4214 NE 20th Ct · Cape Coral, FL 33909

$267,000

4 bd · 2.0 ba · 1,499 sqft · SingleFamily public records · 60 Days on market

Built 2023 10,018 sqft lot Est $313k · 15% 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 +14.1/15.0
• Cash flow +12.7/30.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Construction. The Freeport plan offers 1,499 sq. ft. of air-conditioned space with lanai and two car garage. Four bedroom split plan with two full baths, separate in house laundry area, bright white cabinets, 18” light colored floor tile throughout the living areas and carpet in the bedrooms. House location is very close to restaurants, medical, schools and parks in the up and coming Gator Circle area of NE Cape Coral. Home includes stainless kitchen appliances, washer and dryer, window treatments, bully landscaped with paver drive and walk way. Estimated completion August 2023.

Key facts

• Fenced yard
• Built in 2023
• 0.23 acre lot

Tags

• FENCED YARD
• BUILT IN 2023
• FARMHOUSE-STYLE UPGRADED SINK

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $267k.

Deal economics

• At list price, monthly cash flow is $-29 ($-342/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (21.8% below list).
• Recommended offer: $209k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 (-5.6%/yr); 1597 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 34% of the median local income ($73k/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 $8k 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 60 days — a 3% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,689 (21.8% 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 60 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.78% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $313,291
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3919 NE 17th Ave	0.49mi	4/2.0	1,499 (0%)	3mo	$300,000	$200	74
4118 NE 20th Pl	0.23mi	3/2.0 (-1)	1,458 (-3%)	10mo	$265,000	$182	71
2016 NE 40th St	0.44mi	4/2.0	1,426 (-5%)	5mo	$302,990	$212	67
4005 NE 20th Pl	0.37mi	3/2.0 (-1)	1,378 (-8%)	7mo	$275,000	$200	59
4028 Garden Blvd	0.65mi	4/2.0	1,499 (0%)	21mo	$331,340	$221	52
1805 NE 40th Ln	0.35mi	3/2.0 (-1)	1,372 (-8%)	21mo	$311,990	$227	47
4138 NE 23 Ave	0.44mi	3/2.0 (-1)	1,715 (+14%)	14mo	$359,900	$210	39
3749 NE 16th Pl	0.62mi	4/3.0	1,683 (+12%)	13mo	$325,000	$193	36
3737 NE 15th Pl	0.71mi	3/2.0 (-1)	1,672 (+12%)	20mo	$350,000	$209	26

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: -20.2%
• Equity multiple: 0.31×
• Total profit: $-51,270
• Equity at exit: $39,811

10-year hold

• IRR: -20.7%
• Equity multiple: 0.05×
• Total profit: $-70,911
• Equity at exit: $23,085

Cash invested: $74,760 (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 33909

• Home prices YoY: -23.1%
• Rents YoY: -5.6%
• Active inventory: 1597
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,087 high
• Mortgage (P&I): −$1,400
• Tax from tax record: −$166 /mo · $1,989/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-29

Break-even live

Break-even rent $2,123

Max offer price $261,962

Occupancy floor 96%

Sensitivity live

Price	-10% $123	-5% $47	+0% $-29	+5% $-104	+10% $-180
Rent	-10% $-193	-5% $-111	+0% $-29	+5% $54	+10% $136
Rate	-1.0pp $106	-0.5pp $39	base $-29	+0.5pp $-98	+1.0pp $-168

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: $66,750
• Closing costs: $8,010
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4215 E Gator Cir Cape Coral, FL	3.0	2.0	1385	$1,725	$1.25	4d	1	0.06mi
4309 NE 20th Ct Cape Coral, FL	4.0	2.0	1774	$2,000	$1.13	22d	1	0.08mi
4141 NE 19th Pl Cape Coral, FL	4.0	2.0	1734	$1,995	$1.15	15d	1	0.19mi
1701 NE 44th Ter Cape Coral, FL	3.0	2.0	1147	$1,800	$1.57	16d	1	0.31mi
1701 NE 44th Ter Cape Coral, FL	3.0	2.0	1147	$1,800	$1.57	14d	1	0.31mi
4125 NE 15th Pl Cape Coral, FL	3.0	2.0	1556	$2,000	$1.29	24d	1	0.39mi
4421 NE 15th Pl Cape Coral, FL	3.0	2.0	1240	$2,000	$1.61	24d	1	0.43mi
2117 NE 40th St Cape Coral, FL	3.0	3.0	1776	$2,100	$1.18	16d	1	0.45mi
1518 NE 43rd Ln Cape Coral, FL	4.0	2.0	1756	$2,200	$1.25	16d	1	0.45mi
3928 NE 17th Ave Cape Coral, FL	4.0	3.0	1683	$2,100	$1.25	24d	1	0.50mi
19152 Meadowbrook Ct North Fort Myers, FL	3.0	2.0	1251	$1,499	$1.20	2d	1	0.61mi
4020 Garden Blvd Cape Coral, FL	4.0	2.0	1650	$1,845	$1.12	22d	1	0.67mi
19414 Bermuda Ct North Fort Myers, FL	3.0	2.0	1251	$1,499	$1.20	2d	1	0.74mi
19421 Bermuda Ct North Fort Myers, FL	3.0	2.0	1198	$1,499	$1.25	2d	1	0.76mi
19477 Bermuda Ct North Fort Myers, FL	3.0	2.0	1460	$1,499	$1.03	2d	1	0.78mi
3622 NE 19th Ave Cape Coral, FL	3.0	2.0	1286	$2,480	$1.93	24d	1	0.84mi
3603 NE 19th Ave Cape Coral, FL	3.0	2.0	1147	$1,750	$1.53	4d	1	0.91mi
3527 NE 19th Pl Cape Coral, FL	3.0	2.0	1574	$2,000	$1.27	24d	1	0.93mi
3717 NE 13th Ave Cape Coral, FL	3.0	2.0	1408	$1,795	$1.27	16d	1	0.95mi
19621 N Tamiami Trl North Fort Myers, FL	3.0	2.0	1205	$1,300	$1.08	24d	1	1.02mi
3732 NE 12th Pl Cape Coral, FL	3.0	2.0	1408	$1,950	$1.38	24d	1	1.03mi
3512 NE 17th Pl Cape Coral, FL	4.0	3.0	1650	$1,995	$1.21	3d	1	1.06mi
3511 NE 17th Ave Cape Coral, FL	4.0	2.0	1717	$2,350	$1.37	20d	1	1.08mi
4028 NE 10th Pl Cape Coral, FL	3.0	2.0	1850	$2,146	$1.16	4d	1	1.10mi
4109 NE 9th Pl Cape Coral, FL	3.0	2.0	1690	$1,835	$1.09	4d	1	1.16mi
2434 Laurentina Ln Cape Coral, FL	3.0	2.5	1744	$1,975	$1.13	24d	1	1.17mi
1532 NE 35th St Cape Coral, FL	4.0	2.0	1809	$1,995	$1.10	24d	1	1.19mi
3804 NE 9th Pl Cape Coral, FL	4.0	3.0	1683	$1,995	$1.19	15d	1	1.31mi
2217 NE 33rd Ln Cape Coral, FL	3.0	2.0	1706	$2,650	$1.55	24d	1	1.41mi
3610 NE 9th Pl Cape Coral, FL	4.0	2.0	1774	$1,995	$1.12	15d	1	1.49mi

Listing history 26 events

1. 2026-06-17
   days on market $267,000 Active 60 DOM
2. 2026-06-16
   days on market $267,000 Active 59 DOM
3. 2026-06-15
   days on market $267,000 Active 58 DOM
4. 2026-06-13
   days on market $267,000 Active 56 DOM
5. 2026-06-10
   days on market $267,000 Active 53 DOM
6. 2026-06-09
   days on market $267,000 Active 52 DOM
7. 2026-06-07
   days on market $267,000 Active 50 DOM
8. 2026-06-03
   days on market $267,000 Active 46 DOM
9. 2026-06-02
   status $267,000 Active 45 DOM
10. 2026-04-16
    status Pending
11. 2026-03-10
    price $267,000
12. 2026-03-02
    listed $287,000 Active
13. 2025-03-03
    historical $2,200
14. 2025-02-22
    listed $2,200
15. 2023-07-31
    soldstatus $334,999 Sold 597-char remark

    Show marketing remark (597 chars)

    Under Construction. The Freeport plan offers 1,499 sq. ft. of air-conditioned space with lanai and two car garage. Four bedroom split plan with two full baths, separate in house laundry area, bright white cabinets, 18” light colored floor tile throughout the living areas and carpet in the bedrooms. House location is very close to restaurants, medical, schools and parks in the up and coming Gator Circle area of NE Cape Coral. Home includes stainless kitchen appliances, washer and dryer, window treatments, bully landscaped with paver drive and walk way. Estimated completion August 2023.

16. 2023-04-21
    status Pending 597-char remark

    Show marketing remark (597 chars)

    Under Construction. The Freeport plan offers 1,499 sq. ft. of air-conditioned space with lanai and two car garage. Four bedroom split plan with two full baths, separate in house laundry area, bright white cabinets, 18” light colored floor tile throughout the living areas and carpet in the bedrooms. House location is very close to restaurants, medical, schools and parks in the up and coming Gator Circle area of NE Cape Coral. Home includes stainless kitchen appliances, washer and dryer, window treatments, bully landscaped with paver drive and walk way. Estimated completion August 2023.

17. 2023-03-29
    price $334,999 597-char remark

    Show marketing remark (597 chars)

    Under Construction. The Freeport plan offers 1,499 sq. ft. of air-conditioned space with lanai and two car garage. Four bedroom split plan with two full baths, separate in house laundry area, bright white cabinets, 18” light colored floor tile throughout the living areas and carpet in the bedrooms. House location is very close to restaurants, medical, schools and parks in the up and coming Gator Circle area of NE Cape Coral. Home includes stainless kitchen appliances, washer and dryer, window treatments, bully landscaped with paver drive and walk way. Estimated completion August 2023.

18. 2023-02-22
    price $339,536 597-char remark

    Show marketing remark (597 chars)

    Under Construction. The Freeport plan offers 1,499 sq. ft. of air-conditioned space with lanai and two car garage. Four bedroom split plan with two full baths, separate in house laundry area, bright white cabinets, 18” light colored floor tile throughout the living areas and carpet in the bedrooms. House location is very close to restaurants, medical, schools and parks in the up and coming Gator Circle area of NE Cape Coral. Home includes stainless kitchen appliances, washer and dryer, window treatments, bully landscaped with paver drive and walk way. Estimated completion August 2023.

19. 2023-02-10
    price $337,536 597-char remark

    Show marketing remark (597 chars)

    Under Construction. The Freeport plan offers 1,499 sq. ft. of air-conditioned space with lanai and two car garage. Four bedroom split plan with two full baths, separate in house laundry area, bright white cabinets, 18” light colored floor tile throughout the living areas and carpet in the bedrooms. House location is very close to restaurants, medical, schools and parks in the up and coming Gator Circle area of NE Cape Coral. Home includes stainless kitchen appliances, washer and dryer, window treatments, bully landscaped with paver drive and walk way. Estimated completion August 2023.

20. 2023-01-19
    listed $334,990 Active 597-char remark

    Show marketing remark (597 chars)

    Under Construction. The Freeport plan offers 1,499 sq. ft. of air-conditioned space with lanai and two car garage. Four bedroom split plan with two full baths, separate in house laundry area, bright white cabinets, 18” light colored floor tile throughout the living areas and carpet in the bedrooms. House location is very close to restaurants, medical, schools and parks in the up and coming Gator Circle area of NE Cape Coral. Home includes stainless kitchen appliances, washer and dryer, window treatments, bully landscaped with paver drive and walk way. Estimated completion August 2023.

21. 2022-11-18
    soldstatus $45,000 Closed 194-char remark

    Show marketing remark (194 chars)

    Building lot with SW rear exposure. This lot is located across from waterfront and is the perfect place to build your new home. Located in a fast growing area and located close to all amenities.

22. 2022-11-18
    soldstatus $144,000

    Show marketing remark (194 chars)

    Building lot with SW rear exposure. This lot is located across from waterfront and is the perfect place to build your new home. Located in a fast growing area and located close to all amenities.

23. 2022-05-24
    status Pending 194-char remark

    Show marketing remark (194 chars)

    Building lot with SW rear exposure. This lot is located across from waterfront and is the perfect place to build your new home. Located in a fast growing area and located close to all amenities.

24. 2022-05-05
    listed $49,900 Active 194-char remark

    Show marketing remark (194 chars)

    Building lot with SW rear exposure. This lot is located across from waterfront and is the perfect place to build your new home. Located in a fast growing area and located close to all amenities.

25. 2005-01-14
    soldstatus $49,900
26. 2003-12-19
    soldstatus $14,000

ⓘ 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: $1,989 · $166/mo
• Projected year-2 tax: $2,216 · $185/mo
• Expected delta: +$227/yr (+$19/mo · 11.4%)

ⓘ 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 · 31 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: $25,043
• − Mortgage interest: −$14,956
• − Property taxes: −$1,989
• − Insurance: −$1,335
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − Depreciation: −$7,767
• Taxable loss: −$5,011
• Est. tax savings @ 24.0%: +$1,203
• After-tax cash flow: $860/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): 40,231
• Household income: $73,053
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 1657.0

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 0.55)
• Race & ethnicity: White 56% Hispanic / Latino 36% Two or more races 24% Black 3% Asian 1%
• Hispanic origin (detail): Puerto Rican 7% Cuban 14% Dominican 4%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 20% · Canada, Jamaica
• Languages at home: 69% English-only · Spanish 27% Other Indo-European 1% German/W. Germanic 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: ▼ -94.24%
• Current HPI: 313.8761
• Rent YoY: ▼ -5.60%
• 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

+1807.1% since first listed

17 events — show timeline

• 2026-04-16 Pending — FORTMLS
• 2026-03-10 Price Changed $267,000 FORTMLS
• 2026-03-02 Listed $287,000 FORTMLS
• 2025-03-03 Rental Removed $2,200 RENTSPREE
• 2025-02-22 Listed for Rent $2,200 RENTSPREE
• 2023-07-31 Sold (MLS) $334,999 NAPLESMLS
• 2023-04-21 Pending — NAPLESMLS
• 2023-03-29 Price Changed $334,999 NAPLESMLS
• 2023-02-22 Price Changed $339,536 NAPLESMLS
• 2023-02-10 Price Changed $337,536 NAPLESMLS
• 2023-01-19 Listed $334,990 NAPLESMLS
• 2022-11-18 Sold (Public Records) $144,000 Public Records
• 2022-11-18 Sold (MLS) $45,000 FORTMLS
• 2022-05-24 Pending — FORTMLS
• 2022-05-05 Listed $49,900 FORTMLS
• 2005-01-14 Sold (Public Records) $49,900 Public Records
• 2003-12-19 Sold (Public Records) $14,000 Public Records

Property tax history

+19.9%/yr

Latest (2025): $1,989 · +9.8% YoY. Source: county tax records.