1604 NW 23rd Ter · Cape Coral, FL 33993

$313,990

4 bd · 2.0 ba · 1,593 sqft · Land · 61 Days on market

Built 2026 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 +12.5/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled within a peninsula formed by the Gulf of Mexico and the Caloosahatchee River, Christopher Alan Homes is building new homes on individual "spot lots" in two distinctive Cape Coral areas:South Cape Coral -The city with its picturesque downtownoriginated here, where the river and Gulf meet just south of Cape Coral Parkway. Two toll bridges south of Pine Island Road link Cape Coral to the mainland while canal-front homesites provide the quickest access to the Gulf. North Cape Coral - The city's fastest-growing region, Pine Island Road, is in the midst of an ambitious development plan and building boom, bringing residential, retail, restaurants, entertainment venues, commercial growth and jobs to hundreds of acres, including a 131-acre multipurpose outdoor town center. DRE# 175519667

Key facts

• Quartz countertops
• Large shower
• Walk-in closet

Tags

• OPEN KITCHEN
• COVERED LANAI
• PRIVATE PRIMARY SUITE
• WALK-IN CLOSET
• LARGE SHOWER
• QUARTZ COUNTERTOPS

Property features AI

Finance

• Other: Zoned RS-1
• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking; Garage door opener
• Security: Smoke detectors
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story home; Entry level 1; Faces north; Under construction
• Construction: Built with block, concrete and stucco; Shingle roof
• Exterior features: Patio; Open patio/porch; Porch; Room for pool; Security/high impact doors; Rectangular lot; Public maintained road; South exposure

Interior

• Kitchen: Dishwasher; Icemaker; Microwave; Range; Refrigerator (with ice maker)
• Bedrooms: Guest quarters
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling (Central air)
• Interior features: Breakfast bar; Cathedral ceilings; Dual sinks; Entrance foyer; High ceilings; Living/dining room; Pantry; Shower only; Separate shower; Walk-in pantry; Walk-in closets; Split bedrooms; Sliding windows; Impact glass 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 $314k.

Deal economics

• At list price, monthly cash flow is $-47 ($-570/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (27.3% below list).
• Recommended offer: $228k (27.3% 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.
• 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 20d 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 30% 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 61 days — a 6% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $35k; list at $314k implies a 797% 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; 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 $228,329 (27.3% 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 61 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 11.5

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: -20.3%
• Equity multiple: 0.31×
• Total profit: $-60,756
• Equity at exit: $46,817

10-year hold

• IRR: -20.4%
• Equity multiple: 0.05×
• Total profit: $-83,313
• Equity at exit: $27,148

Cash invested: $87,917 (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: 11.5×

Monthly cashflow live

• Estimated rent: $2,283 high
• Mortgage (P&I): −$1,647
• Tax from tax record: −$74 /mo · $886/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-47

Break-even live

Break-even rent $2,343

Max offer price $305,606

Occupancy floor 97%

Sensitivity live

Price	-10% $130	-5% $41	+0% $-47	+5% $-136	+10% $-225
Rent	-10% $-228	-5% $-138	+0% $-47	+5% $43	+10% $133
Rate	-1.0pp $111	-0.5pp $32	base $-47	+0.5pp $-129	+1.0pp $-212

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: $78,498
• Closing costs: $9,420
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2206 NW 17th Pl Cape Coral, FL	4.0	2.0	1779	$2,075	$1.17	24d	1	0.20mi
2124 NW 18th Ave Cape Coral, FL	3.0	2.0	1556	$2,000	$1.29	20d	1	0.33mi
1431 NW 20th Ter Cape Coral, FL	3.0	2.0	2052	$1,775	$0.87	20d	1	0.37mi
2014 NW 16th Pl Cape Coral, FL	4.0	2.0	1712	$1,701	$0.99	14d	1	0.39mi
1719 NW 25th Ln Cape Coral, FL	4.0	2.0	1829	$2,291	$1.25	4d	1	0.40mi
1427 NW 20th St Cape Coral, FL	4.0	2.0	1617	$1,895	$1.17	16d	1	0.43mi
2423 NW 19th Pl Cape Coral, FL	4.0	2.0	1829	$1,761	$0.96	11d	1	0.46mi
2227 NW 11th Ct Cape Coral, FL	4.0	2.0	1650	$1,895	$1.15	24d	1	0.59mi
1907 NW 26th St Cape Coral, FL	3.0	2.0	1842	$2,200	$1.19	15d	1	0.60mi
1818 NW 27th Ter Cape Coral, FL	4.0	2.0	1665	$1,975	$1.19	4d	1	0.62mi
1023 NW 22nd Ter Cape Coral, FL	3.0	2.0	1469	$1,831	$1.25	14d	1	0.68mi
1823 NW 19th Ave Cape Coral, FL	4.0	2.0	1712	$1,850	$1.08	24d	1	0.68mi
1917 NW 12th Ave Cape Coral, FL	3.0	2.0	1528	$2,200	$1.44	24d	1	0.69mi
1026 NW 21st Ter Cape Coral, FL	4.0	2.0	1760	$1,825	$1.04	4d	1	0.70mi
1011 Kismet Pkwy W Cape Coral, FL	4.0	2.0	1787	$2,100	$1.18	4d	1	0.74mi
2105 NW 22nd Ave Cape Coral, FL	4.0	2.0	1833	$2,265	$1.24	15d	1	0.77mi
2901 NW 18th Pl Cape Coral, FL	3.0	2.0	1555	$2,190	$1.41	14d	1	0.80mi
1809 NW 17th Ter Cape Coral, FL	3.0	2.0	1750	$1,980	$1.13	24d	1	0.81mi
2152 NW 22nd Pl Cape Coral, FL	3.0	2.0	1418	$2,550	$1.80	12d	1	0.81mi
2103 NW 10th Ave Cape Coral, FL	3.0	2.0	1455	$2,200	$1.51	24d	1	0.84mi
2838 NW 19th Pl Cape Coral, FL	4.0	2.0	1650	$1,845	$1.12	24d	1	0.86mi
1903 NW 22nd Ave Cape Coral, FL	4.0	2.0	1984	$2,200	$1.11	24d	1	0.87mi
2308 NW 9th Ave Cape Coral, FL	4.0	3.0	1683	$2,200	$1.31	24d	1	0.90mi
1821 NW 23rd Ave Cape Coral, FL	3.0	2.0	1876	$1,856	$0.99	14d	1	1.00mi
2216 NW 18th Ter Cape Coral, FL	3.0	2.0	1548	$1,816	$1.17	15d	1	1.01mi
2630 NW 23rd Ave Cape Coral, FL	3.0	2.0	1515	$2,299	$1.52	24d	1	1.02mi
1818 Diplomat Pkwy W Cape Coral, FL	4.0	2.0	1787	$2,025	$1.13	24d	1	1.02mi
1823 NW 31st St Cape Coral, FL	3.0	2.0	1408	$1,950	$1.38	4d	1	1.02mi
2604 NW 8th Pl Cape Coral, FL	4.0	2.0	1650	$1,795	$1.09	22d	1	1.02mi
1822 Diplomat Pkwy W Cape Coral, FL	4.0	2.0	1787	$2,145	$1.20	24d	1	1.03mi
2027 NW 17th St Cape Coral, FL	4.0	2.0	2000	$2,450	$1.23	24d	1	1.05mi
2824 NW 23rd Ave Cape Coral, FL	3.0	2.0	1462	$1,641	$1.12	22d	1	1.11mi
2538 NW 24th Pl Cape Coral, FL	4.0	2.0	1565	$1,950	$1.25	4d	1	1.12mi
2507 NW 25th St Cape Coral, FL	4.0	2.0	1842	$2,200	$1.19	15d	1	1.16mi
2837 NW 24th Ave Cape Coral, FL	3.0	2.0	1286	$4,470	$3.48	24d	1	1.16mi
2001 NW 25th Ave Cape Coral, FL	3.0	2.0	1887	$2,500	$1.32	24d	1	1.16mi
2809 NW 8th Pl Cape Coral, FL	3.0	2.0	1400	$2,400	$1.71	24d	1	1.17mi
2511 NW 25th St Cape Coral, FL	4.0	2.0	1842	$2,200	$1.19	15d	1	1.17mi
1731 NW 14th St Cape Coral, FL	4.0	2.0	1337	$1,866	$1.40	4d	1	1.20mi
2000 NW 7th Ave Cape Coral, FL	4.0	2.0	1708	$1,950	$1.14	15d	1	1.21mi

Listing history 19 events

1. 2026-06-17
   days on market $313,990 Active 61 DOM
2. 2026-06-16
   days on market $313,990 Active 60 DOM
3. 2026-06-15
   days on market $313,990 Active 59 DOM
4. 2026-06-13
   days on market $313,990 Active 57 DOM
5. 2026-06-10
   days on market $313,990 Active 54 DOM
6. 2026-06-09
   days on market $313,990 Active 53 DOM
7. 2026-06-07
   days on market $313,990 Active 51 DOM
8. 2026-06-03
   days on market $313,990 Active 47 DOM
9. 2026-06-02
   days on market $313,990 Active 46 DOM
10. 2026-06-01
    days on market $313,990 Active 45 DOM
11. 2026-05-31
    days on market $313,990 Active 44 DOM
12. 2026-04-17
    listed $313,990 Active
13. 2026-04-09
    listed $313,990 Active 807-char remark

    Show marketing remark (807 chars)

    Nestled within a peninsula formed by the Gulf of Mexico and the Caloosahatchee River, Christopher Alan Homes is building new homes on individual "spot lots" in two distinctive Cape Coral areas:South Cape Coral -The city with its picturesque downtownoriginated here, where the river and Gulf meet just south of Cape Coral Parkway. Two toll bridges south of Pine Island Road link Cape Coral to the mainland while canal-front homesites provide the quickest access to the Gulf. North Cape Coral - The city's fastest-growing region, Pine Island Road, is in the midst of an ambitious development plan and building boom, bringing residential, retail, restaurants, entertainment venues, commercial growth and jobs to hundreds of acres, including a 131-acre multipurpose outdoor town center. DRE# 175519667

14. 2025-10-30
    soldstatus $35,000
15. 2025-10-29
    soldstatus $35,000 Closed 556-char remark

    Show marketing remark (556 chars)

    Discover the perfect canvas for your dream home in the heart of Cape Coral! This . 23-acre vacant lot offers a desirable southern rear exposure, ideal for enjoying warm Florida sunshine all year long—perfect for a future pool or outdoor living space. Nestled in a peaceful and growing neighborhood, this property provides easy access to shopping, dining, schools, and the beautiful Gulf Coast beaches. Whether you're looking to build your forever home or invest in one of Florida’s fastest-growing cities, this lot offers exceptional potential.

16. 2025-10-24
    status Pending 556-char remark

    Show marketing remark (556 chars)

    Discover the perfect canvas for your dream home in the heart of Cape Coral! This . 23-acre vacant lot offers a desirable southern rear exposure, ideal for enjoying warm Florida sunshine all year long—perfect for a future pool or outdoor living space. Nestled in a peaceful and growing neighborhood, this property provides easy access to shopping, dining, schools, and the beautiful Gulf Coast beaches. Whether you're looking to build your forever home or invest in one of Florida’s fastest-growing cities, this lot offers exceptional potential.

17. 2025-06-10
    status Active 556-char remark

    Show marketing remark (556 chars)

    Discover the perfect canvas for your dream home in the heart of Cape Coral! This . 23-acre vacant lot offers a desirable southern rear exposure, ideal for enjoying warm Florida sunshine all year long—perfect for a future pool or outdoor living space. Nestled in a peaceful and growing neighborhood, this property provides easy access to shopping, dining, schools, and the beautiful Gulf Coast beaches. Whether you're looking to build your forever home or invest in one of Florida’s fastest-growing cities, this lot offers exceptional potential.

18. 2025-05-19
    status Pending 556-char remark

    Show marketing remark (556 chars)

    Discover the perfect canvas for your dream home in the heart of Cape Coral! This . 23-acre vacant lot offers a desirable southern rear exposure, ideal for enjoying warm Florida sunshine all year long—perfect for a future pool or outdoor living space. Nestled in a peaceful and growing neighborhood, this property provides easy access to shopping, dining, schools, and the beautiful Gulf Coast beaches. Whether you're looking to build your forever home or invest in one of Florida’s fastest-growing cities, this lot offers exceptional potential.

19. 2025-05-06
    listed $44,900 Active 556-char remark

    Show marketing remark (556 chars)

    Discover the perfect canvas for your dream home in the heart of Cape Coral! This . 23-acre vacant lot offers a desirable southern rear exposure, ideal for enjoying warm Florida sunshine all year long—perfect for a future pool or outdoor living space. Nestled in a peaceful and growing neighborhood, this property provides easy access to shopping, dining, schools, and the beautiful Gulf Coast beaches. Whether you're looking to build your forever home or invest in one of Florida’s fastest-growing cities, this lot offers exceptional potential.

ⓘ 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: $2,606 · $217/mo
• Expected delta: +$1,720/yr (+$143/mo · 194.1%)

ⓘ 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 (unshaded) · 55% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $27,399
• − Mortgage interest: −$17,588
• − Property taxes: −$886
• − Insurance: −$1,570
• − Repairs & maintenance: −$2,192
• − Management: −$2,192
• − Depreciation: −$9,134
• Taxable loss: −$6,163
• Est. tax savings @ 24.0%: +$1,479
• After-tax cash flow: $910/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

+599.3% since first listed

8 events — show timeline

• 2026-04-17 Listed $313,990 FORTMLS
• 2026-04-09 Listed $313,990 Zillow
• 2025-10-30 Sold (Public Records) $35,000 Public Records
• 2025-10-29 Sold (MLS) $35,000 FORTMLS
• 2025-10-24 Pending — FORTMLS
• 2025-06-10 Relisted — FORTMLS
• 2025-05-19 Pending — FORTMLS
• 2025-05-06 Listed $44,900 FORTMLS

Property tax history

+11.4%/yr

Latest (2025): $886 · +14.4% YoY. Source: county tax records.