19 NW 7th Ter · Cape Coral, FL 33993

$374,520

4 bd · 2.0 ba · 1,499 sqft · Land · 48 Days on market

Built 2026 10,454 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 +7.5/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.2/10.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME TO YOUR NEW DR HORTON HOME!! This is our appealing one-story, open concept, 1499 sqft FREEPORT II Floorplan featuring 4 bedrooms, 2 bathrooms, 2-car garage, concrete block construction. This home is on a beautiful lot located in Cape Coral WITH ALL ASSESSMENTS PAID. This home boasts Impact Glass, Designer cabinets and quartz countertops in both the kitchen and baths. Experience the timeless beauty and durability of RevWood laminated wood floors featured throughout the home, modern flat stock trim and baseboards, all stainless kitchen appliances including refrigerator, paver driveways and patio, irrigation system, and garage door openers. Be wowed by the INCLUDED "home-is-connected" package and our full builder's warranty! This is why owning a brand-new home from America's largest builder is going to be your best option. These homes move quickly so don't miss out.

Key facts

• Quartz countertops
• Open concept
• Designer cabinets

Tags

• OPEN CONCEPT
• IMPACT GLASS
• DESIGNER CABINETS
• QUARTZ COUNTERTOPS
• REVWOOD LAMINATED WOOD FLOORS
• MODERN FLAT STOCK TRIM

Property features AI

Finance

• Other: Lot is regular and measured by survey; Lot dimensions approx. 80 x 125 (total area 0.24 acres); Irrigation assessment paid; Canal width: None
• HOA & community: No HOA maintenance; No community amenities; Community type: See remarks

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Security: Impact resistant doors
• Utilities: Water assessment paid; Sewer assessment paid; Cable available
• Home design: Residential single-family home; 1-story / ranch; North rear exposure; Located in Cape Coral development
• Construction: Concrete block construction; Shingle roof; Built in 2026
• Exterior features: Automatic sprinkler system; Single hung windows; Impact resistant doors; Stone exterior finish

Interior

• Kitchen: Cooktop (electric); Dishwasher; Microwave; Refrigerator/Freezer; Pantry
• Bedrooms: 4 bedrooms; Master bedroom on the ground level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Cable prewire; Pantry; Walk-in closet; Great room floor plan; Laundry in residence; Unfurnished
• Laundry & utility: Laundry inside the residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $375k.

Deal economics

• At list price, monthly cash flow is $-459 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (21.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (38.0% below list).
• Recommended offer: $232k (38.0% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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 21d 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 ($91k/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

• It's been on market 48 days — a 3% lower offer ($363k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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: 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 $232,328 (38.0% 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 48 days. Have you received any prior offers? Is the seller open to a 38% 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: 0.62% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.25%
• DSCR: 0.77
• GRM: 13.4

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: -28.2%
• Equity multiple: 0.08×
• Total profit: $-96,881
• Equity at exit: $55,842

10-year hold

• IRR: -41.2%
• Equity multiple: -0.42×
• Total profit: $-148,915
• Equity at exit: $32,382

Cash invested: $104,866 (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: 13.4×

Monthly cashflow live

• Estimated rent: $2,323 high
• Mortgage (P&I): −$1,964
• Tax from tax record: −$174 /mo · $2,093/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-459

Break-even live

Break-even rent $2,904

Max offer price $293,424

Occupancy floor —

Sensitivity live

Price	-10% $-247	-5% $-353	+0% $-459	+5% $-565	+10% $-671
Rent	-10% $-643	-5% $-551	+0% $-459	+5% $-367	+10% $-276
Rate	-1.0pp $-270	-0.5pp $-364	base $-459	+0.5pp $-556	+1.0pp $-655

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: $93,630
• Closing costs: $11,236
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
227 Tropicana Pkwy W Cape Coral, FL	4.0	2.0	1833	$1,995	$1.09	3d	1	0.15mi
217 NW 9th St Cape Coral, FL	3.0	2.0	1756	$2,271	$1.29	4d	1	0.24mi
639 NE Juanita Pl Cape Coral, FL	3.0	2.0	1116	$1,700	$1.52	21d	1	0.28mi
507 NW 1st Ave Cape Coral, FL	4.0	2.0	1695	$2,395	$1.41	25d	1	0.29mi
213 NW 5th St Cape Coral, FL	4.0	2.0	1809	$2,195	$1.21	4d	1	0.30mi
318 NW 8th Ter Cape Coral, FL	3.0	2.0	1500	$1,900	$1.27	4d	1	0.31mi
419 NW 7th Ter Cape Coral, FL	3.0	2.0	1161	$4,500	$3.88	4d	1	0.37mi
222 NW 4th Ter Cape Coral, FL	4.0	2.0	1695	$2,450	$1.45	25d	1	0.40mi
1113 NW 1st Ave Cape Coral, FL	3.0	2.0	1286	$1,626	$1.26	4d	1	0.52mi
526 NW 9th St Cape Coral, FL	4.0	2.0	1800	$2,100	$1.17	4d	1	0.56mi
224 NW 2nd Pl Cape Coral, FL	3.0	2.0	1733	$2,750	$1.59	25d	1	0.60mi
1140 NW 1st Ave Cape Coral, FL	3.0	2.0	1452	$1,850	$1.27	25d	1	0.62mi
1140 NW 1st Ave Cape Coral, FL	3.0	2.0	1452	$1,850	$1.27	15d	1	0.62mi
1143 NW 4th Pl Cape Coral, FL	3.0	2.0	1399	$1,750	$1.25	4d	1	0.70mi
204 NW 1st St Cape Coral, FL	4.0	3.0	1826	$2,300	$1.26	4d	1	0.75mi
409 Tropicana Pkwy E Cape Coral, FL	4.0	2.0	1695	$2,349	$1.39	25d	1	0.75mi
1109 NE 2nd Pl Cape Coral, FL	3.0	2.0	1272	$1,900	$1.49	25d	1	0.75mi
1217 Santa Barbara Blvd N Cape Coral, FL	3.0	2.0	1790	$2,300	$1.28	25d	1	0.75mi
212 NW 1st St Cape Coral, FL	3.0	2.0	1246	$1,775	$1.42	4d	1	0.76mi
1114 NE 3rd Ave Cape Coral, FL	3.0	2.0	1558	$2,750	$1.77	25d	1	0.78mi
101 NW 13th St Cape Coral, FL	3.0	2.0	1557	$2,150	$1.38	25d	1	0.79mi
186 Tierra De Paz Loop Cape Coral, FL	1.0–3.0	1.0–2.0	935	$2,496	$2.67	3d	153	0.83mi
411 NW 13th St Cape Coral, FL	3.0	2.0	1408	$2,035	$1.45	4d	1	0.83mi
1156 NW 5th Pl Cape Coral, FL	3.0	2.0	1458	$1,695	$1.16	21d	1	0.85mi
626 NW 2nd Ln Cape Coral, FL	3.0	2.0	1272	$2,200	$1.73	17d	1	0.92mi
626 NW 2nd Ln Cape Coral, FL	3.0	2.0	1272	$2,200	$1.73	25d	1	0.92mi
910 NW 8th Ter Cape Coral, FL	3.0	2.0	1619	$2,100	$1.30	17d	1	0.96mi
1322 NE 2nd Pl Cape Coral, FL	3.0	2.0	1666	$1,900	$1.14	25d	1	0.99mi
526 NW 1st Ln Cape Coral, FL	4.0	2.0	1793	$2,000	$1.12	25d	1	1.01mi
521 NW 14th Ter Cape Coral, FL	4.0	2.0	1737	$1,821	$1.05	4d	1	1.05mi
1221 NE 4th Ave Cape Coral, FL	3.0	2.0	1614	$1,995	$1.24	15d	1	1.07mi
1228 NE 4th Pl Cape Coral, FL	3.0	2.0	1860	$2,500	$1.34	25d	1	1.10mi
306 NE 14th Ter Cape Coral, FL	3.0	2.0	1410	$1,595	$1.13	12d	1	1.11mi
1001 NE 6th Ave Cape Coral, FL	3.0	2.0	1416	$4,410	$3.11	25d	1	1.12mi
1206 NE 5th Pl Cape Coral, FL	3.0	2.0	1176	$1,805	$1.53	25d	1	1.14mi
134 SE 1st Ave Cape Coral, FL	3.0	2.0	1680	$2,331	$1.39	4d	1	1.17mi
149 Santa Barbara Blvd S Cape Coral, FL	3.0	2.0	1250	$1,520	$1.22	25d	1	1.19mi
142 SE 1st Ave Cape Coral, FL	3.0	2.0	1554	$1,900	$1.22	16d	1	1.20mi
1105 NE 6th Pl Cape Coral, FL	3.0	2.0	1505	$1,999	$1.33	25d	1	1.22mi
159 SE Santa Barbara Pl Cape Coral, FL	3.0	2.0	1412	$2,250	$1.59	25d	1	1.22mi

Listing history 27 events

1. 2026-06-22
   days on market $374,520 Active 48 DOM
2. 2026-06-17
   days on market $374,520 Active 44 DOM
3. 2026-06-16
   days on market $374,520 Active 43 DOM
4. 2026-06-15
   days on market $374,520 Active 42 DOM
5. 2026-06-13
   days on market $374,520 Active 40 DOM
6. 2026-06-10
   days on market $374,520 Active 37 DOM
7. 2026-06-09
   days on market $374,520 Active 36 DOM
8. 2026-06-08
   days on market $374,520 Active 35 DOM
9. 2026-06-07
   days on market $374,520 Active 34 DOM
10. 2026-06-03
    days on market $374,520 Active 30 DOM
11. 2026-06-02
    days on market $374,520 Active 29 DOM
12. 2026-06-01
    days on market $374,520 Active 28 DOM
13. 2026-05-31
    days on market $374,520 Active 27 DOM
14. 2026-05-05
    listed $374,520 Active 893-char remark

    Show marketing remark (893 chars)

    WELCOME TO YOUR NEW DR HORTON HOME!! This is our appealing one-story, open concept, 1499 sqft FREEPORT II Floorplan featuring 4 bedrooms, 2 bathrooms, 2-car garage, concrete block construction. This home is on a beautiful lot located in Cape Coral WITH ALL ASSESSMENTS PAID. This home boasts Impact Glass, Designer cabinets and quartz countertops in both the kitchen and baths. Experience the timeless beauty and durability of RevWood laminated wood floors featured throughout the home, modern flat stock trim and baseboards, all stainless kitchen appliances including refrigerator, paver driveways and patio, irrigation system, and garage door openers. Be wowed by the INCLUDED "home-is-connected" package and our full builder's warranty! This is why owning a brand-new home from America's largest builder is going to be your best option. These homes move quickly so don't miss out.

15. 2026-05-04
    listed $374,520 Active
16. 2026-03-10
    soldstatus $609,000
17. 2021-07-29
    soldstatus $40,000 Closed 282-char remark

    Show marketing remark (282 chars)

    The 10000 sq-ft flat land located in desirable neighborhood in the center of Cape Coral. City water and sewer. Not in flood zone; No require flood insurance. Build your dream home here. The Walmart, ALDI, Publix, Sam's Club, restaurants, parks, senior center and schools are nearby.

18. 2021-07-28
    soldstatus $40,000
19. 2021-06-14
    status Pending 282-char remark

    Show marketing remark (282 chars)

    The 10000 sq-ft flat land located in desirable neighborhood in the center of Cape Coral. City water and sewer. Not in flood zone; No require flood insurance. Build your dream home here. The Walmart, ALDI, Publix, Sam's Club, restaurants, parks, senior center and schools are nearby.

20. 2021-06-14
    listed $43,000 Active 282-char remark

    Show marketing remark (282 chars)

    The 10000 sq-ft flat land located in desirable neighborhood in the center of Cape Coral. City water and sewer. Not in flood zone; No require flood insurance. Build your dream home here. The Walmart, ALDI, Publix, Sam's Club, restaurants, parks, senior center and schools are nearby.

21. 2019-11-05
    historical
22. 2019-03-20
    price $32,000
23. 2018-11-05
    listed $30,000 Active
24. 2018-05-21
    soldstatus $25,000
25. 2018-05-14
    soldstatus $6,048
26. 2018-05-11
    soldstatus $6,048
27. 2018-05-09
    soldstatus $5,500

ⓘ 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: $2,093 · $174/mo
• Projected year-2 tax: $3,109 · $259/mo
• Expected delta: +$1,016/yr (+$85/mo · 48.5%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 9% 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: $27,879
• − Mortgage interest: −$20,979
• − Property taxes: −$2,093
• − Insurance: −$1,873
• − Repairs & maintenance: −$2,230
• − Management: −$2,230
• − Depreciation: −$10,895
• Taxable loss: −$12,421
• Est. tax savings @ 24.0%: +$2,981
• After-tax cash flow: $-2,528/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

+6709.5% since first listed

14 events — show timeline

• 2026-05-05 Listed $374,520 Zillow
• 2026-05-04 Listed $374,520 NAPLESMLS
• 2026-03-10 Sold (Public Records) $609,000 Public Records
• 2021-07-29 Sold (MLS) $40,000 FORTMLS
• 2021-07-28 Sold (Public Records) $40,000 Public Records
• 2021-06-14 Pending — FORTMLS
• 2021-06-14 Listed $43,000 FORTMLS
• 2019-11-05 Listing Removed — FORTMLS
• 2019-03-20 Price Changed $32,000 FORTMLS
• 2018-11-05 Listed $30,000 FORTMLS
• 2018-05-21 Sold (Public Records) $25,000 Public Records
• 2018-05-14 Sold (Public Records) $6,048 Public Records
• 2018-05-11 Sold (Public Records) $6,048 Public Records
• 2018-05-09 Sold (Public Records) $5,500 Public Records

Property tax history

+20.5%/yr

Latest (2025): $2,093 · +9.8% YoY. Source: county tax records.