25398 Golf Lake Cir #205 · Bonita Springs, FL 34135

$209,900

2 bd · 2.0 ba · 1,141 sqft · Condo public records · 60 Days on market

Built 1981 $467/mo HOA · 16% of rent

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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 +25.5/30.0
• 1% rule +9.2/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

This 2nd story condo is in move in condition and is fully furnished. Great rental either monthly or year round. This development is a 55+ community and is a pet free development. The unit has been updated and offer 2 bedrooms and 2 bathrooms. Front entrance overlooks the community pool and large back screened in Lani overlooks huge water area. Great sunrise views out of the Lani. Fairway Pines is conveniently located near the heart of Bonita Springs. Close to shopping, dining and entertainment. Easy access to 41 and also 75. Approx 10 miles to Bonita Beach, Bearfoot Beach and also close to Lovers Key State Park.

Key facts

• Community pool
• Huge water area
• Easy access to 75

Tags

• COMMUNITY POOL
• SCREENED IN LANI
• HUGE WATER AREA
• SUNRISE VIEWS
• EASY ACCESS TO 41
• EASY ACCESS TO 75

Property features AI

Finance

• Other: Unit number 205 in the complex; Complex has 36 units; 18 units in the building; 2 total floors; one unit per floor; Lot/unit restrictions include limited number of vehicles, no commercial use, no RVs; Property sits on approximately 0.3655 acres; Irrigation: central
• HOA & community: Quarterly HOA fee; HOA covers insurance, irrigation water, lawn/land maintenance, legal/accounting, master association fee, exterior pest control, reserves, sewer, street maintenance, trash removal, and water; Condo-managed community; Community amenity: bike storage; Non-gated community; Total annual recurring fees $5,600; Total one-time fees $150

Exterior

• Parking: Common parking; Paved driveway; Paved parking
• Utilities: Central water; Central sewer
• Home design: Residential low-rise building (1–3 stories); 2-story building; Rear exposure faces south; Part of Fairway Pines Condo
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Double-hung windows; Built in 1981
• Exterior features: Water view; Pool/club view; Water display

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator (including refrigerator/freezer and icemaker)
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Master bathroom with shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Smoke detectors; Window coverings; Turnkey furnished; Dining area (family) and eat-in kitchen; Balcony; Guest bathroom; Screened lanai/porch; Laundry in residence; Split bedroom floor plan
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: schools C-, cost of living C-, health & safety 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.
• Market conditions: Rents soft (-0.6%/yr); 835 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 39% of the median local income ($91k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 60 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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 $140k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
6. 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.
7. 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: 1.42% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.05%
• DSCR: 1.45
• GRM: 5.9

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: -5.3%
• Equity multiple: 0.81×
• Total profit: $-11,090
• Equity at exit: $31,297

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,785
• Equity at exit: $18,148

Cash invested: $58,772 (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 34135

• Rents YoY: -0.6%
• Active inventory: 835
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,975 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$203 /mo · $2,431/yr
• Insurance: −$87
• HOA: −$467
• Vacancy / Maint / Mgmt: −$625
• Net cashflow: $492

Break-even live

Break-even rent $2,352

Max offer price $209,900

Occupancy floor 78%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10000 Maddox Ln #125 Bonita Springs, FL	2.0	2.0	1129	$4,000	$3.54	23d	1	0.22mi
25480 Cockleshell Dr #1005 Bonita Springs, FL	2.0	2.5	1119	$4,600	$4.11	23d	1	0.24mi
25480 Cockleshell Dr #1005 Bonita Springs, FL	2.0	2.5	1129	$4,500	$3.99	21d	1	0.24mi
10030 Maddox Ln #206 Bonita Springs, FL	3.0	2.0	1327	$2,150	$1.62	21d	1	0.25mi
10010 Maddox Ln #318 Bonita Springs, FL	2.0	2.0	1224	$1,550	$1.27	23d	1	0.26mi
10020 Maddox Ln #213 Bonita Springs, FL	2.0	2.0	1224	$2,350	$1.92	21d	1	0.26mi
10041 Maddox Ln #203 Bonita Springs, FL	3.0	2.0	1083	$5,000	$4.62	23d	1	0.34mi
10041 Maddox Ln Bonita Springs, FL	2.0	2.0	1213	$5,000	$4.12	23d	1	0.34mi
25727 Lake Amelia Way #105 Bonita Springs, FL	2.0	2.0	1230	$2,200	$1.79	23d	1	0.42mi
25735 Lake Amelia Way #105 Bonita Springs, FL	2.0	2.0	1230	$1,500	$1.22	23d	1	0.45mi
10325 Tarrah Ln Unit 1073517P Bonita Springs, FL	2.0	1.0	818	$4,608	$5.63	3d	1	0.47mi
25806 Cockleshell Dr #314 Bonita Springs, FL	2.0	2.0	975	$1,800	$1.85	23d	1	0.51mi
25356 Pinson Dr Bonita Springs, FL	3.0	2.0	1454	$3,800	$2.61	3d	1	0.65mi
25356 Pinson Dr Bonita Springs, FL	3.0	2.0	1454	$3,800	$2.61	23d	1	0.65mi
10328 Windley Key Ter Bonita Springs, FL	3.0	2.0	1400	$2,600	$1.86	14d	1	0.68mi
25925 Pebblecreek Dr Bonita Springs, FL	2.0	2.0	1498	$3,400	$2.27	21d	1	0.84mi
10101 Sandy Hollow Ln #102 Bonita Springs, FL	2.0	2.5	808	$1,645	$2.04	23d	1	0.86mi
26175 Bonita Fairways Blvd Bonita Springs, FL	3.0	2.0	1308	$3,000	$2.29	16d	1	1.12mi
8940 Colonnades Ct E Bonita Springs, FL	2.0	2.0	1013	$2,575	$2.54	10d	3	1.15mi
8940 Colonnades Ct E Bonita Springs, FL	2.0	2.0	1013	$2,675	$2.64	23d	2	1.15mi
8930 Colonnades Ct E #625 Bonita Springs, FL	2.0	2.0	1013	$3,000	$2.96	10d	1	1.15mi
8930 Colonnades Ct E Bonita Springs, FL	2.0	2.0	1013	$2,325	$2.30	16d	2	1.15mi
8920 Colonnades Ct E #514 Bonita Springs, FL	1.0	1.0	713	$1,500	$2.10	23d	1	1.18mi
26603 Bonita Fairways Blvd Bonita Springs, FL	3.0	2.0	1308	$4,500	$3.44	16d	1	1.23mi
8870 Colonnades Ct W #337 Bonita Springs, FL	2.0	2.0	997	$3,100	$3.11	3d	1	1.24mi
26282 Queen Mary Ln Bonita Springs, FL	2.0	2.0	1236	$1,800	$1.46	23d	1	1.25mi
8861 Colonnades Ct W #216 Bonita Springs, FL	3.0	2.0	1207	$2,200	$1.82	23d	1	1.28mi
26680 Bonita Fairways Blvd #201 Bonita Springs, FL	2.0	2.0	1216	$4,500	$3.70	23d	1	1.38mi
26691 Rosewood Pointe Dr #101 Bonita Springs, FL	2.0	2.0	1216	$3,600	$2.96	23d	1	1.41mi
10710 Rosemary Dr #712 Bonita Springs, FL	1.0	1.0	984	$1,750	$1.78	23d	1	1.43mi
26700 Rosewood Pointe Dr Bonita Springs, FL	2.0	2.0	1199	$2,200	$1.83	3d	2	1.45mi
26660 Rosewood Pointe Dr #203 Bonita Springs, FL	2.0	2.0	1190	$3,500	$2.94	23d	1	1.46mi
26239 Bonita Fairways Cir Bonita Springs, FL	2.0	2.0	1088	$2,500	$2.30	23d	1	1.46mi
26390 Coco Cay Cir #101 Bonita Springs, FL	2.0	2.5	1498	$2,700	$1.80	23d	1	1.46mi
23821 Marbella Bay Rd #102 Estero, FL	2.0	2.0	1279	$5,750	$4.50	23d	1	1.47mi
23821 Marbella Bay Rd Ofc Season Bonita Springs, FL	2.0	2.0	1279	$2,500	$1.95	23d	1	1.47mi
9250 Highland Woods Blvd #2308 Bonita Springs, FL	2.0	2.0	1100	$1,995	$1.81	3d	1	1.48mi
9250 Highland Woods Blvd #2308 Bonita Springs, FL	2.0	2.0	1100	$1,995	$1.81	23d	1	1.48mi
23810 Marbella Bay Rd #102 Estero, FL	2.0	2.0	1103	$5,000	$4.53	23d	1	1.50mi
23810 Costa del Sol Rd #203 Estero, FL	2.0	2.0	1276	$2,400	$1.88	16d	1	1.50mi

HOA detail condo

• Monthly dues: $467 · $5,604/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-17
   days on market $209,900 Active 60 DOM
2. 2026-06-16
   days on market $209,900 Active 59 DOM
3. 2026-06-15
   days on market $209,900 Active 58 DOM
4. 2026-06-13
   days on market $209,900 Active 56 DOM
5. 2026-06-10
   days on market $209,900 Active 53 DOM
6. 2026-06-09
   pricedays on market $209,900 Active 52 DOM
7. 2026-06-07
   days on market $220,000 Active 50 DOM
8. 2026-06-03
   days on market $220,000 Active 46 DOM
9. 2026-06-02
   days on market $220,000 Active 45 DOM
10. 2026-06-01
    days on market $220,000 Active 44 DOM
11. 2026-05-31
    days on market $220,000 Active 43 DOM
12. 2026-05-02
    historical $3,000
13. 2026-04-18
    listed $220,000 Active
14. 2026-03-13
    listed $3,000
15. 2026-03-13
    historical $3,000
16. 2025-08-09
    historical $3,000
17. 2025-08-08
    listed $3,000
18. 2025-08-03
    listed $1,950
19. 2025-06-01
    historical $1,850
20. 2025-02-27
    listed $1,850
21. 2025-01-31
    price $245,900
22. 2024-12-20
    price $250,000
23. 2024-12-06
    price $259,900
24. 2024-11-04
    listed $264,900 Active
25. 2024-04-29
    price $269,900
26. 2024-03-26
    price $274,900
27. 2024-03-04
    price $279,900
28. 2024-02-08
    price $289,500
29. 2024-01-26
    listed $297,500 Active
30. 2021-03-01
    soldstatus $140,000
31. 1997-04-24
    soldstatus $83,000

ⓘ 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: $2,431 · $203/mo
• Projected year-2 tax: $2,431 · $203/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 5/10 Major FEMA zone X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 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: $35,694
• − Mortgage interest: −$11,758
• − Property taxes: −$2,431
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,856
• − Management: −$2,856
• − HOA: −$5,604
• − Depreciation: −$6,106
• Taxable income: $3,035
• Est. tax owed @ 24.0%: −$729
• After-tax cash flow: $5,177/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 — 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

• Census place: Bonita Springs, FL
• County: Lee County · 788,662 people
• City population: 64,727
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 48,252
• Household income: $91,380
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 976.0

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 26% Two or more races 13% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 4% Cuban 3%
• Common ancestry: Romanian 5% Lithuanian 2% Slovak 2%
• Foreign-born: 22% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 21% 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: ▼ -188.86%
• Current HPI: 243.4153
• Rent YoY: ▼ -0.61%
• 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

-96.4% since first listed

20 events — show timeline

• 2026-05-02 Rental Removed $3,000 FGCMLS
• 2026-04-18 Listed $220,000 BEARMLS
• 2026-03-13 Listed for Rent $3,000 FGCMLS
• 2026-03-13 Rental Removed $3,000 NAPLESMLS
• 2025-08-09 Rental Removed $3,000 BEARMLS
• 2025-08-08 Listed for Rent $3,000 BEARMLS
• 2025-08-03 Listed for Rent $1,950 NAPLESMLS
• 2025-06-01 Rental Removed $1,850 NAPLESMLS
• 2025-02-27 Listed for Rent $1,850 NAPLESMLS
• 2025-01-31 Price Changed $245,900 BEARMLS
• 2024-12-20 Price Changed $250,000 BEARMLS
• 2024-12-06 Price Changed $259,900 BEARMLS
• 2024-11-04 Listed $264,900 BEARMLS
• 2024-04-29 Price Changed $269,900 BEARMLS
• 2024-03-26 Price Changed $274,900 BEARMLS
• 2024-03-04 Price Changed $279,900 BEARMLS
• 2024-02-08 Price Changed $289,500 BEARMLS
• 2024-01-26 Listed $297,500 BEARMLS
• 2021-03-01 Sold (Public Records) $140,000 Public Records
• 1997-04-24 Sold (Public Records) $83,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,431 · -13.9% YoY. Source: county tax records.