501 Lake Louise Cir #203 · Bonita Springs, FL 34110

$289,000

2 bd · 2.0 ba · 1,187 sqft · Condo public records · 124 Days on market

Built 1988 $740/mo HOA · 16% of rent

---

Why this score? — see what drove the B 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 +29.5/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

C. 12558 -Are you LOOKING for ME! Have a seat, relax and enjoy the VIEW! One of the BEST PRICED Condo (W. of US 41) with a GARAGE! Exceptionally well maintained 2 Bedroom, 2 bath, second floor unit with a detached garage. Light & Bright Open floor plan with VAULTED ceilings, beautiful serene eastern lake views with mature oaks. Special features include formal dining, wet bar, living area, eat in kitchen. Choice location with back entrance off Vanderbilt, for residents only. The Retreat is a low density community featuring a man gated entrance and patrolled. Scenic walkways with wooden bridges along the wildlife estuary that winds along miles of bike and jogging paths. Short distance to our beautiful white sandy beaches at Vanderbilt, Bonita or Wiggins State Park Beaches. Minutes to “Mercoto” the New “5th Ave South”. Leasing allowed a min of 30 days, 3 times a year. Small pets welcome with approval (12 inches from shoulders to toes). Come enjoy your place in the sun.

Key facts

• Wet bar
• Updated kitchen
• Granite countertops

Tags

• GLASSED ENCLOSED BALCONY
• UPDATED KITCHEN
• WHITE SHAKER CABINETS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WET BAR

Property features AI

Finance

• Other: 2 units per floor; 8 units in building; 44 units in complex; Building number 501; Restrictions: architectural, deeded, limited number of vehicles
• HOA & community: Mandatory HOA; Quarterly condo fee; Professional management; HOA maintains insurance, irrigation water, lawn/land maintenance, legal/accounting, management, master association fee, exterior pest control, recreation facilities, reserves, security, sewer and water; Community amenities: bike and jog path, community pool, community spa/hot tub, sidewalks, streetlights, tennis court; Gated, golf course community; Total annual recurring fees listed

Exterior

• Parking: 1 assigned parking space; Guest parking available; Detached garage (1 garage space)
• Security: Gated community; Guard at gate; Security included in HOA
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Low-rise building (1–3 stories); 2-story building; South rear exposure; Located in gated, golf course community (RETREAT); Unit 203
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Built in 1988
• Exterior features: Patio; Pond; Lakefront view; Landscaped view; Reclaimed irrigation; Paved road; Zero lot line

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator/Icemaker
• Bedrooms: 2 bedrooms; Master bedroom upstairs
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Vaulted ceiling; Walk-in closet; Wet bar; Window coverings; Split bedroom floor plan; Breakfast bar; Eat-in kitchen; Dining area off family room; Glass porch; Great room; Screened lanai/porch; Laundry in residence; Unfurnished
• Laundry & utility: Washer; Dryer; Auto garage door

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $289k.

Deal economics

• At list price, monthly cash flow is $881 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $289k).
• Recommended offer: $254k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 1.7% in Bonita Springs — 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 70/100 on livability (#428 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: cost of living C-, health & safety D, amenities F.
• Collier (suburban): math 60% / reading 56% proficiency, ranked #16 of 73 in FL (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Naples Park Elementary School (math 67% / reading 57%, grade B, #608 of 2,144 statewide, top 29%, 395 students, 48% FRL).
• Market conditions: Rents soft (-1.1%/yr); 595 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $4,583/mo this rent would consume 56% of the median local household income ($98k/yr) (locally 1006% 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.
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $228k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $254,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.59% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.33%
• DSCR: 1.68
• GRM: 5.3

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: -1.2%
• Equity multiple: 0.96×
• Total profit: $-3,600
• Equity at exit: $43,091

10-year hold

• IRR: 4.0%
• Equity multiple: 1.24×
• Total profit: $19,381
• Equity at exit: $24,987

Cash invested: $80,920 (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 34110

• Rents YoY: -1.1%
• Active inventory: 595
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $4,583 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$211 /mo · $2,530/yr
• Insurance: −$120
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$740
• Vacancy / Maint / Mgmt: −$962
• Net cashflow: $881

Break-even live

Break-even rent $3,467

Max offer price $289,000

Occupancy floor 76%

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
505 Lake Louise Cir #101 Naples, FL	2.0	2.0	1444	$5,500	$3.81	23d	1	0.04mi
513 Lake Louise Cir #202 Naples, FL	2.0	2.0	1444	$5,300	$3.67	23d	1	0.10mi
298 Emerald Bay Cir Unit K6 Naples, FL	2.0	2.0	1202	$4,750	$3.95	23d	1	0.16mi
306 Emerald Bay Cir Unit J5 Naples, FL	3.0	2.0	1490	$5,900	$3.96	23d	1	0.20mi
306 Emerald Bay Cir Unit J8 Naples, FL	2.0	2.0	1350	$4,000	$2.96	23d	1	0.20mi
386 Emerald Bay Cir Unit G4 Naples, FL	3.0	2.0	1490	$2,500	$1.68	23d	1	0.27mi
900 Arbor Lake Dr Unit 301 Naples, FL	1.0	1.0	866	$3,500	$4.04	23d	1	0.29mi
15161 Cedarwood Ln Naples, FL	2.0	2.0	1267	$4,000	$3.16	23d	3	0.40mi
15191 Cedarwood Ln #2602 Naples, FL	2.0	2.0	1267	$2,300	$1.82	23d	1	0.41mi
1001 Arbor Lake Dr Naples, FL	2.0–3.0	2.0–2.5	1755	$3,800	$2.16	23d	2	0.42mi
290 Naples Cove Dr Naples, FL	2.0	2.0	1327	$3,400	$2.56	23d	3	0.43mi
285 Naples Cove Dr #1103 Naples, FL	2.0	2.0	1267	$2,475	$1.95	23d	1	0.48mi
270 Naples Cove Dr #3506 Naples, FL	3.0	2.0	1475	$2,500	$1.69	21d	1	0.49mi
15400 Cedarwood Ln Unit 1-201 Naples, FL	2.0	2.0	1286	$6,000	$4.67	23d	1	0.49mi
15400 Cedarwood Ln #102 Naples, FL	2.0	2.0	1286	$6,300	$4.90	13d	1	0.49mi
15415 Cedarwood Ln Unit 3 Naples, FL	2.0	2.0	1428	$2,200	$1.54	13d	1	0.54mi
360 Horse Creek Dr Naples, FL	2.0	2.0	1589	$5,250	$3.30	13d	4	0.81mi
340 Horse Creek Dr #304 Naples, FL	2.0	2.0	1326	$2,950	$2.22	23d	1	0.82mi
28940 Bermuda Pointe Cir #102 Bonita Springs, FL	2.0	2.0	1076	$5,500	$5.11	23d	1	0.85mi
320 Horse Creek Dr #105 Naples, FL	2.0	2.0	1326	$5,600	$4.22	23d	1	0.86mi
480 Bermuda Cove Way Unit 1-104 Naples, FL	2.0	2.0	1372	$4,250	$3.10	23d	1	0.86mi
300 Horse Creek Dr #408 Naples, FL	2.0	2.0	1434	$5,500	$3.84	23d	1	0.88mi
1025 Tarpon Cove Dr #203 Naples, FL	2.0	2.0	1225	$5,500	$4.49	13d	1	0.91mi
28720 Bermuda Bay Way #205 Bonita Springs, FL	2.0	2.0	1097	$2,200	$2.01	14d	1	0.98mi
975 Tarpon Cove Dr #204 Naples, FL	3.0	2.0	1340	$5,500	$4.10	13d	1	1.00mi
774 Wiggins Lake Dr #106 Naples, FL	3.0	2.0	1374	$6,500	$4.73	23d	1	1.01mi
651 Wiggins Lake Dr #102 Naples, FL	2.0	2.0	1487	$6,500	$4.37	23d	1	1.04mi
13105 Vanderbilt Dr Naples, FL	2.0	2.0	1390	$5,450	$3.92	23d	2	1.05mi
13105 Vanderbilt Dr #808 Naples, FL	2.0	2.0	1390	$5,500	$3.96	13d	1	1.06mi
13105 Vanderbilt Dr #808 Naples, FL	2.0	2.0	1390	$5,500	$3.96	21d	1	1.06mi
437 Wiggins Lake Ct #201 Naples, FL	2.0	2.0	1283	$4,500	$3.51	23d	1	1.07mi
1390 Sweetwater Cv #203 Naples, FL	2.0	2.0	1279	$2,200	$1.72	13d	1	1.08mi
760 Wiggins Lake Dr #205 Naples, FL	2.0	2.0	1179	$5,500	$4.66	23d	1	1.09mi
757 Wiggins Lake Dr #106 Naples, FL	3.0	2.0	1374	$6,000	$4.37	13d	1	1.09mi
757 Wiggins Lake Dr #106 Naples, FL	3.0	2.0	1374	$6,000	$4.37	23d	1	1.09mi
1360 Sweetwater Cv #202 Naples, FL	2.0	2.0	1279	$5,500	$4.30	23d	1	1.09mi
1405 Sweetwater Cv #204 Naples, FL	3.0	2.0	1381	$6,000	$4.34	13d	1	1.11mi
1405 Sweetwater Cv #204 Naples, FL	3.0	2.0	1381	$6,000	$4.34	23d	1	1.11mi
752 Wiggins Lake Dr #102 Naples, FL	2.0	2.0	1402	$2,375	$1.69	21d	1	1.12mi
830 Wiggins Pass Rd #10 Naples, FL	1.0	1.0	800	$1,350	$1.69	23d	1	1.12mi

HOA detail condo

• Monthly dues: $740 · $8,880/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-03
   days on market $289,000 Active 124 DOM
2. 2026-06-02
   days on market $289,000 Active 123 DOM
3. 2026-06-01
   days on market $289,000 Active 122 DOM
4. 2026-05-31
   days on market $289,000 Active 121 DOM
5. 2026-05-30
   days on market $289,000 Active 120 DOM
6. 2026-03-05
   price $289,000
7. 2026-01-30
   listed $299,000 Active
8. 2025-02-27
   historical $2,000
9. 2025-02-25
   price $2,000
10. 2025-02-15
    price $2,100
11. 2025-01-30
    listed $2,200
12. 2024-01-18
    historical $2,195
13. 2023-12-30
    price $2,195
14. 2023-12-05
    listed $2,295
15. 2017-03-13
    price $228,500 1012-char remark

    Show marketing remark (1012 chars)

    C. 12558 -Are you LOOKING for ME! Have a seat, relax and enjoy the VIEW! One of the BEST PRICED Condo (W. of US 41) with a GARAGE! Exceptionally well maintained 2 Bedroom, 2 bath, second floor unit with a detached garage. Light & Bright Open floor plan with VAULTED ceilings, beautiful serene eastern lake views with mature oaks. Special features include formal dining, wet bar, living area, eat in kitchen. Choice location with back entrance off Vanderbilt, for residents only. The Retreat is a low density community featuring a man gated entrance and patrolled. Scenic walkways with wooden bridges along the wildlife estuary that winds along miles of bike and jogging paths. Short distance to our beautiful white sandy beaches at Vanderbilt, Bonita or Wiggins State Park Beaches. Minutes to “Mercoto” the New “5th Ave South”. Leasing allowed a min of 30 days, 3 times a year. Small pets welcome with approval (12 inches from shoulders to toes). Come enjoy your place in the sun.

16. 2017-03-13
    soldstatus $228,500

    Show marketing remark (1012 chars)

    C. 12558 -Are you LOOKING for ME! Have a seat, relax and enjoy the VIEW! One of the BEST PRICED Condo (W. of US 41) with a GARAGE! Exceptionally well maintained 2 Bedroom, 2 bath, second floor unit with a detached garage. Light & Bright Open floor plan with VAULTED ceilings, beautiful serene eastern lake views with mature oaks. Special features include formal dining, wet bar, living area, eat in kitchen. Choice location with back entrance off Vanderbilt, for residents only. The Retreat is a low density community featuring a man gated entrance and patrolled. Scenic walkways with wooden bridges along the wildlife estuary that winds along miles of bike and jogging paths. Short distance to our beautiful white sandy beaches at Vanderbilt, Bonita or Wiggins State Park Beaches. Minutes to “Mercoto” the New “5th Ave South”. Leasing allowed a min of 30 days, 3 times a year. Small pets welcome with approval (12 inches from shoulders to toes). Come enjoy your place in the sun.

17. 2017-03-10
    soldstatus $228,500 Sold 1012-char remark

    Show marketing remark (1012 chars)

    C. 12558 -Are you LOOKING for ME! Have a seat, relax and enjoy the VIEW! One of the BEST PRICED Condo (W. of US 41) with a GARAGE! Exceptionally well maintained 2 Bedroom, 2 bath, second floor unit with a detached garage. Light & Bright Open floor plan with VAULTED ceilings, beautiful serene eastern lake views with mature oaks. Special features include formal dining, wet bar, living area, eat in kitchen. Choice location with back entrance off Vanderbilt, for residents only. The Retreat is a low density community featuring a man gated entrance and patrolled. Scenic walkways with wooden bridges along the wildlife estuary that winds along miles of bike and jogging paths. Short distance to our beautiful white sandy beaches at Vanderbilt, Bonita or Wiggins State Park Beaches. Minutes to “Mercoto” the New “5th Ave South”. Leasing allowed a min of 30 days, 3 times a year. Small pets welcome with approval (12 inches from shoulders to toes). Come enjoy your place in the sun.

18. 2017-03-07
    price $239,000 1012-char remark

    Show marketing remark (1012 chars)

    C. 12558 -Are you LOOKING for ME! Have a seat, relax and enjoy the VIEW! One of the BEST PRICED Condo (W. of US 41) with a GARAGE! Exceptionally well maintained 2 Bedroom, 2 bath, second floor unit with a detached garage. Light & Bright Open floor plan with VAULTED ceilings, beautiful serene eastern lake views with mature oaks. Special features include formal dining, wet bar, living area, eat in kitchen. Choice location with back entrance off Vanderbilt, for residents only. The Retreat is a low density community featuring a man gated entrance and patrolled. Scenic walkways with wooden bridges along the wildlife estuary that winds along miles of bike and jogging paths. Short distance to our beautiful white sandy beaches at Vanderbilt, Bonita or Wiggins State Park Beaches. Minutes to “Mercoto” the New “5th Ave South”. Leasing allowed a min of 30 days, 3 times a year. Small pets welcome with approval (12 inches from shoulders to toes). Come enjoy your place in the sun.

19. 2016-12-22
    status Pending With Contingencies 1012-char remark

    Show marketing remark (1012 chars)

    C. 12558 -Are you LOOKING for ME! Have a seat, relax and enjoy the VIEW! One of the BEST PRICED Condo (W. of US 41) with a GARAGE! Exceptionally well maintained 2 Bedroom, 2 bath, second floor unit with a detached garage. Light & Bright Open floor plan with VAULTED ceilings, beautiful serene eastern lake views with mature oaks. Special features include formal dining, wet bar, living area, eat in kitchen. Choice location with back entrance off Vanderbilt, for residents only. The Retreat is a low density community featuring a man gated entrance and patrolled. Scenic walkways with wooden bridges along the wildlife estuary that winds along miles of bike and jogging paths. Short distance to our beautiful white sandy beaches at Vanderbilt, Bonita or Wiggins State Park Beaches. Minutes to “Mercoto” the New “5th Ave South”. Leasing allowed a min of 30 days, 3 times a year. Small pets welcome with approval (12 inches from shoulders to toes). Come enjoy your place in the sun.

20. 2016-09-13
    price $239,000 1012-char remark

    Show marketing remark (1012 chars)

    C. 12558 -Are you LOOKING for ME! Have a seat, relax and enjoy the VIEW! One of the BEST PRICED Condo (W. of US 41) with a GARAGE! Exceptionally well maintained 2 Bedroom, 2 bath, second floor unit with a detached garage. Light & Bright Open floor plan with VAULTED ceilings, beautiful serene eastern lake views with mature oaks. Special features include formal dining, wet bar, living area, eat in kitchen. Choice location with back entrance off Vanderbilt, for residents only. The Retreat is a low density community featuring a man gated entrance and patrolled. Scenic walkways with wooden bridges along the wildlife estuary that winds along miles of bike and jogging paths. Short distance to our beautiful white sandy beaches at Vanderbilt, Bonita or Wiggins State Park Beaches. Minutes to “Mercoto” the New “5th Ave South”. Leasing allowed a min of 30 days, 3 times a year. Small pets welcome with approval (12 inches from shoulders to toes). Come enjoy your place in the sun.

21. 2016-07-25
    listed $249,000 Active 1012-char remark

    Show marketing remark (1012 chars)

    C. 12558 -Are you LOOKING for ME! Have a seat, relax and enjoy the VIEW! One of the BEST PRICED Condo (W. of US 41) with a GARAGE! Exceptionally well maintained 2 Bedroom, 2 bath, second floor unit with a detached garage. Light & Bright Open floor plan with VAULTED ceilings, beautiful serene eastern lake views with mature oaks. Special features include formal dining, wet bar, living area, eat in kitchen. Choice location with back entrance off Vanderbilt, for residents only. The Retreat is a low density community featuring a man gated entrance and patrolled. Scenic walkways with wooden bridges along the wildlife estuary that winds along miles of bike and jogging paths. Short distance to our beautiful white sandy beaches at Vanderbilt, Bonita or Wiggins State Park Beaches. Minutes to “Mercoto” the New “5th Ave South”. Leasing allowed a min of 30 days, 3 times a year. Small pets welcome with approval (12 inches from shoulders to toes). Come enjoy your place in the sun.

22. 2002-04-11
    soldstatus $134,900
23. 2000-11-02
    soldstatus $108,000

ⓘ 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: $2,530 · $211/mo
• Projected year-2 tax: $2,530 · $211/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 7/10 Severe FEMA zone AH · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,991
• − Mortgage interest: −$16,188
• − Property taxes: −$2,530
• − Insurance: −$3,270
• − Repairs & maintenance: −$4,399
• − Management: −$4,399
• − HOA: −$8,880
• − Depreciation: −$8,407
• Taxable income: $6,917
• Est. tax owed @ 24.0%: −$1,660
• After-tax cash flow: $8,917/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: Collier
• NCES district ID: 1200330
• Math proficiency: 60% ▼ -4.00%
• Reading proficiency: 56% ▼ -2.00%
• Median HH income: $58,275
• Composite: 50.23/100
• National rank: #1892
• State rank: #16 of 73 in FL

Livability — Bonita Springs

• Score: 70/100
• State rank: #428
• US rank: #7576

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collier County · 396,295 people
• City population: 64,727
• Metro: Naples-Marco Island, FL
• Population (ZIP): 25,630
• Household income: $97,564
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 1006.0

Population outlook (Collier County) Hauer SSP2

• Today (2025): 420,858 people
• By 2030: 450,054 · +6.9%
• By 2040: 502,232 · +19.3%
• By 2050: 544,932 · +29.5%
• By 2075: 627,203 · +49.0%
• By 2100: 659,015 · +56.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 9% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 3% French/Haitian/Cajun 1%

Political lean MEDSL · Collier

• 2024 margin: Solid R (+33.1) · D 33.1% · R 66.2%
• 2008→2024 swing: -10.6pp toward R · 2008: -22.5pp · 2024: -33.1pp
• All cycles: 2024: R+33.1 2020: R+24.7 2016: R+26.0 2012: R+30.1 2008: R+22.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -172.68%
• Current HPI: 267.4644
• Rent YoY: ▼ -1.06%
• Metro: Naples-Marco Island, 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

+167.6% since first listed

18 events — show timeline

• 2026-03-05 Price Changed $289,000 NAPLESMLS
• 2026-01-30 Listed $299,000 NAPLESMLS
• 2025-02-27 Rental Removed $2,000 NAPLESMLS
• 2025-02-25 Price Changed $2,000 NAPLESMLS
• 2025-02-15 Price Changed $2,100 NAPLESMLS
• 2025-01-30 Listed for Rent $2,200 NAPLESMLS
• 2024-01-18 Rental Removed $2,195 Avail
• 2023-12-30 Price Changed $2,195 Avail
• 2023-12-05 Listed for Rent $2,295 Avail
• 2017-03-13 Price Changed $228,500 NAPLESMLS
• 2017-03-13 Sold (Public Records) $228,500 Public Records
• 2017-03-10 Sold (MLS) $228,500 NAPLESMLS
• 2017-03-07 Price Changed $239,000 NAPLESMLS
• 2016-12-22 Pending — NAPLESMLS
• 2016-09-13 Price Changed $239,000 NAPLESMLS
• 2016-07-25 Listed $249,000 NAPLESMLS
• 2002-04-11 Sold (Public Records) $134,900 Public Records
• 2000-11-02 Sold (Public Records) $108,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,530 · -9.5% YoY. Source: county tax records.