2623 NW Juanita Pl · Cape Coral, FL 33993

$304,900

3 bd · 2.0 ba · 1,310 sqft · Land · 20 Days on market

Built 2026 10,019 sqft lot

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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 +11.2/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready! Experience the pinnacle of modern Florida living in this stunning new construction masterpiece in NW Cape Coral. This sophisticated, carpet-free home features high-end porcelain tile throughout, an expansive primary retreat with dual walk-in closets, and a spa-inspired ensuite. Enjoy effortless entertaining on your private covered lanai, all perfectly positioned just minutes from top-rated schools, Joe Stonis Park, and local favorites like Miceli’s. Offering the ultimate combination of luxury, location, and lifestyle—schedule your tour today! One or more photo(s) has been virtually staged.

Key facts

• Dual walk-in closets
• New construction
• Spa-inspired ensuite

Tags

• NEW CONSTRUCTION
• PRIVATE COVERED LANAI
• HIGH-END PORCELAIN TILE
• EXPANSIVE PRIMARY RETREAT
• DUAL WALK-IN CLOSETS
• SPA-INSPIRED ENSUITE

Property features AI

Finance

• Other: Lot approximately 0.23 acres (80 x 125); Lot size roughly 931 square meters; Zoning: RD-D; Permit number: BRC24-001987; Builder license: cgc1514828; Living area reported as 1,310 (builder source); total building area 1,874; Property type: Residential — Single Family Residence; Unfurnished

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Well water; Septic tank sewer; Cable available; Electricity connected
• Home design: Single-family residence; One story; Facing east; New construction (completed); Builder model: Nicole Rose; Builder: Add Value Development LLC
• Construction: Stucco construction; Shingle roof; Built on slab; Projected completion date: June 30, 2026
• Exterior features: Hurricane shutters; Sliding doors; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Water softener; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Tile; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room/dining room combo; Split bedroom layout; Stone countertops; Vaulted ceilings
• Laundry & utility: Inside laundry with washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $305k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (29.4% below list).
• Recommended offer: $215k (29.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• 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 (-5.5%/yr); 2671 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 20 days — a 2% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $35k; list at $305k implies a 774% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $215,234 (29.4% 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. 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. 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?
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: 0.71% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.64%
• DSCR: 0.93
• GRM: 11.8

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: -22.0%
• Equity multiple: 0.26×
• Total profit: $-63,274
• Equity at exit: $45,462

10-year hold

• IRR: -23.9%
• Equity multiple: -0.05×
• Total profit: $-89,614
• Equity at exit: $26,362

Cash invested: $85,372 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,152 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$91 /mo · $1,089/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-116

Break-even live

Break-even rent $2,300

Max offer price $284,337

Occupancy floor —

Sensitivity live

Price	-10% $56	-5% $-30	+0% $-116	+5% $-203	+10% $-289
Rent	-10% $-286	-5% $-201	+0% $-116	+5% $-31	+10% $54
Rate	-1.0pp $37	-0.5pp $-39	base $-116	+0.5pp $-195	+1.0pp $-276

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: $76,225
• Closing costs: $9,147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 NW 26th St Cape Coral, FL	3.0	2.0	1270	$1,990	$1.57	5d	1	0.13mi
2616 NW 1st Pl Cape Coral, FL	4.0	2.0	1829	$1,946	$1.06	23d	1	0.17mi
101 NW 25th St Cape Coral, FL	4.0	2.0	1613	$1,900	$1.18	5d	1	0.20mi
2524 NE 1st Pl Cape Coral, FL	4.0	3.0	1683	$2,250	$1.34	25d	1	0.26mi
221 NW 25th St Cape Coral, FL	3.0	2.0	1407	$1,780	$1.27	25d	1	0.33mi
2907 Santa Barbara Blvd N Cape Coral, FL	3.0	2.0	1209	$1,775	$1.47	12d	1	0.42mi
2912 Santa Barbara Blvd N Unit 2912 Cape Coral, FL	2.0	2.0	1100	$1,550	$1.41	13d	1	0.44mi
324 NW 24th Ter Cape Coral, FL	3.0	2.0	1499	$2,500	$1.67	5d	1	0.48mi
2919 NW 4th Pl Cape Coral, FL	4.0	2.0	1639	$1,926	$1.18	5d	1	0.55mi
3010 NE 1st Pl Cape Coral, FL	3.0	2.0	1582	$2,750	$1.74	25d	1	0.57mi
2227 NW 3rd Pl Cape Coral, FL	3.0	3.0	1771	$1,999	$1.13	16d	1	0.57mi
2227 NW 3rd Pl Cape Coral, FL	3.0	2.5	1771	$1,799	$1.02	25d	1	0.57mi
331 NE 25th St Cape Coral, FL	4.0	2.0	1565	$2,000	$1.28	25d	1	0.59mi
3024 NE 1st Ave Cape Coral, FL	4.0	2.0	1499	$1,695	$1.13	21d	1	0.59mi
2936 NW 4th Pl Cape Coral, FL	4.0	2.0	1769	$1,895	$1.07	25d	1	0.61mi
2603 NE 4th Ave Cape Coral, FL	3.0	2.0	1356	$1,471	$1.08	5d	1	0.64mi
501 NW 26th Ter Cape Coral, FL	3.0	2.0	1465	$2,200	$1.50	16d	1	0.69mi
2107 NE 1st Pl Cape Coral, FL	4.0	2.0	1760	$1,895	$1.08	3d	1	0.69mi
520 NW 23rd Ter Cape Coral, FL	4.0	2.0	1693	$2,350	$1.39	25d	1	0.72mi
2620 NE 5th Ave Cape Coral, FL	3.0	2.0	1597	$3,500	$2.19	25d	1	0.73mi
3055 NW 3rd Pl Cape Coral, FL	3.0	2.0	1184	$1,675	$1.41	5d	1	0.75mi
609 NW 25th St Cape Coral, FL	4.0	2.0	1556	$2,000	$1.29	5d	1	0.75mi
3220 NW 1st Ave Cape Coral, FL	4.0	2.0	1723	$2,250	$1.31	25d	1	0.87mi
1913 NE Juanita Pl Cape Coral, FL	4.0	2.0	1695	$2,395	$1.41	16d	1	0.88mi
3229 NW 1st Ave Cape Coral, FL	4.0	2.0	1828	$1,811	$0.99	4d	1	0.91mi
2728 NE 6th Pl Cape Coral, FL	4.0	2.0	1760	$1,795	$1.02	3d	1	0.94mi
721 NW Douglas Cir Cape Coral, FL	3.0	2.0	1164	$1,770	$1.52	21d	1	0.94mi
2024 NE 5th Ave Cape Coral, FL	4.0	2.0	1617	$1,850	$1.14	5d	1	0.99mi
2925 NE 6th Ave Cape Coral, FL	4.0	2.0	1651	$2,000	$1.21	25d	1	1.02mi
2809 NW 8th Pl Cape Coral, FL	3.0	2.0	1400	$2,400	$1.71	25d	1	1.02mi
2604 NW 8th Pl Cape Coral, FL	4.0	2.0	1650	$1,795	$1.09	23d	1	1.02mi
51 Wilmington Pkwy Cape Coral, FL	4.0	3.0	1681	$2,000	$1.19	25d	1	1.04mi
1831 NW 6th Ave Cape Coral, FL	4.0	2.0	1833	$1,795	$0.98	3d	1	1.09mi
3026 NE 6th Pl Cape Coral, FL	4.0	2.0	1683	$2,095	$1.24	25d	1	1.10mi
1834 NW 6th Ave Cape Coral, FL	3.0	2.0	1200	$1,530	$1.27	23d	1	1.11mi
1834 NW 6th Ave Cape Coral, FL	3.0	2.0	1200	$1,575	$1.31	25d	1	1.11mi
2000 NW 7th Ave Cape Coral, FL	4.0	2.0	1708	$1,950	$1.14	16d	1	1.12mi
2000 NW 7th Ave Cape Coral, FL	4.0	2.0	1708	$1,950	$1.14	25d	1	1.12mi
2308 NW 9th Ave Cape Coral, FL	4.0	3.0	1683	$2,200	$1.31	25d	1	1.15mi
1822 NE 4th Pl Cape Coral, FL	3.0	2.0	1684	$1,835	$1.09	25d	1	1.17mi

Listing history 6 events

1. 2026-04-29
   status Pending 623-char remark

   Show marketing remark (623 chars)

   Move-in ready! Experience the pinnacle of modern Florida living in this stunning new construction masterpiece in NW Cape Coral. This sophisticated, carpet-free home features high-end porcelain tile throughout, an expansive primary retreat with dual walk-in closets, and a spa-inspired ensuite. Enjoy effortless entertaining on your private covered lanai, all perfectly positioned just minutes from top-rated schools, Joe Stonis Park, and local favorites like Miceli’s. Offering the ultimate combination of luxury, location, and lifestyle—schedule your tour today! One or more photo(s) has been virtually staged.

2. 2026-04-29
   status Pending

   Show marketing remark (623 chars)

   Move-in ready! Experience the pinnacle of modern Florida living in this stunning new construction masterpiece in NW Cape Coral. This sophisticated, carpet-free home features high-end porcelain tile throughout, an expansive primary retreat with dual walk-in closets, and a spa-inspired ensuite. Enjoy effortless entertaining on your private covered lanai, all perfectly positioned just minutes from top-rated schools, Joe Stonis Park, and local favorites like Miceli’s. Offering the ultimate combination of luxury, location, and lifestyle—schedule your tour today! One or more photo(s) has been virtually staged.

3. 2026-04-09
   listed $304,900 Active
4. 2026-04-08
   listed $304,900 Active 623-char remark

   Show marketing remark (623 chars)

   Move-in ready! Experience the pinnacle of modern Florida living in this stunning new construction masterpiece in NW Cape Coral. This sophisticated, carpet-free home features high-end porcelain tile throughout, an expansive primary retreat with dual walk-in closets, and a spa-inspired ensuite. Enjoy effortless entertaining on your private covered lanai, all perfectly positioned just minutes from top-rated schools, Joe Stonis Park, and local favorites like Miceli’s. Offering the ultimate combination of luxury, location, and lifestyle—schedule your tour today! One or more photo(s) has been virtually staged.

5. 2004-07-07
   soldstatus $34,900
6. 2004-06-28
   soldstatus $34,900 51-char remark

   Show marketing remark (51 chars)

   Excellant Opportunity In Fast Growing Northern Cape

ⓘ 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: $1,089 · $91/mo
• Projected year-2 tax: $2,531 · $211/mo
• Expected delta: +$1,441/yr (+$120/mo · 132.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $25,828
• − Mortgage interest: −$17,079
• − Property taxes: −$1,089
• − Insurance: −$1,524
• − Repairs & maintenance: −$2,066
• − Management: −$2,066
• − Depreciation: −$8,870
• Taxable loss: −$6,867
• Est. tax savings @ 24.0%: +$1,648
• After-tax cash flow: $251/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

+773.6% since first listed

6 events — show timeline

• 2026-04-29 Pending — FORTMLS
• 2026-04-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Listed $304,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Listed $304,900 FORTMLS
• 2004-07-07 Sold (Public Records) $34,900 Public Records
• 2004-06-28 Sold (MLS) $34,900 FORTMLS

Property tax history

+11.4%/yr

Latest (2025): $1,089 · +39.2% YoY. Source: county tax records.