2841 NW 19th Ave · Cape Coral, FL 33993

$298,500

3 bd · 2.0 ba · 1,333 sqft · Land · 36 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 +12.7/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• 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

$15,000 CLOSING COST CREDIT AVAILABLE ON THIS MOVE-IN READY NEW CONSTRUCTION HOME! STOP RENTING — OWN YOUR HOME AND BUILD EQUITY INSTEAD OF PAYING SOMEONE ELSE’S MORTGAGE! Welcome to the Seabreeze Cove Plan, a thoughtfully designed home that blends comfort, functionality, and coastal-inspired style. This bright open-concept floor plan features an inviting great room that flows seamlessly into the dining area and modern kitchen—perfect for entertaining and everyday living. The kitchen showcases quartz countertops, stainless steel appliances, and a clean, contemporary design. Just off the kitchen, a separate laundry room provides convenient access to the spacious 2-car ga

Key facts

• Quartz countertops
• Modern kitchen
• 0.23 acre lot

Tags

• NEW CONSTRUCTION HOME
• OPEN-CONCEPT FLOOR PLAN
• MODERN KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SEPARATE LAUNDRY ROOM

Property features AI

Finance

• Other: Lot dimensions: 80 x 125 x 80 x 125 (survey)
• Financial info: Pets allowed
• HOA & community: Association amenities include boat dock and boat ramp; Association covers road maintenance and street lights; Non-gated community with street lights; Association fee listed as $0

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered spaces
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Cable available; High-speed internet available
• Home design: Single-story home; New construction; West-facing; Entry level: 1
• Construction: Block, concrete and stucco construction; Shingle roof; Built as new construction
• Exterior features: Patio; Security/high-impact doors; Rectangular lot; East exposure; Paved public road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Water purifier; Kitchen island; Breakfast bar
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Cathedral ceilings; Vaulted ceilings; Kitchen island; Open living/dining area; Family/dining room; Main level primary suite; Split bedroom layout; Walk-in closets; Separate shower (shower only); Cable TV hookup; Single hung windows; Impact glass
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $298k.

Deal economics

• At list price, monthly cash flow is $-35 ($-424/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (27.1% below list).
• Recommended offer: $218k (27.1% 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.
• 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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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

• It's been on market 36 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $15k; list at $298k implies a 1890% 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 $217,751 (27.1% 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 36 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 11.4

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: -20.1%
• Equity multiple: 0.32×
• Total profit: $-57,156
• Equity at exit: $44,507

10-year hold

• IRR: -20.0%
• Equity multiple: 0.07×
• Total profit: $-77,961
• Equity at exit: $25,809

Cash invested: $83,580 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,178 high
• Mortgage (P&I): −$1,565
• Tax from tax record: −$66 /mo · $790/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-35

Break-even live

Break-even rent $2,222

Max offer price $292,263

Occupancy floor 97%

Sensitivity live

Price	-10% $134	-5% $49	+0% $-35	+5% $-120	+10% $-204
Rent	-10% $-207	-5% $-121	+0% $-35	+5% $51	+10% $137
Rate	-1.0pp $115	-0.5pp $41	base $-35	+0.5pp $-113	+1.0pp $-191

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: $74,625
• Closing costs: $8,955
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2901 NW 18th Pl Cape Coral, FL	3.0	2.0	1555	$2,190	$1.41	15d	1	0.07mi
2838 NW 19th Pl Cape Coral, FL	4.0	2.0	1650	$1,845	$1.12	25d	1	0.09mi
1823 NW 31st St Cape Coral, FL	3.0	2.0	1408	$1,950	$1.38	5d	1	0.22mi
1818 NW 27th Ter Cape Coral, FL	4.0	2.0	1665	$1,975	$1.19	5d	1	0.23mi
1907 NW 26th St Cape Coral, FL	3.0	2.0	1842	$2,200	$1.19	16d	1	0.34mi
1719 NW 25th Ln Cape Coral, FL	4.0	2.0	1829	$2,291	$1.25	5d	1	0.45mi
2824 NW 23rd Ave Cape Coral, FL	3.0	2.0	1462	$1,641	$1.12	23d	1	0.52mi
2837 NW 24th Ave Cape Coral, FL	3.0	2.0	1286	$4,470	$3.48	25d	1	0.54mi
2630 NW 23rd Ave Cape Coral, FL	3.0	2.0	1515	$2,299	$1.52	25d	1	0.57mi
2423 NW 19th Pl Cape Coral, FL	4.0	2.0	1829	$1,761	$0.96	12d	1	0.60mi
2538 NW 24th Pl Cape Coral, FL	4.0	2.0	1565	$1,950	$1.25	5d	1	0.81mi
2206 NW 17th Pl Cape Coral, FL	4.0	2.0	1779	$2,075	$1.17	25d	1	0.86mi
2507 NW 25th St Cape Coral, FL	4.0	2.0	1842	$2,200	$1.19	16d	1	0.94mi
2837 NW 27th Ave Cape Coral, FL	3.0	2.0	1408	$1,691	$1.20	5d	1	0.95mi
2511 NW 25th St Cape Coral, FL	4.0	2.0	1842	$2,200	$1.19	16d	1	0.96mi
2152 NW 22nd Pl Cape Coral, FL	3.0	2.0	1418	$2,550	$1.80	13d	1	0.96mi
2124 NW 18th Ave Cape Coral, FL	3.0	2.0	1556	$2,000	$1.29	21d	1	0.99mi
2105 NW 22nd Ave Cape Coral, FL	4.0	2.0	1833	$2,265	$1.24	16d	1	1.09mi
2014 NW 16th Pl Cape Coral, FL	4.0	2.0	1712	$1,701	$0.99	15d	1	1.19mi
2329 NW 27th Ave Cape Coral, FL	3.0	2.0	1761	$2,300	$1.31	17d	1	1.21mi
2227 NW 11th Ct Cape Coral, FL	4.0	2.0	1650	$1,895	$1.15	25d	1	1.26mi
2800 NW 25th Ter Cape Coral, FL	3.0	2.0	1469	$2,000	$1.36	5d	1	1.27mi
1427 NW 20th St Cape Coral, FL	4.0	2.0	1617	$1,895	$1.17	17d	1	1.27mi
1011 Kismet Pkwy W Cape Coral, FL	4.0	2.0	1787	$2,100	$1.18	5d	1	1.29mi
2812 NW 25th St Cape Coral, FL	4.0	2.0	1657	$1,950	$1.18	25d	1	1.33mi
1823 NW 19th Ave Cape Coral, FL	4.0	2.0	1712	$1,850	$1.08	25d	1	1.34mi
1023 NW 22nd Ter Cape Coral, FL	3.0	2.0	1469	$1,831	$1.25	15d	1	1.35mi
2809 NW 8th Pl Cape Coral, FL	3.0	2.0	1400	$2,400	$1.71	25d	1	1.37mi
2604 NW 8th Pl Cape Coral, FL	4.0	2.0	1650	$1,795	$1.09	23d	1	1.39mi
2216 NW 18th Ter Cape Coral, FL	3.0	2.0	1548	$1,816	$1.17	16d	1	1.43mi
1026 NW 21st Ter Cape Coral, FL	4.0	2.0	1760	$1,825	$1.04	5d	1	1.44mi
2928 NW 27th St Cape Coral, FL	4.0	2.0	1853	$1,999	$1.08	25d	1	1.46mi
2928 NW 27th St Cape Coral, FL	4.0	2.0	1853	$1,999	$1.08	23d	1	1.46mi
1809 NW 17th Ter Cape Coral, FL	3.0	2.0	1750	$1,980	$1.13	25d	1	1.48mi
2308 NW 9th Ave Cape Coral, FL	4.0	3.0	1683	$2,200	$1.31	25d	1	1.49mi
1917 NW 12th Ave Cape Coral, FL	3.0	2.0	1528	$2,200	$1.44	25d	1	1.50mi

Listing history 19 events

1. 2026-06-22
   days on market $298,500 Active 36 DOM
2. 2026-06-17
   days on market $298,500 Active 32 DOM
3. 2026-06-16
   days on market $298,500 Active 31 DOM
4. 2026-06-15
   days on market $298,500 Active 30 DOM
5. 2026-06-13
   days on market $298,500 Active 28 DOM
6. 2026-06-10
   days on market $298,500 Active 25 DOM
7. 2026-06-09
   days on market $298,500 Active 24 DOM
8. 2026-06-08
   days on market $298,500 Active 23 DOM
9. 2026-06-07
   days on market $298,500 Active 22 DOM
10. 2026-06-03
    days on market $298,500 Active 18 DOM
11. 2026-06-02
    days on market $298,500 Active 17 DOM
12. 2026-06-01
    days on market $298,500 Active 16 DOM
13. 2026-05-31
    days on market $298,500 Active 15 DOM
14. 2026-05-16
    listed $298,500 Active
15. 2020-06-12
    soldstatus $15,000
16. 2016-12-01
    historical
17. 2015-12-02
    listed $8,900 Active
18. 2015-09-24
    historical
19. 2015-04-02
    listed $8,900 Active

ⓘ 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: $790 · $66/mo
• Projected year-2 tax: $2,478 · $206/mo
• Expected delta: +$1,688/yr (+$141/mo · 213.8%)

ⓘ 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) · 57% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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: $26,130
• − Mortgage interest: −$16,721
• − Property taxes: −$790
• − Insurance: −$1,492
• − Repairs & maintenance: −$2,090
• − Management: −$2,090
• − Depreciation: −$8,684
• Taxable loss: −$5,737
• Est. tax savings @ 24.0%: +$1,377
• After-tax cash flow: $953/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

+3253.9% since first listed

6 events — show timeline

• 2026-05-16 Listed $298,500 FORTMLS
• 2020-06-12 Sold (Public Records) $15,000 Public Records
• 2016-12-01 Listing Removed — FORTMLS
• 2015-12-02 Listed $8,900 FORTMLS
• 2015-09-24 Listing Removed — FORTMLS
• 2015-04-02 Listed $8,900 FORTMLS

Property tax history

+10.5%/yr

Latest (2025): $790 · +14.9% YoY. Source: county tax records.