4102 NE 20th Pl · Cape Coral, FL 33909

$298,990

4 bd · 2.0 ba · 1,426 sqft · Land · 50 Days on market

Built 2026 10,497 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 +11.4/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice Corner Lot In Fast Growing Area.

Key facts

• Open floor plan
• Quartz countertops
• Vaulted ceilings

Tags

• OPEN FLOOR PLAN
• UPGRADED CABINETS
• SPACIOUS KITCHEN ISLAND
• QUARTZ COUNTERTOPS
• TILE PLANK FLOORING
• VAULTED CEILINGS

Property features AI

Finance

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

Exterior

• Parking: Attached garage with 2 covered spaces and garage door opener
• Security: High impact doors
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story home; Entry level: 1; Faces northeast; Property currently under construction
• Construction: Built with block, concrete and stucco; Shingle roof
• Exterior features: Open porch; Security/high impact doors; Corner lot; Rectangular lot; Southwest exposure

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Bedrooms arranged in a split-bedroom layout
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling (air conditioning)
• Interior features: High ceilings; Living/dining room; Pantry; Cable TV; Walk-in closet(s); Split bedrooms; Unfurnished; Single hung windows with impact glass
• Laundry & utility: Washer (installed); Laundry room located inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $299k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (28.8% below list).
• Recommended offer: $213k (28.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Zoned schools: Diplomat Elementary School (math 67% / reading 60%, grade B, #564 of 2,144 statewide, top 27%, 1,069 students, 56% FRL); Mariner Middle School (math 50% / reading 47%, grade C-, #274 of 571 statewide, top 50%, 1,001 students, 53% FRL); Ida S. Baker High School (math 44% / reading 47%, grade D-, #223 of 667 statewide, top 34%, 1,933 students, 39% FRL).
• Market conditions: Rents falling (-5.6%/yr); 1604 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 35% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 50 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $299k implies a 657% 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; major wildfire risk; extreme-heat days projected 8→33/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,780 (28.8% 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. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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: 0.71% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.51%
• DSCR: 0.93
• GRM: 11.7

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: -21.8%
• Equity multiple: 0.27×
• Total profit: $-61,530
• Equity at exit: $44,580

10-year hold

• IRR: -23.5%
• Equity multiple: -0.04×
• Total profit: $-86,881
• Equity at exit: $25,851

Cash invested: $83,717 (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 33909

• Home prices YoY: -23.1%
• Rents YoY: -5.6%
• Active inventory: 1604
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,128 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$94 /mo · $1,125/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-105

Break-even live

Break-even rent $2,261

Max offer price $280,392

Occupancy floor 100%

Sensitivity live

Price	-10% $64	-5% $-21	+0% $-105	+5% $-190	+10% $-275
Rent	-10% $-273	-5% $-189	+0% $-105	+5% $-21	+10% $63
Rate	-1.0pp $45	-0.5pp $-29	base $-105	+0.5pp $-183	+1.0pp $-262

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: $74,748
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2117 NE 40th St Cape Coral, FL	3.0	3.0	1776	$2,100	$1.18	18d	1	0.16mi
4141 NE 19th Pl Cape Coral, FL	4.0	2.0	1734	$1,995	$1.15	16d	1	0.20mi
4215 E Gator Cir Cape Coral, FL	3.0	2.0	1385	$1,725	$1.25	5d	1	0.30mi
4309 NE 20th Ct Cape Coral, FL	4.0	2.0	1774	$2,000	$1.13	23d	1	0.37mi
3928 NE 17th Ave Cape Coral, FL	4.0	3.0	1683	$2,100	$1.25	25d	1	0.43mi
4020 Garden Blvd Cape Coral, FL	4.0	2.0	1650	$1,845	$1.12	23d	1	0.48mi
4125 NE 15th Pl Cape Coral, FL	3.0	2.0	1556	$2,000	$1.29	25d	1	0.52mi
3622 NE 19th Ave Cape Coral, FL	3.0	2.0	1286	$2,480	$1.93	25d	1	0.58mi
1701 NE 44th Ter Cape Coral, FL	3.0	2.0	1147	$1,800	$1.57	18d	1	0.60mi
1701 NE 44th Ter Cape Coral, FL	3.0	2.0	1147	$1,800	$1.57	16d	1	0.60mi
3603 NE 19th Ave Cape Coral, FL	3.0	2.0	1147	$1,750	$1.53	5d	1	0.64mi
3527 NE 19th Pl Cape Coral, FL	3.0	2.0	1574	$2,000	$1.27	25d	1	0.65mi
1518 NE 43rd Ln Cape Coral, FL	4.0	2.0	1756	$2,200	$1.25	18d	1	0.69mi
4421 NE 15th Pl Cape Coral, FL	3.0	2.0	1240	$2,000	$1.61	25d	1	0.71mi
19152 Meadowbrook Ct North Fort Myers, FL	3.0	2.0	1251	$1,499	$1.20	4d	1	0.71mi
3512 NE 17th Pl Cape Coral, FL	4.0	3.0	1650	$1,995	$1.21	5d	1	0.83mi
3511 NE 17th Ave Cape Coral, FL	4.0	2.0	1717	$2,350	$1.37	21d	1	0.86mi
2434 Laurentina Ln Cape Coral, FL	3.0	2.5	1744	$1,975	$1.13	25d	1	0.88mi
3717 NE 13th Ave Cape Coral, FL	3.0	2.0	1408	$1,795	$1.27	18d	1	0.89mi
19414 Bermuda Ct North Fort Myers, FL	3.0	2.0	1251	$1,499	$1.20	4d	1	0.91mi
19421 Bermuda Ct North Fort Myers, FL	3.0	2.0	1198	$1,499	$1.25	4d	1	0.93mi
19477 Bermuda Ct North Fort Myers, FL	3.0	2.0	1460	$1,499	$1.03	4d	1	0.97mi
1532 NE 35th St Cape Coral, FL	4.0	2.0	1809	$1,995	$1.10	25d	1	0.99mi
3732 NE 12th Pl Cape Coral, FL	3.0	2.0	1408	$1,950	$1.38	25d	1	1.00mi
2217 NE 33rd Ln Cape Coral, FL	3.0	2.0	1706	$2,650	$1.55	25d	1	1.11mi
19621 N Tamiami Trl North Fort Myers, FL	3.0	2.0	1205	$1,300	$1.08	25d	1	1.17mi
4028 NE 10th Pl Cape Coral, FL	3.0	2.0	1850	$2,146	$1.16	5d	1	1.19mi
2213 NE 33rd St Cape Coral, FL	3.0	2.0	1385	$1,800	$1.30	25d	1	1.24mi
4109 NE 9th Pl Cape Coral, FL	3.0	2.0	1690	$1,835	$1.09	5d	1	1.28mi
3804 NE 9th Pl Cape Coral, FL	4.0	3.0	1683	$1,995	$1.19	16d	1	1.33mi
3462 NE 10th Pl Cape Coral, FL	4.0	3.0	1665	$3,000	$1.80	25d	1	1.43mi
3610 NE 9th Pl Cape Coral, FL	4.0	2.0	1774	$1,995	$1.12	16d	1	1.45mi

Listing history 13 events

1. 2026-06-02
   statusdays on market $298,990 Pending 50 DOM
2. 2026-06-01
   days on market $298,990 Active 49 DOM
3. 2026-05-31
   days on market $298,990 Active 48 DOM
4. 2026-05-13
   price $301,990
5. 2026-04-13
   listed $304,990 Active
6. 2025-12-04
   soldstatus $39,500
7. 2025-11-24
   soldstatus $136,000
8. 2022-04-28
   soldstatus $4,356,100
9. 2021-12-10
   soldstatus $108,000
10. 2009-11-17
    soldstatus $85,500
11. 2009-10-28
    soldstatus $5,500
12. 2005-03-01
    soldstatus $56,000
13. 2005-02-14
    soldstatus $56,000 37-char remark

    Show marketing remark (37 chars)

    Nice Corner Lot In Fast Growing Area.

ⓘ 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: $1,125 · $94/mo
• Projected year-2 tax: $2,482 · $207/mo
• Expected delta: +$1,357/yr (+$113/mo · 120.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 10/10 Extreme 8 d/yr ≥107°F today · 33 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: $25,534
• − Mortgage interest: −$16,748
• − Property taxes: −$1,125
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,043
• − Management: −$2,043
• − Depreciation: −$8,698
• Taxable loss: −$6,617
• Est. tax savings @ 24.0%: +$1,588
• After-tax cash flow: $325/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): 40,231
• Household income: $73,053
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 1657.0

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 0.55)
• Race & ethnicity: White 56% Hispanic / Latino 36% Two or more races 24% Black 3% Asian 1%
• Hispanic origin (detail): Puerto Rican 7% Cuban 14% Dominican 4%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 20% · Canada, Jamaica
• Languages at home: 69% English-only · Spanish 27% Other Indo-European 1% German/W. Germanic 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: ▼ -94.24%
• Current HPI: 313.8761
• Rent YoY: ▼ -5.60%
• 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

+439.3% since first listed

10 events — show timeline

• 2026-05-13 Price Changed $301,990 FORTMLS
• 2026-04-13 Listed $304,990 FORTMLS
• 2025-12-04 Sold (Public Records) $39,500 Public Records
• 2025-11-24 Sold (Public Records) $136,000 Public Records
• 2022-04-28 Sold (Public Records) $4,356,100 Public Records
• 2021-12-10 Sold (Public Records) $108,000 Public Records
• 2009-11-17 Sold (Public Records) $85,500 Public Records
• 2009-10-28 Sold (Public Records) $5,500 Public Records
• 2005-03-01 Sold (Public Records) $56,000 Public Records
• 2005-02-14 Sold (MLS) $56,000 FORTMLS

Property tax history

+11.6%/yr

Latest (2025): $1,125 · +10.3% YoY. Source: county tax records.