2113 NW 22nd Ave · Cape Coral, FL 33993

$279,895

3 bd · 2.0 ba · 1,644 sqft · SingleFamily public records · 137 Days on market

Built 1992 10,018 sqft lot Est $337k · 17% under ↓ 3% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Pride in ownership of this home. Mr & Mrs clean are the owners and it shows, they are the original owners. This 3 Bedroom 2 Bathroom 2 car garage with den could be converted into a fourth bedroom. This is a great opportunity for a larger family two bedrooms down stairs, master and den / fourth bedroom upstairs. This is a very large home with room to grow and entertain. The roof was replaced in 2017 Metal, the Air Handler is newer and water heater was 2024. There is plenty of room in the back yard for family functions or to put a pool in. This is a must see pride of ownership is here and it shows. Seller also willing to give a 1 yr Home Warranty through 3rd party (all major Appliances

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1992

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee listed

Exterior

• Parking: Attached garage with 2 covered spaces; Driveway; Paved parking; Garage door opener
• Security: Smoke detector(s)
• Utilities: Cable available; Septic tank (assessment unpaid); Well water (assessment unpaid); Electric service
• Home design: Two-story property; Metal roof; Aluminum siding and wood frame construction; Zoned R1
• Construction: Built with aluminum siding and wood frame; Metal roof
• Exterior features: Lanai; Porch; Screened porch; Manual shutters; Smoke detector(s); Rectangular lot; Public maintained road; Lot exposures to the east; Faces west; Resale condition

Interior

• Kitchen: Electric cooktop; Range; Microwave; Dishwasher; Refrigerator; Freezer
• Bedrooms: Includes a den; Includes a loft; Screened porch (room type listed)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Separate/formal dining room; Dual sinks; Living/dining room; Pantry; Tub with shower; Cable TV; Loft; Single-hung windows with shutters; Unfurnished
• Laundry & utility: Washer and dryer; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $56 ($674/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 $224k (20.0% below list).
• Recommended offer: $224k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Market conditions: Rents falling (-5.5%/yr); 2652 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $8k 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 137 days — a 12% lower offer ($246k) 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.

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 $223,909 (20.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.80% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.86%
• DSCR: 1.04
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $337,020
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2151 NW 24th Ave	0.24mi	3/2.0	1,687 (+3%)	1mo	$345,000	$205	83
2128 NW 24th Ave	0.24mi	3/2.0	1,672 (+2%)	4mo	$305,000	$182	83
1840 NW 19th Ave	0.42mi	3/2.0	1,469 (-11%)	1mo	$304,990	$208	62
2517 NW 19th Pl	0.58mi	3/2.0	1,487 (-10%)	1mo	$275,000	$185	56
1807 NW 22nd Ave	0.37mi	4/2.0 (+1)	1,828 (+11%)	6mo	$324,999	$178	54
2608 NW 22nd St	0.60mi	3/2.0	1,761 (+7%)	7mo	$380,000	$216	54
2311 NW 18th Ave	0.56mi	3/2.0	1,458 (-11%)	3mo	$267,000	$183	52
1801 NW 21st Ave	0.48mi	3/2.0	1,400 (-15%)	1mo	$307,000	$219	52
2505 NW 19th Pl	0.54mi	4/2.0 (+1)	1,800 (+10%)	3mo	$489,900	$272	51
2324 NW 25th St	0.49mi	4/2.0 (+1)	1,426 (-13%)	1mo	$302,490	$212	49
1809 NW 27th Ave	0.68mi	3/2.0	1,433 (-13%)	4mo	$282,500	$197	44
1801 NW 17th Ter	0.62mi	4/3.0 (+1)	1,818 (+11%)	1mo	$343,500	$189	44

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: -18.0%
• Equity multiple: 0.38×
• Total profit: $-48,443
• Equity at exit: $41,733

10-year hold

• IRR: -16.5%
• Equity multiple: 0.19×
• Total profit: $-63,353
• Equity at exit: $24,200

Cash invested: $78,371 (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: 2652
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,239 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$128 /mo · $1,540/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $56

Break-even live

Break-even rent $2,168

Max offer price $279,895

Occupancy floor 92%

Sensitivity live

Price	-10% $215	-5% $135	+0% $56	+5% $-23	+10% $-102
Rent	-10% $-121	-5% $-32	+0% $56	+5% $145	+10% $233
Rate	-1.0pp $197	-0.5pp $127	base $56	+0.5pp $-16	+1.0pp $-90

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: $69,974
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2105 NW 22nd Ave Cape Coral, FL	4.0	2.0	1833	$2,265	$1.24	16d	1	0.03mi
2152 NW 22nd Pl Cape Coral, FL	3.0	2.0	1418	$2,550	$1.80	12d	1	0.19mi
1903 NW 22nd Ave Cape Coral, FL	4.0	2.0	1984	$2,200	$1.11	25d	1	0.22mi
1821 NW 23rd Ave Cape Coral, FL	3.0	2.0	1876	$1,856	$0.99	15d	1	0.29mi
2216 NW 18th Ter Cape Coral, FL	3.0	2.0	1548	$1,816	$1.17	16d	1	0.34mi
2001 NW 25th Ave Cape Coral, FL	3.0	2.0	1887	$2,500	$1.32	25d	1	0.37mi
2124 NW 18th Ave Cape Coral, FL	3.0	2.0	1556	$2,000	$1.29	20d	1	0.50mi
1823 NW 19th Ave Cape Coral, FL	4.0	2.0	1712	$1,850	$1.08	25d	1	0.50mi
2423 NW 19th Pl Cape Coral, FL	4.0	2.0	1829	$1,761	$0.96	11d	1	0.54mi
2206 NW 17th Pl Cape Coral, FL	4.0	2.0	1779	$2,075	$1.17	25d	1	0.59mi
1809 NW 17th Ter Cape Coral, FL	3.0	2.0	1750	$1,980	$1.13	25d	1	0.60mi
2027 NW 17th St Cape Coral, FL	4.0	2.0	2000	$2,450	$1.23	25d	1	0.61mi
2507 NW 25th St Cape Coral, FL	4.0	2.0	1842	$2,200	$1.19	16d	1	0.62mi
2511 NW 25th St Cape Coral, FL	4.0	2.0	1842	$2,200	$1.19	16d	1	0.63mi
2302 NW 27th Ave Cape Coral, FL	3.0	2.0	2136	$1,691	$0.79	22d	1	0.65mi
2329 NW 27th Ave Cape Coral, FL	3.0	2.0	1761	$2,300	$1.31	17d	1	0.69mi
2014 NW 16th Pl Cape Coral, FL	4.0	2.0	1712	$1,701	$0.99	15d	1	0.69mi
2538 NW 24th Pl Cape Coral, FL	4.0	2.0	1565	$1,950	$1.25	4d	1	0.71mi
1907 NW 26th St Cape Coral, FL	3.0	2.0	1842	$2,200	$1.19	16d	1	0.77mi
2630 NW 23rd Ave Cape Coral, FL	3.0	2.0	1515	$2,299	$1.52	25d	1	0.79mi
1822 Diplomat Pkwy W Cape Coral, FL	4.0	2.0	1787	$2,145	$1.20	25d	1	0.80mi
1818 Diplomat Pkwy W Cape Coral, FL	4.0	2.0	1787	$2,025	$1.13	25d	1	0.81mi
1719 NW 25th Ln Cape Coral, FL	4.0	2.0	1829	$2,291	$1.25	4d	1	0.87mi
1431 NW 20th Ter Cape Coral, FL	3.0	2.0	2052	$1,775	$0.87	20d	1	0.90mi
1427 NW 20th St Cape Coral, FL	4.0	2.0	1617	$1,895	$1.17	17d	1	0.92mi
1818 NW 27th Ter Cape Coral, FL	4.0	2.0	1665	$1,975	$1.19	4d	1	0.92mi
1926 NW 15th St Cape Coral, FL	3.0	2.0	1461	$2,100	$1.44	11d	1	0.93mi
1840 NW 14th Ter Cape Coral, FL	3.0	2.0	1994	$1,871	$0.94	4d	1	0.95mi
2824 NW 23rd Ave Cape Coral, FL	3.0	2.0	1462	$1,641	$1.12	22d	1	0.96mi
2800 NW 25th Ter Cape Coral, FL	3.0	2.0	1469	$2,000	$1.36	4d	1	0.96mi
2812 NW 25th St Cape Coral, FL	4.0	2.0	1657	$1,950	$1.18	25d	1	0.97mi
2837 NW 24th Ave Cape Coral, FL	3.0	2.0	1286	$4,470	$3.48	25d	1	1.01mi
1731 NW 14th St Cape Coral, FL	4.0	2.0	1337	$1,866	$1.40	4d	1	1.03mi
2838 NW 19th Pl Cape Coral, FL	4.0	2.0	1650	$1,845	$1.12	25d	1	1.04mi
1243 NW 22nd Ave Cape Coral, FL	3.0	2.0	1274	$2,195	$1.72	16d	1	1.04mi
2901 NW 18th Pl Cape Coral, FL	3.0	2.0	1555	$2,190	$1.41	14d	1	1.11mi
1150 NW 19th Pl Cape Coral, FL	4.0	2.0	1833	$1,895	$1.03	3d	1	1.17mi
2837 NW 27th Ave Cape Coral, FL	3.0	2.0	1408	$1,691	$1.20	4d	1	1.17mi
1225 NW 26th Pl Cape Coral, FL	4.0	2.0	1993	$1,995	$1.00	25d	1	1.23mi
1137 NW 19th Ave Cape Coral, FL	4.0	2.0	1771	$2,215	$1.25	15d	1	1.24mi

Listing history 15 events

1. 2026-06-17
   days on market $279,895 Active 137 DOM
2. 2026-06-16
   days on market $279,895 Active 136 DOM
3. 2026-06-15
   days on market $279,895 Active 135 DOM
4. 2026-06-13
   days on market $279,895 Active 133 DOM
5. 2026-06-10
   days on market $279,895 Active 130 DOM
6. 2026-06-09
   days on market $279,895 Active 129 DOM
7. 2026-06-07
   days on market $279,895 Active 127 DOM
8. 2026-06-02
   days on market $279,895 Active 122 DOM
9. 2026-06-01
   days on market $279,895 Active 121 DOM
10. 2026-06-01
    days on market $279,895 Active 120 DOM
11. 2026-05-22
    price $279,895
12. 2026-04-23
    status Active
13. 2026-04-15
    status Pending
14. 2026-02-04
    price $289,895
15. 2026-01-23
    listed $289,900 Active

ⓘ 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: $1,540 · $128/mo
• Projected year-2 tax: $2,323 · $194/mo
• Expected delta: +$783/yr (+$65/mo · 50.9%)

ⓘ 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 (shaded) · 67% 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: $26,869
• − Mortgage interest: −$15,678
• − Property taxes: −$1,540
• − Insurance: −$1,399
• − Repairs & maintenance: −$2,150
• − Management: −$2,150
• − Depreciation: −$8,142
• Taxable loss: −$4,190
• Est. tax savings @ 24.0%: +$1,006
• After-tax cash flow: $1,679/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

-3.5% since first listed

5 events — show timeline

• 2026-05-22 Price Changed $279,895 FORTMLS
• 2026-04-23 Relisted — FORTMLS
• 2026-04-15 Pending — FORTMLS
• 2026-02-04 Price Changed $289,895 FORTMLS
• 2026-01-23 Listed $289,900 FORTMLS

Property tax history

+5.1%/yr

Latest (2025): $1,540 · +9.8% YoY. Source: county tax records.