15715 Marcello Cir · Bonita Springs, FL 34110

$360,000

3 bd · 2.5 ba · 1,580 sqft · Townhouse · 67 Days on market

Built 2005 Good condition $516/mo HOA · 9% of rent ↓ 7% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged, AI generated or rendered. Rare FHA assumable mortgage opportunity at an attractive 3.25% interest rate—subject to lender approval and buyer qualification. This beautifully maintained 3-bedroom, 2.5-bath townhome is located in the highly sought-after Milano community of North Naples, offering a blend of comfort, convenience, and exceptional value. Step inside to a warm and inviting main level featuring a spacious open-concept living area, durable ceramic tile flooring, and a thoughtfully designed kitchen complete with granite countertops, ample cabinetry, and a functional layout ideal for both everyday cooking and entertaining. A new HVAC

Key facts

• Hot tub
• Basketball court
• Granite countertops

Tags

• CERAMIC TILE FLOORING
• GRANITE COUNTERTOPS
• NEW HVAC SYSTEM
• HEATED COMMUNITY POOL
• HOT TUB
• BASKETBALL COURT

Property features AI

Finance

• Other: Possession at closing or negotiable
• HOA & community: Mandatory HOA with professional management; Quarterly HOA fee; HOA includes insurance, internet/WiFi, lawn/land maintenance, legal/accounting, exterior pest control, recreation facilities, street lights, street maintenance, and trash removal; Community amenities: clubhouse, community pool, community spa/hot tub, tennis court, pickleball, basketball, BBQ/picnic, play area, dog park, sidewalks, streetlights, underground utilities; Non-gated community; 256 units in the complex; 2 units in the building; 2 floors in the building; Total annual recurring HOA fees $6,192

Exterior

• Parking: Attached 1-car garage
• Utilities: Central water; Sewer assessment paid; Cable available
• Home design: Residential townhouse; 2-story; Rear exposure to the west; Located in the MILANO development
• Construction: Concrete block construction; Built in 2005
• Exterior features: Tile roof; Double-hung windows; Manual shutters; Stucco exterior; Preserve view; Regular lot; Lot Unit 113; Total area 2004 (architectural plans); No commercial restrictions

Interior

• Kitchen: Electric cooktop; Dishwasher; Disposal; Microwave; Refrigerator/Freezer
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; Smoke detectors; Dining area (family)
• Laundry & utility: Washer; Dryer; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $360k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $360k).
• Recommended offer: $338k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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.
• 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.
• 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 25d 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 $5,603/mo this rent would consume 69% 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 $11k 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 67 days — a 6% lower offer ($338k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

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

Recommended offer $338,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.56% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.93%
• DSCR: 1.75
• GRM: 5.4

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: 4.3%
• Equity multiple: 1.16×
• Total profit: $16,240
• Equity at exit: $53,677

10-year hold

• IRR: 10.4%
• Equity multiple: 1.68×
• Total profit: $68,971
• Equity at exit: $31,126

Cash invested: $100,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 34110

• Rents YoY: -1.1%
• Active inventory: 595
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $5,603 high
• Mortgage (P&I): −$1,888
• Tax est. 1.5%: −$450 /mo · $5,400/yr
• Insurance: −$150
• HOA: −$516
• Vacancy / Maint / Mgmt: −$1,177
• Net cashflow: $1,422

Break-even live

Break-even rent $3,802

Max offer price $360,000

Occupancy floor 70%

Sensitivity live

Price	-10% $1,671	-5% $1,547	+0% $1,422	+5% $1,298	+10% $1,174
Rent	-10% $980	-5% $1,201	+0% $1,422	+5% $1,644	+10% $1,865
Rate	-1.0pp $1,604	-0.5pp $1,514	base $1,422	+0.5pp $1,329	+1.0pp $1,234

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16097 Ravina Way #36 Naples, FL	3.0	2.5	1580	$2,395	$1.52	22d	1	0.43mi
250 Willowick Dr Naples, FL	3.0	2.0	1469	$3,500	$2.38	24d	1	0.46mi
6478 Waverly Green Way Naples, FL	3.0	2.5	1711	$10,000	$5.84	24d	1	0.48mi
6522 Waverly Green Way Naples, FL	3.0	2.0	2039	$4,500	$2.21	24d	1	0.49mi
16208 Parque Ln Naples, FL	3.0	2.0	2000	$12,500	$6.25	24d	1	0.50mi
16188 Parque Ln Naples, FL	3.0	2.0	1974	$5,500	$2.79	24d	1	0.51mi
208 Erie Dr Unit 1355591P Naples, FL	3.0	2.0	1754	$5,550	$3.16	15d	1	0.53mi
5630 Sherborn Dr #202 Naples, FL	3.0	2.0	2005	$7,500	$3.74	24d	1	0.59mi
5455 Worthington Ln #103 Naples, FL	2.0	2.0	1202	$5,000	$4.16	24d	1	0.67mi
5455 Worthington Ln #202 Naples, FL	2.0	2.0	1427	$3,900	$2.73	24d	1	0.67mi
5935 Northridge Dr Naples, FL	2.0	2.0	1671	$2,995	$1.79	24d	1	0.76mi
5870 3 Iron Dr Unit 4-401 Naples, FL	3.0	2.0	1633	$8,000	$4.90	24d	1	0.79mi
5765 Grande Reserve Way Unit 7-702 Naples, FL	2.0	2.0	1800	$7,500	$4.17	24d	1	0.82mi
5145 Cobble Creek Ct #202 Naples, FL	2.0	2.0	1798	$2,600	$1.45	22d	1	0.83mi
5963 Trophy Dr #2002 Naples, FL	2.0	2.0	2160	$8,000	$3.70	24d	1	0.83mi
6017 Trophy Dr #601 Naples, FL	3.0	2.0	2160	$8,000	$3.70	24d	1	0.84mi
5325 Andover Dr #101 Naples, FL	2.0	2.0	1654	$5,250	$3.17	24d	1	0.86mi
5885 Three Iron Dr #1102 Naples, FL	3.0	2.0	1633	$7,000	$4.29	24d	1	0.86mi
5330 Andover Dr #102 Naples, FL	3.0	2.0	1740	$2,550	$1.47	24d	1	0.87mi
6029 Trophy Dr #301 Naples, FL	2.0	2.0	2160	$6,000	$2.78	24d	1	0.88mi
5130 Cobble Creek Ct Unit B202 Naples, FL	3.0	2.0	2050	$2,800	$1.37	15d	1	0.89mi
5892 Three Iron Dr #1504 Naples, FL	2.0	2.0	1793	$7,000	$3.90	24d	1	0.89mi
5360 Andover Dr #202 Naples, FL	3.0	2.0	1928	$6,500	$3.37	24d	1	0.91mi
194 Wickliffe Dr Naples, FL	3.0	2.0	1798	$3,500	$1.95	24d	1	0.91mi
5886 Paradise Cir Naples, FL	3.0	3.0	1922	$6,800	$3.54	24d	1	0.92mi
16366 Barclay Ct Naples, FL	4.0	2.0	2034	$4,750	$2.34	22d	1	0.94mi
16366 Barclay Ct Naples, FL	4.0	2.0	2034	$4,750	$2.34	24d	1	0.94mi
5967 Sand Wedge Ln #106 Naples, FL	2.0	2.0	1540	$2,875	$1.87	24d	1	0.94mi
5705 Heron Ln #806 Naples, FL	2.0	2.0	1540	$7,000	$4.55	24d	1	0.95mi
5632 Whisperwood Blvd #1601 Naples, FL	3.0	2.0	1856	$8,000	$4.31	24d	1	0.95mi
16210 Allura Cir Naples, FL	1.0–3.0	1.0–2.0	1078	$3,570	$3.31	14d	18	0.96mi
16432 Aberdeen Way Naples, FL	4.0	2.0	2055	$4,200	$2.04	24d	1	0.96mi
81 Wickliffe Dr Unit 1073563P Naples, FL	3.0	2.0	1496	$4,681	$3.13	15d	1	0.97mi
300 Diamond Cir #302 Naples, FL	3.0	2.0	1755	$2,600	$1.48	24d	1	0.97mi
600 Diamond Cir #607 Naples, FL	2.0	2.0	1680	$4,800	$2.86	24d	1	0.97mi
5963 Sand Wedge Ln #205 Naples, FL	2.0	2.0	1478	$6,500	$4.40	24d	1	0.98mi
5963 Sand Wedge Ln #203 Naples, FL	2.0	2.0	1490	$5,750	$3.86	24d	1	0.98mi
5693 Heron Ln #502 Naples, FL	2.0	2.0	1490	$6,800	$4.56	24d	1	0.98mi
700 Diamond Cir #706 Naples, FL	3.0	2.0	1786	$2,700	$1.51	24d	1	0.98mi
5945 Sand Wedge Ln #1003 Naples, FL	2.0	2.0	1490	$6,000	$4.03	24d	1	0.99mi

HOA detail

• Monthly dues: $516 · $6,192/yr

Listing history 21 events

1. 2026-06-21
   days on market $360,000 Active 67 DOM
2. 2026-06-18
   days on market $360,000 Active 64 DOM
3. 2026-06-17
   days on market $360,000 Active 63 DOM
4. 2026-06-16
   days on market $360,000 Active 62 DOM
5. 2026-06-15
   days on market $360,000 Active 61 DOM
6. 2026-06-14
   days on market $360,000 Active 59 DOM
7. 2026-06-10
   days on market $360,000 Active 56 DOM
8. 2026-06-09
   days on market $360,000 Active 55 DOM
9. 2026-06-08
   days on market $360,000 Active 54 DOM
10. 2026-06-07
    days on market $360,000 Active 53 DOM
11. 2026-06-03
    days on market $360,000 Active 49 DOM
12. 2026-06-02
    days on market $360,000 Active 48 DOM
13. 2026-06-01
    days on market $360,000 Active 47 DOM
14. 2026-05-31
    days on market $360,000 Active 46 DOM
15. 2026-05-30
    days on market $360,000 Active 45 DOM
16. 2026-05-11
    status Active
17. 2026-05-05
    status Pending
18. 2026-04-09
    listed $360,000 Active
19. 2026-04-02
    historical
20. 2026-01-06
    price $375,000
21. 2025-11-28
    listed $389,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 30 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: $67,235
• − Mortgage interest: −$20,166
• − Property taxes: −$5,400
• − Insurance: −$1,800
• − Repairs & maintenance: −$5,379
• − Management: −$5,379
• − HOA: −$6,192
• − Depreciation: −$10,473
• Taxable income: $12,447
• Est. tax owed @ 24.0%: −$2,987
• After-tax cash flow: $14,082/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained townhome in the Milano community of North Naples offers a blend of comfort and convenience. With a new HVAC system and a spacious open-concept living area, it's ready for a new owner.

Value-add opportunities

• Resale Paint exterior walls — Enhances curb appeal
• Resale Trim and paint interior walls — Improves home's appearance
• Both Replace carpet with hardwood or tile — Elevates home's value and is durable
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior walls — Enhances curb appeal ↑
• Resale Trim and paint interior walls — Improves home's appearance ↑
• Both Replace carpet with hardwood or tile — Elevates home's value and is durable ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• 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

-7.5% since first listed

6 events — show timeline

• 2026-05-11 Relisted — NAPLESMLS
• 2026-05-05 Pending — NAPLESMLS
• 2026-04-09 Listed $360,000 NAPLESMLS
• 2026-04-02 Listing Removed — NAPLESMLS
• 2026-01-06 Price Changed $375,000 NAPLESMLS
• 2025-11-28 Listed $389,000 NAPLESMLS