464 NW 1st Pl · Cape Coral, FL 33909

$5,000

3 bd · 2.0 ba · 1,857 sqft · SingleFamily · 1 Days on market

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.2/30.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• Rent growth +1.1/5.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Foreclosure Auction Ends June 25, 2026 at 9:00 AM EST. Explore this charming 3-bedroom, 2-bath residence set in a peaceful and well-located Cape Coral community. The list price is the opening bid for the online auction. Sold As-is. Explore more details and submit your bid through Federa.

Key facts

• 2 garage spots

Property features AI

Finance

• Other: Directions: From Pine Island Rd, turn north onto Del Prado Blvd N, then onto NE 1st Pl and continue to the property.

Exterior

• Parking: 2-car garage
• Home design: Residential property
• Construction: 1 story
• Exterior features: Lot zoned R1

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Single-story layout

🔨 Auction listing. The $5,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $367,686 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $-666 ($-8k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).
• Cap rate 4.1% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 39% 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 $3k of loan paydown is wiped out by about $11k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 110.3% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,000

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. 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. 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?
6. 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.
7. 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.
8. 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: 0.65% ✗
• Cap rate: 4.12%
• Cash-on-cash: -7.77%
• DSCR: 0.65
• GRM: 12.9

CMA / ARV

• ARV (on-the-fly): $367,686
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 NW 6th St	0.51mi	3/3.0	1,850 (-0%)	0mo	$469,000	$254	71
420 NW 1st Pl	0.43mi	3/3.0	1,868 (+1%)	9mo	$480,000	$257	68
525 NE 6th Ave	0.65mi	3/2.0	1,746 (-6%)	0mo	$309,000	$177	59
522 NE 5th Pl	0.55mi	4/2.0 (+1)	1,800 (-3%)	7mo	$517,000	$287	58
212 NW 6th Ter	0.55mi	3/2.0	1,672 (-10%)	1mo	$270,000	$161	57
302 NW 2nd Ave	0.53mi	4/2.0 (+1)	1,712 (-8%)	4mo	$299,900	$175	54
206 NW 3rd Ave	0.67mi	3/3.0	1,909 (+3%)	8mo	$580,000	$304	53
526 NE 5th Pl	0.56mi	4/3.0 (+1)	1,931 (+4%)	6mo	$302,500	$157	53
211 NW 4th St	0.52mi	3/2.0	2,067 (+11%)	9mo	$360,000	$174	49
208 NW 6th Ter	0.53mi	4/3.0 (+1)	2,020 (+9%)	8mo	$400,000	$198	45
621 NW 3rd Ave	0.62mi	4/3.0 (+1)	2,020 (+9%)	7mo	$399,000	$198	41
922 Santa Barbara Blvd N	0.69mi	4/2.0 (+1)	1,600 (-14%)	1mo	$399,900	$250	39

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: -33.2%
• Equity multiple: -0.06×
• Total profit: $-108,937
• Equity at exit: $54,823

10-year hold

• IRR: -62.5%
• Equity multiple: -0.71×
• Total profit: $-176,235
• Equity at exit: $31,791

Cash invested: $102,952 (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: 0.2×

Monthly cashflow live

• Estimated rent: $2,373 high
• Mortgage (P&I): −$1,928
• Tax est. 1.5%: −$460 /mo · $5,515/yr
• Insurance: −$153
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-666

Break-even live

Break-even rent $3,216

Max offer price $271,271

Occupancy floor —

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: $91,922
• Closing costs: $11,031
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 NW 1st Ave Cape Coral, FL	4.0	2.0	1695	$2,395	$1.41	23d	1	0.35mi
213 NW 5th St Cape Coral, FL	4.0	2.0	1809	$2,195	$1.21	3d	1	0.52mi
1 NW 8th Ter Cape Coral, FL	3.0	3.0	1909	$5,800	$3.04	19d	1	0.54mi
409 Tropicana Pkwy E Cape Coral, FL	4.0	2.0	1695	$2,349	$1.39	23d	1	0.54mi
118 NW 2nd Ave Cape Coral, FL	3.0	3.0	1932	$3,600	$1.86	16d	1	0.56mi
222 NW 4th Ter Cape Coral, FL	4.0	2.0	1695	$2,450	$1.45	23d	1	0.57mi
30 SE 1st Pl Unit 3013 Cape Coral, FL	4.0	3.0	2020	$2,300	$1.14	23d	1	0.57mi
204 NW 1st St Cape Coral, FL	4.0	3.0	1826	$2,300	$1.26	3d	1	0.58mi
224 NW 2nd Pl Cape Coral, FL	3.0	2.0	1733	$2,750	$1.59	23d	1	0.60mi
212 NW 1st St Cape Coral, FL	3.0	2.0	1246	$1,775	$1.42	3d	1	0.61mi
227 NW 3rd Ter Cape Coral, FL	3.0	2.0	1975	$2,300	$1.16	21d	1	0.61mi
221 NW 3rd Pl Cape Coral, FL	4.0	2.0	2204	$2,600	$1.18	16d	1	0.68mi
227 Tropicana Pkwy W Cape Coral, FL	4.0	2.0	1833	$1,995	$1.09	2d	1	0.70mi
217 NW 9th St Cape Coral, FL	3.0	2.0	1756	$2,271	$1.29	3d	1	0.77mi
134 SE 1st Ave Cape Coral, FL	3.0	2.0	1680	$2,331	$1.39	3d	1	0.78mi
142 SE 1st Ave Cape Coral, FL	3.0	2.0	1554	$1,900	$1.22	14d	1	0.81mi
159 SE Santa Barbara Pl Cape Coral, FL	3.0	2.0	1412	$2,250	$1.59	23d	1	0.84mi
149 Santa Barbara Blvd S Cape Coral, FL	3.0	2.0	1250	$1,520	$1.22	23d	1	0.84mi
1109 NE 2nd Pl Cape Coral, FL	3.0	2.0	1272	$1,900	$1.49	23d	1	0.85mi
318 NW 8th Ter Cape Coral, FL	3.0	2.0	1500	$1,900	$1.27	3d	1	0.85mi
1114 NE 3rd Ave Cape Coral, FL	3.0	2.0	1558	$2,750	$1.77	23d	1	0.87mi
410 SE 1st Ter Cape Coral, FL	4.0	2.0	2330	$2,800	$1.20	23d	1	0.89mi
410 SE 1st Ter Cape Coral, FL	4.0	2.0	2330	$2,600	$1.12	16d	1	0.89mi
1113 NW 1st Ave Cape Coral, FL	3.0	2.0	1286	$1,626	$1.26	3d	1	0.91mi
106 NE 8th Pl Cape Coral, FL	4.0	3.0	2108	$3,995	$1.90	23d	1	0.93mi
1001 NE 6th Ave Cape Coral, FL	3.0	2.0	1416	$4,410	$3.11	23d	1	0.94mi
203 NE 9th Ave Cape Coral, FL	3.0	2.0	1756	$1,715	$0.98	16d	1	0.94mi
1123 NW 2nd Ave Cape Coral, FL	4.0	3.0	2020	$4,700	$2.33	23d	1	0.97mi
237 SE 3rd St Cape Coral, FL	4.0	2.0	1828	$2,326	$1.27	3d	1	0.99mi
852 NE 7th Pl Cape Coral, FL	3.0	2.0	1610	$6,800	$4.22	3d	1	0.99mi
1140 NW 1st Ave Cape Coral, FL	3.0	2.0	1452	$1,850	$1.27	23d	1	1.02mi
1140 NW 1st Ave Cape Coral, FL	3.0	2.0	1452	$1,850	$1.27	14d	1	1.02mi
302 SE 3rd St Cape Coral, FL	3.0	2.0	1404	$2,055	$1.46	2d	1	1.03mi
302 SE 3rd St Cape Coral, FL	3.0	2.0	1404	$2,240	$1.60	21d	1	1.03mi
1105 NE 6th Pl Cape Coral, FL	3.0	2.0	1505	$1,999	$1.33	23d	1	1.06mi
1217 Santa Barbara Blvd N Cape Coral, FL	3.0	2.0	1790	$2,300	$1.28	23d	1	1.07mi
526 NW 1st Ln Cape Coral, FL	4.0	2.0	1793	$2,000	$1.12	23d	1	1.08mi
526 NW 9th St Cape Coral, FL	4.0	2.0	1800	$2,100	$1.17	3d	1	1.10mi
613 SE 2nd Ter Cape Coral, FL	3.0	2.0	1577	$4,100	$2.60	3d	1	1.11mi
1221 NE 4th Ave Cape Coral, FL	3.0	2.0	1614	$1,995	$1.24	14d	1	1.11mi

Listing history 2 events

1. 2026-06-17
   remarks 288-char remark
2. 2026-06-17
   listed $5,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $28,476
• − Mortgage interest: −$20,596
• − Property taxes: −$5,515
• − Insurance: −$1,838
• − Repairs & maintenance: −$2,278
• − Management: −$2,278
• − Depreciation: −$10,696
• Taxable loss: −$14,726
• Est. tax savings @ 24.0%: +$3,534
• After-tax cash flow: $-4,461/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

1 event — show timeline

• 2026-06-17 Listed $5,000 NFMLS