536 NW 20th St · Cape Coral, FL 33993

$319,000

4 bd · 2.0 ba · 1,563 sqft · Land · 117 Days on market

Built 2025 10,018 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 +10.9/30.0
• 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 +2.0/10.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lot for sale in Cape Coral, nice and quite neighborhood. Don't miss the opportunity.

Key facts

• Waterfront home
• Granite countertops
• Open-concept layout

Tags

• WATERFRONT HOME
• OPEN-CONCEPT LAYOUT
• CHEF-INSPIRED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE PRIMARY SUITE

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee reported

Exterior

• Parking: Attached garage; Covered parking for 2 cars
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story home; Entry on level 1; North-facing; New construction
• Construction: Block, concrete and stucco construction; Shingle roof; Built as new construction
• Exterior features: Room for a pool; Manual shutters; Open porch; Porch; Canal access (waterfront); South exposure; Rectangular lot

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Includes a great room
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Eat-in kitchen; Family/Dining room; Living/Dining room; Shower only with separate shower; Vaulted ceilings; Split bedroom layout; Single-hung windows; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $319k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (30.5% below list).
• Recommended offer: $222k (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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $10k 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 117 days — a 9% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask is 14433% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $21k; list at $319k implies a 1419% 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; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,786 (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. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.70% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.85%
• 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: -22.3%
• Equity multiple: 0.25×
• Total profit: $-67,135
• Equity at exit: $47,564

10-year hold

• IRR: -24.5%
• Equity multiple: -0.07×
• Total profit: $-95,539
• Equity at exit: $27,581

Cash invested: $89,320 (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: $2,218 high
• Mortgage (P&I): −$1,673
• Tax from tax record: −$84 /mo · $1,011/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-138

Break-even live

Break-even rent $2,392

Max offer price $294,637

Occupancy floor —

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1834 NW 6th Ave Cape Coral, FL	3.0	2.0	1200	$1,530	$1.27	21d	1	0.10mi
1834 NW 6th Ave Cape Coral, FL	3.0	2.0	1200	$1,575	$1.31	23d	1	0.10mi
1831 NW 6th Ave Cape Coral, FL	4.0	2.0	1833	$1,795	$0.98	1d	1	0.11mi
2000 NW 7th Ave Cape Coral, FL	4.0	2.0	1708	$1,950	$1.14	23d	1	0.16mi
2000 NW 7th Ave Cape Coral, FL	4.0	2.0	1708	$1,950	$1.14	14d	1	0.16mi
520 NW 23rd Ter Cape Coral, FL	4.0	2.0	1693	$2,350	$1.39	23d	1	0.40mi
2227 NW 3rd Pl Cape Coral, FL	3.0	2.5	1771	$1,799	$1.02	23d	1	0.45mi
2227 NW 3rd Pl Cape Coral, FL	3.0	3.0	1771	$1,999	$1.13	14d	1	0.45mi
1618 NW 5th Pl Cape Coral, FL	4.0	3.0	1765	$3,300	$1.87	23d	1	0.46mi
2103 NW 10th Ave Cape Coral, FL	3.0	2.0	1455	$2,200	$1.51	23d	1	0.53mi
2308 NW 9th Ave Cape Coral, FL	4.0	3.0	1683	$2,200	$1.31	23d	1	0.55mi
324 NW 24th Ter Cape Coral, FL	3.0	2.0	1499	$2,500	$1.67	3d	1	0.58mi
609 NW 25th St Cape Coral, FL	4.0	2.0	1556	$2,000	$1.29	3d	1	0.65mi
336 NW 15th Ter Cape Coral, FL	4.0	3.0	2020	$2,500	$1.24	15d	1	0.66mi
1026 NW 21st Ter Cape Coral, FL	4.0	2.0	1760	$1,825	$1.04	3d	1	0.66mi
1023 NW 22nd Ter Cape Coral, FL	3.0	2.0	1469	$1,831	$1.25	13d	1	0.70mi
521 NW 14th Ter Cape Coral, FL	4.0	2.0	1737	$1,821	$1.05	3d	1	0.70mi
214 NW 25th St Cape Coral, FL	3.0	2.0	1983	$2,100	$1.06	23d	1	0.71mi
221 NW 25th St Cape Coral, FL	3.0	2.0	1407	$1,780	$1.27	23d	1	0.72mi
1011 Kismet Pkwy W Cape Coral, FL	4.0	2.0	1787	$2,100	$1.18	3d	1	0.76mi
1917 NW 12th Ave Cape Coral, FL	3.0	2.0	1528	$2,200	$1.44	23d	1	0.78mi
2227 NW 11th Ct Cape Coral, FL	4.0	2.0	1650	$1,895	$1.15	23d	1	0.79mi
101 NW 25th St Cape Coral, FL	4.0	2.0	1613	$1,900	$1.18	3d	1	0.82mi
1411 NW 9th Ave Cape Coral, FL	4.0	2.0	1760	$2,150	$1.22	13d	1	0.82mi
1913 NE Juanita Pl Cape Coral, FL	4.0	2.0	1695	$2,395	$1.41	14d	1	0.82mi
1406 NW 8th Pl Cape Coral, FL	3.0	2.0	1403	$1,855	$1.32	23d	1	0.83mi
2604 NW 8th Pl Cape Coral, FL	4.0	2.0	1650	$1,795	$1.09	21d	1	0.85mi
501 NW 26th Ter Cape Coral, FL	3.0	2.0	1465	$2,200	$1.50	14d	1	0.85mi
36 NW 26th St Cape Coral, FL	3.0	2.0	1270	$1,990	$1.57	3d	1	0.89mi
411 NW 13th St Cape Coral, FL	3.0	2.0	1408	$2,035	$1.45	3d	1	0.91mi
2616 NW 1st Pl Cape Coral, FL	4.0	2.0	1829	$1,946	$1.06	21d	1	0.92mi
1156 NW 5th Pl Cape Coral, FL	3.0	2.0	1458	$1,695	$1.16	19d	1	0.96mi
2107 NE 1st Pl Cape Coral, FL	4.0	2.0	1760	$1,895	$1.08	1d	1	0.96mi
101 NW 13th St Cape Coral, FL	3.0	2.0	1557	$2,150	$1.38	23d	1	1.05mi
1143 NW 4th Pl Cape Coral, FL	3.0	2.0	1399	$1,750	$1.25	3d	1	1.06mi
2809 NW 8th Pl Cape Coral, FL	3.0	2.0	1400	$2,400	$1.71	23d	1	1.07mi
1427 NW 20th St Cape Coral, FL	4.0	2.0	1617	$1,895	$1.17	15d	1	1.13mi
2524 NE 1st Pl Cape Coral, FL	4.0	3.0	1683	$2,250	$1.34	23d	1	1.14mi
1431 NW 20th Ter Cape Coral, FL	3.0	2.0	2052	$1,775	$0.87	19d	1	1.15mi
1140 NW 1st Ave Cape Coral, FL	3.0	2.0	1452	$1,850	$1.27	14d	1	1.19mi

Listing history 26 events

1. 2026-06-17
   days on market $319,000 Active 117 DOM
2. 2026-06-16
   days on market $319,000 Active 116 DOM
3. 2026-06-15
   days on market $319,000 Active 115 DOM
4. 2026-06-13
   days on market $319,000 Active 113 DOM
5. 2026-06-10
   days on market $319,000 Active 110 DOM
6. 2026-06-09
   days on market $319,000 Active 109 DOM
7. 2026-06-07
   days on market $319,000 Active 107 DOM
8. 2026-06-02
   days on market $319,000 Active 102 DOM
9. 2026-06-01
   days on market $319,000 Active 101 DOM
10. 2026-06-01
    days on market $319,000 Active 100 DOM
11. 2026-04-15
    price $319,000
12. 2026-03-17
    price $334,750
13. 2026-03-03
    price $349,000
14. 2026-02-23
    historical $2,195
15. 2026-02-21
    listed $2,195
16. 2026-02-20
    listed $360,000 Active
17. 2021-06-17
    soldstatus $21,000
18. 2021-03-29
    soldstatus $165,000
19. 2021-03-22
    soldstatus $15,500 Closed 84-char remark

    Show marketing remark (84 chars)

    Lot for sale in Cape Coral, nice and quite neighborhood. Don't miss the opportunity.

20. 2021-02-27
    status Pending 84-char remark

    Show marketing remark (84 chars)

    Lot for sale in Cape Coral, nice and quite neighborhood. Don't miss the opportunity.

21. 2021-02-10
    listed $15,500 Active 84-char remark

    Show marketing remark (84 chars)

    Lot for sale in Cape Coral, nice and quite neighborhood. Don't miss the opportunity.

22. 2016-08-30
    soldstatus $14,000
23. 2016-08-29
    price $14,000 88-char remark

    Show marketing remark (88 chars)

    Fantastic fresh water lot with southern exposure. . added bonus Seller will finance. ..

24. 2016-08-26
    soldstatus $14,000 Sold 88-char remark

    Show marketing remark (88 chars)

    Fantastic fresh water lot with southern exposure. . added bonus Seller will finance. ..

25. 2016-08-26
    price $16,000 88-char remark

    Show marketing remark (88 chars)

    Fantastic fresh water lot with southern exposure. . added bonus Seller will finance. ..

26. 2016-05-20
    listed $16,000 Active 88-char remark

    Show marketing remark (88 chars)

    Fantastic fresh water lot with southern exposure. . added bonus Seller will finance. ..

ⓘ 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: $1,011 · $84/mo
• Projected year-2 tax: $2,648 · $221/mo
• Expected delta: +$1,637/yr (+$136/mo · 161.9%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $26,614
• − Mortgage interest: −$17,869
• − Property taxes: −$1,011
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,129
• − Management: −$2,129
• − Depreciation: −$9,280
• Taxable loss: −$7,399
• Est. tax savings @ 24.0%: +$1,776
• After-tax cash flow: $121/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

+1893.8% since first listed

16 events — show timeline

• 2026-04-15 Price Changed $319,000 FORTMLS
• 2026-03-17 Price Changed $334,750 FORTMLS
• 2026-03-03 Price Changed $349,000 FORTMLS
• 2026-02-23 Rental Removed $2,195 SHOWMOJO
• 2026-02-21 Listed for Rent $2,195 SHOWMOJO
• 2026-02-20 Listed $360,000 FORTMLS
• 2021-06-17 Sold (Public Records) $21,000 Public Records
• 2021-03-29 Sold (Public Records) $165,000 Public Records
• 2021-03-22 Sold (MLS) $15,500 Stellar MLS as Distributed by MLS Grid
• 2021-02-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-02-10 Listed $15,500 Stellar MLS as Distributed by MLS Grid
• 2016-08-30 Sold (Public Records) $14,000 Public Records
• 2016-08-29 Price Changed $14,000 FORTMLS
• 2016-08-26 Price Changed $16,000 FORTMLS
• 2016-08-26 Sold (MLS) $14,000 FORTMLS
• 2016-05-20 Listed $16,000 FORTMLS

Property tax history

+8.4%/yr

Latest (2025): $1,011 · +12.7% YoY. Source: county tax records.