1124 Diplomat Pkwy W · Cape Coral, FL 33993

$239,900

3 bd · 2.0 ba · 1,574 sqft · SingleFamily public records · 1 Days on market

Built 2004 9,997 sqft lot Est $321k · 25% under

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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 +12.4/30.0
• Schools +4.1/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NOT A SHORT SALE OR FORECLOSURE!!!! LOCAL SELLER, QUICK REPLY. 3 BED 2 BATH, WOOD-LIKE FLOORS, FENCED YARD, THE HOUSE IS IN A VERY GOOD SHAPE.

Key facts

• Charming front porch
• New ceiling fans
• Bonus computer nook

Tags

• FULLY FENCED BACKYARD
• CHARMING FRONT PORCH
• BONUS COMPUTER NOOK
• BRAND-NEW LAMINATE FLOORING
• DURABLE VINYL FLOORING
• NEW CEILING FANS

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story home; Entry at level 1; Faces north; Resale property
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Shutters (manual); Rectangular lot; Paved public road frontage; South exposure

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Separate/formal dining room; Pantry; Tub with shower; Walk-in closet(s); Single-hung windows; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-41 ($-490/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (11.1% below list).
• Recommended offer: $213k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Gulf Elementary School (math 70% / reading 65%, grade B+, #435 of 2,144 statewide, top 21%, 1,231 students, 38% FRL); Challenger Middle School (math 59% / reading 56%, grade B, #157 of 571 statewide, top 28%, 1,124 students, 50% FRL); Ida S. Baker High School (math 44% / reading 47%, grade D-, #223 of 667 statewide, top 34%, 1,933 students, 39% FRL) — zoned schools average 42% FRL vs 57% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents falling (-5.5%/yr); 2671 active listings in the ZIP; 40 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 $7k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y ago 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.
• Current owner paid $73k; list at $240k implies a 229% 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 $213,292 (11.1% 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: 0.89% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.73%
• DSCR: 0.97
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $321,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1215 NW 15th Ter	0.12mi	3/2.0	1,469 (-7%)	4mo	$300,000	$204	80
1720 NW 11th Pl	0.24mi	3/2.0	1,595 (+1%)	10mo	$240,000	$150	78
1002 NW 16th Ter	0.21mi	3/2.0	1,530 (-3%)	9mo	$345,000	$225	78
1213 NW 19th Ter	0.53mi	3/2.0	1,551 (-2%)	2mo	$294,900	$190	71
1209 NW 20th St	0.58mi	3/2.0	1,616 (+3%)	8mo	$288,500	$179	62
1106 NW 16th Ter	0.10mi	4/3.0 (+1)	1,767 (+12%)	5mo	$410,000	$232	62
1701 NW 14th Pl	0.41mi	4/2.0 (+1)	1,650 (+5%)	8mo	$335,990	$204	61
1230 NW 20th Ter	0.62mi	3/2.0	1,392 (-12%)	2mo	$289,000	$208	50
1727 NW 7th Ter	0.68mi	3/2.0	1,469 (-7%)	10mo	$319,990	$218	49
1206 NW 14th Pl	0.61mi	4/2.0 (+1)	1,709 (+9%)	5mo	$300,000	$176	48
1128 NW 11th Pl	0.52mi	4/2.0 (+1)	1,810 (+15%)	5mo	$325,000	$180	41
1710 NW 17th St	0.71mi	3/2.0	1,797 (+14%)	8mo	$240,000	$134	37

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: -21.0%
• Equity multiple: 0.29×
• Total profit: $-47,653
• Equity at exit: $35,770

10-year hold

• IRR: -24.0%
• Equity multiple: -0.02×
• Total profit: $-68,702
• Equity at exit: $20,742

Cash invested: $67,172 (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 33993

• Home prices YoY: -14.1%
• Rents YoY: -5.5%
• Active inventory: 2671
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,133 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$368 /mo · $4,414/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-41

Break-even live

Break-even rent $2,185

Max offer price $232,683

Occupancy floor 97%

Sensitivity live

Price	-10% $95	-5% $27	+0% $-41	+5% $-109	+10% $-177
Rent	-10% $-209	-5% $-125	+0% $-41	+5% $43	+10% $128
Rate	-1.0pp $80	-0.5pp $20	base $-41	+0.5pp $-103	+1.0pp $-166

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1411 NW 9th Ave Cape Coral, FL	4.0	2.0	1760	$2,150	$1.22	15d	1	0.40mi
1406 NW 8th Pl Cape Coral, FL	3.0	2.0	1403	$1,855	$1.32	25d	1	0.43mi
1319 NW 15th Ave Cape Coral, FL	4.0	2.0	2009	$2,150	$1.07	25d	1	0.49mi
1917 NW 12th Ave Cape Coral, FL	3.0	2.0	1528	$2,200	$1.44	25d	1	0.52mi
1120 NW 11th Pl Cape Coral, FL	3.0	2.0	1528	$1,816	$1.19	15d	1	0.56mi
1104 NW 11th Pl Cape Coral, FL	3.0	2.5	2014	$1,695	$0.84	5d	1	0.62mi
1426 NW 12th St Cape Coral, FL	3.0	2.0	1455	$1,699	$1.17	23d	1	0.68mi
1426 NW 12th St Cape Coral, FL	3.0	2.0	1455	$1,699	$1.17	12d	1	0.68mi
1426 NW 12th St Cape Coral, FL	3.0	2.0	1455	$1,699	$1.17	15d	1	0.68mi
1427 NW 20th St Cape Coral, FL	4.0	2.0	1617	$1,895	$1.17	17d	1	0.69mi
1212 Chiquita Blvd N Cape Coral, FL	3.0	2.0	1672	$2,100	$1.26	25d	1	0.71mi
1026 NW 21st Ter Cape Coral, FL	4.0	2.0	1760	$1,825	$1.04	5d	1	0.72mi
2103 NW 10th Ave Cape Coral, FL	3.0	2.0	1455	$2,200	$1.51	25d	1	0.72mi
1431 NW 20th Ter Cape Coral, FL	3.0	2.0	2052	$1,775	$0.87	21d	1	0.75mi
1618 NW 5th Pl Cape Coral, FL	4.0	3.0	1765	$3,300	$1.87	25d	1	0.78mi
521 NW 14th Ter Cape Coral, FL	4.0	2.0	1737	$1,821	$1.05	5d	1	0.81mi
2000 NW 7th Ave Cape Coral, FL	4.0	2.0	1708	$1,950	$1.14	16d	1	0.81mi
2000 NW 7th Ave Cape Coral, FL	4.0	2.0	1708	$1,950	$1.14	25d	1	0.81mi
1731 NW 14th St Cape Coral, FL	4.0	2.0	1337	$1,866	$1.40	5d	1	0.83mi
2014 NW 16th Pl Cape Coral, FL	4.0	2.0	1712	$1,701	$0.99	15d	1	0.84mi
1012 NW 15th Ave Cape Coral, FL	3.0	2.0	1805	$1,985	$1.10	25d	1	0.85mi
1156 NW 5th Pl Cape Coral, FL	3.0	2.0	1458	$1,695	$1.16	21d	1	0.85mi
1834 NW 6th Ave Cape Coral, FL	3.0	2.0	1200	$1,530	$1.27	23d	1	0.85mi
1834 NW 6th Ave Cape Coral, FL	3.0	2.0	1200	$1,575	$1.31	25d	1	0.85mi
1023 NW 22nd Ter Cape Coral, FL	3.0	2.0	1469	$1,831	$1.25	15d	1	0.87mi
1831 NW 6th Ave Cape Coral, FL	4.0	2.0	1833	$1,795	$0.98	3d	1	0.88mi
1818 Diplomat Pkwy W Cape Coral, FL	4.0	2.0	1787	$2,025	$1.13	25d	1	0.88mi
2227 NW 11th Ct Cape Coral, FL	4.0	2.0	1650	$1,895	$1.15	25d	1	0.89mi
1822 Diplomat Pkwy W Cape Coral, FL	4.0	2.0	1787	$2,145	$1.20	25d	1	0.90mi
916 NW 15th Ave Cape Coral, FL	3.0	2.0	1458	$1,890	$1.30	5d	1	0.93mi
1809 NW 17th Ter Cape Coral, FL	3.0	2.0	1750	$1,980	$1.13	25d	1	0.94mi
411 NW 13th St Cape Coral, FL	3.0	2.0	1408	$2,035	$1.45	5d	1	0.96mi
336 NW 15th Ter Cape Coral, FL	4.0	3.0	2020	$2,500	$1.24	17d	1	0.97mi
1823 NW 19th Ave Cape Coral, FL	4.0	2.0	1712	$1,850	$1.08	25d	1	0.98mi
1840 NW 14th Ter Cape Coral, FL	3.0	2.0	1994	$1,871	$0.94	5d	1	0.99mi
2308 NW 9th Ave Cape Coral, FL	4.0	3.0	1683	$2,200	$1.31	25d	1	0.99mi
1143 NW 4th Pl Cape Coral, FL	3.0	2.0	1399	$1,750	$1.25	5d	1	1.02mi
910 NW 8th Ter Cape Coral, FL	3.0	2.0	1619	$2,100	$1.30	17d	1	1.02mi
1621 NW 9th Ter Cape Coral, FL	4.0	3.0	2020	$2,500	$1.24	25d	1	1.04mi
1137 NW 19th Ave Cape Coral, FL	4.0	2.0	1771	$2,215	$1.25	15d	1	1.04mi

Listing history 2 events

1. 2026-06-22
   remarks 693-char remark
2. 2026-06-22
   listed $239,900 Active 1 DOM

ⓘ 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: $4,414 · $368/mo
• Projected year-2 tax: $4,414 · $368/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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $25,595
• − Mortgage interest: −$13,438
• − Property taxes: −$4,414
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − Depreciation: −$6,979
• Taxable loss: −$4,531
• Est. tax savings @ 24.0%: +$1,087
• After-tax cash flow: $597/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

+219.9% since first listed

13 events — show timeline

• 2026-06-20 Listed $239,900 FORTMLS
• 2025-05-10 Rental Removed $1,850 APPFOLIO
• 2025-04-23 Listed for Rent $1,850 APPFOLIO
• 2024-03-24 Rental Removed $1,995 APPFOLIO
• 2024-03-13 Price Changed $1,995 APPFOLIO
• 2023-12-24 Listed for Rent $2,300 APPFOLIO
• 2022-07-18 Price Changed $2,195 APPFOLIO
• 2019-09-03 Listing Removed — FORTMLS
• 2019-05-07 Price Changed $179,100 FORTMLS
• 2019-03-19 Listed $179,000 FORTMLS
• 2011-07-25 Sold (Public Records) $73,000 Public Records
• 2011-07-21 Sold (MLS) $73,000 FORTMLS
• 2011-07-07 Price Changed $75,000 FORTMLS

Property tax history

+6.5%/yr

Latest (2025): $4,414 · +4.2% YoY. Source: county tax records.