26049 Princess Ln · Bonita Springs, FL 34135

$238,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 16 Days on market

Built 1979 4,660 sqft lot Est $245k · at est.

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +8.7/15.0
• 1% rule +6.7/10.0
• 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 MLS

Affordable & Adorable Beachy Bungalow in Beautiful Bonita Springs! Own your own land with NO HOA fees in a quiet, 55+ community with an optional social membership! Step inside and fall in love! This home features over 1,500 square feet of living space with a screened-in patio, a carport, and a detached storage shed! Negotiable furnishings, new floors (2022), a new AC (2022) & duct work (2023), a newer water heater (2021) and new windows (2022) make this little piece of paradise move-in ready for the next lucky owner. This home offers a flexible layout featuring two bedrooms with ensuite bathrooms, a large living & dining area, a flex space off of the kitchen and a 300 sq. ft. light & bright Florida room! This is a fantastic and and affordable opportunity to buy into the charming town of Bonita Springs. This can't-beat location is just 15 minutes from sandy Gulf beaches and less than 5 minutes from the best little downtown. Downtown Bonita Springs is home to Riverside Park- a beautiful park that runs along the Imperial River and hosts fun events all year round. From this park, you can walk to Rooftop at Riverside food truck park, Chartreuse cocktail lounge, Downtown Coffee & Wine Company, Survey Cafe and SO much more! With several other projects in the works, like Sugarshack Downtown live music restaurant, you can rest assured that your investment in this up-and-coming town will only appreciate. Schedule your tour today and start living easy in Beautiful Bonita Springs!

Key facts

• Newer flooring
• Updated windows
• Upgraded ductwork

Tags

• OWNED LAND
• NO MANDATORY HOA FEES
• NEWER FLOORING
• UPDATED WINDOWS
• UPGRADED DUCTWORK
• NEWER WATER HEATER

Property features AI

Finance

• Other: Zoning: MH-1; Lot area about 0.107 acres; Section 27, Lot Unit 31
• HOA & community: Mobile/Manufactured community (Imperial Harbor); Community amenities: clubhouse, community pool, exercise room, bocce court, pickleball, shuffleboard; No HOA maintenance

Exterior

• Parking: Covered parking; Attached 1-car carport
• Utilities: Central water; Central sewer; Central electric heating and cooling; Cable available
• Home design: Manufactured residential home; Single-story; Rear exposure faces south; Built in 1979; Entry level information not specified
• Construction: Vinyl siding exterior; Rolled roof; Manufactured construction
• Exterior features: Deck; Patio; Sprinkler (automatic); Fruit trees; Regular lot; Paved road access; Deeded restrictions

Interior

• Kitchen: Electric cooktop; Dishwasher; Microwave; Refrigerator/Freezer; Pantry
• Bedrooms: 2 bedrooms (split bedroom floor plan)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bath with shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning
• Interior features: Built-in cabinets; Cable prewire / cable available; French doors; High-speed internet available; Pantry; Smoke detectors; Breakfast room and family dining; Family room; Florida room; Screened lanai/porch; Storage
• Laundry & utility: Washer in residence; Laundry in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $238k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $238k).
• Recommended offer: $234k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 36% 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 $2k of loan paydown is wiped out by about $7k 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 16 days — a 2% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $234,430 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.19%
• DSCR: 1.50
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $244,608
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26057 Kings Rd	0.05mi	2/2.0	1,362 (+9%)	18mo	$155,000	$114	67
26256 Imperial Harbor Blvd	0.39mi	2/2.0	1,320 (+6%)	12mo	$225,000	$170	62
26377 Colony Rd	0.55mi	2/2.0	1,273 (+2%)	19mo	$249,000	$196	55
26236 Queen Mary Ln	0.49mi	2/2.0	1,072 (-14%)	4mo	$230,000	$215	50

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.49×
• Total profit: $-34,039
• Equity at exit: $35,487

10-year hold

• IRR: -13.6%
• Equity multiple: 0.34×
• Total profit: $-44,038
• Equity at exit: $20,578

Cash invested: $66,640 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,773 high
• Mortgage (P&I): −$1,248
• Tax from tax record: −$222 /mo · $2,668/yr
• Insurance: −$99
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $195

Break-even live

Break-even rent $2,527

Max offer price $238,000

Occupancy floor 88%

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: $59,500
• Closing costs: $7,140
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25925 Pebblecreek Dr Bonita Springs, FL	2.0	2.0	1498	$3,400	$2.27	21d	1	0.23mi
9250 Highland Woods Blvd #2308 Bonita Springs, FL	2.0	2.0	1100	$1,995	$1.81	23d	1	0.49mi
9250 Highland Woods Blvd #2308 Bonita Springs, FL	2.0	2.0	1100	$1,995	$1.81	3d	1	0.49mi
26282 Queen Mary Ln Bonita Springs, FL	2.0	2.0	1236	$1,800	$1.46	23d	1	0.49mi
26390 Coco Cay Cir #101 Bonita Springs, FL	2.0	2.5	1498	$2,700	$1.80	23d	1	0.51mi
9200 Highland Woods Blvd Bonita Springs, FL	2.0	2.0	1083	$4,050	$3.74	16d	3	0.51mi
26680 Bonita Fairways Blvd #201 Bonita Springs, FL	2.0	2.0	1216	$4,500	$3.70	23d	1	0.58mi
25735 Lake Amelia Way #105 Bonita Springs, FL	2.0	2.0	1230	$1,500	$1.22	23d	1	0.58mi
26603 Bonita Fairways Blvd Bonita Springs, FL	3.0	2.0	1308	$4,500	$3.44	16d	1	0.59mi
26691 Rosewood Pointe Dr #101 Bonita Springs, FL	2.0	2.0	1216	$3,600	$2.96	23d	1	0.60mi
25727 Lake Amelia Way #105 Bonita Springs, FL	2.0	2.0	1230	$2,200	$1.79	23d	1	0.62mi
26660 Rosewood Pointe Dr #203 Bonita Springs, FL	2.0	2.0	1190	$3,500	$2.94	23d	1	0.62mi
26700 Rosewood Pointe Dr Bonita Springs, FL	2.0	2.0	1199	$2,200	$1.83	3d	2	0.65mi
9450 Highland Woods Blvd #6203 Bonita Springs, FL	2.0	2.0	1100	$6,000	$5.45	14d	1	0.68mi
25806 Cockleshell Dr #314 Bonita Springs, FL	2.0	2.0	975	$1,800	$1.85	23d	1	0.69mi
10101 Sandy Hollow Ln #102 Bonita Springs, FL	2.0	2.5	808	$1,645	$2.04	23d	1	0.70mi
26610 Rosewood Pointe Dr #308 Bonita Springs, FL	2.0	2.0	1231	$2,100	$1.71	3d	1	0.72mi
9500 Highland Woods Blvd #207 Bonita Springs, FL	2.0	2.0	1162	$1,600	$1.38	23d	1	0.73mi
26589-610 Rosewood Pointe Dr Unit A 301 Bonita Springs, FL	2.0	2.0	986	$3,500	$3.55	23d	1	0.73mi
26175 Bonita Fairways Blvd Bonita Springs, FL	3.0	2.0	1308	$3,000	$2.29	16d	1	0.74mi
26600 Rosewood Pointe Dr Unit B-101 Bonita Springs, FL	2.0	2.0	983	$2,200	$2.24	3d	1	0.76mi
26600 Rosewood Pointe Dr Unit 102 Bonita Springs, FL	1.0	2.0	833	$2,900	$3.48	3d	1	0.76mi
25480 Cockleshell Dr #1005 Bonita Springs, FL	2.0	2.5	1129	$4,500	$3.99	21d	1	0.79mi
25480 Cockleshell Dr #1005 Bonita Springs, FL	2.0	2.5	1119	$4,600	$4.11	23d	1	0.79mi
26239 Bonita Fairways Cir Bonita Springs, FL	2.0	2.0	1088	$2,500	$2.30	23d	1	0.86mi
26751 Clarkston Dr #102 Bonita Springs, FL	2.0	2.0	1256	$6,500	$5.18	23d	1	0.87mi
8940 Colonnades Ct E Bonita Springs, FL	2.0	2.0	1013	$2,575	$2.54	10d	3	0.87mi
8940 Colonnades Ct E Bonita Springs, FL	2.0	2.0	1013	$2,675	$2.64	23d	2	0.87mi
10328 Windley Key Ter Bonita Springs, FL	3.0	2.0	1400	$2,600	$1.86	14d	1	0.89mi
8930 Colonnades Ct E #625 Bonita Springs, FL	2.0	2.0	1013	$3,000	$2.96	10d	1	0.90mi
8930 Colonnades Ct E Bonita Springs, FL	2.0	2.0	1013	$2,325	$2.30	16d	2	0.90mi
10325 Tarrah Ln Unit 1073517P Bonita Springs, FL	2.0	1.0	818	$4,608	$5.63	3d	1	0.91mi
8920 Colonnades Ct E #514 Bonita Springs, FL	1.0	1.0	713	$1,500	$2.10	23d	1	0.92mi
8870 Colonnades Ct W #337 Bonita Springs, FL	2.0	2.0	997	$3,100	$3.11	3d	1	0.92mi
8861 Colonnades Ct W #216 Bonita Springs, FL	3.0	2.0	1207	$2,200	$1.82	23d	1	0.96mi
3431 Pointe Creek Ct Bonita Springs, FL	2.0–3.0	2.0	1414	$2,365	$1.67	19d	2	0.97mi
25356 Pinson Dr Bonita Springs, FL	3.0	2.0	1454	$3,800	$2.61	3d	1	1.04mi
25356 Pinson Dr Bonita Springs, FL	3.0	2.0	1454	$3,800	$2.61	23d	1	1.04mi
10000 Maddox Ln #125 Bonita Springs, FL	2.0	2.0	1129	$4,000	$3.54	23d	1	1.13mi
10010 Maddox Ln #318 Bonita Springs, FL	2.0	2.0	1224	$1,550	$1.27	23d	1	1.14mi

Listing history 10 events

1. 2026-06-18
   days on market $238,000 Active 16 DOM
2. 2026-06-17
   days on market $238,000 Active 15 DOM
3. 2026-06-16
   days on market $238,000 Active 14 DOM
4. 2026-06-15
   statusdays on market $238,000 Active 13 DOM
5. 2026-06-08
   statusdays on market $238,000 Pending With Contingencies 12 DOM
6. 2026-06-07
   days on market $238,000 Active 11 DOM
7. 2026-06-03
   days on market $238,000 Active 7 DOM
8. 2026-06-02
   days on market $238,000 Active 6 DOM
9. 2026-06-01
   days on market $238,000 Active 5 DOM
10. 2026-05-31
    days on market $238,000 Active 4 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: $2,668 · $222/mo
• Projected year-2 tax: $2,668 · $222/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,278
• − Mortgage interest: −$13,332
• − Property taxes: −$2,668
• − Insurance: −$6,308
• − Repairs & maintenance: −$2,662
• − Management: −$2,662
• − Depreciation: −$6,924
• Taxable loss: −$1,279
• Est. tax savings @ 24.0%: +$307
• After-tax cash flow: $2,643/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

+428.9% since first listed

8 events — show timeline

• 2026-05-27 Listed $238,000 NAPLESMLS
• 2024-05-29 Sold (Public Records) $210,000 Public Records
• 2024-05-29 Sold (MLS) $210,000 NAPLESMLS
• 2024-05-13 Pending — NAPLESMLS
• 2024-04-26 Listed $224,000 NAPLESMLS
• 2019-07-31 Sold (Public Records) $124,000 Public Records
• 2002-10-15 Sold (Public Records) $74,500 Public Records
• 1997-05-02 Sold (Public Records) $45,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,668 · +37.2% YoY. Source: county tax records.