1716 SW 3rd Pl · Cape Coral, FL 33991

$225,000

3 bd · 2.0 ba · 2,048 sqft · SingleFamily public records · 6 Days on market

Built 2006 9,975 sqft lot Est $397k · 43% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• 1% rule +4.8/10.0
• DSCR +4.5/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +0.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This lovely spacious home has tremendous potential in the heart of Cape Coral, Florida. Close to schools, restaurants, and stores in a fast-growing city. This house would be perfect for any family or even as a rental property. NEW ROOF, 2022 Water Heater, and 2016 AC. A huge master bedroom with a nice sized closet, dual sinks, bathtub, private toilet, and walk-in shower. Two more bedrooms with a ton of space and closets, and close to the shareable guest bathroom with dual sinks and tub/shower. A den with a great view of the front yard. Good sized kitchen with two possible dining areas and breakfast bar making entertaining any get-together easy. Then the living room can be well-lit by the long sliding glass door, leading to your patio where you can relax in the hot tub after a long day. Fenced backyard with mango, tangerine, and banana trees and plenty of room for a pool. This property is a great canvas for you to use your personality and imagination to make this house a place to call home.

Key facts

• 9,975 sq ft lot
• 2 garage spots
• Built 2006

Property features AI

Finance

• Other: Lot is rectangular with paved public-maintained road access; Lot dimensions approximately 80 x 125 (west exposure)
• Financial info: Pets allowed
• HOA & community: Community is non-gated with street lights; Sidewalks in the community

Exterior

• Parking: Attached 2-car garage; Driveway parking; Paved parking
• Utilities: Cable available; Sewer assessment paid; Water assessment paid
• Home design: Single-story home; Entry on level 1; Home faces East; Resale condition
• Construction: Block, concrete and stucco construction; Shingle roof; Built on standard foundation
• Exterior features: Fenced yard; Patio; Lanai; Screened porch; Porch; Patio/porch areas

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level; Den; Screened porch (as an additional room type)
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Arched and single-hung windows; Breakfast bar; Living/dining room; Pantry; Walk-in closets; Split bedrooms; Bathtub; Dual sinks
• Laundry & utility: Washer and dryer inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $61 ($730/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (1.6% below list).
• Recommended offer: $221k (1.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 (-8.6%/yr); 691 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).
• This rent runs 31% of the median local income ($84k/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 $2k of loan paydown is wiped out by about $7k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y ago 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $221,444 (1.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.98% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $397,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1726 Emerald Cove Cir	0.17mi	3/2.0	2,031 (-1%)	0mo	$332,475	$164	90
1217 SW 1st Ave	0.68mi	3/2.0	2,032 (-1%)	1mo	$435,500	$214	66
1409 SW 1st Ave	0.50mi	3/2.0	1,935 (-6%)	4mo	$325,000	$168	64
126 SE 16th Ter	0.57mi	4/2.0 (+1)	2,072 (+1%)	5mo	$290,000	$140	63
1425 SW 4th Pl	0.36mi	4/3.0 (+1)	2,002 (-2%)	11mo	$630,000	$315	62
1401 SW First Ave	0.52mi	4/3.0 (+1)	2,002 (-2%)	7mo	$635,000	$317	57
1400 SW 6th Ave	0.56mi	3/2.0	1,883 (-8%)	9mo	$220,000	$117	53
2135 SW 3rd Pl	0.58mi	3/3.0	2,216 (+8%)	6mo	$345,000	$156	50
327 SW 19th Ln	0.27mi	4/2.0 (+1)	2,319 (+13%)	12mo	$350,000	$151	50
2141 SW 3rd Pl	0.60mi	4/2.0 (+1)	1,853 (-10%)	4mo	$360,000	$194	48
151 SE 19th Ln	0.71mi	3/2.5	1,785 (-13%)	10mo	$447,500	$251	35
2140 SW 5th Ave	0.64mi	4/3.0 (+1)	2,197 (+7%)	19mo	$690,000	$314	34

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: -18.1%
• Equity multiple: 0.38×
• Total profit: $-38,957
• Equity at exit: $33,548

10-year hold

• IRR: -18.4%
• Equity multiple: 0.15×
• Total profit: $-53,542
• Equity at exit: $19,454

Cash invested: $63,000 (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 33991

• Home prices YoY: -27.8%
• Rents YoY: -8.6%
• Active inventory: 691
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,214 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$415 /mo · $4,978/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $61

Break-even live

Break-even rent $2,137

Max offer price $225,000

Occupancy floor 92%

Sensitivity live

Price	-10% $188	-5% $125	+0% $61	+5% $-3	+10% $-66
Rent	-10% $-114	-5% $-27	+0% $61	+5% $148	+10% $236
Rate	-1.0pp $174	-0.5pp $118	base $61	+0.5pp $3	+1.0pp $-57

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1729 SW 3rd Pl Cape Coral, FL	3.0	2.0	1591	$1,895	$1.19	25d	1	0.04mi
1828 SW 3rd Pl Cape Coral, FL	3.0	2.0	1806	$1,911	$1.06	5d	1	0.14mi
1716 SW 1st Ave Cape Coral, FL	3.0	2.0	2090	$2,561	$1.23	15d	1	0.28mi
1327 SW 3rd Ave Cape Coral, FL	3.0	2.0	1882	$2,800	$1.49	25d	1	0.45mi
1817 Santa Barbara Blvd Cape Coral, FL	2.0	2.0	1982	$1,450	$0.73	25d	1	0.45mi
1939 Santa Barbara Blvd Cape Coral, FL	2.0	2.0	2202	$1,600	$0.73	25d	1	0.53mi
119 SE 20th St Cape Coral, FL	3.0	2.0	1672	$1,781	$1.07	18d	1	0.60mi
136 SE 19th Ln Cape Coral, FL	4.0	2.0	2013	$2,500	$1.24	25d	1	0.64mi
130 SW 22nd St Cape Coral, FL	3.0	2.0	1464	$2,495	$1.70	4d	1	0.66mi
138 SE 20th St Cape Coral, FL	3.0	2.0	1946	$3,800	$1.95	25d	1	0.67mi
161 SE 17th St Cape Coral, FL	3.0	3.0	2343	$2,600	$1.11	25d	1	0.67mi
173 SE 16th Ter Cape Coral, FL	4.0	2.0	1828	$2,085	$1.14	4d	1	0.73mi
154 SE 20th St Cape Coral, FL	4.0	2.0	1700	$4,955	$2.91	25d	1	0.73mi
205 SE 18th St Cape Coral, FL	3.0	2.0	1404	$2,100	$1.50	5d	1	0.73mi
208 SE 17th St Cape Coral, FL	3.0	2.0	1519	$1,849	$1.22	25d	1	0.74mi
2227 SW 5th Ave Cape Coral, FL	3.0	2.0	1485	$2,000	$1.35	5d	1	0.75mi
1510 SW 8th Pl Cape Coral, FL	3.0	2.0	1524	$2,400	$1.57	3d	1	0.79mi
614 SW 22nd Ter Cape Coral, FL	3.0	2.0	2017	$1,881	$0.93	25d	1	0.82mi
220 SE 14th Ter Cape Coral, FL	4.0	2.0	1828	$1,721	$0.94	5d	1	0.82mi
626 SW 22nd Ter Cape Coral, FL	3.0	2.0	1629	$1,725	$1.06	5d	1	0.84mi
2112 SW 8th Pl Cape Coral, FL	3.0	2.0	1580	$2,100	$1.33	25d	1	0.84mi
710 SW 12th St Cape Coral, FL	4.0	2.0	1828	$1,716	$0.94	5d	1	0.87mi
1312 SE 2nd Pl Cape Coral, FL	3.0	2.0	2344	$1,395	$0.60	25d	1	0.88mi
314 SE 15th Ter Cape Coral, FL	4.0	2.0	2010	$3,000	$1.49	25d	1	0.89mi
401 SE 18th St Cape Coral, FL	3.0	2.0	1744	$1,645	$0.94	5d	1	0.90mi
1713 SW 10th Pl Cape Coral, FL	3.0	2.0	1704	$1,850	$1.09	25d	1	0.96mi
1201 SW 8th Pl Cape Coral, FL	3.0	2.0	1839	$3,000	$1.63	16d	1	0.98mi
902 SW 21st Ln Cape Coral, FL	3.0	2.0	1656	$1,795	$1.08	13d	1	0.99mi
1710 SW 10th Pl Cape Coral, FL	3.0	2.0	1993	$1,999	$1.00	16d	1	1.00mi
417 SE 21st Ter Cape Coral, FL	3.0	2.0	1418	$2,400	$1.69	23d	1	1.07mi
625 SW 25th Ter Cape Coral, FL	3.0	2.0	1756	$2,296	$1.31	5d	1	1.08mi
1218 SW 9th Ct Cape Coral, FL	3.0	2.0	1476	$2,850	$1.93	3d	1	1.12mi
1218 SW 9th Ct Cape Coral, FL	3.0	2.0	1476	$2,850	$1.93	5d	1	1.12mi
1409 SW 11th Pl Cape Coral, FL	4.0	2.0	1499	$1,790	$1.19	23d	1	1.13mi
509 SE 21st St Cape Coral, FL	3.0	2.0	2471	$3,500	$1.42	25d	1	1.14mi
1403 SE 5th Pl Cape Coral, FL	3.0	2.0	1477	$2,200	$1.49	25d	1	1.18mi
604 SW 26th St Cape Coral, FL	3.0	2.0	1684	$1,950	$1.16	18d	1	1.19mi
604 SW 26th St Cape Coral, FL	3.0	2.0	1684	$2,199	$1.31	25d	1	1.19mi
409 SW 8th St Cape Coral, FL	4.0	2.0	2108	$3,500	$1.66	18d	1	1.19mi
916 SW 24th St Cape Coral, FL	4.0	2.0	2260	$2,749	$1.22	25d	1	1.19mi

Listing history 18 events

1. 2026-05-12
   status Pending
2. 2026-05-05
   listed $225,000 Active
3. 2024-08-02
   historical
4. 2024-07-23
   listed $410,000 Active
5. 2023-07-31
   soldstatus $385,000 Closed 1004-char remark

   Show marketing remark (1004 chars)

   This lovely spacious home has tremendous potential in the heart of Cape Coral, Florida. Close to schools, restaurants, and stores in a fast-growing city. This house would be perfect for any family or even as a rental property. NEW ROOF, 2022 Water Heater, and 2016 AC. A huge master bedroom with a nice sized closet, dual sinks, bathtub, private toilet, and walk-in shower. Two more bedrooms with a ton of space and closets, and close to the shareable guest bathroom with dual sinks and tub/shower. A den with a great view of the front yard. Good sized kitchen with two possible dining areas and breakfast bar making entertaining any get-together easy. Then the living room can be well-lit by the long sliding glass door, leading to your patio where you can relax in the hot tub after a long day. Fenced backyard with mango, tangerine, and banana trees and plenty of room for a pool. This property is a great canvas for you to use your personality and imagination to make this house a place to call home.

6. 2023-07-04
   status Pending 1004-char remark

   Show marketing remark (1004 chars)

   This lovely spacious home has tremendous potential in the heart of Cape Coral, Florida. Close to schools, restaurants, and stores in a fast-growing city. This house would be perfect for any family or even as a rental property. NEW ROOF, 2022 Water Heater, and 2016 AC. A huge master bedroom with a nice sized closet, dual sinks, bathtub, private toilet, and walk-in shower. Two more bedrooms with a ton of space and closets, and close to the shareable guest bathroom with dual sinks and tub/shower. A den with a great view of the front yard. Good sized kitchen with two possible dining areas and breakfast bar making entertaining any get-together easy. Then the living room can be well-lit by the long sliding glass door, leading to your patio where you can relax in the hot tub after a long day. Fenced backyard with mango, tangerine, and banana trees and plenty of room for a pool. This property is a great canvas for you to use your personality and imagination to make this house a place to call home.

7. 2023-06-21
   listed $385,000 Active 1004-char remark

   Show marketing remark (1004 chars)

   This lovely spacious home has tremendous potential in the heart of Cape Coral, Florida. Close to schools, restaurants, and stores in a fast-growing city. This house would be perfect for any family or even as a rental property. NEW ROOF, 2022 Water Heater, and 2016 AC. A huge master bedroom with a nice sized closet, dual sinks, bathtub, private toilet, and walk-in shower. Two more bedrooms with a ton of space and closets, and close to the shareable guest bathroom with dual sinks and tub/shower. A den with a great view of the front yard. Good sized kitchen with two possible dining areas and breakfast bar making entertaining any get-together easy. Then the living room can be well-lit by the long sliding glass door, leading to your patio where you can relax in the hot tub after a long day. Fenced backyard with mango, tangerine, and banana trees and plenty of room for a pool. This property is a great canvas for you to use your personality and imagination to make this house a place to call home.

8. 2016-03-01
   price $117,900
9. 2013-09-17
   price $119,900
10. 2012-05-21
    soldstatus $118,000
11. 2012-05-18
    soldstatus $118,000
12. 2009-01-06
    soldstatus $120,000
13. 2008-12-31
    soldstatus $120,000
14. 2005-06-13
    soldstatus $78,000
15. 2005-05-20
    soldstatus $79,900
16. 2005-04-20
    price $83,700
17. 2004-01-20
    soldstatus $20,900
18. 2003-12-17
    soldstatus $14,000

ⓘ 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: $4,978 · $415/mo
• Projected year-2 tax: $4,978 · $415/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 5/10 Major FEMA zone X (unshaded) · 24% 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: $26,573
• − Mortgage interest: −$12,603
• − Property taxes: −$4,978
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,126
• − Management: −$2,126
• − Depreciation: −$6,545
• Taxable loss: −$2,931
• Est. tax savings @ 24.0%: +$703
• After-tax cash flow: $1,434/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): 27,725
• Household income: $84,470
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 760.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 20% Two or more races 14% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Cuban 6%
• Common ancestry: Romanian 5% Lithuanian 3% Italian 3%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 15% Russian/Polish/Slavic 1% Tagalog/Filipino 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: ▼ -108.25%
• Current HPI: 281.0735
• Rent YoY: ▼ -8.55%
• 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

+1507.1% since first listed

18 events — show timeline

• 2026-05-12 Pending — FORTMLS
• 2026-05-05 Listed $225,000 FORTMLS
• 2024-08-02 Listing Removed — FORTMLS
• 2024-07-23 Listed $410,000 FORTMLS
• 2023-07-31 Sold (MLS) $385,000 FORTMLS
• 2023-07-04 Pending — FORTMLS
• 2023-06-21 Listed $385,000 FORTMLS
• 2016-03-01 Price Changed $117,900 FORTMLS
• 2013-09-17 Price Changed $119,900 FORTMLS
• 2012-05-21 Sold (Public Records) $118,000 Public Records
• 2012-05-18 Sold (MLS) $118,000 FORTMLS
• 2009-01-06 Sold (Public Records) $120,000 Public Records
• 2008-12-31 Sold (MLS) $120,000 FORTMLS
• 2005-06-13 Sold (Public Records) $78,000 Public Records
• 2005-05-20 Sold (MLS) $79,900 FORTMLS
• 2005-04-20 Price Changed $83,700 FORTMLS
• 2004-01-20 Sold (Public Records) $20,900 Public Records
• 2003-12-17 Sold (Public Records) $14,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $4,978 · +5.6% YoY. Source: county tax records.