1104 NW 12th Ave · Cape Coral, FL 33993

$299,900

3 bd · 2.0 ba · 1,400 sqft · Land · 13 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 +11.4/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime residential WATERFRONT building site -- cleared and ready for your Florida Dream home! Ideally located in a QUIET neighborhood of newer homes. Enjoy the tropical lifestyle on a freshwater canal where you can fish and launch your boat right from your own back yard! Quick access to all the amenities of the Pine Island Corridor -- shopping, restaurants, entertainment. Buy now while prices are still low. Build now or hold for future appreciation. Either way, YOU WIN! (Assessment area "North 6." Start date "Future--TBD. ")

Key facts

• Wider water views
• 0.23 acre lot
• 2 garage spots

Tags

• OPEN-CONCEPT FLOOR PLAN
• INTERSECTING FRESHWATER CANAL
• WIDER WATER VIEWS
• NEW CONSTRUCTION QUALITY

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story; Entry level 1; North-facing; New construction
• Construction: Block, concrete and stucco construction; Shingle roof; Waterfront property
• Exterior features: Open porch; Canal access; South exposure; Oversized lot

Interior

• Kitchen: Dishwasher; Disposal; Icemaker; Microwave; Range; Refrigerator; Refrigerator with ice maker
• Bedrooms: Entry-level bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Cathedral and vaulted ceilings; Bar; Shutters; Impact glass windows; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $300k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (29.0% below list).
• Recommended offer: $213k (29.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 16d 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 $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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $40k; list at $300k implies a 652% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $212,842 (29.0% 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: 0.71% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.50%
• DSCR: 0.93
• GRM: 11.7

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: -21.7%
• Equity multiple: 0.27×
• Total profit: $-61,642
• Equity at exit: $44,716

10-year hold

• IRR: -23.4%
• Equity multiple: -0.04×
• Total profit: $-86,948
• Equity at exit: $25,930

Cash invested: $83,972 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,128 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$88 /mo · $1,061/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-105

Break-even live

Break-even rent $2,261

Max offer price $281,418

Occupancy floor 100%

Sensitivity live

Price	-10% $65	-5% $-20	+0% $-105	+5% $-190	+10% $-274
Rent	-10% $-273	-5% $-189	+0% $-105	+5% $-21	+10% $64
Rate	-1.0pp $46	-0.5pp $-28	base $-105	+0.5pp $-182	+1.0pp $-261

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1120 NW 11th Pl Cape Coral, FL	3.0	2.0	1528	$1,816	$1.19	15d	1	0.11mi
1426 NW 12th St Cape Coral, FL	3.0	2.0	1455	$1,699	$1.17	23d	1	0.31mi
1426 NW 12th St Cape Coral, FL	3.0	2.0	1455	$1,699	$1.17	15d	1	0.31mi
1426 NW 12th St Cape Coral, FL	3.0	2.0	1455	$1,699	$1.17	12d	1	0.31mi
1012 NW 15th Ave Cape Coral, FL	3.0	2.0	1805	$1,985	$1.10	25d	1	0.34mi
916 NW 15th Ave Cape Coral, FL	3.0	2.0	1458	$1,890	$1.30	5d	1	0.38mi
1212 Chiquita Blvd N Cape Coral, FL	3.0	2.0	1672	$2,100	$1.26	25d	1	0.48mi
910 NW 8th Ter Cape Coral, FL	3.0	2.0	1619	$2,100	$1.30	17d	1	0.55mi
1411 NW 9th Ave Cape Coral, FL	4.0	2.0	1760	$2,150	$1.22	15d	1	0.66mi
1406 NW 8th Pl Cape Coral, FL	3.0	2.0	1403	$1,855	$1.32	25d	1	0.66mi
1827 NW 10th St Cape Coral, FL	3.0	2.0	1864	$2,050	$1.10	25d	1	0.76mi
1731 NW 14th St Cape Coral, FL	4.0	2.0	1337	$1,866	$1.40	5d	1	0.79mi
1137 NW 19th Ave Cape Coral, FL	4.0	2.0	1771	$2,215	$1.25	15d	1	0.81mi
1101 NW 19th Pl Cape Coral, FL	4.0	2.0	1711	$1,900	$1.11	5d	1	0.86mi
526 NW 9th St Cape Coral, FL	4.0	2.0	1800	$2,100	$1.17	5d	1	0.88mi
1156 NW 5th Pl Cape Coral, FL	3.0	2.0	1458	$1,695	$1.16	21d	1	0.90mi
1150 NW 19th Pl Cape Coral, FL	4.0	2.0	1833	$1,895	$1.03	3d	1	0.90mi
1129 NW 20th Ave Cape Coral, FL	4.0	2.0	1828	$2,200	$1.20	25d	1	0.92mi
1129 NW 20th Ave Cape Coral, FL	4.0	2.0	1828	$2,180	$1.19	23d	1	0.92mi
1818 Diplomat Pkwy W Cape Coral, FL	4.0	2.0	1787	$2,025	$1.13	25d	1	0.98mi
1501 NW 4th St Cape Coral, FL	4.0	2.0	1809	$3,800	$2.10	5d	1	0.99mi
1822 Diplomat Pkwy W Cape Coral, FL	4.0	2.0	1787	$2,145	$1.20	25d	1	0.99mi
532 NW 18th Ave Cape Coral, FL	3.0	2.0	1765	$2,000	$1.13	25d	1	0.99mi
1143 NW 4th Pl Cape Coral, FL	3.0	2.0	1399	$1,750	$1.25	5d	1	1.03mi
1909 NW 6th Ter Cape Coral, FL	3.0	2.0	1828	$1,895	$1.04	5d	1	1.03mi
1909 NW 6th Ter Cape Coral, FL	4.0	2.0	1828	$1,895	$1.04	4d	1	1.03mi
521 NW 14th Ter Cape Coral, FL	4.0	2.0	1737	$1,821	$1.05	5d	1	1.03mi
2014 NW 9th St Cape Coral, FL	4.0	2.0	1828	$2,300	$1.26	25d	1	1.03mi
411 NW 13th St Cape Coral, FL	3.0	2.0	1408	$2,035	$1.45	5d	1	1.06mi
1926 NW 15th St Cape Coral, FL	3.0	2.0	1461	$2,100	$1.44	12d	1	1.06mi
2022 NW 9th St Cape Coral, FL	3.0	2.0	1303	$1,611	$1.24	15d	1	1.06mi
416 NW 17th Ave Cape Coral, FL	3.0	2.0	1199	$2,000	$1.67	5d	1	1.06mi
419 NW 7th Ter Cape Coral, FL	3.0	2.0	1161	$4,500	$3.88	5d	1	1.10mi
318 NW 8th Ter Cape Coral, FL	3.0	2.0	1500	$1,900	$1.27	4d	1	1.13mi
1917 NW 12th Ave Cape Coral, FL	3.0	2.0	1528	$2,200	$1.44	25d	1	1.14mi
1108 NW 21st Pl Cape Coral, FL	3.0	2.0	1666	$2,060	$1.24	25d	1	1.14mi
1618 NW 5th Pl Cape Coral, FL	4.0	3.0	1765	$3,300	$1.87	25d	1	1.15mi
305 NW 16th Pl Cape Coral, FL	3.0	2.5	1446	$2,095	$1.45	5d	1	1.15mi
1809 NW 17th Ter Cape Coral, FL	3.0	2.0	1750	$1,980	$1.13	25d	1	1.16mi
1243 NW 22nd Ave Cape Coral, FL	3.0	2.0	1274	$2,195	$1.72	16d	1	1.19mi

Listing history 11 events

1. 2026-04-28
   status Pending
2. 2026-04-15
   listed $299,900 Active
3. 2022-01-24
   soldstatus $39,900
4. 2022-01-14
   soldstatus $39,900 Closed 549-char remark

   Show marketing remark (549 chars)

   Prime residential WATERFRONT building site -- cleared and ready for your Florida Dream home! Ideally located in a QUIET neighborhood of newer homes. Enjoy the tropical lifestyle on a freshwater canal where you can fish and launch your boat right from your own back yard! Quick access to all the amenities of the Pine Island Corridor -- shopping, restaurants, entertainment. Buy now while prices are still low. Build now or hold for future appreciation. Either way, YOU WIN! (Assessment area "North 6." Start date "Future--TBD. ")

5. 2021-12-10
   status Pending 549-char remark

   Show marketing remark (549 chars)

   Prime residential WATERFRONT building site -- cleared and ready for your Florida Dream home! Ideally located in a QUIET neighborhood of newer homes. Enjoy the tropical lifestyle on a freshwater canal where you can fish and launch your boat right from your own back yard! Quick access to all the amenities of the Pine Island Corridor -- shopping, restaurants, entertainment. Buy now while prices are still low. Build now or hold for future appreciation. Either way, YOU WIN! (Assessment area "North 6." Start date "Future--TBD. ")

6. 2021-10-20
   listed $39,900 Active 549-char remark

   Show marketing remark (549 chars)

   Prime residential WATERFRONT building site -- cleared and ready for your Florida Dream home! Ideally located in a QUIET neighborhood of newer homes. Enjoy the tropical lifestyle on a freshwater canal where you can fish and launch your boat right from your own back yard! Quick access to all the amenities of the Pine Island Corridor -- shopping, restaurants, entertainment. Buy now while prices are still low. Build now or hold for future appreciation. Either way, YOU WIN! (Assessment area "North 6." Start date "Future--TBD. ")

7. 2005-05-12
   soldstatus $129,000
8. 2005-05-09
   soldstatus $129,000 130-char remark

   Show marketing remark (130 chars)

   Lovely waterfront property with view of intersecting canal. Build yourself a beautiful home here and enjoy life happily everafter!

9. 2005-04-11
   price $129,900 130-char remark

   Show marketing remark (130 chars)

   Lovely waterfront property with view of intersecting canal. Build yourself a beautiful home here and enjoy life happily everafter!

10. 1991-10-25
    soldstatus $15,000
11. 1991-08-07
    soldstatus $7,000

ⓘ 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: $1,061 · $88/mo
• Projected year-2 tax: $2,489 · $207/mo
• Expected delta: +$1,428/yr (+$119/mo · 134.6%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% 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: $25,541
• − Mortgage interest: −$16,799
• − Property taxes: −$1,061
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,043
• − Management: −$2,043
• − Depreciation: −$8,724
• Taxable loss: −$6,629
• Est. tax savings @ 24.0%: +$1,591
• After-tax cash flow: $336/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

+4184.3% since first listed

11 events — show timeline

• 2026-04-28 Pending — FORTMLS
• 2026-04-15 Listed $299,900 FORTMLS
• 2022-01-24 Sold (Public Records) $39,900 Public Records
• 2022-01-14 Sold (MLS) $39,900 FORTMLS
• 2021-12-10 Pending — FORTMLS
• 2021-10-20 Listed $39,900 FORTMLS
• 2005-05-12 Sold (Public Records) $129,000 Public Records
• 2005-05-09 Sold (MLS) $129,000 FORTMLS
• 2005-04-11 Price Changed $129,900 FORTMLS
• 1991-10-25 Sold (Public Records) $15,000 Public Records
• 1991-08-07 Sold (Public Records) $7,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,061 · -0.1% YoY. Source: county tax records.