation: −$2,179
• Taxable income: $16,640
• Est. tax owed @ 24.0%: −$3,994
• After-tax cash flow: $12,853/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): 35,580
• Household income: $90,577
• Rent vs Own: 12.6% rent · 87.4% own
• Severe rent burden: 286.0

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 0.58)
• Race & ethnicity: White 57% Hispanic / Latino 30% Two or more races 21% Black 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 17% Dominican 1%
• Common ancestry: Romanian 2% Hispanic 2% Lithuanian 2%
• Foreign-born: 21% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 24% French/Haitian/Cajun 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: ▼ -55.34%
• Current HPI: 337.0575
• Rent YoY: ▼ -5.51%
• 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

+100.3% since first listed

15 events — show timeline

• 2026-05-18 Price Changed $79,900 FORTMLS
• 2026-05-07 Price Changed $89,900 FORTMLS
• 2026-04-29 Listed $99,900 FORTMLS
• 2025-09-29 Sold (Public Records) $23,900 Public Records
• 2025-08-15 Listing Removed — NAPLESMLS
• 2025-08-10 Price Changed $49,999 NAPLESMLS
• 2025-08-01 Price Changed $53,750 NAPLESMLS
• 2025-06-30 Listed $56,750 NAPLESMLS
• 2025-04-14 Listing Removed — FORTMLS
• 2025-04-05 Price Changed $41,999 FORTMLS
• 2025-01-14 Listed $50,000 FORTMLS
• 2022-01-27 Sold (Public Records) $36,000 Public Records
• 2022-01-19 Sold (MLS) $36,000 FORTMLS
• 2021-11-29 Pending — FORTMLS
• 2021-08-05 Listed $39,900 FORTMLS

Property tax history

+8.7%/yr

Latest (2025): $1,049 · +10.7% YoY. Source: county tax records.