28700 Trails Edge Blvd #203 · Bonita Springs, FL
Flood risk 5/10 · Moderate
- FEMA flood zone
- X (shaded)
- Chance of flooding over 30 yrs
- 0.5%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 2/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 107°F)
- 7 days/yr
- Hot days in 30 yrs
- 30 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the A- 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
- ARV discount +15.0/15.0
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- Schools +5.9/10.0
- Condition / age +4.0/5.0
- Livability +3.5/5.0
- Rent growth +3.2/5.0
- Appreciation +0.0/10.0
$299,500
28700 Trails Edge Blvd #203 · Bonita Springs, FL 34134
3 bd · 2.0 ba · 1,519 sqft · Condo
public records
· 243 Days on market
Built 2007
$197/sqft
· 21% below area
Est $377k · 21% under
$569/mo HOA · 10% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
RARELY - TURNKEY - GORGEOUS - WEST OF US 41 - Beautifully updated 3 Bedroom, 2 Bath condo in the desirable Carlysle, offered fully furnished and ready for immediate enjoyment. This immaculate residence features: an Open Floor Plan, Upgraded Kitchen Cabinetry with Gorgeous Countertops, Crown Molding and High Baseboards, Stainless Steel Appliances, Recessed Lighting and Updated Fans/Lighting, All Walk In Closets, Tray Ceiling & Upgraded Bathrooms with High-profile sinks. The spacious primary suite includes a comfortable king bed, while the guest bedroom offers a queen bed. The 3rd/Den provides extra flex space for an office, reading room, or overflow for your guests.
Key facts
- Open floor plan
- Tray ceiling
- Walk in closets
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath condo listed at $300k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $2k ($26k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($6k rent vs $300k).
- Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
- Cap rate 14.9% vs local median 2.2% 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.
- Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
- Zoned schools: Pinewoods Elementary School (math 81% / reading 74%, grade A, #163 of 2,144 statewide, top 8%, 1,089 students, 25% FRL); Lexington Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 1,138 students, 44% FRL); South Fort Myers High School (math 23% / reading 30%, grade F, #489 of 667 statewide, top 74%, 1,917 students, 50% FRL) — zoned schools average 39% FRL vs 57% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
- Market conditions: Rents rising (+2.9%/yr); 806 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 119d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
- At $5,746/mo this rent would consume 53% of the median local household income ($131k/yr) — 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.
- Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
- At projected returns (-3.0% appreciation + 2.9% rent growth), your $84k cash investment doubles in ~4 years — after that, you're playing with house money.
Negotiation context
- It's been on market 243 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
- 3 sale attempts; this cycle's ask is 6272% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
Risks & watch-outs
- Climate carrying-cost: moderate flood risk; 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
$263,560
(12.0% below list)
Questions for the listing agent
- It's been on market 243 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
- 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.
- 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
- 1.92% ✓
- Cap rate
- 14.94%
- Cash-on-cash
- 30.87%
- DSCR
- 2.37
- GRM
- 4.3
CMA / ARV
- ARV (median comp)
- $377,172
- List price
- $299,500
- Delta
- -20.59%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 290 Naples Cove Dr #2501 | 1.28mi | 3/2.0 | 1,475 (-3%) | 1mo | $350,000 | $237 | 60 |
| 9010 Palmas Grandes Blvd #101 | 0.73mi | 2/2.0 (-1) | 1,500 (-1%) | 1mo | $349,000 | $233 | 58 |
| 9621 Spanish Moss Way #3833 | 1.40mi | 2/2.0 (-1) | 1,504 (-1%) | 0mo | $280,000 | $186 | 58 |
| 1290 Sweetwater Cv #5101 | 0.39mi | 3/2.0 | 1,186 (-22%) | 0mo | $275,000 | $232 | 57 |
| 28622 Starboard Passage Way #201 | 0.72mi | 2/2.0 (-1) | 1,478 (-3%) | 0mo | $330,000 | $223 | 57 |
| 303 Arbor Lake Dr Unit 3-102 | 1.46mi | 2/2.0 (-1) | 1,493 (-2%) | 1mo | $150,000 | $100 | 56 |
| 832 Carrick Bend Cir #202 | 1.38mi | 2/2.0 (-1) | 1,600 (+5%) | 1mo | $515,000 | $322 | 50 |
| 3999 Quails Walk | 1.19mi | 3/2.0 | 1,660 (+9%) | 0mo | $490,000 | $295 | 49 |
| 14607 Glen Eden Dr | 1.28mi | 3/2.0 | 1,730 (+14%) | 0mo | $653,000 | $377 | 41 |
| 9820 Citadel Ln #106 | 1.38mi | 3/2.0 | 1,151 (-24%) | 1mo | $297,000 | $258 | 39 |
| 526 Lake Louise Cir #402 | 1.10mi | 3/2.0 | 1,871 (+23%) | 1mo | $460,000 | $246 | 39 |
| 28750 Bermuda Bay Way #104 | 0.70mi | 2/2.0 (-1) | 1,175 (-23%) | 1mo | $215,000 | $183 | 37 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 2.85% rent growth · sell at horizon
5-year hold
- IRR
- 25.5%
- Equity multiple
- 2.05×
- Total profit
- $88,300
- Equity at exit
- $44,656
10-year hold
- IRR
- 33.1%
- Equity multiple
- 4.00×
- Total profit
- $251,427
- Equity at exit
- $25,895
Cash invested: $83,860 (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.
Active competition Active MLS
- For sale now
- 5 active · 2 under contract
- Median asking
- $339,000 ($245/sqft)
- Median days on market
- 312 d
- This list price
- 20% of active listings are priced below it
- ARV vs active asking
- +1.4% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 34134
- Rents YoY
- 2.9%
- Active inventory
- 806
- Price-to-rent
- 4.3×
Monthly cashflow live
↻
- Estimated rent
- $5,746 high interval (Pro) →
- Mortgage (P&I)
- −$1,571
- Tax from tax record
- −$117 /mo · $1,407/yr
- Insurance
- −$125
- HOA
- −$569
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$1,207
- Net cashflow
- $2,158
Break-even live
Break-even rent
$3,015
Max offer price
$299,500
Occupancy floor
57%
Sensitivity live
| Price | -10% $2,327 | -5% $2,242 | +0% $2,158 | +5% $2,073 | +10% $1,988 |
|---|---|---|---|---|---|
| Rent | -10% $1,704 | -5% $1,931 | +0% $2,158 | +5% $2,385 | +10% $2,612 |
| Rate | -1.0pp $2,308 | -0.5pp $2,234 | base $2,158 | +0.5pp $2,080 | +1.0pp $2,001 |
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
- $74,875
- Closing costs
- $8,985
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 28700 Trails Edge Blvd Bonita Springs, FL | 3.0 | 2.0 | 1398 | $2,000 | $1.43 | 9d | 1 | 0.03mi |
| 28750 Trails Edge Blvd Bonita Springs, FL | 3.0 | 2.0 | 1520 | $6,250 | $4.11 | 65d | 1 | 0.03mi |
| 28611 Carriage Home Dr #101 Bonita Springs, FL | 2.0 | 2.0 | 1433 | $2,550 | $1.78 | 119d | 1 | 0.17mi |
| 28861 Bermuda Lago Ct #303 Bonita Springs, FL | 2.0 | 2.0 | 1223 | $1,900 | $1.55 | 63d | 1 | 0.17mi |
| 28861 Bermuda Lago Ct #303 Bonita Springs, FL | 2.0 | 2.0 | 1223 | $1,900 | $1.55 | 62d | 1 | 0.17mi |
| 28650 Carriage Home Dr Unit 1049692P Bonita Springs, FL | 3.0 | 2.0 | 1528 | $4,632 | $3.03 | 7d | 1 | 0.19mi |
| 1345 Sweetwater Cv Naples, FL | 2.0 | 2.0 | 1279 | $4,800 | $3.75 | 6d | 1 | 0.25mi |
| 1345 Sweetwater Cv #203 Naples, FL | 2.0 | 2.0 | 1279 | $4,800 | $3.75 | 119d | 1 | 0.26mi |
| 28790 Versol Dr Bonita Springs, FL | 3.0 | 1.0–2.0 | 1075 | $3,406 | $3.17 | 3d | 19 | 0.26mi |
| 1340 Sweetwater Cv #103 Naples, FL | 2.0 | 2.0 | 1279 | $5,000 | $3.91 | 119d | 1 | 0.26mi |
| 28452 Del Lago Way Bonita Springs, FL | 4.0 | 3.0 | 2201 | $7,700 | $3.50 | 119d | 1 | 0.28mi |
| 1325 Sweetwater Cv #201 Naples, FL | 3.0 | 2.0 | 1381 | $6,000 | $4.34 | 119d | 1 | 0.30mi |
| 1415 Sweetwater Cv #104 Naples, FL | 3.0 | 2.0 | 1381 | $6,500 | $4.71 | 119d | 1 | 0.31mi |
| 1415 Sweetwater Cv #104 Naples, FL | 3.0 | 2.0 | 1381 | $5,500 | $3.98 | 6d | 1 | 0.31mi |
| 1360 Sweetwater Cv #202 Naples, FL | 2.0 | 2.0 | 1279 | $5,500 | $4.30 | 119d | 1 | 0.32mi |
| 1360 Sweetwater Cv #202 Naples, FL | 2.0 | 2.0 | 1300 | $1,870 | $1.44 | 6d | 1 | 0.32mi |
| 1420 Sweetwater Cv #102 Naples, FL | 2.0 | 2.0 | 1279 | $5,000 | $3.91 | 119d | 1 | 0.32mi |
| 1420 Sweetwater Cv #102 Naples, FL | 2.0 | 2.0 | 1279 | $5,000 | $3.91 | 116d | 1 | 0.32mi |
| 1405 Sweetwater Cv #204 Naples, FL | 3.0 | 2.0 | 1381 | $6,000 | $4.34 | 109d | 1 | 0.33mi |
| 1405 Sweetwater Cv #204 Naples, FL | 3.0 | 2.0 | 1381 | $6,000 | $4.34 | 119d | 1 | 0.33mi |
| 28327 Hidden Lake Dr Bonita Springs, FL | 3.0 | 2.0 | 1567 | $8,950 | $5.71 | 119d | 1 | 0.33mi |
| 28070 Winthrop Cir Bonita Springs, FL | 3.0 | 3.0 | 2008 | $12,000 | $5.98 | 119d | 1 | 0.34mi |
| 1390 Sweetwater Cv #203 Naples, FL | 2.0 | 2.0 | 1279 | $2,200 | $1.72 | 109d | 1 | 0.37mi |
| 1295 Sweetwater Cv #8201 Naples, FL | 2.0 | 2.0 | 1193 | $2,400 | $2.01 | 6d | 1 | 0.37mi |
| 28211 Winthrop Cir Bonita Springs, FL | 3.0 | 2.0 | 1918 | $10,500 | $5.47 | 119d | 1 | 0.37mi |
| 1285 Sweetwater Cv #2106 Naples, FL | 2.0 | 2.0 | 1378 | $5,500 | $3.99 | 6d | 1 | 0.40mi |
| 1150 Sweetwater Ln #1207 Naples, FL | 2.0 | 2.0 | 1703 | $6,500 | $3.82 | 6d | 1 | 0.44mi |
| 1117 Sweetwater Ln #2201 Naples, FL | 2.0 | 2.0 | 1193 | $6,500 | $5.45 | 119d | 1 | 0.44mi |
| 1117 Sweetwater Ln #2102 Naples, FL | 2.0 | 2.0 | 1054 | $2,300 | $2.18 | 6d | 1 | 0.44mi |
| 1214 Sweetwater Ln #2306 Naples, FL | 2.0 | 2.0 | 1378 | $6,500 | $4.72 | 119d | 1 | 0.49mi |
| 1230 Sweetwater Ln #2208 Naples, FL | 3.0 | 2.0 | 1829 | $5,500 | $3.01 | 6d | 1 | 0.51mi |
| 1230 Sweetwater Ln #2208 Naples, FL | 3.0 | 2.0 | 1829 | $5,250 | $2.87 | 2d | 1 | 0.51mi |
| 28450 Winthrop Cir Unit 1546014P Bonita Springs, FL | 3.0 | 2.0 | 1894 | $7,804 | $4.12 | 109d | 1 | 0.54mi |
| 9021 Las Maderas Dr #202 Bonita Springs, FL | 2.0 | 2.0 | 1674 | $7,500 | $4.48 | 119d | 1 | 0.59mi |
| 1250 Silverstrand Dr Naples, FL | 3.0 | 2.0 | 1848 | $5,000 | $2.71 | 119d | 1 | 0.59mi |
| 28712 Carmel Way Bonita Springs, FL | 3.0 | 2.5 | 1626 | $9,250 | $5.69 | 119d | 1 | 0.60mi |
| 9030 Las Maderas Dr #101 Bonita Springs, FL | 2.0 | 2.0 | 1432 | $2,500 | $1.75 | 119d | 1 | 0.62mi |
| 9050 Las Maderas Dr #101 Bonita Springs, FL | 2.0 | 2.0 | 1364 | $2,100 | $1.54 | 119d | 1 | 0.64mi |
| 9111 Las Maderas Dr #102 Bonita Springs, FL | 2.0 | 2.0 | 1624 | $7,500 | $4.62 | 119d | 1 | 0.64mi |
| 3620 Bailes St Bonita Springs, FL | 3.0 | 3.0 | 1992 | $12,000 | $6.02 | 119d | 1 | 0.65mi |
Property features AI
Finance
- HOA & community
- Mandatory HOA with professional managementQuarterly condo feeCondo fee: $1,707.70 (quarterly)Total annual recurring fees: $6,832Total one-time fees: $150HOA maintenance covers cable, insurance, irrigation water, lawn/land maintenance, legal/accounting, manager, master association fee, exterior pest control, recreation facilities, reserves, sewer, trash removal, and waterCommunity amenities include BBQ/picnic area, bike and jog path, bike storage, community pool, and underground utilitiesNon-gated community
Exterior
- Parking
- 1 assigned parking spaceGuest parking availableUnder-building open parkingAttached 1-car carport
- Security
- Storm protection with impact-resistant doors and windowsSmoke detectors
- Utilities
- Central waterCentral sewerCable available
- Home design
- Residential mid-rise building (4–7 stories)Zero lot lineRear exposure faces westBuilt in 2007Development: WOODS EDGE (THE CARLYSLE)
- Construction
- Concrete block constructionBuilt-up or flat roof
- Exterior features
- DeckImpact-resistant doorsImpact-resistant windowsStucco exterior
Interior
- Kitchen
- PantryDishwasherDisposalMicrowaveRangeRefrigeratorSelf-cleaning oven
- Bedrooms
- 3 bedroomsSplit bedroom layout
- Flooring
- CarpetTile
- Bathrooms
- 2 full bathroomsMaster bath with dual sinks and shower (no tub)
- Heating & cooling
- Central electric heatCentral electric coolingCeiling fans
- Interior features
- French doorsHigh-speed internet availablePantrySmoke detectorsVolume ceilingsWalk-in closetWindow coveringsLaundry in residenceScreened lanai/porchCommon elevatorFurnished
- Laundry & utility
- Washer and dryer included
HOA detail $569/mo · $6,828/yr condo
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-09-23days on market $299,500 Active 243 DOM
-
2026-09-22days on market $299,500 Active 242 DOM
-
2026-09-21days on market $299,500 Active 241 DOM
-
2026-09-17days on market $299,500 Active 237 DOM
-
2026-09-14days on market $299,500 Active 234 DOM
-
2026-09-13days on market $299,500 Active 233 DOM
-
2026-09-13days on market $299,500 Active 232 DOM
-
2026-09-11days on market $299,500 Active 231 DOM
-
2026-09-05days on market $299,500 Active 225 DOM
-
2026-09-04days on market $299,500 Active 224 DOM
-
2026-09-03days on market $299,500 Active 223 DOM
-
2026-08-31days on market $299,500 Active 220 DOM
-
2026-08-28days on market $299,500 Active 217 DOM
-
2026-08-26days on market $299,500 Active 215 DOM
-
2026-08-24days on market $299,500 Active 213 DOM
-
2026-08-23days on market $299,500 Active 212 DOM
-
2026-08-21days on market $299,500 Active 210 DOM
-
2026-08-20days on market $299,500 Active 209 DOM
-
2026-08-19days on market $299,500 Active 208 DOM
-
2026-08-18days on market $299,500 Active 207 DOM
-
2026-08-16days on market $299,500 Active 205 DOM
-
2026-08-15days on market $299,500 Active 204 DOM
-
2026-08-13days on market $299,500 Active 202 DOM
-
2026-08-11days on market $299,500 Active 200 DOM
-
2026-08-10days on market $299,500 Active 199 DOM
-
2026-08-09days on market $299,500 Active 198 DOM
-
2026-08-07days on market $299,500 Active 196 DOM
-
2026-08-06days on market $299,500 Active 195 DOM
-
2026-08-05days on market $299,500 Active 194 DOM
-
2026-08-04pricedays on market $299,500 Active 193 DOM
-
2026-07-30days on market $300,000 Active 187 DOM
-
2026-07-28days on market $300,000 Active 186 DOM
-
2026-07-26days on market $300,000 Active 184 DOM
-
2026-07-24days on market $300,000 Active 182 DOM
-
2026-07-23days on market $300,000 Active 181 DOM
-
2026-07-22days on market $300,000 Active 180 DOM
-
2026-07-21days on market $300,000 Active 179 DOM
-
2026-07-18days on market $300,000 Active 176 DOM
-
2026-07-18days on market $300,000 Active 175 DOM
-
2026-07-16days on market $300,000 Active 174 DOM
-
2026-07-15days on market $300,000 Active 173 DOM
-
2026-07-13days on market $300,000 Active 171 DOM
-
2026-07-13days on market $300,000 Active 170 DOM
-
2026-07-12days on market $300,000 Active 169 DOM
-
2026-07-10days on market $300,000 Active 168 DOM
-
2026-07-10days on market $300,000 Active 167 DOM
-
2026-07-07days on market $300,000 Active 165 DOM
-
2026-07-06days on market $300,000 Active 164 DOM
-
2026-07-05days on market $300,000 Active 163 DOM
-
2026-07-02days on market $300,000 Active 160 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Tax reassessment forecast FL · Resets to sale price
- Current annual tax
- $1,407 · $117/mo
- Projected year-2 tax
- $2,486 · $207/mo
- Expected delta
- +$1,079/yr (+$90/mo · 76.7%)
ⓘ 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) · 50% chance over 30 yrs
- Wildfire 2/10 Low
- Heat 10/10 Extreme 7 d/yr ≥107°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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $68,950
- − Mortgage interest
- −$16,777
- − Property taxes
- −$1,407
- − Insurance
- −$1,498
- − Repairs & maintenance
- −$5,516
- − Management
- −$5,516
- − HOA
- −$6,828
- − Depreciation
- −$8,713
- Taxable income
- $22,697
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$5,447
- After-tax cash flow
- $20,444/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 · 9 photos
80/100
Cosmetic rehab
Est. rehab $7,595–$22,785 screening
This turnkey, fully-furnished townhouse in the desirable Carlysle community is in excellent condition with minimal maintenance required. The property is ready for immediate enjoyment and offers a great return on investment.
Components & finishes AI
Roof tile
Flooring tile
Value-add opportunities
- Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics. ↑
- Both Blinds cleaning — Clean blinds improve natural light and maintain a fresh look. ↑
- Both Landscaping enhancement — Enhanced landscaping can increase curb appeal and property value. ↑
- Both HVAC maintenance — Regular maintenance ensures efficient operation and reduces energy costs. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
D
Composite school gradezoned avg 59/100
Zoned Schools
Elementary
Rayma C. Page Elementary School
A
FL #281/2,144
Nat'l #2,730/41,679
Middle
Lexington Middle School
B-
FL #183/571
Nat'l #2,564/14,009
High
Estero High School
D
FL #179/667
Nat'l #5,677/17,239
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
B
Composite livability gradescore 70/100
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 · 871,946 people
- City population
- 64,727
- Metro
- Cape Coral-Fort Myers, FL
- Population (ZIP)
- 16,475
- Household income
- $130,719
- Rent vs Own
- Severe rent burden
- 6% of renters
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 (91%)
- Race & ethnicity
- White 91% Hispanic / Latino 5% Two or more races 3% Asian 1%
- Common ancestry
- Slovak 5% Romanian 4% Serbian 2%
- Foreign-born
- 10% · Canada, Jamaica
- Languages at home
- 91% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 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
- ▼ -236.48%
- Current HPI
- 237.4416
- Rent YoY
- ▲ 2.85%
- 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
-92.9% since first listed7 events — show timeline
- 2026-04-30 Price Changed $300,000 NAPLESMLS
- 2026-04-30 Rental Removed $4,700 FGCMLS
- 2026-01-27 Listed for Rent $4,700 FGCMLS
- 2026-01-27 Rental Removed $4,700 NAPLESMLS
- 2026-01-23 Listed $339,000 NAPLESMLS
- 2025-12-25 Listed for Rent $4,700 NAPLESMLS
- 2010-05-28 Sold (Public Records) $4,223,100 Public Records
Property tax history
+0.1%/yrLatest (2025): $1,407 · +3.7% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…