1333 NW 10th Pl · Cape Coral, FL 33993

$297,400

3 bd · 2.0 ba · 1,333 sqft · Land · 51 Days on market

Built 2026 10,018 sqft lot

---

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 +11.8/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.5/10.0
• 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

$15,000 CLOSING COST CREDIT AVAILABLE! MOVE IN READY NOW! STOP RENTING — OWN YOUR OWN BRAND-NEW CONSTRUCTION HOME! Welcome to comfortable coastal living in the Seabreeze Cove Plan, a thoughtfully designed home that makes the most of every square foot. This bright, open-concept layout centers around an inviting great room that flows seamlessly into the dining area and modern kitchen all with beautiful tile floors—perfect for both entertaining and everyday living. The kitchen features quartz countertops and stainless-steel appliances, offering a clean, contemporary look. Off the kitchen is a separate laundry room that leads to your 2 car garage. The split-bedroom floor plan provid

Key facts

• Quartz countertops
• Open concept layout
• 0.23 acre lot

Tags

• BRAND NEW CONSTRUCTION
• OPEN CONCEPT LAYOUT
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SEPARATE LAUNDRY ROOM
• SPLIT BEDROOM FLOOR PLAN

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Association amenities include boat dock and boat ramp; Community is non-gated with street lights

Exterior

• Parking: Attached garage; 2 garage spaces; Driveway; Paved parking; Garage door opener
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story; Entry level 1; New construction; West-facing front
• Construction: Block, concrete, and stucco construction; Shingle roof
• Exterior features: Patio; Security/high-impact doors; East exposure; Rectangular lot; Paved public road; Lot dimensions approximately 80 x 125

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Water purifier
• Bedrooms: Bedroom (14 x 12); Bedroom (11 x 12); Master bedroom (15 x 12)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Breakfast bar; Family/Dining room; Kitchen island; Living/Dining room; Shower only (separate shower); Cable TV; Vaulted ceilings; Walk-in closets; Split bedrooms; Single hung windows; Impact glass windows; Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $297k.

Deal economics

• At list price, monthly cash flow is $-81 ($-976/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (28.7% below list).
• Recommended offer: $212k (28.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 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).

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 51 days — a 3% lower offer ($288k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $11k; list at $297k implies a 2654% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,171 (28.7% 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 51 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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: 0.71% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.17%
• DSCR: 0.95
• GRM: 11.7

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: -21.2%
• Equity multiple: 0.28×
• Total profit: $-59,742
• Equity at exit: $44,343

10-year hold

• IRR: -22.2%
• Equity multiple: -0.00×
• Total profit: $-83,337
• Equity at exit: $25,714

Cash invested: $83,272 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,122 high
• Mortgage (P&I): −$1,560
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-81

Break-even live

Break-even rent $2,225

Max offer price $283,028

Occupancy floor 99%

Sensitivity live

Price	-10% $87	-5% $3	+0% $-81	+5% $-166	+10% $-250
Rent	-10% $-249	-5% $-165	+0% $-81	+5% $2	+10% $86
Rate	-1.0pp $68	-0.5pp $-6	base $-81	+0.5pp $-158	+1.0pp $-237

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: $74,350
• Closing costs: $8,922
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1411 NW 9th Ave Cape Coral, FL	4.0	2.0	1760	$2,150	$1.22	16d	1	0.18mi
1406 NW 8th Pl Cape Coral, FL	3.0	2.0	1403	$1,855	$1.32	25d	1	0.20mi
1120 NW 11th Pl Cape Coral, FL	3.0	2.0	1528	$1,816	$1.19	16d	1	0.41mi
1156 NW 5th Pl Cape Coral, FL	3.0	2.0	1458	$1,695	$1.16	21d	1	0.59mi
521 NW 14th Ter Cape Coral, FL	4.0	2.0	1737	$1,821	$1.05	5d	1	0.61mi
1618 NW 5th Pl Cape Coral, FL	4.0	3.0	1765	$3,300	$1.87	25d	1	0.66mi
1426 NW 12th St Cape Coral, FL	3.0	2.0	1455	$1,699	$1.17	23d	1	0.69mi
1426 NW 12th St Cape Coral, FL	3.0	2.0	1455	$1,699	$1.17	16d	1	0.69mi
1426 NW 12th St Cape Coral, FL	3.0	2.0	1455	$1,699	$1.17	12d	1	0.69mi
411 NW 13th St Cape Coral, FL	3.0	2.0	1408	$2,035	$1.45	5d	1	0.72mi
1917 NW 12th Ave Cape Coral, FL	3.0	2.0	1528	$2,200	$1.44	25d	1	0.75mi
1143 NW 4th Pl Cape Coral, FL	3.0	2.0	1399	$1,750	$1.25	5d	1	0.77mi
1212 Chiquita Blvd N Cape Coral, FL	3.0	2.0	1672	$2,100	$1.26	25d	1	0.78mi
910 NW 8th Ter Cape Coral, FL	3.0	2.0	1619	$2,100	$1.30	18d	1	0.78mi
1012 NW 15th Ave Cape Coral, FL	3.0	2.0	1805	$1,985	$1.10	25d	1	0.81mi
1834 NW 6th Ave Cape Coral, FL	3.0	2.0	1200	$1,530	$1.27	23d	1	0.85mi
1834 NW 6th Ave Cape Coral, FL	3.0	2.0	1200	$1,575	$1.31	25d	1	0.85mi
1831 NW 6th Ave Cape Coral, FL	4.0	2.0	1833	$1,795	$0.98	4d	1	0.86mi
2000 NW 7th Ave Cape Coral, FL	4.0	2.0	1708	$1,950	$1.14	16d	1	0.87mi
2000 NW 7th Ave Cape Coral, FL	4.0	2.0	1708	$1,950	$1.14	25d	1	0.87mi
526 NW 9th St Cape Coral, FL	4.0	2.0	1800	$2,100	$1.17	5d	1	0.87mi
916 NW 15th Ave Cape Coral, FL	3.0	2.0	1458	$1,890	$1.30	5d	1	0.88mi
2103 NW 10th Ave Cape Coral, FL	3.0	2.0	1455	$2,200	$1.51	25d	1	0.89mi
1026 NW 21st Ter Cape Coral, FL	4.0	2.0	1760	$1,825	$1.04	5d	1	0.92mi
1427 NW 20th St Cape Coral, FL	4.0	2.0	1617	$1,895	$1.17	18d	1	0.96mi
1731 NW 14th St Cape Coral, FL	4.0	2.0	1337	$1,866	$1.40	5d	1	0.99mi
1023 NW 22nd Ter Cape Coral, FL	3.0	2.0	1469	$1,831	$1.25	16d	1	1.07mi
1818 Diplomat Pkwy W Cape Coral, FL	4.0	2.0	1787	$2,025	$1.13	25d	1	1.09mi
318 NW 8th Ter Cape Coral, FL	3.0	2.0	1500	$1,900	$1.27	5d	1	1.09mi
1822 Diplomat Pkwy W Cape Coral, FL	4.0	2.0	1787	$2,145	$1.20	25d	1	1.10mi
2227 NW 11th Ct Cape Coral, FL	4.0	2.0	1650	$1,895	$1.15	25d	1	1.11mi
419 NW 7th Ter Cape Coral, FL	3.0	2.0	1161	$4,500	$3.88	5d	1	1.11mi
2014 NW 16th Pl Cape Coral, FL	4.0	2.0	1712	$1,701	$0.99	16d	1	1.12mi
1137 NW 19th Ave Cape Coral, FL	4.0	2.0	1771	$2,215	$1.25	16d	1	1.14mi
2308 NW 9th Ave Cape Coral, FL	4.0	3.0	1683	$2,200	$1.31	25d	1	1.15mi
101 NW 13th St Cape Coral, FL	3.0	2.0	1557	$2,150	$1.38	25d	1	1.15mi
1140 NW 1st Ave Cape Coral, FL	3.0	2.0	1452	$1,850	$1.27	16d	1	1.18mi
1140 NW 1st Ave Cape Coral, FL	3.0	2.0	1452	$1,850	$1.27	25d	1	1.18mi
217 NW 9th St Cape Coral, FL	3.0	2.0	1756	$2,271	$1.29	5d	1	1.18mi
1809 NW 17th Ter Cape Coral, FL	3.0	2.0	1750	$1,980	$1.13	25d	1	1.18mi

Listing history 22 events

1. 2026-06-22
   days on market $297,400 Active 51 DOM
2. 2026-06-17
   days on market $297,400 Active 47 DOM
3. 2026-06-16
   days on market $297,400 Active 46 DOM
4. 2026-06-15
   days on market $297,400 Active 45 DOM
5. 2026-06-13
   days on market $297,400 Active 43 DOM
6. 2026-06-10
   days on market $297,400 Active 40 DOM
7. 2026-06-09
   days on market $297,400 Active 39 DOM
8. 2026-06-08
   days on market $297,400 Active 38 DOM
9. 2026-06-07
   days on market $297,400 Active 37 DOM
10. 2026-06-03
    days on market $297,400 Active 33 DOM
11. 2026-06-02
    days on market $297,400 Active 32 DOM
12. 2026-06-01
    days on market $297,400 Active 31 DOM
13. 2026-05-31
    days on market $297,400 Active 30 DOM
14. 2026-05-13
    price $297,400
15. 2026-05-01
    listed $297,900 Active
16. 2020-07-22
    soldstatus $10,800
17. 2011-08-12
    soldstatus $61,500
18. 2011-08-12
    soldstatus $390,900
19. 2009-04-17
    soldstatus $11,500
20. 2007-04-10
    soldstatus $16,000
21. 1986-11-01
    soldstatus $8,500
22. 1986-07-01
    soldstatus $8,200

ⓘ 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: $888 · $74/mo
• Projected year-2 tax: $2,468 · $206/mo
• Expected delta: +$1,581/yr (+$132/mo · 178.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $25,461
• − Mortgage interest: −$16,659
• − Property taxes: −$888
• − Insurance: −$1,487
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − Depreciation: −$8,652
• Taxable loss: −$6,299
• Est. tax savings @ 24.0%: +$1,512
• After-tax cash flow: $535/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

+3526.8% since first listed

9 events — show timeline

• 2026-05-13 Price Changed $297,400 FORTMLS
• 2026-05-01 Listed $297,900 FORTMLS
• 2020-07-22 Sold (Public Records) $10,800 Public Records
• 2011-08-12 Sold (Public Records) $390,900 Public Records
• 2011-08-12 Sold (Public Records) $61,500 Public Records
• 2009-04-17 Sold (Public Records) $11,500 Public Records
• 2007-04-10 Sold (Public Records) $16,000 Public Records
• 1986-11-01 Sold (Public Records) $8,500 Public Records
• 1986-07-01 Sold (Public Records) $8,200 Public Records

Property tax history

+11.4%/yr

Latest (2025): $888 · +13.8% YoY. Source: county tax records.