3912 NW 46th Ln · Cape Coral, FL 33993

$310,000

3 bd · 2.0 ba · 1,441 sqft · SingleFamily public records · 83 Days on market

Built 2022 10,018 sqft lot

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Why this score? — see what drove the C+ 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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW CONSTRUCTION. Will be completed and ready for move-in on or before Sept. 30th, 2022. Stunning new build located in NW Cape Coral. This 3 bedroom, 2 bath home has a split floor plan with lots of upgrades and designer touches. Impact windows. White shaker style cabinets in the kitchen with a huge island, granite countertops and stainless-steel appliance package. This home features wood grain ceramic tile throughout the entire house. The split floor plan gives the master bedroom additional privacy and the master bath boasts granite vanity top, tiled shower surround and his & hers closets. Upgraded with designer lighting fixtures and ceiling fans throughout. The covered lanai, paver driveway, epoxy coated garage floor, professionally landscaped yard and auto irrigation sprinkler system complete this wonderful new build. Schedule your showing today. Exterior pictures shown do not reflect the property's actual lot. The home for sale is identical to the home represented in the pics but will be located on a different lot than what is shown in the pictures and videos. Schedule your showing today. AGENTS, PLEASE READ CONFIDENTIAL REMARKS

Key facts

• 0.23 acre lot
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Lot is irregular/rectangular with dimensions approx. 80 x 125; Zoning: R1; Irrigation supplied by well
• Financial info: Pets allowed
• HOA & community: Association fee includes trash

Exterior

• Parking: Attached garage with 2 assigned covered spaces; Garage door opener
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story home; Entry level: 1; Faces south; Resale property; North exposure on lot
• Construction: Block, concrete and stucco construction; Shingle roof; Built on conventional foundation
• Exterior features: Patio; Fence; Sprinkler/irrigation system; Automatic sprinklers; Above-ground vinyl private pool

Interior

• Kitchen: Dishwasher; Freezer; Microwave; Range; Refrigerator
• Bedrooms: Includes a great room
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Cathedral ceilings; Living/dining room; Pantry; Shower only (separate shower); Walk-in closet(s); Single-hung windows; Impact glass windows; Unfurnished
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $310k).
• Recommended offer: $291k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 20 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 $3,778/mo this rent would consume 50% of the median local household income ($91k/yr) (locally 286% 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 $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 83 days — a 6% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $291,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.22% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.18%
• DSCR: 1.50
• GRM: 6.8

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: -12.1%
• Equity multiple: 0.58×
• Total profit: $-36,610
• Equity at exit: $46,222

10-year hold

• IRR: -9.3%
• Equity multiple: 0.52×
• Total profit: $-41,923
• Equity at exit: $26,803

Cash invested: $86,800 (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: 6.8×

Monthly cashflow live

• Estimated rent: $3,778 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$420 /mo · $5,045/yr
• Insurance: −$129
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$793
• Net cashflow: $382

Break-even live

Break-even rent $3,293

Max offer price $310,000

Occupancy floor 85%

Sensitivity live

Price	-10% $558	-5% $470	+0% $382	+5% $295	+10% $207
Rent	-10% $84	-5% $233	+0% $382	+5% $532	+10% $681
Rate	-1.0pp $539	-0.5pp $461	base $382	+0.5pp $302	+1.0pp $220

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3929 NW 42nd Ln Cape Coral, FL	3.0	2.0	1333	$1,995	$1.50	25d	1	0.55mi
4157 NW 39th Ave Cape Coral, FL	3.0	2.0	1515	$2,500	$1.65	25d	1	0.65mi
4157 NW 39th Ave Cape Coral, FL	3.0	2.0	1515	$2,500	$1.65	4d	1	0.65mi
3191 Matecumbe Key Rd #206 Punta Gorda, FL	2.0	2.0	1102	$4,400	$3.99	25d	1	0.82mi
3181 Matecumbe Key Rd Punta Gorda, FL	2.0	2.0	1254	$2,450	$1.95	25d	2	0.82mi
17947 Courtside Landings Cir Punta Gorda, FL	3.0	2.0	1338	$5,500	$4.11	25d	1	0.88mi
3170 Matecumbe Key Rd #134 Punta Gorda, FL	2.0	2.0	1188	$1,899	$1.60	25d	1	0.89mi
3911 NW 40th Ln Cape Coral, FL	3.0	2.0	1363	$3,500	$2.57	25d	1	0.93mi
5 Pirates Ln Unit 54B Punta Gorda, FL	2.0	2.0	1516	$4,600	$3.03	25d	1	0.97mi
1010 Islamorada Blvd Punta Gorda, FL	3.0	2.0	1592	$4,700	$2.95	25d	1	1.06mi
1610 Islamorada Blvd Unit 64A Punta Gorda, FL	2.0	2.0	1516	$2,000	$1.32	25d	1	1.07mi
3020 Matecumbe Key Rd #103 Punta Gorda, FL	2.0	2.0	1148	$5,200	$4.53	25d	1	1.13mi
3313 Sunset Key Cir Punta Gorda, FL	3.0	2.0–3.0	2089	$6,750	$3.23	25d	4	1.13mi
1001 Islamorada Blvd Unit 12A Punta Gorda, FL	2.0	2.0	1365	$1,600	$1.17	17d	1	1.14mi
2060 Matecumbe Key Rd Punta Gorda, FL	2.0–3.0	2.0	1271	$5,400	$4.25	25d	3	1.24mi
3255 Sugarloaf Key Rd Unit 31B Punta Gorda, FL	2.0	2.0	1516	$3,000	$1.98	17d	1	1.28mi
5050 Marianne Key Rd Unit 1B Punta Gorda, FL	2.0	2.0	1347	$4,500	$3.34	17d	1	1.40mi
4005 Big Pass Ln Punta Gorda, FL	2.0	2.0	1423	$5,500	$3.87	17d	1	1.45mi
2091 King Tarpon Dr Punta Gorda, FL	3.0	2.0	1640	$5,200	$3.17	25d	1	1.45mi
3001 King Tarpon Dr Punta Gorda, FL	3.0	2.0	1734	$5,500	$3.17	25d	1	1.47mi

Listing history 26 events

1. 2026-06-16
   days on market $310,000 Active 83 DOM
2. 2026-06-15
   days on market $310,000 Active 82 DOM
3. 2026-06-13
   days on market $310,000 Active 80 DOM
4. 2026-06-10
   days on market $310,000 Active 77 DOM
5. 2026-06-09
   days on market $310,000 Active 76 DOM
6. 2026-06-07
   days on market $310,000 Active 74 DOM
7. 2026-06-03
   days on market $310,000 Active 70 DOM
8. 2026-06-02
   pricedays on market $310,000 Active 69 DOM
9. 2026-06-01
   days on market $319,500 Active 68 DOM
10. 2026-06-01
    days on market $319,500 Active 67 DOM
11. 2026-05-14
    price $319,500
12. 2026-04-17
    price $329,500
13. 2026-03-25
    listed $335,000 Active
14. 2022-12-16
    soldstatus $349,900
15. 2022-12-14
    soldstatus $349,900 Closed 1155-char remark

    Show marketing remark (1155 chars)

    NEW CONSTRUCTION. Will be completed and ready for move-in on or before Sept. 30th, 2022. Stunning new build located in NW Cape Coral. This 3 bedroom, 2 bath home has a split floor plan with lots of upgrades and designer touches. Impact windows. White shaker style cabinets in the kitchen with a huge island, granite countertops and stainless-steel appliance package. This home features wood grain ceramic tile throughout the entire house. The split floor plan gives the master bedroom additional privacy and the master bath boasts granite vanity top, tiled shower surround and his & hers closets. Upgraded with designer lighting fixtures and ceiling fans throughout. The covered lanai, paver driveway, epoxy coated garage floor, professionally landscaped yard and auto irrigation sprinkler system complete this wonderful new build. Schedule your showing today. Exterior pictures shown do not reflect the property's actual lot. The home for sale is identical to the home represented in the pics but will be located on a different lot than what is shown in the pictures and videos. Schedule your showing today. AGENTS, PLEASE READ CONFIDENTIAL REMARKS

16. 2022-11-21
    status Pending 1155-char remark

    Show marketing remark (1155 chars)

    NEW CONSTRUCTION. Will be completed and ready for move-in on or before Sept. 30th, 2022. Stunning new build located in NW Cape Coral. This 3 bedroom, 2 bath home has a split floor plan with lots of upgrades and designer touches. Impact windows. White shaker style cabinets in the kitchen with a huge island, granite countertops and stainless-steel appliance package. This home features wood grain ceramic tile throughout the entire house. The split floor plan gives the master bedroom additional privacy and the master bath boasts granite vanity top, tiled shower surround and his & hers closets. Upgraded with designer lighting fixtures and ceiling fans throughout. The covered lanai, paver driveway, epoxy coated garage floor, professionally landscaped yard and auto irrigation sprinkler system complete this wonderful new build. Schedule your showing today. Exterior pictures shown do not reflect the property's actual lot. The home for sale is identical to the home represented in the pics but will be located on a different lot than what is shown in the pictures and videos. Schedule your showing today. AGENTS, PLEASE READ CONFIDENTIAL REMARKS

17. 2022-09-09
    price $349,900 1155-char remark

    Show marketing remark (1155 chars)

    NEW CONSTRUCTION. Will be completed and ready for move-in on or before Sept. 30th, 2022. Stunning new build located in NW Cape Coral. This 3 bedroom, 2 bath home has a split floor plan with lots of upgrades and designer touches. Impact windows. White shaker style cabinets in the kitchen with a huge island, granite countertops and stainless-steel appliance package. This home features wood grain ceramic tile throughout the entire house. The split floor plan gives the master bedroom additional privacy and the master bath boasts granite vanity top, tiled shower surround and his & hers closets. Upgraded with designer lighting fixtures and ceiling fans throughout. The covered lanai, paver driveway, epoxy coated garage floor, professionally landscaped yard and auto irrigation sprinkler system complete this wonderful new build. Schedule your showing today. Exterior pictures shown do not reflect the property's actual lot. The home for sale is identical to the home represented in the pics but will be located on a different lot than what is shown in the pictures and videos. Schedule your showing today. AGENTS, PLEASE READ CONFIDENTIAL REMARKS

18. 2022-07-18
    listed $359,900 Active 1155-char remark

    Show marketing remark (1155 chars)

    NEW CONSTRUCTION. Will be completed and ready for move-in on or before Sept. 30th, 2022. Stunning new build located in NW Cape Coral. This 3 bedroom, 2 bath home has a split floor plan with lots of upgrades and designer touches. Impact windows. White shaker style cabinets in the kitchen with a huge island, granite countertops and stainless-steel appliance package. This home features wood grain ceramic tile throughout the entire house. The split floor plan gives the master bedroom additional privacy and the master bath boasts granite vanity top, tiled shower surround and his & hers closets. Upgraded with designer lighting fixtures and ceiling fans throughout. The covered lanai, paver driveway, epoxy coated garage floor, professionally landscaped yard and auto irrigation sprinkler system complete this wonderful new build. Schedule your showing today. Exterior pictures shown do not reflect the property's actual lot. The home for sale is identical to the home represented in the pics but will be located on a different lot than what is shown in the pictures and videos. Schedule your showing today. AGENTS, PLEASE READ CONFIDENTIAL REMARKS

19. 2017-04-21
    soldstatus $7,500
20. 2017-04-19
    soldstatus $7,500 Sold 158-char remark

    Show marketing remark (158 chars)

    Perfect location to build your dream home! Southern rear exposure. Beautiful quiet neighborhood. Nearby is shopping, dining, golfing, and world class fishing.

21. 2017-04-10
    status Pending 158-char remark

    Show marketing remark (158 chars)

    Perfect location to build your dream home! Southern rear exposure. Beautiful quiet neighborhood. Nearby is shopping, dining, golfing, and world class fishing.

22. 2017-04-01
    price $7,900 158-char remark

    Show marketing remark (158 chars)

    Perfect location to build your dream home! Southern rear exposure. Beautiful quiet neighborhood. Nearby is shopping, dining, golfing, and world class fishing.

23. 2017-02-04
    listed $8,500 Active 158-char remark

    Show marketing remark (158 chars)

    Perfect location to build your dream home! Southern rear exposure. Beautiful quiet neighborhood. Nearby is shopping, dining, golfing, and world class fishing.

24. 2015-04-29
    soldstatus $110
25. 2007-11-05
    soldstatus $16,240,000
26. 2005-10-01
    soldstatus $89,000

ⓘ 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: $5,045 · $420/mo
• Projected year-2 tax: $5,045 · $420/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,330
• − Mortgage interest: −$17,365
• − Property taxes: −$5,045
• − Insurance: −$6,668
• − Repairs & maintenance: −$3,626
• − Management: −$3,626
• − Depreciation: −$9,018
• Taxable loss: −$20
• Est. tax savings @ 24.0%: +$5
• After-tax cash flow: $4,593/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

+259.0% since first listed

16 events — show timeline

• 2026-05-14 Price Changed $319,500 FORTMLS
• 2026-04-17 Price Changed $329,500 FORTMLS
• 2026-03-25 Listed $335,000 FORTMLS
• 2022-12-16 Sold (Public Records) $349,900 Public Records
• 2022-12-14 Sold (MLS) $349,900 FORTMLS
• 2022-11-21 Pending — FORTMLS
• 2022-09-09 Price Changed $349,900 FORTMLS
• 2022-07-18 Listed $359,900 FORTMLS
• 2017-04-21 Sold (Public Records) $7,500 Public Records
• 2017-04-19 Sold (MLS) $7,500 FORTMLS
• 2017-04-10 Pending — FORTMLS
• 2017-04-01 Price Changed $7,900 FORTMLS
• 2017-02-04 Listed $8,500 FORTMLS
• 2015-04-29 Sold (Public Records) $110 Public Records
• 2007-11-05 Sold (Public Records) $16,240,000 Public Records
• 2005-10-01 Sold (Public Records) $89,000 Public Records

Property tax history

+30.6%/yr

Latest (2025): $5,045 · +1.2% YoY. Source: county tax records.