Amalfi Plan · Estero, FL 33928

$575,999

4 bd · 3.0 ba · 2,529 sqft · SingleFamily · 952 Days on market

---

Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.0/30.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.3/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Key facts

• 2 garage spots
• Listed 952 days

Property features AI

Finance

• Financial info: List price $575,999

Exterior

• Parking: 2 garage spaces; 2 total parking spaces
• Home design: New construction plan; Model/plan called Amalfi; Located in Estero, FL
• Exterior features: Living area of 2,529

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan name: Amalfi; Active listing

🏗️ New construction. The $575,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $781,461.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $576k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $567k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $496k (13.9% below list).
• Recommended offer: $496k (13.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#149 in FL, #2,242 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• 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 soft (-1.4%/yr); 668 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $4,961/mo this rent would consume 58% of the median local household income ($103k/yr) (locally 606% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $23k 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 952 days — a 12% lower offer ($507k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $496,072 (13.9% 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 952 days. Have you received any prior offers? Is the seller open to a 14% 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 A-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: 0.63% ✗
• Cap rate: 4.02%
• Cash-on-cash: -8.13%
• DSCR: 0.64
• GRM: 13.1

CMA / ARV

• ARV (on-the-fly): $781,461
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20175 Millrun Dr	0.23mi	3/2.5 (-1)	2,300 (-9%)	15mo	$695,000	$302	54
20114 Hartford Blvd	0.32mi	3/3.5 (-1)	2,862 (+13%)	13mo	$895,000	$313	46
18279 Parksville Dr	0.36mi	3/3.5 (-1)	2,844 (+12%)	24mo	$879,600	$309	36

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: -33.9%
• Equity multiple: -0.08×
• Total profit: $-235,452
• Equity at exit: $116,518

10-year hold

• IRR: -64.9%
• Equity multiple: -0.75×
• Total profit: $-382,410
• Equity at exit: $67,566

Cash invested: $218,809 (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 33928

• Rents YoY: -1.4%
• Active inventory: 668
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $4,961 high
• Mortgage (P&I): −$4,098
• Tax est. 1.5%: −$977 /mo · $11,722/yr
• Insurance: −$326
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,042
• Net cashflow: $-1,482

Break-even live

Break-even rent $6,836

Max offer price $567,082

Occupancy floor —

Sensitivity live

Price	-10% $-941	-5% $-1,211	+0% $-1,482	+5% $-1,752	+10% $-2,022
Rent	-10% $-1,873	-5% $-1,677	+0% $-1,482	+5% $-1,286	+10% $-1,090
Rate	-1.0pp $-1,088	-0.5pp $-1,283	base $-1,482	+0.5pp $-1,684	+1.0pp $-1,890

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: $195,365
• Closing costs: $23,444
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20419 Pebble Glen Dr Estero, FL	3.0	2.0	2088	$6,490	$3.11	24d	1	0.13mi
18336 Parksville Dr Estero, FL	4.0	3.0	2434	$8,500	$3.49	24d	1	0.18mi
20179 Millrun Dr Estero, FL	3.0	2.5	2493	$4,300	$1.72	24d	1	0.21mi
18315 Parksville Dr Estero, FL	3.0	3.0	2444	$4,995	$2.04	4d	1	0.23mi
18334 Ridgeline Dr Estero, FL	3.0	3.0	2434	$4,700	$1.93	22d	1	0.26mi
20285 Napa Loop Estero, FL	3.0	3.0	2133	$6,200	$2.91	24d	1	0.27mi
18278 Ridgeline Dr Estero, FL	3.0	3.0	2434	$7,500	$3.08	24d	1	0.30mi
18315 Ridgeline Dr Estero, FL	3.0	3.0	2202	$3,750	$1.70	17d	1	0.30mi
20047 Napa Loop Estero, FL	3.0	3.0	2202	$9,000	$4.09	4d	1	0.33mi
20047 Napa Loop Estero, FL	3.0	3.0	2621	$3,495	$1.33	17d	1	0.33mi
18282 Parksville Dr Estero, FL	3.0	3.0	2126	$10,000	$4.70	24d	1	0.35mi
19278 Hinkley Dr Estero, FL	3.0	3.0	2201	$3,395	$1.54	4d	1	0.36mi
20040 Hartford Blvd Estero, FL	3.0	4.0	2534	$3,800	$1.50	24d	1	0.38mi
20015 Napa Loop Estero, FL	3.0	3.0	2202	$8,000	$3.63	24d	1	0.39mi
18262 Parksville Dr Estero, FL	4.0	3.0	2098	$3,700	$1.76	24d	1	0.40mi
20024 Hartford Blvd Estero, FL	3.0	2.0	2081	$6,950	$3.34	24d	1	0.41mi
20530 Pebble Glen Dr Estero, FL	3.0	3.0	2099	$5,950	$2.83	24d	1	0.41mi
18546 Ives Dr Estero, FL	4.0	3.0	2032	$8,250	$4.06	24d	1	0.42mi
18227 Ridgeline Dr Estero, FL	5.0	5.0	3357	$4,200	$1.25	24d	1	0.44mi
20210 Kingmont Dr Estero, FL	4.0	3.0	2267	$3,995	$1.76	24d	1	0.50mi
20464 Verawood Loop Estero, FL	5.0	3.0	3302	$3,790	$1.15	24d	1	0.57mi
20492 Verawood Loop Estero, FL	4.0	3.0	2032	$3,250	$1.60	24d	1	0.59mi
20492 Verawood Loop Estero, FL	4.0	3.0	2032	$3,250	$1.60	11d	1	0.59mi
20438 Napa Loop Estero, FL	5.0	4.5	3357	$4,850	$1.44	20d	1	0.62mi
19100 Hanley Blvd Estero, FL	3.0	3.0	2434	$4,000	$1.64	24d	1	0.66mi
18731 Ivywood Pl Estero, FL	5.0	4.5	3357	$4,995	$1.49	22d	1	0.71mi
21110 Verawood Loop Estero, FL	4.0	3.0	2032	$3,300	$1.62	24d	1	0.84mi
19228 Gentry Pl Estero, FL	4.0	3.0	2032	$3,300	$1.62	24d	1	0.89mi
19232 Gentry Pl Estero, FL	3.0	3.0	2202	$3,800	$1.73	24d	1	0.90mi
19712 Deming Ln Estero, FL	3.0	3.0	2091	$8,500	$4.07	22d	1	0.98mi
19701 Deming Ln Estero, FL	4.0	3.0	2032	$6,500	$3.20	24d	1	1.01mi
19860 The Pl Blvd Miromar Lakes, FL	4.0	3.0	2606	$3,600	$1.38	4d	1	1.14mi
19565 Deming Ln Estero, FL	3.0	3.0	1852	$3,800	$2.05	24d	1	1.20mi
19563 Utopia Ln Estero, FL	3.0	2.0	2010	$5,995	$2.98	24d	1	1.24mi
19527 Utopia Ln Estero, FL	3.0	3.0	1852	$4,000	$2.16	24d	1	1.33mi
19824 Beechcrest Pl Estero, FL	3.0	3.0	2202	$7,000	$3.18	24d	1	1.48mi

Listing history 8 events

1. 2026-06-17
   days on market $575,999 Active 952 DOM
2. 2026-06-16
   days on market $575,999 Active 951 DOM
3. 2026-06-16
   days on market $575,999 Active 950 DOM
4. 2026-06-13
   days on market $575,999 Active 948 DOM
5. 2026-06-09
   days on market $575,999 Active 944 DOM
6. 2026-06-07
   days on market $575,999 Active 942 DOM
7. 2026-06-01
   days on market $575,999 Active 936 DOM
8. 2026-06-01
   days on market $575,999 Active 935 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 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: $59,529
• − Mortgage interest: −$43,774
• − Property taxes: −$11,722
• − Insurance: −$3,907
• − Repairs & maintenance: −$4,762
• − Management: −$4,762
• − Depreciation: −$22,733
• Taxable loss: −$32,132
• Est. tax savings @ 24.0%: +$7,712
• After-tax cash flow: $-10,067/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 — Estero

• Score: 79/100
• State rank: #149
• US rank: #2242

Category grades

Amenities F Commute F Cost of living D- Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lee County · 788,662 people
• City population: 31,926
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 31,926
• Household income: $102,624
• Rent vs Own: 12.6% rent · 87.4% own
• Severe rent burden: 606.0

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: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 7% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -109.49%
• Current HPI: 197.5913
• Rent YoY: ▼ -1.42%
• 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