The 11th largest community in Florida and home to 32 Fortune 500 companies, Cape Coral has a very diverse economy and stable market, and it’s continually growing! That is why it is one of the best markets for real estate investing today. On today’s show, Marco Santarelli talks with one of his providers in multiple markets, Jim, about Cape Coral and why it’s considered one of the main markets in Southwest Florida. This is a very interesting market because it’s growing, has a strong demand, and lots of population growth. Stay tuned to discover why you should be looking at Cape Coral.
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Market Spotlight: Cape Coral, Florida
It’s time for another market spotlight. This is to help educate yCape Coral Marketou and share the opportunities that we have around the United States. In this case, in Southwest Florida. We are talking about Cape Coral, Florida. Why is Cape Coral one of the best markets for real estate investing? In summary, it is a diverse economy and diverse market. It is a stable market. It has been continually growing. It is home to 32 Fortune 500 companies. We have these newly-built single-family homes and duplex properties available in Southwest Florida. These are in solid blue-collar areas that have relatively speaking high rents.
When you have an area with high income and high rents because those are the people who want to be renting and not buying, it makes for a very solid investment. There are high private sector employment opportunities in and around Cape Coral and Lehigh Acres. In fact, all of Lee County. It’s a solid employment market and it is also one of the fastest job growth markets in the country. Cape Coral is a relatively large coastal city. It’s filled with canals and located in Southwest Florida. The city core itself has a population of about 190,000 people. It’s made up of about 30 constituent neighborhoods. It is the eleventh largest community in Florida, but Cape Coral is neither predominantly blue or white-collar. It is a broad mixed workforce with blue and white-collar jobs. Overall, Cape Coral is a city of sales and office workers, service providers and professionals, which for me is fantastic as a landlord.
There are especially high number of people who work in office and administrative support, roughly 14% of the population. Another 13.5% are in sales jobs. About 10% are in management-related occupations. The educational level of Cape Coral citizens is a little higher than the average for US cities and towns. Roughly 23.3% of the adults in Cape Coral have at least a Bachelor’s degree. The per capita income in Cape Coral is almost $29,000 per person. The median household income is interesting. Jim has given me a slightly different number and it depends on where you look up the data and the year that it’s coming from. The median household income is over $56,000, which is close to the US median household income of $60,000. Keep in mind that when you’re looking at the entire country, you are factoring in all of the big tier-one markets like San Francisco, New York, Manhattan, Los Angeles, etc. It’s a very high income. When you compare that to the median price of a home in Cape Coral, which is in the upper $100,000 to low $200,000 range, those numbers are very attractive. It makes it an affordable market.
Cape Coral is an economically diverse market, but it’s also a very ethnically diverse city. A lot of people who live there are from all over the world. There are a lot of Germans. Cape Coral has predominantly English-speaking people, but there are also a lot of Spanish and German-speaking people. Lastly, Cape Coral has a lot of people living there from outside the country and it’s roughly about 15% of the population. In the last few years, Cape Coral has experienced some of the highest home appreciation rates in any city or community in the country. The Cape Coral real estate appreciation rate has been over 101% over the last few years, which on average per year works out to be roughly about 7.24%. This has been historically a strong growth market. That puts Cape Coral in the top 10% nationally for real estate appreciation.
Cape Coral definitely has been on track to record being one of the best long-term real estate investment markets in the country over the last few years. In 2019, Cape Coral is appreciated highly across the country, but with a more modest appreciation rate of about 3.3%. That’s the last twelve months ending at the end of 2019. Over the last five years ending at the end of 2019, it was 38%. The average annual appreciation rate over those five years have been 6.7%. The reason I’m throwing you these numbers is because I want to put into perspective that Cape Coral has been, historically speaking, a growth market with strong appreciation. When you have 5%, 6%, even 7% appreciation rates, average annual, that is very strong in terms of equity growth.
The median home value is about $250,000. I’m rounding these numbers off and 37% of all the houses in the Cape Coral market are a modest, $119,000 to $239,000. It’s a very affordable market. Last but not least, the rent growth has been incredibly strong. It is the 93% strongest growing rental market in the country. What I mean by 93% is the percentile score relative to all other Metro level markets. It has experienced very strong rent growth. Now, let me introduce my guest. It’s my pleasure to welcome my provider, Jim, back on the show. He is one of our providers in multiple markets and we’ve been working with him for many years. He’s been fantastic for us and for our clients. He’s our main guy down in Cape Coral, Florida. Jim, welcome back to the show.
Thanks for having me, Marco. It’s good to be here.
It’s great to have you back on. I’m excited about this episode because Cape Coral, Florida, some people know where it is, but some people don’t. Cape Coral, Florida is considered one of the main markets in Southwest Florida, adjacent to Fort Myers. The reason it’s interesting to me is because I was down there hot and heavy back in 2004, 2005, and into 2006 just before the housing market started to unwind. The interesting thing about that market is not only was I investing both in Cape Coral and in Lehigh Acres. At that time, many investors are buying there for two reasons. One is buy and hold for cashflow and the other reason is they were buying new construction homes to buy and hold for about a year and then resell it on the retail market.
That was well for a period of time. When the housing market softened and collapsed because of the way things were going economically, some people were left holding the bag or caught with their shorts down. The point is it’s a very interesting market because it’s a growing market with strong demand and lots of population growth. It seems to be a perennial market in terms of new construction. Let’s talk about Cape Coral. It sounds like a great place to be again. From a high level, why should we be looking at Cape Coral? Why should we be investing in Cape Coral?
You hit on some strong things like the population growth. You’re looking at almost a year over year growth of 2% down there. Over 50% of the population in this area are between the working years of 20 to 65. You know the jokes that everyone’s retired. There are retirees there, but there’s also a strong workforce there. The median household income is $79,500, which is very healthy for the area. With all of these things, we’re long years past since 2008. That’s incredible when you think about it. At the time, some people started to build before there were people. Now, the pendulum swung the other way. There was such a halt on building. The municipalities have changed all the zoning because the report that they released shows that they are three years behind on needed rental property. That’s a very exciting statistic for us and what we’re doing. It’s nice to have municipalities changing zoning and being excited because the bottom line is people need rental property there. The job market is strong and they don’t want this growth to stop. For builders who already have a good reputation, know how to work with municipalities like us and other areas of Florida, it’s been a promising opportunity. We’re excited for what we’re seeing so far.
That’s interesting because the rental growth relative to all metro level markets across the country, Cape Coral is in the top 93 percentile or 93% of all markets nationwide in terms of rent growth. That is very strong.
It makes sense because when you start to look at the top employers for that area, a lot of them are more “essential,” as Florida didn’t slow down through the pandemic for certain industries. A lot of the industries, healthcare, local government, Walmart, Bayfront, health, Home Depot, Winn-Dixie, these are all big employers down there. Those have done very well, which only adds for more growth with renters who have such a base in good job source.
How was Cape Coral fairing with everything going on specifically with the Coronavirus pandemic that we’ve seen over the last few months?
There are two things and this is a state by state issue. We do new construction. As you know, Marco, I had always done rehabs for many years. Before this I’ve been doing this full-time for many years. Seeing the writing on the wall and wanting to go into more markets, offer better properties for myself and people who worked with me. We went to new construction. New construction was considered an essential. There was never a day where we stopped building, not one day through the pandemic. Our tradesmen and our subs were happy. They were getting paid. Our building lines were strong. They’ve gone through that. Also, going to different systems of keyless entry, where you can have a brand-new construction. We do duplexes down there.
We have a whole system set up through our property manager where they would be able to see the properties with complete social distance. No one has to meet at the property. They give the pertinent information. They’re able to go into the property for about half an hour and then the code automatically changes. We were renting properties faster the first two months of the pandemic than normally. Part of that was our property management company had seen a certain writing on the wall. Not that we saw this, but to go with that keyless entry, it has been huge. That combination of a brand-new construction and having the keyless entry system has been great. With us being an essential in Florida, we had favoritism in our niche. That’s been a positive thing.
One of the things I like about Cape Coral in Lee County is it’s a very affordable market. Most of the housing, at least a third of it is between $120,000 and $240,000. It’s certainly an affordable market, especially in comparison to the high household median income in the area. Compound that benefit with low taxes, no state taxes, a landlord-friendly environment, and the strong demand that you’re talking about. It’s an area that’s ripe for real estate investors. It’s a good place and good timing.
Florida is a landlord-friendly state. I was in California for years in Bakersfield and that was not as friendly. Here, as long as you’re doing the right things and proper management, it is a fair state for landlords, which is something important nowadays.
As far as I know, the industries that are down there, the top five are made up of healthcare, retail construction, accommodation, and education. You’ve got admin jobs and other types of stuff. You’ve got a broad spectrum of industry. Real estate makes a small percentage of that at only 4%. I like that spread. It provides stability in terms of the economics of that local market. Do you have any other comments about the local economy or the major employers down there? It’s been so long since I’ve been there that I don’t remember the dynamics of the employers in the economy.
The top 25 employers to go through them, most of them are healthcare, local government, supermarkets, Walmart, a couple of others like one of the largest sugar companies, McDonald’s has a big hub there, Home Depot, and then Ritz-Carlton as well, which is more South in Naples. These are the main employers. It gives again a nice diversity. When you start to list all those things, these are all employers that have fared very well compared to some through the pandemic. Jobs are an important thing to paying rent. With those sources doing well and us having a median income of $78,500, and most of those are based in those things I just said, that’s been a good thing. With us building duplexes, remember, there’s a shortage in housing.
Duplexes gives you that low density feel and not a lot of people are looking for high density after what we’ve gone through. We have a low density feel, but still for young families, which 50% of the workforce is between 20 and 60. You’re getting that almost single-family feel, but you’re also able to get cheaper rent, which is very attractive for people. They’re not wanting apartment buildings for the most part. I’m not in apartments, but I’ve been to my friend’s apartment and from what they’ve said, “With these high densities, we’re getting a little pushback for duplexes,” where it’s single entry and you’re able to get that home feel, but also save them in rent. At the same time for the investor, you’re able to have double rent coming in where it ups the yield a nice amount.
Before we dive deeper into the duplexes that you’re building and what they are, let’s talk about where they are. Neighborhoods are important. They talk about that all the time. “I like to be in decent neighborhoods. The blue-collar and more of the bread and butter type neighborhoods or areas. Where are you building these?” The interesting thing about Cape Coral is it’s such a large geographic area. It’s spread out so far. You don’t see track housing. Builders build wherever they can get available lots that are sold usually by individuals. It’s not a master plan community, is it?
No, but the good thing about these areas is we have stuff over near 25th street and blocks over. We are doing many infill lots. The interesting thing about some of the area down there in Cape Coral, there are dense areas close to amenities, but the neighbors can have a private feel and feel more spread out. That’s why some of these have bigger lots than most people are accustomed to. Some of our investors said, “That’s great.” I follow that simple thing with our property manager. If we don’t want to walk there at [spp-timestamp time=”9:00″] on a Saturday night to collect rent, we don’t want to build there. To give the overall parameter with our infill lots. We want to have A-property in a B-neighborhood. We’ve considered it A-property because it’s brand new construction with 2-10 warranty and all the upgrades that most people are looking for. That’s our rule of thumb for the overall Cape Coral and the others we build in Southwest Florida.
Something we didn’t mention early on, which is an interesting fact and tidbit about Cape Coral is there are more man-made canals in Cape Coral, mileage-wise, than there are in Venice, Italy. I’m sure you knew that.
Yes, I did. It’s a beautiful area. Everything that’s there from the different museums, lagoons and waterways, it’s a very outdoorsy area. For young families that are moving there, that’s a huge attraction.
You’re much focused on B-class neighborhoods and you’re building new construction duplexes. Describe the duplex. How big is it? How many beds and baths? What’s the price range and the rental income? Let’s go through the whole gamut.
We’re building a 2-bedrooms, 2-baths mainly down there. That’s what we’ve seen in highest demand. We will do some 3-bedrooms, 2-baths, but we found that what our people are looking for are duplexes that are about a little over 2,300 square-feet, 2-bedrooms, 2-baths with covered lanais. They are going to rent for probably $1,225 a unit and we’re getting in around the $270,000. Those are what we’re working with the Cape Coral area. We’ll also do some single-family homes that are over 1,600 square-feet, 4-bedrooms, 2-baths, but those are a little more sparse. Our main focus is the duplex for two reasons. First of all, they’re in high demand. Secondly, we know that we can get our investors that higher yield with the double income coming in off the property.
Those are single-attached garage?
We have two models. One where there is a garage and one where there is no garage.
These homes have a 2-10 warranty. Do you want to explain that?
I had done normal turnkeys. Taking an old house, fixing it up and, and renting it for a long time. I still own a lot of those properties. Normally on those, you can only get a one-year warranty. I’ve found with new construction, we’re able to get a 2-10 warranty, which is two years you get covered on the smaller stuff, then you can get covered ten years on the structural stuff. That gives it a margin of safety for investors looking long-term. That’s what I like about new construction. There are less surprises. It was a little harder to get into and there are a little more steps to it with the land, the developing, and the approvals than doing a normal old house fix up. What we found is there’s more margin of safety. There’s more predictability. One of the big parts of that is the 2-10 warranty. Two years on the small stuff, ten years on the big stuff. That gives a lot more overall visibility for the property on more of a long-term.
That’s always nice to have, especially with new construction because there is no CapEx. There is no deferred maintenance, and maintenance comes along a lot further down the line than with often rent ready or even sometimes turnkey properties. It’s nice to have that new construction. That’s why I’m a little biased towards new construction. However, having said that, the give and the take, I often find that you give up a little bit on the cap rate. Although I don’t judge a property based on its cap rate, it’s very myopic. The numbers don’t necessarily always look as good on the front end, like the first year and the second year with new construction. However, it often makes up for it because of the lack of maintenance required in the beginning in the early years. This is more anecdotal, but I tend to find that they appreciate more because of the locations that they’re found in the first 2, 3, even 5 years compared to more established neighborhoods. That’s what I find is the give and take with new construction. For someone who’s interested in that, it’s a great deal. It’s a great way to build a portfolio. I want to talk about property management, rents, who’s managing, and the terms of the management.
When I started this new construction venture a few years ago with my building partner, the way that we started, we had already been working on many deals together. Not only properties but also property management. They’ve a family-owned property management company and they took over the management of my own personal portfolio. They did a better job than I was doing for myself. There’s a very interesting thing where my building partner also owns the property management company that handles my personal portfolio. What I like about that is it’s rare that a builder has a long-term interest in a property. Property managers don’t like headaches, they like quietness and that’s when everyone makes more money.
We’ve been fine-tuning on with my property manager to continue to carve the edges of this build to rent model. They manage it now. We have tweaked out a model for what’s the most durable, what’s the most attractive, what do people look for, what’s the easiest way to get it turnaround quick by going right down to the way that we build them? That’s what our management company has worked with me for years. They managed my own personal portfolio. In most of the areas we’re in, the average property manager would charge 10% to 12%. For management, the deal that I worked out for myself and all the clients I work with is 8% of collected rents. The fact that we’re being proactive upfront, we try to build them the best way. Now the builder knows that another arm will be dealing with issues if there are any, there’s a big accountability that a lot of people don’t have. I’m excited we do that.
Are the turnovers quick? What’s the length of time on that? Do you have an idea of what occupancy rates are with the properties you have under management?
Everything that we’ve built down in Southwest Florida, Cape Coral area is rented. We have no vacancy right now. We only do new construction down there. I’m sure that would be a little bit higher of a vacancy if we were doing old properties, but we’re not. That’s fantastic. As quick as we’re building them right now, they’re being rented. With that said, it doesn’t surprise me when the municipality is saying they’re three years behind on rental property. That’s definitely to our advantage.
Let’s go back to the properties. One thing that’s interesting about a lot of areas in Southwest Florida, and this is probably true in pockets all around Florida, is that a lot of new construction homes are not necessarily tied to city services like sewer and water. They’re on well and septic. This is an important thing to bring up and talk about so people are knowledgeable or educated about the differences. Some people probably never even heard what well and septic is. Most people are probably very much accustomed to having the plumbing in the house tie to city services, sewer, water, and all that kind of stuff. What are you building?
We do a mixture of all. Sometimes we have city water and sewer, sometimes we have city water and septic, and sometimes well in septic. Here’s what I’ve learned. I’ve worked with well and septic for a long time on certain properties I own or rehab. The difference between well and septic that was built 60 years ago and today is apples and oranges. For example, my building partner lives West of Jacksonville in a very nice horse ranch. He’s in well and septic. He says he’d never want to go back to city water and sewer. If it’s built right, it can be better and save you money. We work in a market depending on the location where we’re getting the infill lot and the allowance of the municipalities. We’ll work with well and septic or city water and sewer. What I’ve learned is people say, “I don’t know about well and septic.” What it comes down to is if it’s built right to nowaday’s standards, you can be in a better and more economic situation than even being on city water and sewer.
The ongoing maintenance of that if ever, but how often does the septic tank need to be serviced?
You are talking a cleanout every five years for a few hundred dollars.
Is there any issue with having a septic tank that people should know about? I know they’ve been around forever.
The answer would be yes, depending on the property. We’ve worked on a lot of them together. I owned a lot of them. When you would get a home, let’s say it was a foreclosure, I bought it and it had a septic tank. These were septic tanks done in the 1950s and 1960s. The original house only had one-bath and then someone added a second-bath. Now there were two-baths on a septic tank that was only built for one-bath. You had to change out that septic. It just wasn’t made for a two-bath home. On older houses that we’re rehabbing with old septics, I found problems. Building nowaday’s standards to the specs of the new construction home that we’re doing, we’re seeing the longevity to be very healthy and without issue.
We are in Southwest Florida, Cape Coral specifically. There are some pockets in and around the area, mostly new construction duplexes, 2-bedrooms, 2-baths, sometimes 3-bedrooms. Tell us the price range and the rent range for these products.
If you’re looking for the average properties, you’re going to go on our duplexes, the $270,000 to over $300,000. Location and rents will play a factor into price points.
Those units will rent for how much a month?
You’ll be getting about $1,225 a unit, sometimes up to $1,325 to $1,350 a unit.
That’s in line with what we often see with new construction.
Even when you have an old house and you do new roof, heating, cooling, plumbing, upgrade, electric, bath and kitchens, the maintenance and repairs on a new construction compared to a rehab home are night and day. We’ve even had our customers who are happy with their turnkey properties that we bought and renovated. They said, “Now we see what you mean.” The numbers show a little lower but with the extremely lower maintenance and repairs, the performance has been appreciated.
Is there anything else you want to share about the market or the investment opportunity down there?
To recap, the reason I’m excited is the municipalities, we’re not fighting to have to get zoning changes or approvals because they are behind. It all goes back to ’08 where the building halted, the population kept growing, and now they’re three years behind on inventory. We have a good reputation, so we’ve been able to step in. The job market is extremely strong with more essential companies that hadn’t been on the frontlines of the issues of the pandemic. The median income is under $80,000. The median price of a home being in the high twos, that’s a very good affordability index. We’re liking the areas that we’re able to build that A-class property since it’s new construction in a B-neighborhood. The overall feel and system of Cape Coral has been good.
The bottom line is you have all the ingredients for success there, high income, strong demand, lack of housing, population growth, job growth, the fundamentals of the market are strong, the numbers make sense, and landlord-friendly state. You just have growth, strong demand, and affordability. What more can you want?
In a lot of our new construction in similar markets, this isn’t always going to happen but it happened a lot, we see $50 to $75 rent increase from year-one to year-two with equity of about $3,000 on top. That’s a good first year, especially in the demand phase that we’re in. We’re happy to see that. We’re very conservative. For a new construction, it takes 6 to 12 months for it to be built and ready. We never have been aggressive. We build at nowaday’s values and rents. With those factors that you said, there’s equity and higher rent at that time. We love to see our investors get that.
Is there a standing inventory or are these to be built properties?
These are to be built properties. There’s a deposit that goes down towards the property. You’re in a fixed price. There are no change orders. We keep you a part of the process as it’s being built through your portal. You’ll be seeing the lining out, the building, the framing, and everything right up until the end. It is an on-demand as we’re building. We sell out our inventory every month.
Roughly speaking, what is the average length of time from deposit to certificate of occupancy?
We try to get people in an average of 6 to 12 months.
It’s a wide delivery range.
Depending on where it is. I think you and I even have the talk, is the new construction worked away? If we pulled our scores of investors, 99.9% would say absolutely yes. The reason why is you put down your deposit and you say, “Is my money working?” In the areas that we’re going to poise for growth, where there’s job growth, economic growth, population growth. We were seeing an increase not only in the values. A lot of people closing with equity, where the appraisals are coming in well above, but also rent increases from what we promised. This is the advantage of letting us do this. A construction loan can be a little more tricky, a little more involved, and a little more risk. You’re not having to do that. All of the risk for the building phase are on us. Your deposit will go towards your down payment. We take that risk phase and you get to enjoy the upside of the equity and the rent increases that could occur during that time.
For someone reading this that didn’t quite get what you just said, it’s important to know that you’re essentially putting a deposit down. You’re going and getting financing. You’re not having to carry debt. You’re riding on the builder’s coattails and the market for the next 6 to as much as 12 months on a builder’s deposit on a property. If there’s any growth in rent or appreciation, that belongs to you. That’s a sweet deal. That’s the way it was back in 2004, 2005 with some builders back in Cape Coral. I remember there were two deals out there, two ways to buy property. One was what you just described and that was favorable. The other option, which was more common, was you coming in with a construction to perm loan. You put a deposit down, but you also had to qualify for financing for the construction and then that construction loan modified into a permanent 30-year fixed-rate mortgage. You were on the hook for the whole thing. Even though it was rare to have a problem, your situation, what you have going on is much better.
We take the risk on all of that part of the phase and people liked that. Building a home, the first property I built, there is that ugly two words saying ‘change order’. That can hurt the numbers if you’re not handling your builder or your subs right. All these change orders come in, it can blow you out of budget and returns you projected. We have a no change order policy. If there is a change order or something, you never hear about it. We take care of it. We have to suck it up. That’s the obligation and promise we’ve made. People have never done it. We might say, “What’s the big deal on that?” but people who have done it say, “That’s nice that you have a no change order policy.” They don’t ever hear about any problems. That’s on our plate and that’s the agreement we make.
Is there anything else you wanted to mention or add? Are we good in terms of covering everything?
I think we’re good in terms of covering everything. We love working with you guys. How you’ve set us up as that hybrid market of both cashflow and potential growth. We never depend on growth, but we do our best to get in its way. By looking for fundamentals like in area of Cape Coral and going new construction, I’m proud for what we’ve been able to do for with a lot of people. Giving them both those place for following the fundamentals.
I love how you said that, Jim. You can’t control market growth or appreciation. You can’t promise or guarantee it, but when you know there is growth, you can get in its way. That’s good strategy.
Thank you. We look forward to hearing from you. If there’s anything we can do to help. We’re in great hands with your team. We look forward to many more years together.
Jim, thank you very much for your time. I appreciate it.
Thanks for having us, Marco.
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There you have it. Another great opportunity in Southwest Florida. All of the markets that we’ve been in the State of Florida have been tremendous opportunities from an investment perspective. For more information, contact one of the investment counselors here at Norada Real Estate investments. Have them answer your questions, provide you some additional information and let you know what’s available in terms of opportunities there. As a side note, we are probably in 3 or 4 different markets in Southwest Florida. They include Port Charlotte, North Port, Cape Coral, and Punta Gorda. There are a few other little pockets in and around that whole area, but that’s about a one-hour driving radius in Southwest Florida. The biggest market there is probably Fort Myers and Cape Coral, but these are for the most part in Lee County. That whole pocket down there is booming in terms of growth. Strong demand is a good indicator for a market to look at as an investor. Take a look at it and contact your investment counselor if you have any questions about it.
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