805 NW 20th Ave · Cape Coral, FL 33993

$314,885

4 bd · 2.0 ba · 1,499 sqft · Land · 35 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 +13.3/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• 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, 1499 sq ft FREEPORT II Floorplan, featuring 4 bedrooms, 2 bathrooms, 2-car garage and all concrete block construction. This home is on a beautiful 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, irrigation system, and garage door openers. These homes move quickly, so don’t miss out. Finishings may vary -

Key facts

• Quartz countertops
• Open concept
• Designer cabinets

Tags

• OPEN CONCEPT
• CONCRETE BLOCK CONSTRUCTION
• DESIGNER CABINETS
• QUARTZ COUNTERTOPS
• REVWOOD LAMINATED WOOD FLOORS
• STAINLESS KITCHEN APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $315k.

Deal economics

• At list price, monthly cash flow is $-2 ($-27/yr) — negative.
• To cash-flow at today's rent, offer at most $314k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (25.5% below list).
• Recommended offer: $235k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 17d 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).
• This rent runs 31% of the median local income ($91k/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 35 days — a 3% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $130k; list at $315k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $234,694 (25.5% 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 35 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.03%
• DSCR: 1.00
• GRM: 11.2

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: -19.3%
• Equity multiple: 0.34×
• Total profit: $-58,206
• Equity at exit: $46,950

10-year hold

• IRR: -18.6%
• Equity multiple: 0.11×
• Total profit: $-78,104
• Equity at exit: $27,225

Cash invested: $88,168 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,347 high
• Mortgage (P&I): −$1,651
• Tax from tax record: −$74 /mo · $886/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-2

Break-even live

Break-even rent $2,350

Max offer price $314,490

Occupancy floor 95%

Sensitivity live

Price	-10% $176	-5% $87	+0% $-2	+5% $-91	+10% $-180
Rent	-10% $-188	-5% $-95	+0% $-2	+5% $90	+10% $183
Rate	-1.0pp $156	-0.5pp $78	base $-2	+0.5pp $-84	+1.0pp $-167

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: $78,721
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2014 NW 9th St Cape Coral, FL	4.0	2.0	1828	$2,300	$1.26	24d	1	0.08mi
2022 NW 9th St Cape Coral, FL	3.0	2.0	1303	$1,611	$1.24	14d	1	0.11mi
2043 NW 6th Ter Cape Coral, FL	4.0	2.0	1712	$2,999	$1.75	24d	1	0.25mi
1827 NW 10th St Cape Coral, FL	3.0	2.0	1864	$2,050	$1.10	24d	1	0.27mi
1909 NW 6th Ter Cape Coral, FL	3.0	2.0	1828	$1,895	$1.04	4d	1	0.28mi
1909 NW 6th Ter Cape Coral, FL	4.0	2.0	1828	$1,895	$1.04	3d	1	0.28mi
1101 NW 19th Pl Cape Coral, FL	4.0	2.0	1711	$1,900	$1.11	4d	1	0.34mi
532 NW 18th Ave Cape Coral, FL	3.0	2.0	1765	$2,000	$1.13	24d	1	0.37mi
1108 NW 21st Pl Cape Coral, FL	3.0	2.0	1666	$2,060	$1.24	24d	1	0.43mi
1129 NW 20th Ave Cape Coral, FL	4.0	2.0	1828	$2,200	$1.20	24d	1	0.43mi
1129 NW 20th Ave Cape Coral, FL	4.0	2.0	1828	$2,180	$1.19	22d	1	0.43mi
1137 NW 19th Ave Cape Coral, FL	4.0	2.0	1771	$2,215	$1.25	14d	1	0.49mi
1150 NW 19th Pl Cape Coral, FL	4.0	2.0	1833	$1,895	$1.03	2d	1	0.52mi
2023 NW 3rd Ter Cape Coral, FL	3.0	2.0	1408	$2,150	$1.53	24d	1	0.61mi
916 NW 15th Ave Cape Coral, FL	3.0	2.0	1458	$1,890	$1.30	4d	1	0.62mi
416 NW 17th Ave Cape Coral, FL	3.0	2.0	1199	$2,000	$1.67	4d	1	0.64mi
1012 NW 15th Ave Cape Coral, FL	3.0	2.0	1805	$1,985	$1.10	24d	1	0.65mi
1243 NW 22nd Ave Cape Coral, FL	3.0	2.0	1274	$2,195	$1.72	15d	1	0.65mi
2045 NW 3rd St Cape Coral, FL	3.0	2.0	1656	$2,095	$1.27	11d	1	0.68mi
1212 Chiquita Blvd N Cape Coral, FL	3.0	2.0	1672	$2,100	$1.26	24d	1	0.73mi
2453 NW 8th Ter Cape Coral, FL	3.0	2.0	1574	$2,200	$1.40	24d	1	0.75mi
1926 NW 15th St Cape Coral, FL	3.0	2.0	1461	$2,100	$1.44	11d	1	0.75mi
233 NW 22nd Pl Cape Coral, FL	4.0	3.0	1665	$2,200	$1.32	24d	1	0.76mi
1426 NW 12th St Cape Coral, FL	3.0	2.0	1455	$1,699	$1.17	22d	1	0.77mi
1426 NW 12th St Cape Coral, FL	3.0	2.0	1455	$1,699	$1.17	14d	1	0.77mi
1426 NW 12th St Cape Coral, FL	3.0	2.0	1455	$1,699	$1.17	11d	1	0.77mi
512 NW 25th Ave Cape Coral, FL	3.0	2.0	1702	$2,100	$1.23	12d	1	0.77mi
1731 NW 14th St Cape Coral, FL	4.0	2.0	1337	$1,866	$1.40	4d	1	0.79mi
313 El Dorado Blvd N Cape Coral, FL	3.0	2.0	1500	$2,300	$1.53	24d	1	0.81mi
305 NW 16th Pl Cape Coral, FL	3.0	2.5	1446	$2,095	$1.45	4d	1	0.82mi
1501 NW 4th St Cape Coral, FL	4.0	2.0	1809	$3,800	$2.10	4d	1	0.85mi
1208 NW 25th Pl Cape Coral, FL	4.0	2.0	1735	$2,200	$1.27	4d	1	0.86mi
2619 NW 11th St Cape Coral, FL	3.0	2.0	1272	$2,110	$1.66	24d	1	0.90mi
2701 NW 11th St Cape Coral, FL	3.0	2.0	1627	$3,000	$1.84	24d	1	0.95mi
1822 Diplomat Pkwy W Cape Coral, FL	4.0	2.0	1787	$2,145	$1.20	24d	1	0.97mi
1818 Diplomat Pkwy W Cape Coral, FL	4.0	2.0	1787	$2,025	$1.13	24d	1	0.98mi
2710 NW 5th Ter Cape Coral, FL	4.0	2.0	1830	$1,925	$1.05	16d	1	1.02mi
231 NW 26th Ave Cape Coral, FL	3.0	2.0	1479	$2,300	$1.56	24d	1	1.04mi
1827 Embers Pkwy W Cape Coral, FL	4.0	3.0	1807	$2,300	$1.27	4d	1	1.07mi
1827 Embers Pkwy W Cape Coral, FL	4.0	3.0	1807	$2,500	$1.38	15d	1	1.07mi

Listing history 11 events

1. 2026-04-01
   status Pending
2. 2026-02-25
   listed $314,885 Active
3. 2025-12-19
   soldstatus $130,000
4. 2025-07-28
   soldstatus $33,000
5. 2022-06-03
   historical
6. 2022-03-04
   price $45,000
7. 2022-01-03
   listed $39,900 Active
8. 2021-12-31
   historical
9. 2021-04-08
   price $39,900
10. 2021-04-07
    listed $34,900 Active
11. 2003-11-17
    soldstatus $12,500

ⓘ 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: $886 · $74/mo
• Projected year-2 tax: $2,614 · $218/mo
• Expected delta: +$1,728/yr (+$144/mo · 195.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $28,163
• − Mortgage interest: −$17,638
• − Property taxes: −$886
• − Insurance: −$1,574
• − Repairs & maintenance: −$2,253
• − Management: −$2,253
• − Depreciation: −$9,160
• Taxable loss: −$5,602
• Est. tax savings @ 24.0%: +$1,344
• After-tax cash flow: $1,318/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

+2419.1% since first listed

11 events — show timeline

• 2026-04-01 Pending — NAPLESMLS
• 2026-02-25 Listed $314,885 NAPLESMLS
• 2025-12-19 Sold (Public Records) $130,000 Public Records
• 2025-07-28 Sold (Public Records) $33,000 Public Records
• 2022-06-03 Listing Removed — FORTMLS
• 2022-03-04 Price Changed $45,000 FORTMLS
• 2022-01-03 Listed $39,900 FORTMLS
• 2021-12-31 Listing Removed — FORTMLS
• 2021-04-08 Price Changed $39,900 FORTMLS
• 2021-04-07 Listed $34,900 FORTMLS
• 2003-11-17 Sold (Public Records) $12,500 Public Records

Property tax history

+11.4%/yr

Latest (2025): $886 · +12.0% YoY. Source: county tax records.