3720 NE 14th Ave · Cape Coral, FL 33993

$312,880

3 bd · 2.0 ba · 1,328 sqft · Land · 15 Days on market

Built 2026 10,454 sqft lot

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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).

• Cash flow +11.1/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks

WELCOME TO YOUR NEW DR HORTON HOME!! This is our appealing one-story, open concept, 1328 sqft ARCHER Floorplan featuring 3 bedrooms, 2 bathrooms, 2-car garage, all concrete block construction. This home is on a beautiful Corner lot located in Cape Coral. This home boasts 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 lanai, and garage door openers. Be wowed by the INCLUDED “home-is-connected” package as well as a full builder’

Key facts

• Quartz countertops
• Designer cabinets
• Paver driveways

Tags

• CORNER LOT
• DESIGNER CABINETS
• QUARTZ COUNTERTOPS
• REVWOOD LAMINATED WOOD FLOORS
• STAINLESS KITCHEN APPLIANCES
• PAVER DRIVEWAYS

Property features AI

Finance

• Other: Lot described as regular; lot frontage 84, depth approximately 125; total area 0.24 acres; Lot dimensions per survey; View: see remarks; Canal: none; Possession at closing
• HOA & community: No HOA maintenance; No community amenities; Community type: see remarks

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Utilities: Well water; Septic sewer; Electric service (central); Cable available
• Home design: Residential single family; 1 story / ranch; Rear exposure faces west; Concrete block construction; Shingle roof; Year built 2026; Development: Cape Coral
• Construction: Concrete block construction; Shingle roof; Stucco finish; Built in 2026; Foundation information not provided
• Exterior features: Automatic sprinkler system; Single hung windows; Stucco exterior; City maintained road access; Well irrigation

Interior

• Kitchen: Pantry; Cooktop - Electric; Dishwasher; Microwave; Refrigerator/Freezer
• Bedrooms: 3 bedrooms; Master bedroom on ground level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Central electric heating; Central electric cooling; Cable available
• Interior features: Cable prewire; Pantry; Walk-in closet; Great room floor plan; Laundry in residence; Unfurnished
• Laundry & utility: Laundry in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $313k.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (30.5% below list).
• Recommended offer: $217k (30.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Market conditions: Rents falling (-5.5%/yr); 2652 active listings in the ZIP; 39 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 15 days — a 2% lower offer ($308k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,376 (30.5% 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: 0.69% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.73%
• DSCR: 0.92
• GRM: 12.0

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: -22.1%
• Equity multiple: 0.26×
• Total profit: $-65,266
• Equity at exit: $46,651

10-year hold

• IRR: -24.0%
• Equity multiple: -0.06×
• Total profit: $-92,457
• Equity at exit: $27,052

Cash invested: $87,606 (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: 12.0×

Monthly cashflow live

• Estimated rent: $2,174 high
• Mortgage (P&I): −$1,641
• Tax from tax record: −$72 /mo · $867/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-126

Break-even live

Break-even rent $2,333

Max offer price $290,601

Occupancy floor —

Sensitivity live

Price	-10% $51	-5% $-38	+0% $-126	+5% $-215	+10% $-303
Rent	-10% $-298	-5% $-212	+0% $-126	+5% $-40	+10% $46
Rate	-1.0pp $31	-0.5pp $-47	base $-126	+0.5pp $-207	+1.0pp $-290

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: $78,220
• Closing costs: $9,386
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3717 NE 13th Ave Cape Coral, FL	3.0	2.0	1408	$1,795	$1.27	17d	1	0.07mi
3732 NE 12th Pl Cape Coral, FL	3.0	2.0	1408	$1,950	$1.38	24d	1	0.20mi
3619 NE 12th Ave Cape Coral, FL	2.0	1.0	1000	$1,800	$1.80	24d	1	0.30mi
3928 NE 17th Ave Cape Coral, FL	4.0	3.0	1683	$2,100	$1.25	24d	1	0.40mi
3804 NE 9th Pl Cape Coral, FL	4.0	3.0	1683	$1,995	$1.19	15d	1	0.55mi
1532 NE 35th St Cape Coral, FL	4.0	2.0	1809	$1,995	$1.10	24d	1	0.56mi
4125 NE 15th Pl Cape Coral, FL	3.0	2.0	1556	$2,000	$1.29	24d	1	0.56mi
4028 NE 10th Pl Cape Coral, FL	3.0	2.0	1850	$2,146	$1.16	4d	1	0.57mi
3511 NE 17th Ave Cape Coral, FL	4.0	2.0	1717	$2,350	$1.37	20d	1	0.59mi
3512 NE 17th Pl Cape Coral, FL	4.0	3.0	1650	$1,995	$1.21	4d	1	0.61mi
3462 NE 10th Pl Cape Coral, FL	4.0	3.0	1665	$3,000	$1.80	24d	1	0.63mi
3610 NE 9th Pl Cape Coral, FL	4.0	2.0	1774	$1,995	$1.12	15d	1	0.64mi
3622 NE 19th Ave Cape Coral, FL	3.0	2.0	1286	$2,480	$1.93	24d	1	0.65mi
4109 NE 9th Pl Cape Coral, FL	3.0	2.0	1690	$1,835	$1.09	4d	1	0.71mi
3603 NE 19th Ave Cape Coral, FL	3.0	2.0	1147	$1,750	$1.53	4d	1	0.71mi
4141 NE 19th Pl Cape Coral, FL	4.0	2.0	1734	$1,995	$1.15	15d	1	0.71mi
3527 NE 19th Pl Cape Coral, FL	3.0	2.0	1574	$2,000	$1.27	24d	1	0.77mi
1518 NE 43rd Ln Cape Coral, FL	4.0	2.0	1756	$2,200	$1.25	17d	1	0.77mi
4215 E Gator Cir Cape Coral, FL	3.0	2.0	1385	$1,725	$1.25	4d	1	0.81mi
1015 NE 34th St Cape Coral, FL	4.0	2.0	1760	$2,300	$1.31	24d	1	0.81mi
3445 NE 8th Pl Cape Coral, FL	4.0	2.0	1734	$2,200	$1.27	24d	1	0.84mi
4421 NE 15th Pl Cape Coral, FL	3.0	2.0	1240	$2,000	$1.61	24d	1	0.89mi
1701 NE 44th Ter Cape Coral, FL	3.0	2.0	1147	$1,800	$1.57	17d	1	0.90mi
1701 NE 44th Ter Cape Coral, FL	3.0	2.0	1147	$1,800	$1.57	15d	1	0.90mi
2117 NE 40th St Cape Coral, FL	3.0	3.0	1776	$2,100	$1.18	17d	1	0.91mi
4309 NE 20th Ct Cape Coral, FL	4.0	2.0	1774	$2,000	$1.13	22d	1	0.95mi
3223 NE 14th Ave Cape Coral, FL	4.0	3.0	1765	$2,200	$1.25	24d	1	0.97mi
1672 Lake Jessup Cir Cape Coral, FL	3.0	2.5	1729	$2,200	$1.27	11d	1	1.17mi
1541 Fells Cove Ln Unit 1541 Cape Coral, FL	3.0	2.5	1657	$2,400	$1.45	4d	1	1.24mi
1541 Fells Cove Ln Unit 1541 Cape Coral, FL	3.0	2.5	1657	$2,400	$1.45	15d	1	1.24mi
4020 Garden Blvd Cape Coral, FL	4.0	2.0	1650	$1,845	$1.12	22d	1	1.26mi
1302 Weeping Willow Ct Unit 1302 Cape Coral, FL	2.0	2.5	1551	$2,220	$1.43	3d	1	1.28mi
1424 Weeping Willow Ct Cape Coral, FL	3.0	2.5	1679	$1,999	$1.19	24d	1	1.28mi
1545 Lake Jessup Cir Cape Coral, FL	3.0	2.5	1831	$2,350	$1.28	24d	1	1.28mi
2217 NE 33rd Ln Cape Coral, FL	3.0	2.0	1706	$2,650	$1.55	24d	1	1.29mi
2213 NE 33rd St Cape Coral, FL	3.0	2.0	1385	$1,800	$1.30	24d	1	1.36mi
2434 Laurentina Ln Cape Coral, FL	3.0	2.5	1744	$1,975	$1.13	24d	1	1.38mi
13700 Oak St North Fort Myers, FL	1.0–3.0	1.0–2.0	1023	$2,465	$2.41	4d	32	1.39mi
19152 Meadowbrook Ct North Fort Myers, FL	3.0	2.0	1251	$1,499	$1.20	3d	1	1.47mi

Listing history 4 events

1. 2026-05-01
   status Pending
2. 2026-04-16
   listed $312,880 Active
3. 2025-12-19
   soldstatus $1,102,500
4. 1991-03-20
   soldstatus $8,000

ⓘ 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: $867 · $72/mo
• Projected year-2 tax: $2,597 · $216/mo
• Expected delta: +$1,730/yr (+$144/mo · 199.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 32 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: $26,085
• − Mortgage interest: −$17,526
• − Property taxes: −$867
• − Insurance: −$1,564
• − Repairs & maintenance: −$2,087
• − Management: −$2,087
• − Depreciation: −$9,102
• Taxable loss: −$7,148
• Est. tax savings @ 24.0%: +$1,716
• After-tax cash flow: $202/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

+3811.0% since first listed

4 events — show timeline

• 2026-05-01 Pending — NAPLESMLS
• 2026-04-16 Listed $312,880 NAPLESMLS
• 2025-12-19 Sold (Public Records) $1,102,500 Public Records
• 1991-03-20 Sold (Public Records) $8,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $867 · +15.5% YoY. Source: county tax records.