20071 Seagrove St #1001 · Estero, FL 33928

$378,000

2 bd · 2.0 ba · 1,396 sqft · Condo public records · 5 Days on market

Built 2004 $1113/mo HOA · 26% of rent

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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 +10.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your first floor, sparkling clean condo in Grandezza! Offered TURNKEY FURNISHED and ready for move-in! Private entry opens this END UNIT to the light & bright unit overlooking the golf course. This 2 Bedroom + Den/2 Bath condo has been VERY lightly used and well maintained by owner. Updates include: Nest thermostat, new vinyl flooring, master bedroom & guest bath painted, new dishwasher & more. Large master suite has lanai access, ensuite bath, step-in shower, spacious walk-in closet and linen. Full 2nd bath has bathtub. Plenty of storage in ample closet spaces, laundry room & detached 1-car garage. Enjoy the community pool at Sabal Palm just steps away, or relax poolside at the club house & enjoy resort-style living with full service cabana serving delicious food & drinks! Grandezza is an amenity rich PET-FRIENDLY community with an 18-hole championship Darwin Sharp III golf course (golf NOT mandatory), tennis, bocce, fitness center, pro shop , multiple dining venues and a full social calendar to enjoy! Ideal location between Ft. Myers and Naples, close to shopping, dining & RSW Airport! Pack your bag and start enjoying the SWFL lifestyle!

Key facts

• $1,113 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Property is part of a larger complex (224 units) with 8 units in the building; single-floor unit
• Financial info: Total annual recurring fees listed; Total one-time fees listed
• HOA & community: Mandatory HOA with professional management; Condo fee collected quarterly; Mandatory annual club fee; Maintenance covers cable, insurance, irrigation water, lawn/land maintenance, legal/accounting, manager, master association fee, pest control (exterior), recreation facilities, repairs, reserves, security, street lights, street maintenance, trash removal, and water; Community amenities include clubhouse, community pool and spa/hot tub, exercise room, tennis and bocce courts, putting green, golf course (private membership, non-equity), cabana, restaurant, community room, sidewalks, streetlights, and underground utilities; Community types: gated, golf course, tennis

Exterior

• Parking: Detached garage (1 car); Paved driveway; Guest parking available
• Security: Gated community with guard at gate (ID required)
• Utilities: Central water; Central sewer; Cable available; Reclaimed irrigation
• Home design: Residential low-rise (1–3 stories); Carriage/coach style end-unit; Rear exposure facing east; Zero lot line
• Construction: Built in 2004; Concrete block construction; Stucco exterior; Tile roof; Double-hung and sliding windows; Foundation information not specified
• Exterior features: Patio; Sprinkler (automatic); Golf course, preserve, and wooded area views; Paved road access

Interior

• Kitchen: Pantry; Range; Self-cleaning oven; Microwave; Dishwasher; Disposal; Refrigerator/ice maker; Breakfast bar and eat-in kitchen; formal dining option
• Bedrooms: 2 bedrooms plus den; First-floor/master bedroom on ground level; Split bedroom floor plan
• Flooring: Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Cable prewire and high-speed internet available; Pantry; Smoke detectors; Walk-in closet; Window coverings; Den (study); Great room; Screened lanai/porch; 5 ceiling fans; 8 total rooms
• Laundry & utility: Laundry in residence; Washer and dryer included (or negotiable) with washer/dryer hookup; Auto garage door

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $378k.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $347k (8.3% below list).
• Meets the 1% rule at list price ($4k rent vs $378k).
• Recommended offer: $347k (8.3% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 3.4% in Estero — 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 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.
• Zoned schools: Pinewoods Elementary School (math 81% / reading 74%, grade A, #163 of 2,144 statewide, top 8%, 1,089 students, 25% FRL); Lexington Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 1,138 students, 44% FRL); South Fort Myers High School (math 23% / reading 30%, grade F, #489 of 667 statewide, top 74%, 1,917 students, 50% FRL) — zoned schools average 39% FRL vs 57% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-1.4%/yr); 674 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $4,345/mo this rent would consume 51% 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 $3k of loan paydown is wiped out by about $11k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $346,794 (8.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 5.73%
• Cash-on-cash: -2.00%
• DSCR: 0.91
• GRM: 7.2

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: -24.3%
• Equity multiple: 0.20×
• Total profit: $-84,559
• Equity at exit: $56,361

10-year hold

• IRR: -39.9%
• Equity multiple: -0.27×
• Total profit: $-134,578
• Equity at exit: $32,683

Cash invested: $105,840 (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: 674
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $4,345 high
• Mortgage (P&I): −$1,982
• Tax from tax record: −$357 /mo · $4,280/yr
• Insurance: −$158
• HOA: −$1,113
• Vacancy / Maint / Mgmt: −$913
• Net cashflow: $-177

Break-even live

Break-even rent $4,569

Max offer price $346,794

Occupancy floor 99%

Sensitivity live

Price	-10% $37	-5% $-70	+0% $-177	+5% $-284	+10% $-391
Rent	-10% $-520	-5% $-348	+0% $-177	+5% $-5	+10% $167
Rate	-1.0pp $14	-0.5pp $-81	base $-177	+0.5pp $-275	+1.0pp $-374

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: $94,500
• Closing costs: $11,340
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20051 Seagrove St #1202 Estero, FL	3.0	2.0	1567	$5,995	$3.83	25d	1	0.05mi
20101 Seagrove St #708 Estero, FL	3.0	2.0	1431	$5,995	$4.19	25d	1	0.09mi
20057 Saraceno Dr Estero, FL	3.0	2.0	1848	$7,000	$3.79	25d	1	0.19mi
20150 Seagrove St #2701 Estero, FL	3.0	2.5	1856	$2,895	$1.56	18d	1	0.22mi
20151 Seagrove St #206 Estero, FL	2.0	2.0	1735	$6,000	$3.46	25d	1	0.23mi
20161 Seagrove St #102 Estero, FL	2.0	2.0	1702	$6,000	$3.53	25d	1	0.25mi
20161 Seagrove St #108 Estero, FL	2.0	2.0	1655	$5,995	$3.62	25d	1	0.25mi
20240 Burnside Pl #1603 Estero, FL	3.0	2.5	1656	$5,995	$3.62	25d	1	0.51mi
20310 Calice Ct #1202 Estero, FL	3.0	2.0	1569	$5,500	$3.51	25d	1	0.56mi
21301 Lancaster Run #822 Estero, FL	2.0	2.0	1134	$2,700	$2.38	25d	1	0.70mi
19520 Highland Oaks Dr Estero, FL	3.0	1.0–2.0	977	$2,292	$2.34	4d	18	0.71mi
12595 Grandezza Cir Estero, FL	3.0	2.0	1649	$10,500	$6.37	25d	1	0.73mi
21311 Lancaster Run #721 Estero, FL	2.0	2.0	1200	$5,499	$4.58	25d	1	0.73mi
21330 Lancaster Run #1218 Estero, FL	2.0	2.0	1225	$2,500	$2.04	23d	1	0.83mi
21330 Lancaster Run Estero, FL	2.0	2.0	1225	$2,300	$1.88	25d	2	0.83mi
21300 Lancaster Run #926 Estero, FL	2.0	2.0	1360	$2,200	$1.62	12d	1	0.83mi
21361 Lancaster Run #225 Estero, FL	2.0	2.0	1134	$2,000	$1.76	25d	1	0.86mi
21340 Lancaster Run #1327 Estero, FL	2.0	2.0	1134	$2,500	$2.20	25d	1	0.86mi
21371 Lancaster Run #122 Estero, FL	2.0	2.0	1134	$4,800	$4.23	25d	1	0.88mi
21350 Lancaster Run Estero, FL	2.0	2.0	1200	$1,822	$1.52	5d	2	0.89mi
21370 Lancaster Run #1622 Estero, FL	2.0	2.0	1134	$4,500	$3.97	25d	1	0.92mi
20257 Royal Villagio Ct Estero, FL	2.0–3.0	2.0	1364	$1,950	$1.43	5d	2	1.12mi
20257 Royal Villagio Ct #202 Estero, FL	3.0	2.0	1537	$2,300	$1.50	25d	1	1.12mi
10110 Villagio Palms Way #107 Estero, FL	2.0	2.0	1048	$2,050	$1.96	23d	1	1.18mi
21489 Sheridan Run Estero, FL	3.0	2.0	1645	$10,000	$6.08	25d	1	1.19mi
10101 Villagio Palms Way Estero, FL	3.0	2.0–2.5	1732	$2,550	$1.47	5d	2	1.21mi
20651 Wildcat Run Dr #101 Estero, FL	3.0	2.0	1624	$3,495	$2.15	25d	1	1.26mi
20230 Estero Gardens Cir #206 Estero, FL	3.0	2.0	1828	$2,550	$1.39	25d	1	1.28mi
20261 Estero Gardens Cir #108 Estero, FL	1.0	1.5	1170	$1,975	$1.69	5d	1	1.28mi
20341 Estero Gardens Cir #104 Estero, FL	1.0	1.5	1170	$2,000	$1.71	5d	1	1.32mi
10445 Corkscrew Commons Dr Estero, FL	1.0–2.0	1.0–2.0	1031	$2,060	$2.00	4d	17	1.34mi
20321 Estero Gardens Cir Estero, FL	2.0–3.0	1.5–2.0	1423	$2,000	$1.41	25d	3	1.35mi
20201 Estero Gardens Cir #104 Estero, FL	1.0	1.5	1170	$3,250	$2.78	25d	1	1.38mi
10140 North Golden Elm Dr Estero, FL	3.0	2.0	1631	$2,500	$1.53	21d	1	1.42mi

HOA detail condo

• Monthly dues: $1,113 · $13,356/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-22
   days on market $378,000 Active 5 DOM
2. 2026-06-18
   days on market $378,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $378,000 Active 1 DOM

ⓘ 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: $4,280 · $357/mo
• Projected year-2 tax: $4,280 · $357/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 32 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: $52,144
• − Mortgage interest: −$21,174
• − Property taxes: −$4,280
• − Insurance: −$1,890
• − Repairs & maintenance: −$4,171
• − Management: −$4,171
• − HOA: −$13,356
• − Depreciation: −$10,996
• Taxable loss: −$7,896
• Est. tax savings @ 24.0%: +$1,895
• After-tax cash flow: $-225/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

• Census place: Estero, FL
• 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

Price history

+99.1% since first listed

11 events — show timeline

• 2026-06-16 Listed $378,000 BEARMLS
• 2022-06-03 Sold (Public Records) $405,000 Public Records
• 2022-06-01 Sold (MLS) $405,000 NAPLESMLS
• 2022-03-30 Pending — NAPLESMLS
• 2022-03-23 Price Changed $408,000 NAPLESMLS
• 2022-03-16 Relisted — NAPLESMLS
• 2022-03-16 Pending — NAPLESMLS
• 2022-02-25 Listed $418,000 NAPLESMLS
• 2013-01-10 Sold (Public Records) $163,500 Public Records
• 2012-12-31 Sold (MLS) $163,500 NAPLESMLS
• 2012-10-09 Listed $189,900 NAPLESMLS

Property tax history

+5.4%/yr

Latest (2025): $4,280 · -10.9% YoY. Source: county tax records.