1716 NW 29th St · Cape Coral, FL 33993

$250,000

3 bd · 2.0 ba · 1,551 sqft · SingleFamily public records · 11 Days on market

Built 2022 10,018 sqft lot Est $323k · 23% 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 +12.4/30.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• DSCR +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New construction!! The Palm floorplan in the Signature Series. Beautiful 3 bedroom home. Home includes a 1 year warranty and a 10 yr structural warranty. Open floor plan with cathedral ceilings and center island kitchen. Features include: Concrete Block Construction, under truss lanai, Lenox 15 Seer high efficiency AC system, Moen plumbing fixtures, Dimensional Shingles, PGT Low E Insulated windows, 30” upper cabinets, stainless steel kitchen appliance package, irrigation system, water treatment system, 18" tile in kitchen and baths, walk in shower in master bath, Concrete Driveway. Pictures shown are of a completed home and features may differ. You will not find another new construction home at this price with this quality of construction.

Key facts

• Open floor plan
• Level backyard
• Covered patio

Tags

• OPEN FLOOR PLAN
• VAULTED CEILINGS
• COVERED PATIO
• LEVEL BACKYARD
• QUIET NEIGHBORHOOD

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee indicated

Exterior

• Parking: Attached garage; Two garage spaces; Covered parking; Driveway and paved access; Garage door opener
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Cable available; High-speed internet available
• Home design: Single-story home; Entry at level 1; Faces south; Resale property
• Construction: Concrete construction; Shingle roof
• Exterior features: Rectangular lot; Public maintained road; Lot exposures to the north; Lot dimensions approximately 80 x 125 x 80 x 125; No additional exterior features listed

Interior

• Kitchen: Refrigerator; Refrigerator with ice maker; Icemaker; Range; Microwave; Dishwasher; Kitchen island; Pantry
• Bedrooms: Primary bedroom on the main level
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Dual sinks in at least one bathroom; Separate shower (no tub indicated)
• Heating & cooling: Heat pump heating; Heat pump cooling; Ceiling fans
• Interior features: Cathedral ceilings; Vaulted ceilings; Separate/formal dining room; Kitchen island; Pantry; Dual sinks; Shower only with separate shower; Walk-in closets; Split bedroom layout; Bedroom on main level; Unfurnished; Single-hung windows with shutters
• Laundry & utility: Washer; Dryer; Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-41 ($-488/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (12.2% below list).
• Recommended offer: $219k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 17d 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $49k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $219,376 (12.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $322,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3114 NW 17th Ave	0.31mi	3/2.0	1,469 (-5%)	11mo	$321,000	$219	68
2517 NW 19th Pl	0.54mi	3/2.0	1,487 (-4%)	1mo	$275,000	$185	67
1901 NW 30th St	0.27mi	4/3.0 (+1)	1,690 (+9%)	2mo	$335,000	$198	62
3033 NW 18th Ave	0.25mi	4/3.0 (+1)	1,683 (+8%)	4mo	$318,000	$189	62
3120 NW 17th Pl	0.32mi	4/2.0 (+1)	1,650 (+6%)	9mo	$342,490	$208	62
1727 NW 25th Ln	0.35mi	4/2.0 (+1)	1,426 (-8%)	6mo	$295,990	$208	60
2830 NW 19th Pl	0.31mi	4/2.0 (+1)	1,426 (-8%)	9mo	$295,000	$207	60
2311 NW 18th Ave	0.73mi	3/2.0	1,458 (-6%)	3mo	$267,000	$183	54
1825 Kismet Pkwy W	0.65mi	3/2.0	1,459 (-6%)	9mo	$350,000	$240	52
1504 NW 25th St	0.59mi	3/3.0	1,675 (+8%)	4mo	$375,000	$224	52
2841 NW 21st Pl	0.51mi	4/2.0 (+1)	1,691 (+9%)	9mo	$379,000	$224	48
1924 NW 24th Ter	0.69mi	3/2.0	1,389 (-10%)	11mo	$314,748	$227	41

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: -20.9%
• Equity multiple: 0.29×
• Total profit: $-49,470
• Equity at exit: $37,276

10-year hold

• IRR: -23.6%
• Equity multiple: -0.01×
• Total profit: $-71,012
• Equity at exit: $21,615

Cash invested: $70,000 (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 33993

• Home prices YoY: -14.1%
• Rents YoY: -5.5%
• Active inventory: 2652
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,194 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$359 /mo · $4,303/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-41

Break-even live

Break-even rent $2,245

Max offer price $242,811

Occupancy floor 97%

Sensitivity live

Price	-10% $101	-5% $30	+0% $-41	+5% $-111	+10% $-182
Rent	-10% $-214	-5% $-127	+0% $-41	+5% $46	+10% $133
Rate	-1.0pp $85	-0.5pp $23	base $-41	+0.5pp $-105	+1.0pp $-171

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2901 NW 18th Pl Cape Coral, FL	3.0	2.0	1555	$2,190	$1.41	14d	1	0.19mi
1818 NW 27th Ter Cape Coral, FL	4.0	2.0	1665	$1,975	$1.19	4d	1	0.24mi
1719 NW 25th Ln Cape Coral, FL	4.0	2.0	1829	$2,291	$1.25	4d	1	0.32mi
2838 NW 19th Pl Cape Coral, FL	4.0	2.0	1650	$1,845	$1.12	25d	1	0.34mi
1823 NW 31st St Cape Coral, FL	3.0	2.0	1408	$1,950	$1.38	4d	1	0.34mi
1907 NW 26th St Cape Coral, FL	3.0	2.0	1842	$2,200	$1.19	15d	1	0.40mi
2423 NW 19th Pl Cape Coral, FL	4.0	2.0	1829	$1,761	$0.96	11d	1	0.61mi
2824 NW 23rd Ave Cape Coral, FL	3.0	2.0	1462	$1,641	$1.12	22d	1	0.76mi
2206 NW 17th Pl Cape Coral, FL	4.0	2.0	1779	$2,075	$1.17	25d	1	0.78mi
2630 NW 23rd Ave Cape Coral, FL	3.0	2.0	1515	$2,299	$1.52	25d	1	0.78mi
2837 NW 24th Ave Cape Coral, FL	3.0	2.0	1286	$4,470	$3.48	25d	1	0.79mi
2124 NW 18th Ave Cape Coral, FL	3.0	2.0	1556	$2,000	$1.29	20d	1	0.92mi
2538 NW 24th Pl Cape Coral, FL	4.0	2.0	1565	$1,950	$1.25	4d	1	1.00mi
2227 NW 11th Ct Cape Coral, FL	4.0	2.0	1650	$1,895	$1.15	25d	1	1.04mi
2152 NW 22nd Pl Cape Coral, FL	3.0	2.0	1418	$2,550	$1.80	12d	1	1.04mi
1011 Kismet Pkwy W Cape Coral, FL	4.0	2.0	1787	$2,100	$1.18	4d	1	1.05mi
1431 NW 20th Ter Cape Coral, FL	3.0	2.0	2052	$1,775	$0.87	20d	1	1.06mi
2014 NW 16th Pl Cape Coral, FL	4.0	2.0	1712	$1,701	$0.99	15d	1	1.08mi
1023 NW 22nd Ter Cape Coral, FL	3.0	2.0	1469	$1,831	$1.25	15d	1	1.12mi
2809 NW 8th Pl Cape Coral, FL	3.0	2.0	1400	$2,400	$1.71	25d	1	1.12mi
2507 NW 25th St Cape Coral, FL	4.0	2.0	1842	$2,200	$1.19	15d	1	1.12mi
1427 NW 20th St Cape Coral, FL	4.0	2.0	1617	$1,895	$1.17	17d	1	1.12mi
2604 NW 8th Pl Cape Coral, FL	4.0	2.0	1650	$1,795	$1.09	22d	1	1.13mi
2105 NW 22nd Ave Cape Coral, FL	4.0	2.0	1833	$2,265	$1.24	15d	1	1.14mi
2511 NW 25th St Cape Coral, FL	4.0	2.0	1842	$2,200	$1.19	15d	1	1.14mi
2837 NW 27th Ave Cape Coral, FL	3.0	2.0	1408	$1,691	$1.20	4d	1	1.20mi
1026 NW 21st Ter Cape Coral, FL	4.0	2.0	1760	$1,825	$1.04	4d	1	1.22mi
2308 NW 9th Ave Cape Coral, FL	4.0	3.0	1683	$2,200	$1.31	25d	1	1.25mi
721 NW Douglas Cir Cape Coral, FL	3.0	2.0	1164	$1,770	$1.52	20d	1	1.27mi
1823 NW 19th Ave Cape Coral, FL	4.0	2.0	1712	$1,850	$1.08	25d	1	1.29mi
1917 NW 12th Ave Cape Coral, FL	3.0	2.0	1528	$2,200	$1.44	25d	1	1.31mi
1903 NW 22nd Ave Cape Coral, FL	4.0	2.0	1984	$2,200	$1.11	25d	1	1.32mi
2103 NW 10th Ave Cape Coral, FL	3.0	2.0	1455	$2,200	$1.51	25d	1	1.33mi
2329 NW 27th Ave Cape Coral, FL	3.0	2.0	1761	$2,300	$1.31	17d	1	1.38mi
2302 NW 27th Ave Cape Coral, FL	3.0	2.0	2136	$1,691	$0.79	22d	1	1.43mi
1821 NW 23rd Ave Cape Coral, FL	3.0	2.0	1876	$1,856	$0.99	15d	1	1.43mi
609 NW 25th St Cape Coral, FL	4.0	2.0	1556	$2,000	$1.29	4d	1	1.43mi
1809 NW 17th Ter Cape Coral, FL	3.0	2.0	1750	$1,980	$1.13	25d	1	1.43mi
501 NW 26th Ter Cape Coral, FL	3.0	2.0	1465	$2,200	$1.50	15d	1	1.44mi
2001 NW 25th Ave Cape Coral, FL	3.0	2.0	1887	$2,500	$1.32	25d	1	1.45mi

Listing history 9 events

1. 2026-05-11
   status Pending
2. 2026-04-02
   historical
3. 2026-01-23
   price $297,500
4. 2025-10-02
   listed $299,000 Active
5. 2025-04-30
   listed $250,000 Active
6. 2022-06-28
   soldstatus $338,990 Closed 763-char remark

   Show marketing remark (763 chars)

   New construction!! The Palm floorplan in the Signature Series. Beautiful 3 bedroom home. Home includes a 1 year warranty and a 10 yr structural warranty. Open floor plan with cathedral ceilings and center island kitchen. Features include: Concrete Block Construction, under truss lanai, Lenox 15 Seer high efficiency AC system, Moen plumbing fixtures, Dimensional Shingles, PGT Low E Insulated windows, 30” upper cabinets, stainless steel kitchen appliance package, irrigation system, water treatment system, 18" tile in kitchen and baths, walk in shower in master bath, Concrete Driveway. Pictures shown are of a completed home and features may differ. You will not find another new construction home at this price with this quality of construction.

7. 2022-02-01
   status Pending 763-char remark

   Show marketing remark (763 chars)

   New construction!! The Palm floorplan in the Signature Series. Beautiful 3 bedroom home. Home includes a 1 year warranty and a 10 yr structural warranty. Open floor plan with cathedral ceilings and center island kitchen. Features include: Concrete Block Construction, under truss lanai, Lenox 15 Seer high efficiency AC system, Moen plumbing fixtures, Dimensional Shingles, PGT Low E Insulated windows, 30” upper cabinets, stainless steel kitchen appliance package, irrigation system, water treatment system, 18" tile in kitchen and baths, walk in shower in master bath, Concrete Driveway. Pictures shown are of a completed home and features may differ. You will not find another new construction home at this price with this quality of construction.

8. 2022-02-01
   price $338,990 763-char remark

   Show marketing remark (763 chars)

   New construction!! The Palm floorplan in the Signature Series. Beautiful 3 bedroom home. Home includes a 1 year warranty and a 10 yr structural warranty. Open floor plan with cathedral ceilings and center island kitchen. Features include: Concrete Block Construction, under truss lanai, Lenox 15 Seer high efficiency AC system, Moen plumbing fixtures, Dimensional Shingles, PGT Low E Insulated windows, 30” upper cabinets, stainless steel kitchen appliance package, irrigation system, water treatment system, 18" tile in kitchen and baths, walk in shower in master bath, Concrete Driveway. Pictures shown are of a completed home and features may differ. You will not find another new construction home at this price with this quality of construction.

9. 2022-02-01
   listed $307,990 Active 763-char remark

   Show marketing remark (763 chars)

   New construction!! The Palm floorplan in the Signature Series. Beautiful 3 bedroom home. Home includes a 1 year warranty and a 10 yr structural warranty. Open floor plan with cathedral ceilings and center island kitchen. Features include: Concrete Block Construction, under truss lanai, Lenox 15 Seer high efficiency AC system, Moen plumbing fixtures, Dimensional Shingles, PGT Low E Insulated windows, 30” upper cabinets, stainless steel kitchen appliance package, irrigation system, water treatment system, 18" tile in kitchen and baths, walk in shower in master bath, Concrete Driveway. Pictures shown are of a completed home and features may differ. You will not find another new construction home at this price with this quality of construction.

ⓘ 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: $4,303 · $359/mo
• Projected year-2 tax: $4,303 · $359/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) · 47% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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: $26,325
• − Mortgage interest: −$14,004
• − Property taxes: −$4,303
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,106
• − Management: −$2,106
• − Depreciation: −$7,273
• Taxable loss: −$4,716
• Est. tax savings @ 24.0%: +$1,132
• After-tax cash flow: $644/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

-3.4% since first listed

9 events — show timeline

• 2026-05-11 Pending — FORTMLS
• 2026-04-02 Listing Removed — FORTMLS
• 2026-01-23 Price Changed $297,500 FORTMLS
• 2025-10-02 Listed $299,000 FORTMLS
• 2025-04-30 Listed $250,000 FORTMLS
• 2022-06-28 Sold (MLS) $338,990 FORTMLS
• 2022-02-01 Pending — FORTMLS
• 2022-02-01 Price Changed $338,990 FORTMLS
• 2022-02-01 Listed $307,990 FORTMLS

Property tax history

+28.9%/yr

Latest (2025): $4,303 · -2.3% YoY. Source: county tax records.