19780 Beverly Park Rd · Estero, FL 33928

$599,000

4 bd · 3.0 ba · 2,271 sqft · SingleFamily public records · 129 Days on market

Built 2018 0.48 ac lot Est $797k · 25% under $475/mo HOA · 8% of rent ↓ 35% since listing

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Why this score? — see what drove the C 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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.8/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover refined Southwest Florida living at 19780 Beverly Park Rd, a beautifully maintained single-family home situated on a rare, nearly half-acre corner lot in the highly sought-after community of The Place at Corkscrew. With added space, privacy, and lush surroundings, this homesite truly sets itself apart. Offering 4 bedrooms, 3 bathrooms, and 2,271 square feet of living space, this residence features a thoughtfully designed open floor plan ideal for both everyday living and entertaining. The heart of the home is the spacious kitchen, complete with granite countertops, ample cabinetry, a large pantry, and generous prep space that flows seamlessly into the main living and dining areas.

Key facts

• Open floor plan
• Half-acre corner lot
• Spacious kitchen

Tags

• HALF-ACRE CORNER LOT
• OPEN FLOOR PLAN
• SPACIOUS KITCHEN
• PRIVATE SCREENED LANAI
• PAVER PATIO
• MATURE LANDSCAPING

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $599k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $584k (2.4% below list).
• Recommended offer: $527k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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); 675 active listings in the ZIP; 12 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 $5,844/mo this rent would consume 68% 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

• It's been on market 129 days — a 12% lower offer ($527k) is reasonable based on typical stale-listing flexibility.

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 $527,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 0.98% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.34%
• DSCR: 1.19
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $797,121
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19120 Elston Way	0.17mi	4/2.5	2,362 (+4%)	4mo	$863,000	$365	81
17203 Ashcomb Way	0.32mi	4/3.0	2,491 (+10%)	3mo	$675,000	$271	66
17146 Ashcomb Way	0.48mi	4/3.0	2,491 (+10%)	2mo	$875,000	$351	59
19840 Beechcrest Pl	0.68mi	3/3.0 (-1)	2,202 (-3%)	5mo	$504,000	$229	54
19431 Elston Way	0.67mi	3/3.0 (-1)	2,032 (-10%)	2mo	$564,900	$278	45
17005 Ashcomb Way	0.65mi	3/2.0 (-1)	2,010 (-12%)	22mo	$730,000	$363	24

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: -12.9%
• Equity multiple: 0.55×
• Total profit: $-75,550
• Equity at exit: $89,313

10-year hold

• IRR: -9.1%
• Equity multiple: 0.51×
• Total profit: $-82,194
• Equity at exit: $51,791

Cash invested: $167,720 (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: 675
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $5,844 high
• Mortgage (P&I): −$3,141
• Tax from tax record: −$144 /mo · $1,732/yr
• Insurance: −$250
• HOA: −$475
• Vacancy / Maint / Mgmt: −$1,227
• Net cashflow: $607

Break-even live

Break-even rent $5,076

Max offer price $599,000

Occupancy floor 85%

Sensitivity live

Price	-10% $946	-5% $776	+0% $607	+5% $437	+10% $267
Rent	-10% $145	-5% $376	+0% $607	+5% $837	+10% $1,068
Rate	-1.0pp $908	-0.5pp $759	base $607	+0.5pp $451	+1.0pp $293

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19074 Elston Way Estero, FL	3.0	2.5	2964	$9,500	$3.21	26d	1	0.23mi
19265 Elston Way Estero, FL	3.0	3.0	1852	$3,800	$2.05	26d	1	0.41mi
19952 Beverly Park Rd Estero, FL	3.0	3.0	1852	$4,000	$2.16	26d	1	0.44mi
19347 Elston Way Estero, FL	4.0	3.0	2032	$7,500	$3.69	26d	1	0.56mi
19824 Beechcrest Pl Estero, FL	3.0	3.0	2202	$7,000	$3.18	26d	1	0.68mi
19752 Beechcrest Pl Estero, FL	4.0	3.0	2491	$5,000	$2.01	5d	1	0.74mi
19527 Utopia Ln Estero, FL	3.0	3.0	1852	$4,000	$2.16	26d	1	0.85mi
19563 Utopia Ln Estero, FL	3.0	2.0	2010	$5,995	$2.98	26d	1	0.92mi
19860 The Pl Blvd Miromar Lakes, FL	4.0	3.0	2606	$3,600	$1.38	5d	1	0.98mi
19565 Deming Ln Estero, FL	3.0	3.0	1852	$3,800	$2.05	26d	1	1.05mi
19701 Deming Ln Estero, FL	4.0	3.0	2032	$6,500	$3.20	26d	1	1.19mi
19712 Deming Ln Estero, FL	3.0	3.0	2091	$8,500	$4.07	23d	1	1.20mi

HOA detail

• Monthly dues: $475 · $5,700/yr

Listing history 4 events

1. 2026-05-08
   status Pending
2. 2026-04-27
   status Pending With Contingencies
3. 2025-12-19
   listed $599,000 Active
4. 2018-08-02
   soldstatus $917,600

ⓘ 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: $1,732 · $144/mo
• Projected year-2 tax: $4,972 · $414/mo
• Expected delta: +$3,240/yr (+$270/mo · 187.1%)

ⓘ 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: $70,127
• − Mortgage interest: −$33,553
• − Property taxes: −$1,732
• − Insurance: −$2,995
• − Repairs & maintenance: −$5,610
• − Management: −$5,610
• − HOA: −$5,700
• − Depreciation: −$17,425
• Taxable loss: −$2,499
• Est. tax savings @ 24.0%: +$600
• After-tax cash flow: $7,878/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

-34.7% since first listed

4 events — show timeline

• 2026-05-08 Pending — NAPLESMLS
• 2026-04-27 Pending — NAPLESMLS
• 2025-12-19 Listed $599,000 NAPLESMLS
• 2018-08-02 Sold (Public Records) $917,600 Public Records

Property tax history

-2.1%/yr

Latest (2025): $1,732 · +3.2% YoY. Source: county tax records.