20070 Seagrove St #1907 · Estero, FL 33928

$374,999

4 bd · 2.0 ba · 1,920 sqft · Condo public records · 145 Days on market

Built 2003 $1145/mo HOA · 19% of rent

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Why this score? — see what drove the B- 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 +28.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

This stunning 3-bedroom, 2-bath condominium with a one-car garage offers 1,920 square feet of living space beneath soaring vaulted ceilings, ideally located in the desirable Sabal Palm neighborhood of Grandézza. The open and airy great room provides ample space for both living and dining, featuring wide-plank ceramic tile flooring and oversized sliding glass doors that open to a spacious western-facing lanai with serene lake and golf course views—an ideal setting to enjoy breathtaking Florida sunsets. The adjacent kitchen is thoughtfully designed with white shaker cabinetry, quartz countertops, a breakfast bar, and a full suite of stainless steel appliances. A charming and sun-

Key facts

• Western-facing lanai
• Vaulted ceilings
• $1,145 HOA

Tags

• VAULTED CEILINGS
• CERAMIC TILE FLOORING
• OVERSIZED SLIDING GLASS DOORS
• WESTERN-FACING LANAI
• LAKE AND GOLF COURSE VIEWS
• WHITE SHAKER CABINETRY

Property features AI

Finance

• Other: Subdivision: SABAL PALM (sub-condo); 2 units per floor; 8 units in building; 224 units in complex
• Financial info: Total annual recurring fees reported
• HOA & community: Mandatory HOA; Quarterly HOA fee; Master association fee paid annually; Professional management; HOA maintenance covers cable, irrigation water, lawn/land maintenance, pest control (exterior), sewer, street lights, street maintenance, trash removal, water, legal/accounting, manager, reserves, and security; Community amenities include clubhouse, community pool, spa/hot tub, exercise room, putting green, tennis courts, cabana, bike/jog paths, sidewalks, streetlights, and underground utilities; Community type: gated, golf course, tennis (golf non-equity)

Exterior

• Parking: Attached 1-car garage
• Security: Gated community; Community security included in HOA maintenance
• Utilities: Central water; Central sewer; Electric service
• Home design: Residential property; Low-rise (1–3) carriage/coach building; Built in 2003; Located in the GRANDEZZA development
• Construction: Concrete block construction; Stucco exterior; Tile roof; Built in 2003
• Exterior features: Patio; West rear exposure; Zero lot line; Golf course and lake views

Interior

• Kitchen: Pantry; Breakfast bar; Eat-in kitchen; Dining area open to living; Dishwasher; Range; Microwave; Refrigerator/ice maker
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bathroom with dual sinks and a shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; Closet cabinets; Foyer; High-speed internet available; Pantry; Smoke detectors; Vaulted ceiling; Walk-in closet; Great room; Split-bedroom floor plan; Guest bath
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $375k).
• Recommended offer: $330k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 3.4% in Estero — 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 79/100 on livability (#149 in FL, #2,242 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• 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: Pinewoods Elementary School (math 81% / reading 74%, grade A, #163 of 2,144 statewide, top 8%, 1,089 students, 25% FRL); Lexington Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 1,138 students, 44% FRL); South Fort Myers High School (math 23% / reading 30%, grade F, #489 of 667 statewide, top 74%, 1,917 students, 50% FRL) — zoned schools average 39% FRL vs 57% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-1.4%/yr); 674 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $6,152/mo this rent would consume 72% of the median local household income ($103k/yr) (locally 606% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 145 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $24k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $245k; list at $375k implies a 53% 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 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $329,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.64% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.20%
• DSCR: 1.63
• GRM: 5.1

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $1,039
• Equity at exit: $55,914

10-year hold

• IRR: 5.6%
• Equity multiple: 1.34×
• Total profit: $36,037
• Equity at exit: $32,423

Cash invested: $105,000 (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 33928

• Rents YoY: -1.4%
• Active inventory: 674
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $6,152 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$350 /mo · $4,200/yr
• Insurance: −$156
• HOA: −$1,145
• Vacancy / Maint / Mgmt: −$1,292
• Net cashflow: $1,242

Break-even live

Break-even rent $4,579

Max offer price $374,999

Occupancy floor 75%

Sensitivity live

Price	-10% $1,454	-5% $1,348	+0% $1,242	+5% $1,136	+10% $1,030
Rent	-10% $756	-5% $999	+0% $1,242	+5% $1,485	+10% $1,728
Rate	-1.0pp $1,431	-0.5pp $1,337	base $1,242	+0.5pp $1,145	+1.0pp $1,046

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20051 Seagrove St #1202 Estero, FL	3.0	2.0	1567	$5,995	$3.83	25d	1	0.05mi
20101 Seagrove St #708 Estero, FL	3.0	2.0	1431	$5,995	$4.19	25d	1	0.12mi
20057 Saraceno Dr Estero, FL	3.0	2.0	1848	$7,000	$3.79	25d	1	0.13mi
20053 Saraceno Dr Estero, FL	3.0	2.0	2045	$8,995	$4.40	25d	1	0.13mi
20112 Saraceno Dr Estero, FL	3.0	2.0	2107	$10,750	$5.10	25d	1	0.17mi
20150 Seagrove St #2701 Estero, FL	3.0	2.5	1856	$2,895	$1.56	17d	1	0.23mi
20099 Seadale Ct Estero, FL	3.0	2.0	2079	$5,500	$2.65	25d	1	0.26mi
20187 Buttermere Ct Estero, FL	3.0	3.0	2490	$10,995	$4.42	25d	1	0.41mi
20271 Calice Ct #2304 Estero, FL	3.0	2.0	2009	$10,500	$5.23	25d	1	0.45mi
20240 Burnside Pl #1603 Estero, FL	3.0	2.5	1656	$5,995	$3.62	25d	1	0.48mi
20310 Calice Ct #1202 Estero, FL	3.0	2.0	1569	$5,500	$3.51	25d	1	0.54mi
19520 Highland Oaks Dr Estero, FL	3.0	1.0–2.0	977	$2,720	$2.78	3d	18	0.67mi
12595 Grandezza Cir Estero, FL	3.0	2.0	1649	$10,500	$6.37	25d	1	0.79mi
20092 Palermo Lake Ct Estero, FL	3.0	2.0	1975	$7,995	$4.05	25d	1	0.80mi
20091 Palermo Lake Ct Estero, FL	4.0	2.5	2483	$10,950	$4.41	25d	1	0.83mi
19680 Marino Lake Cir #2404 Miromar Lakes, FL	3.0	3.0	2547	$4,000	$1.57	4d	1	0.95mi
19630 Marino Lake Cir #2703 Miromar Lakes, FL	3.0	3.5	2547	$7,475	$2.93	17d	1	0.97mi
19721 Marino Lake Cir #1002 Miromar Lakes, FL	3.0	2.0	2034	$5,000	$2.46	13d	1	1.01mi
19610 Marino Lake Cir #2904 Miromar Lakes, FL	4.0	3.0	2547	$7,500	$2.94	25d	1	1.02mi
20257 Royal Villagio Ct Estero, FL	2.0–3.0	2.0	1364	$2,300	$1.69	4d	2	1.06mi
20257 Royal Villagio Ct #202 Estero, FL	3.0	2.0	1537	$2,300	$1.50	25d	1	1.06mi
10101 Villagio Palms Way Estero, FL	3.0	2.0–2.5	1732	$2,550	$1.47	4d	2	1.15mi
21489 Sheridan Run Estero, FL	3.0	2.0	1645	$10,000	$6.08	25d	1	1.18mi
20230 Estero Gardens Cir #206 Estero, FL	3.0	2.0	1828	$2,550	$1.39	25d	1	1.22mi
20321 Estero Gardens Cir Estero, FL	2.0–3.0	1.5–2.0	1423	$3,700	$2.60	25d	3	1.29mi
19649 Aqua View Ln Fort Myers, FL	3.0	2.0	2178	$6,000	$2.75	25d	1	1.30mi
19649 Aqua View Ln Fort Myers, FL	3.0	2.0	2178	$8,500	$3.90	17d	1	1.30mi
20651 Wildcat Run Dr #101 Estero, FL	3.0	2.0	1624	$3,495	$2.15	25d	1	1.32mi
20202 Ainsley St Estero, FL	3.0	3.0	2135	$4,200	$1.97	4d	1	1.35mi
10140 North Golden Elm Dr Estero, FL	3.0	2.0	1631	$2,500	$1.53	21d	1	1.36mi
20187 Ainsley St Estero, FL	4.0	3.0	2135	$3,500	$1.64	17d	1	1.38mi
21565 Windham Run Estero, FL	3.0	2.0	1947	$3,000	$1.54	25d	1	1.38mi

HOA detail condo

• Monthly dues: $1,145 · $13,740/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-22
   days on market $374,999 Active 145 DOM
2. 2026-06-17
   days on market $374,999 Active 141 DOM
3. 2026-06-16
   days on market $374,999 Active 140 DOM
4. 2026-06-15
   days on market $374,999 Active 139 DOM
5. 2026-06-13
   pricedays on market $374,999 Active 137 DOM
6. 2026-06-10
   days on market $384,000 Active 134 DOM
7. 2026-06-09
   days on market $384,000 Active 133 DOM
8. 2026-06-07
   days on market $384,000 Active 131 DOM
9. 2026-06-02
   days on market $384,000 Active 126 DOM
10. 2026-06-01
    days on market $384,000 Active 125 DOM
11. 2026-06-01
    days on market $384,000 Active 124 DOM
12. 2026-04-08
    price $384,000
13. 2026-03-03
    price $394,000
14. 2026-01-27
    listed $399,000 Active
15. 2020-12-06
    historical
16. 2020-11-06
    price $289,900
17. 2020-10-07
    price $294,000
18. 2020-08-26
    listed $294,900 Active
19. 2018-01-16
    soldstatus $245,000
20. 2017-06-02
    price $260,000
21. 2017-06-01
    price $255,000
22. 2017-03-31
    price $260,000
23. 2017-03-20
    price $270,000
24. 2013-05-01
    soldstatus $199,000
25. 2012-04-22
    historical
26. 2011-12-11
    listed $211,900
27. 2011-12-10
    historical
28. 2011-04-08
    listed $219,900
29. 2011-03-31
    historical
30. 2010-04-15
    listed $229,900

ⓘ 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: $4,200 · $350/mo
• Projected year-2 tax: $4,200 · $350/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $73,821
• − Mortgage interest: −$21,006
• − Property taxes: −$4,200
• − Insurance: −$1,875
• − Repairs & maintenance: −$5,906
• − Management: −$5,906
• − HOA: −$13,740
• − Depreciation: −$10,909
• Taxable income: $10,280
• Est. tax owed @ 24.0%: −$2,467
• After-tax cash flow: $12,438/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 — Estero

• Score: 79/100
• State rank: #149
• US rank: #2242

Category grades

Amenities F Commute F Cost of living D- Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Estero, FL
• County: Lee County · 788,662 people
• City population: 31,926
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 31,926
• Household income: $102,624
• Rent vs Own: 12.6% rent · 87.4% own
• Severe rent burden: 606.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 7% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -109.49%
• Current HPI: 197.5913
• Rent YoY: ▼ -1.42%
• 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

+67.0% since first listed

19 events — show timeline

• 2026-04-08 Price Changed $384,000 NAPLESMLS
• 2026-03-03 Price Changed $394,000 NAPLESMLS
• 2026-01-27 Listed $399,000 NAPLESMLS
• 2020-12-06 Listing Removed — NAPLESMLS
• 2020-11-06 Price Changed $289,900 NAPLESMLS
• 2020-10-07 Price Changed $294,000 NAPLESMLS
• 2020-08-26 Listed $294,900 NAPLESMLS
• 2018-01-16 Sold (Public Records) $245,000 Public Records
• 2017-06-02 Price Changed $260,000 BEARMLS
• 2017-06-01 Price Changed $255,000 BEARMLS
• 2017-03-31 Price Changed $260,000 BEARMLS
• 2017-03-20 Price Changed $270,000 BEARMLS
• 2013-05-01 Sold (Public Records) $199,000 Public Records
• 2012-04-22 Listing Removed — NAPLESMLS
• 2011-12-11 Listed $211,900 NAPLESMLS
• 2011-12-10 Listing Removed — NAPLESMLS
• 2011-04-08 Listed $219,900 NAPLESMLS
• 2011-03-31 Listing Removed — FORTMLS
• 2010-04-15 Listed $229,900 FORTMLS

Property tax history

+5.1%/yr

Latest (2025): $4,200 · -6.1% YoY. Source: county tax records.