1406 NW 19th St · Cape Coral, FL 33993

$325,000

4 bd · 2.0 ba · 1,800 sqft · Land · 111 Days on market

Built 2026 10,018 sqft lot

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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).

• Cash flow +10.8/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Come view this gorgeous brand-new home nestled in a quiet setting. Enjoy high ceilings & upgraded finishes in this 4 bed, 1,800 SF home. Luxurious showers are made for relaxation. Tray ceilings in living room & owner suite. Hardwood cabinets, energy efficient windows, granite countertops, 9'-wide wood look tile plank flooring throughout, paver driveway, impact front door, stainless steel appliances, ceiling fans throughout, & ample closet space all make this home an ideal place for a family to call home. No flood insurance required. Several parks nearby. Short drive to restaurants & shopping.

Key facts

• Luxurious showers
• Hardwood cabinets
• Upgraded finishes

Tags

• HIGH CEILINGS
• UPGRADED FINISHES
• LUXURIOUS SHOWERS
• TRAY CEILINGS
• HARDWOOD CABINETS
• ENERGY EFFICIENT WINDOWS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee listed

Exterior

• Parking: Attached 2-car garage; Driveway parking; Paved parking; Garage door opener
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story; New construction; South-facing; Entry level: 1
• Construction: Built with block, concrete and stucco; Shingle roof; New construction
• Exterior features: Security/high impact doors; Sprinkler/irrigation system (automatic); Patio; Room for pool; Open patio/porch; Porch

Interior

• Kitchen: Dishwasher; Disposal; Icemaker; Microwave; Range; Self-cleaning oven; Refrigerator (with ice maker)
• Bedrooms: Den
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Tray ceilings; Dual sinks; Handicap access; Kitchen island; Multiple shower heads; Pantry; Cable TV; Walk-in pantry; Walk-in closets; Split bedroom floorplan; Single hung windows; Interior shutters; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $325k.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (31.0% below list).
• Recommended offer: $224k (31.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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 17d 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 $10k 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 111 days — a 9% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 14030% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $40k; list at $325k implies a 712% 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; moderate wildfire risk; extreme-heat days projected 6→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,358 (31.0% 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 111 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.00%
• DSCR: 0.91
• GRM: 12.1

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: -22.6%
• Equity multiple: 0.24×
• Total profit: $-69,054
• Equity at exit: $48,459

10-year hold

• IRR: -25.1%
• Equity multiple: -0.08×
• Total profit: $-98,635
• Equity at exit: $28,100

Cash invested: $91,000 (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 33993

• Home prices YoY: -14.1%
• Rents YoY: -5.5%
• Active inventory: 2671
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,244 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$84 /mo · $1,010/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $-152

Break-even live

Break-even rent $2,435

Max offer price $298,232

Occupancy floor —

Sensitivity live

Price	-10% $32	-5% $-60	+0% $-152	+5% $-244	+10% $-336
Rent	-10% $-329	-5% $-240	+0% $-152	+5% $-63	+10% $26
Rate	-1.0pp $12	-0.5pp $-69	base $-152	+0.5pp $-236	+1.0pp $-321

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1427 NW 20th St Cape Coral, FL	4.0	2.0	1617	$1,895	$1.17	18d	1	0.17mi
1431 NW 20th Ter Cape Coral, FL	3.0	2.0	2052	$1,775	$0.87	21d	1	0.23mi
1917 NW 12th Ave Cape Coral, FL	3.0	2.0	1528	$2,200	$1.44	25d	1	0.29mi
2014 NW 16th Pl Cape Coral, FL	4.0	2.0	1712	$1,701	$0.99	16d	1	0.35mi
1026 NW 21st Ter Cape Coral, FL	4.0	2.0	1760	$1,825	$1.04	5d	1	0.51mi
2227 NW 11th Ct Cape Coral, FL	4.0	2.0	1650	$1,895	$1.15	25d	1	0.58mi
2124 NW 18th Ave Cape Coral, FL	3.0	2.0	1556	$2,000	$1.29	21d	1	0.60mi
1823 NW 19th Ave Cape Coral, FL	4.0	2.0	1712	$1,850	$1.08	25d	1	0.60mi
2103 NW 10th Ave Cape Coral, FL	3.0	2.0	1455	$2,200	$1.51	25d	1	0.60mi
1023 NW 22nd Ter Cape Coral, FL	3.0	2.0	1469	$1,831	$1.25	16d	1	0.61mi
1809 NW 17th Ter Cape Coral, FL	3.0	2.0	1750	$1,980	$1.13	25d	1	0.62mi
1820 NW 19th Ave Cape Coral, FL	4.0	3.0	2340	$2,500	$1.07	13d	1	0.63mi
2206 NW 17th Pl Cape Coral, FL	4.0	2.0	1779	$2,075	$1.17	25d	1	0.64mi
1319 NW 15th Ave Cape Coral, FL	4.0	2.0	2009	$2,150	$1.07	25d	1	0.69mi
1818 Diplomat Pkwy W Cape Coral, FL	4.0	2.0	1787	$2,025	$1.13	25d	1	0.71mi
1822 Diplomat Pkwy W Cape Coral, FL	4.0	2.0	1787	$2,145	$1.20	25d	1	0.72mi
1731 NW 14th St Cape Coral, FL	4.0	2.0	1337	$1,866	$1.40	5d	1	0.79mi
1011 Kismet Pkwy W Cape Coral, FL	4.0	2.0	1787	$2,100	$1.18	5d	1	0.80mi
2308 NW 9th Ave Cape Coral, FL	4.0	3.0	1683	$2,200	$1.31	25d	1	0.83mi
1212 Chiquita Blvd N Cape Coral, FL	3.0	2.0	1672	$2,100	$1.26	25d	1	0.88mi
2027 NW 17th St Cape Coral, FL	4.0	2.0	2000	$2,450	$1.23	25d	1	0.89mi
1411 NW 9th Ave Cape Coral, FL	4.0	2.0	1760	$2,150	$1.22	16d	1	0.90mi
1840 NW 14th Ter Cape Coral, FL	3.0	2.0	1994	$1,871	$0.94	5d	1	0.90mi
2000 NW 7th Ave Cape Coral, FL	4.0	2.0	1708	$1,950	$1.14	25d	1	0.91mi
2000 NW 7th Ave Cape Coral, FL	4.0	2.0	1708	$1,950	$1.14	16d	1	0.91mi
1406 NW 8th Pl Cape Coral, FL	3.0	2.0	1403	$1,855	$1.32	25d	1	0.92mi
1426 NW 12th St Cape Coral, FL	3.0	2.0	1455	$1,699	$1.17	16d	1	0.95mi
1426 NW 12th St Cape Coral, FL	3.0	2.0	1455	$1,699	$1.17	23d	1	0.95mi
1426 NW 12th St Cape Coral, FL	3.0	2.0	1455	$1,699	$1.17	12d	1	0.95mi
1903 NW 22nd Ave Cape Coral, FL	4.0	2.0	1984	$2,200	$1.11	25d	1	0.96mi
2423 NW 19th Pl Cape Coral, FL	4.0	2.0	1829	$1,761	$0.96	12d	1	0.98mi
2105 NW 22nd Ave Cape Coral, FL	4.0	2.0	1833	$2,265	$1.24	16d	1	1.00mi
1719 NW 25th Ln Cape Coral, FL	4.0	2.0	1829	$2,291	$1.25	5d	1	1.00mi
1120 NW 11th Pl Cape Coral, FL	3.0	2.0	1528	$1,816	$1.19	16d	1	1.01mi
1926 NW 15th St Cape Coral, FL	3.0	2.0	1461	$2,100	$1.44	12d	1	1.01mi
2216 NW 18th Ter Cape Coral, FL	3.0	2.0	1548	$1,816	$1.17	16d	1	1.06mi
1831 NW 6th Ave Cape Coral, FL	4.0	2.0	1833	$1,795	$0.98	4d	1	1.07mi
1104 NW 11th Pl Cape Coral, FL	3.0	2.5	2014	$1,695	$0.84	5d	1	1.07mi
1821 NW 23rd Ave Cape Coral, FL	3.0	2.0	1876	$1,856	$0.99	16d	1	1.08mi
1137 NW 19th Ave Cape Coral, FL	4.0	2.0	1771	$2,215	$1.25	16d	1	1.09mi

Listing history 23 events

1. 2026-06-22
   days on market $325,000 Active 111 DOM
2. 2026-06-17
   days on market $325,000 Active 107 DOM
3. 2026-06-16
   days on market $325,000 Active 106 DOM
4. 2026-06-15
   pricedays on market $325,000 Active 105 DOM
5. 2026-06-13
   days on market $360,000 Active 103 DOM
6. 2026-06-10
   days on market $360,000 Active 100 DOM
7. 2026-06-09
   days on market $360,000 Active 99 DOM
8. 2026-06-07
   days on market $360,000 Active 97 DOM
9. 2026-06-02
   days on market $360,000 Active 92 DOM
10. 2026-06-01
    days on market $360,000 Active 91 DOM
11. 2026-06-01
    days on market $360,000 Active 90 DOM
12. 2026-04-21
    historical $2,050
13. 2026-04-14
    historical $2,300
14. 2026-04-14
    listed $2,300
15. 2026-04-13
    price $360,000
16. 2026-04-10
    listed $2,300
17. 2026-04-10
    historical $2,300
18. 2026-04-09
    listed $2,300
19. 2026-03-02
    listed $430,000 Active
20. 2023-12-27
    soldstatus $40,000
21. 2021-06-10
    soldstatus $15,000
22. 1999-08-17
    soldstatus $7,000
23. 1999-06-22
    soldstatus $7,000

ⓘ 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: $1,010 · $84/mo
• Projected year-2 tax: $2,698 · $225/mo
• Expected delta: +$1,687/yr (+$141/mo · 167.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 25 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: $26,923
• − Mortgage interest: −$18,205
• − Property taxes: −$1,010
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,154
• − Management: −$2,154
• − Depreciation: −$9,455
• Taxable loss: −$7,680
• Est. tax savings @ 24.0%: +$1,843
• After-tax cash flow: $25/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

-70.7% since first listed

12 events — show timeline

• 2026-04-21 Rental Removed $2,050 NAPLESMLS
• 2026-04-14 Rental Removed $2,300 FGCMLS
• 2026-04-14 Listed for Rent $2,300 FGCMLS
• 2026-04-13 Price Changed $360,000 FORTMLS
• 2026-04-10 Listed for Rent $2,300 NAPLESMLS
• 2026-04-10 Rental Removed $2,300 FORTMLS
• 2026-04-09 Listed for Rent $2,300 FORTMLS
• 2026-03-02 Listed $430,000 FORTMLS
• 2023-12-27 Sold (Public Records) $40,000 Public Records
• 2021-06-10 Sold (Public Records) $15,000 Public Records
• 1999-08-17 Sold (Public Records) $7,000 Public Records
• 1999-06-22 Sold (Public Records) $7,000 Public Records

Property tax history

+12.7%/yr

Latest (2025): $1,010 · +2.8% YoY. Source: county tax records.