19828 Beechcrest Pl · Estero, FL 33928

$589,900

4 bd · 3.0 ba · 2,606 sqft · SingleFamily public records · 12 Days on market

Built 2020 8,873 sqft lot Est $878k · 33% under $455/mo HOA · 8% of rent

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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 +13.0/30.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained and spacious 4-bedroom, 3-bath home featuring a dedicated den, versatile loft, 2-car garage, and an extended screened lanai complete with a hot tub overlooking a private preserve. Located in the highly sought-after community of The Place at Corkscrew, residents enjoy exceptional resort-style amenities, including a zero-entry pool with a 100-foot waterslide, waterfalls, fire pit, splash pad, indoor and outdoor dining, bourbon bar, café and ice cream shop, a two-story fitness center, childcare services, yoga studio, massage services, and a wide array of sports courts—pickleball, tennis, basketball, bocce—as well as a playground and dog

Key facts

• 8,873 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Financial info: Pets allowed conditionally (call); maximum 3 pets, up to 99 lbs; no aggressive breeds
• HOA & community: Homeowners association; Quarterly association fee; Association covers irrigation water, legal/accounting, grounds maintenance, pest control, road maintenance, and street lights; Community amenities include clubhouse, pool, spa/hot tub, fitness center, tennis courts, pickleball, basketball court, dog park, restaurant, business center, sidewalks, and management; Gated community with street lights; Community contains 1,325 units

Exterior

• Parking: Attached 2-car garage; Driveway parking; Paved parking; Garage door opener
• Security: Gated community with guard; Security gate; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Reclaimed irrigation water
• Home design: 2-story home; Entry level on level 1; East-facing; Has a view; Resale property
• Construction: Built with block, concrete, and stucco; Tile roof; Above-ground spa; Community pool
• Exterior features: Lanai; Screened porch; Patio; Room for pool; Shutters (manual)

Interior

• Kitchen: Range; Self-cleaning oven; Microwave; Refrigerator; Freezer
• Bedrooms: Bedroom on main level; Upper level primary
• Flooring: Carpet; Tile
• Bathrooms: Dual sinks; Separate shower; Bathtub; 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Vaulted ceilings; Pantry; Cable TV; Display windows; Unfurnished
• Laundry & utility: Washer and dryer inside

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $590k.

Deal economics

• At list price, monthly cash flow is $-32 ($-380/yr) — negative.
• To cash-flow at today's rent, offer at most $584k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $537k (8.9% below list).
• Recommended offer: $537k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $5,375/mo this rent would consume 63% 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 $4k of loan paydown is wiped out by about $18k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 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: 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 $537,460 (8.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.91% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $878,222
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19743 Beechcrest Pl	0.23mi	4/3.0	2,491 (-4%)	14mo	$965,000	$387	70
17146 Ashcomb Way	0.66mi	4/3.0	2,491 (-4%)	2mo	$875,000	$351	60
17203 Ashcomb Way	0.65mi	4/3.0	2,491 (-4%)	3mo	$675,000	$271	60
17574 Ashcomb Way	0.41mi	3/3.0 (-1)	2,866 (+10%)	1mo	$950,000	$331	58
17560 Kinzie Ln	0.34mi	5/3.0 (+1)	2,491 (-4%)	16mo	$895,000	$359	58
19657 The Place Blvd	0.58mi	3/3.0 (-1)	2,445 (-6%)	1mo	$850,000	$348	57
19612 The Place Blvd	0.56mi	3/3.0 (-1)	2,445 (-6%)	2mo	$820,000	$335	57
17586 Ashcomb Way	0.46mi	3/3.0 (-1)	2,445 (-6%)	9mo	$575,000	$235	56
17615 Kinzie Ln	0.47mi	3/3.0 (-1)	2,491 (-4%)	15mo	$839,000	$337	54
19120 Elston Way	0.74mi	4/2.5	2,362 (-9%)	4mo	$863,000	$365	45
17430 Elkgrove Ln	0.52mi	3/4.0 (-1)	2,797 (+7%)	16mo	$818,000	$292	41
19136 Elston Way	0.72mi	3/3.5 (-1)	2,976 (+14%)	3mo	$975,000	$328	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: -20.2%
• Equity multiple: 0.31×
• Total profit: $-113,154
• Equity at exit: $87,956

10-year hold

• IRR: -22.3%
• Equity multiple: 0.02×
• Total profit: $-161,171
• Equity at exit: $51,004

Cash invested: $165,172 (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: 9.1×

Monthly cashflow live

• Estimated rent: $5,375 high
• Mortgage (P&I): −$3,093
• Tax from tax record: −$483 /mo · $5,800/yr
• Insurance: −$246
• HOA: −$455
• Vacancy / Maint / Mgmt: −$1,129
• Net cashflow: $-32

Break-even live

Break-even rent $5,415

Max offer price $584,302

Occupancy floor 96%

Sensitivity live

Price	-10% $302	-5% $135	+0% $-32	+5% $-199	+10% $-366
Rent	-10% $-456	-5% $-244	+0% $-32	+5% $181	+10% $393
Rate	-1.0pp $265	-0.5pp $118	base $-32	+0.5pp $-185	+1.0pp $-340

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: $147,475
• Closing costs: $17,697
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19824 Beechcrest Pl Estero, FL	3.0	3.0	2202	$7,000	$3.18	25d	1	0.05mi
19527 Utopia Ln Estero, FL	3.0	3.0	1852	$4,000	$2.16	25d	1	0.15mi
19347 Elston Way Estero, FL	4.0	3.0	2032	$7,500	$3.69	25d	1	0.19mi
19563 Utopia Ln Estero, FL	3.0	2.0	2010	$5,995	$2.98	25d	1	0.21mi
19752 Beechcrest Pl Estero, FL	4.0	3.0	2491	$5,000	$2.01	5d	1	0.26mi
19265 Elston Way Estero, FL	3.0	3.0	1852	$3,800	$2.05	25d	1	0.33mi
19860 The Pl Blvd Miromar Lakes, FL	4.0	3.0	2606	$3,600	$1.38	5d	1	0.34mi
19565 Deming Ln Estero, FL	3.0	3.0	1852	$3,800	$2.05	25d	1	0.35mi
19701 Deming Ln Estero, FL	4.0	3.0	2032	$6,500	$3.20	25d	1	0.48mi
19712 Deming Ln Estero, FL	3.0	3.0	2091	$8,500	$4.07	23d	1	0.49mi
19952 Beverly Park Rd Estero, FL	3.0	3.0	1852	$4,000	$2.16	25d	1	0.64mi
19074 Elston Way Estero, FL	3.0	2.5	2964	$9,500	$3.21	25d	1	0.72mi
20024 Hartford Blvd Estero, FL	3.0	2.0	2081	$6,950	$3.34	25d	1	1.03mi
20040 Hartford Blvd Estero, FL	3.0	4.0	2534	$3,800	$1.50	25d	1	1.06mi
20015 Napa Loop Estero, FL	3.0	3.0	2202	$8,000	$3.63	25d	1	1.06mi
18262 Parksville Dr Estero, FL	4.0	3.0	2098	$3,700	$1.76	25d	1	1.11mi
20210 Kingmont Dr Estero, FL	4.0	3.0	2267	$3,995	$1.76	25d	1	1.11mi
20047 Napa Loop Estero, FL	3.0	3.0	2202	$9,000	$4.09	5d	1	1.14mi
20047 Napa Loop Estero, FL	3.0	3.0	2621	$3,495	$1.33	18d	1	1.14mi
18282 Parksville Dr Estero, FL	3.0	3.0	2126	$10,000	$4.70	25d	1	1.14mi
18315 Parksville Dr Estero, FL	3.0	3.0	2444	$4,995	$2.04	5d	1	1.25mi
18227 Ridgeline Dr Estero, FL	5.0	5.0	3357	$4,200	$1.25	25d	1	1.27mi
18336 Parksville Dr Estero, FL	4.0	3.0	2434	$8,500	$3.49	25d	1	1.27mi
18278 Ridgeline Dr Estero, FL	3.0	3.0	2434	$7,500	$3.08	25d	1	1.39mi
20179 Millrun Dr Estero, FL	3.0	2.5	2493	$4,300	$1.72	25d	1	1.44mi
18315 Ridgeline Dr Estero, FL	3.0	3.0	2202	$3,750	$1.70	18d	1	1.50mi

HOA detail

• Monthly dues: $455 · $5,460/yr
• Likely covers: waterpoolgym

Listing history 6 events

1. 2026-04-23
   status Pending
2. 2026-04-10
   listed $589,900 Active
3. 2026-04-10
   historical
4. 2026-03-06
   price $589,900
5. 2025-12-11
   listed $599,900 Active
6. 2019-01-24
   soldstatus $10,998,000

ⓘ 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: $5,800 · $483/mo
• Projected year-2 tax: $5,800 · $483/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 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: $64,495
• − Mortgage interest: −$33,044
• − Property taxes: −$5,800
• − Insurance: −$2,950
• − Repairs & maintenance: −$5,160
• − Management: −$5,160
• − HOA: −$5,460
• − Depreciation: −$17,161
• Taxable loss: −$10,238
• Est. tax savings @ 24.0%: +$2,457
• After-tax cash flow: $2,077/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

• 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

-94.6% since first listed

6 events — show timeline

• 2026-04-23 Pending — FORTMLS
• 2026-04-10 Listing Removed — FORTMLS
• 2026-04-10 Listed $589,900 FORTMLS
• 2026-03-06 Price Changed $589,900 FORTMLS
• 2025-12-11 Listed $599,900 FORTMLS
• 2019-01-24 Sold (Public Records) $10,998,000 Public Records

Property tax history

+18.3%/yr

Latest (2025): $5,800 · +3.2% YoY. Source: county tax records.