15161 Storrington Pl Unit F101 · Bonita Springs, FL 34110

$429,000

2 bd · 2.0 ba · 1,779 sqft · Townhouse · 191 Days on market

Built 1995 Good condition $959/mo HOA · 20% of rent ↓ 14% since listing

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Why this score? — see what drove the D 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 +11.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the quiet and beautifully maintained conclave of coach homes is this rarely available first floor Bay Forest home with attached 1 car garage. Welcome to 15161 Storrington Place in Bay Forest; perfect for the full time resident or snowbirds. With almost 1800 square feet (1779 sq. feet) of indoor living space, this home offers a perfectly designed open floor plan, featuring a granite kitchen, full dining room, spacious great room, large lanai, large master bedroom, 2nd bedroom, bath and den. The Great Room provides spacious room for entertaining featuring 4 large sliding doors to the large Lanai which is surrounded by beautiful plantings and creates an atmosphere of privacy and ser

Key facts

• Spa like soaking tub
• Large lanai
• Granite kitchen

Tags

• FIRST FLOOR BAY FOREST HOME
• GRANITE KITCHEN
• LARGE LANAI
• SPA LIKE SOAKING TUB
• DOUBLE VANITY SINKS
• LARGE WALK IN CLOSET

Property features AI

Finance

• Other: Part of a complex with 60 units; 4 units per building; 2 total floors; 1 unit per floor; Lot is regular and identified as unit 101; total area recorded as 2,231 (source: Property Appraiser Office); Restrictions: No RV, No truck
• HOA & community: Mandatory HOA (professional management); Quarterly condo fee; Condo fee $2,876 per quarter; Total annual recurring HOA fees $11,504; One-time fees $100; HOA maintenance covers cable, internet/WiFi access, irrigation water, lawn/land maintenance, and exterior pest control; Community amenities include clubhouse, community pool, exercise room, library, bike and jog path, bocce court, pickleball, shuffleboard, tennis court, and underground utilities

Exterior

• Parking: Attached 1-car garage
• Security: Gated community
• Utilities: Central water; Central sewer; Cable available
• Home design: Townhouse (Carriage/Coach); Residential property; Rear exposure facing southwest; Built in 1995; Located in the gated Bay Forest community (Storrington Place)
• Construction: Concrete block construction; Stucco exterior; Tile roof; Double-hung windows
• Exterior features: Patio; Landscaped area view; Reclaimed irrigation

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms plus den; Split bedroom floor plan
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and separate tub and shower
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Cable prewire; Smoke detectors; Walk-in closet; Den (study); Screened lanai/porch; Dining in living area and eat-in kitchen; Unfurnished
• Laundry & utility: Washer and dryer in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $429k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-221 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $397k (7.5% below list).
• Meets the 1% rule at list price ($5k rent vs $429k).
• Recommended offer: $378k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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); North Naples Middle School (math 79% / reading 73%, grade A, #34 of 571 statewide, top 6%, 903 students, 25% FRL); Gulf Coast High School (math 57% / reading 68%, grade B-, #93 of 667 statewide, top 14%, 2,447 students, 20% FRL) — zoned schools average 31% FRL vs 55% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-1.1%/yr); 594 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $4,771/mo this rent would consume 59% 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 $3k of loan paydown is wiped out by about $13k 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 191 days — a 12% lower offer ($378k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 20% of rent.
• Climate carrying-cost: major 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 $377,520 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.11% ✓
• Cap rate: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 7.5

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: -24.5%
• Equity multiple: 0.19×
• Total profit: $-96,892
• Equity at exit: $63,965

10-year hold

• IRR: -39.8%
• Equity multiple: -0.28×
• Total profit: $-153,702
• Equity at exit: $37,092

Cash invested: $120,120 (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: 594
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $4,771 high
• Mortgage (P&I): −$2,250
• Tax est. 1.5%: −$536 /mo · $6,435/yr
• Insurance: −$179
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$959
• Vacancy / Maint / Mgmt: −$1,002
• Net cashflow: $-221

Break-even live

Break-even rent $5,051

Max offer price $396,973

Occupancy floor 100%

Sensitivity live

Price	-10% $75	-5% $-73	+0% $-221	+5% $-370	+10% $-518
Rent	-10% $-598	-5% $-410	+0% $-221	+5% $-33	+10% $156
Rate	-1.0pp $-5	-0.5pp $-112	base $-221	+0.5pp $-332	+1.0pp $-446

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: $107,250
• Closing costs: $12,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
386 Emerald Bay Cir Unit G4 Naples, FL	3.0	2.0	1490	$2,500	$1.68	26d	1	0.17mi
306 Emerald Bay Cir Unit J8 Naples, FL	2.0	2.0	1350	$4,000	$2.96	26d	1	0.19mi
306 Emerald Bay Cir Unit J5 Naples, FL	3.0	2.0	1490	$5,900	$3.96	26d	1	0.19mi
290 Naples Cove Dr Naples, FL	2.0	2.0	1327	$3,400	$2.56	26d	3	0.23mi
15191 Cedarwood Ln #2602 Naples, FL	2.0	2.0	1267	$2,300	$1.82	26d	1	0.23mi
15161 Cedarwood Ln Naples, FL	2.0	2.0	1267	$4,000	$3.16	26d	3	0.24mi
15400 Cedarwood Ln Unit 1-201 Naples, FL	2.0	2.0	1286	$6,000	$4.67	26d	1	0.25mi
15400 Cedarwood Ln #102 Naples, FL	2.0	2.0	1286	$6,300	$4.90	16d	1	0.25mi
285 Naples Cove Dr #1103 Naples, FL	2.0	2.0	1267	$2,475	$1.95	26d	1	0.26mi
505 Lake Louise Cir #101 Naples, FL	2.0	2.0	1444	$5,500	$3.81	26d	1	0.27mi
270 Naples Cove Dr #3506 Naples, FL	3.0	2.0	1475	$2,500	$1.69	23d	1	0.29mi
15415 Cedarwood Ln Unit 3 Naples, FL	2.0	2.0	1428	$2,200	$1.54	16d	1	0.32mi
513 Lake Louise Cir #202 Naples, FL	2.0	2.0	1444	$5,300	$3.67	26d	1	0.34mi
341 Emerald Bay Cir Unit T5 Naples, FL	3.0	2.0	1611	$4,500	$2.79	26d	1	0.35mi
526 Lake Louise Cir Unit 4-403 Naples, FL	3.0	2.0	1740	$6,500	$3.74	26d	1	0.47mi
1001 Arbor Lake Dr Naples, FL	2.0–3.0	2.0–2.5	1755	$3,800	$2.16	26d	2	0.47mi
14780 Glen Eden Dr Naples, FL	3.0	2.5	2184	$8,000	$3.66	26d	1	0.49mi
28070 Winthrop Cir Bonita Springs, FL	3.0	3.0	2008	$12,000	$5.98	26d	1	0.84mi
28712 Carmel Way Bonita Springs, FL	3.0	2.5	1626	$9,250	$5.69	26d	1	0.87mi
28211 Winthrop Cir Bonita Springs, FL	3.0	2.0	1918	$10,500	$5.47	26d	1	0.93mi
3930 Windward Passage Cir #202 Bonita Springs, FL	2.0	2.0	1478	$1,900	$1.29	18d	1	0.95mi
817 Carrick Bend Cir #101 Naples, FL	3.0	2.0	1660	$5,995	$3.61	16d	1	0.95mi
28650 Carriage Home Dr Unit 1049692P Bonita Springs, FL	3.0	2.0	1528	$3,980	$2.60	18d	1	0.98mi
3951 Windward Passage Cir #102 Bonita Springs, FL	2.0	2.0	1397	$5,200	$3.72	26d	1	0.99mi
360 Horse Creek Dr Naples, FL	2.0	2.0	1589	$5,250	$3.30	16d	4	1.04mi
784 Carrick Bend Cir #101 Naples, FL	3.0	2.0	1515	$3,500	$2.31	26d	1	1.04mi
340 Horse Creek Dr #304 Naples, FL	2.0	2.0	1326	$2,950	$2.22	26d	1	1.05mi
62 8th St Unit 1073526P Bonita Springs, FL	2.0	2.0	1593	$5,435	$3.41	26d	1	1.05mi
28611 Carriage Home Dr #101 Bonita Springs, FL	2.0	2.0	1433	$2,550	$1.78	26d	1	1.07mi
945 Carrick Bend Cir #201 Naples, FL	3.0	2.0	2360	$2,995	$1.27	16d	1	1.08mi
320 Horse Creek Dr #105 Naples, FL	2.0	2.0	1326	$5,600	$4.22	26d	1	1.08mi
999 E Valley Dr Unit 1073522P Bonita Springs, FL	3.0	2.5	1668	$9,929	$5.95	23d	1	1.08mi
1360 Sweetwater Cv #202 Naples, FL	2.0	2.0	1279	$5,500	$4.30	26d	1	1.08mi
1390 Sweetwater Cv #203 Naples, FL	2.0	2.0	1279	$2,200	$1.72	16d	1	1.09mi
28450 Winthrop Cir Unit 1546014P Bonita Springs, FL	3.0	2.0	1894	$7,804	$4.12	16d	1	1.09mi
480 Bermuda Cove Way Unit 1-104 Naples, FL	2.0	2.0	1372	$4,250	$3.10	26d	1	1.10mi
1405 Sweetwater Cv #204 Naples, FL	3.0	2.0	1381	$6,000	$4.34	16d	1	1.10mi
1405 Sweetwater Cv #204 Naples, FL	3.0	2.0	1381	$6,000	$4.34	26d	1	1.10mi
300 Horse Creek Dr #408 Naples, FL	2.0	2.0	1434	$5,500	$3.84	26d	1	1.10mi
1025 Tarpon Cove Dr #203 Naples, FL	2.0	2.0	1225	$5,500	$4.49	16d	1	1.10mi

HOA detail

• Monthly dues: $959 · $11,508/yr

Listing history 13 events

1. 2026-06-23
   days on market $429,000 Active 191 DOM
2. 2026-06-21
   days on market $429,000 Active 190 DOM
3. 2026-06-18
   days on market $429,000 Active 187 DOM
4. 2026-06-17
   days on market $429,000 Active 186 DOM
5. 2026-06-16
   days on market $429,000 Active 185 DOM
6. 2026-06-15
   days on market $429,000 Active 184 DOM
7. 2026-06-10
   days on market $429,000 Active 179 DOM
8. 2026-06-09
   days on market $429,000 Active 178 DOM
9. 2026-06-08
   days on market $429,000 Active 177 DOM
10. 2026-06-07
    days on market $429,000 Active 176 DOM
11. 2026-06-03
    days on market $429,000 Active 172 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $429,000 Active 171 DOM

ⓘ 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 7/10 Severe FEMA zone X (shaded) · 87% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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

Taxation est. · year 1

• Rental income: $57,248
• − Mortgage interest: −$24,031
• − Property taxes: −$6,435
• − Insurance: −$2,942
• − Repairs & maintenance: −$4,580
• − Management: −$4,580
• − HOA: −$11,508
• − Depreciation: −$12,480
• Taxable loss: −$9,308
• Est. tax savings @ 24.0%: +$2,234
• After-tax cash flow: $-422/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 · 14 photos

Good 80/100 Cosmetic rehab

This well-maintained townhouse in Bay Forest offers a good condition with minimal repairs needed. It's ready for immediate occupancy and would benefit from some exterior painting and landscaping maintenance to further enhance its value.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and value
• Rental Clean gutters — Keeps property in good condition for tenants
• Both Inspect and replace any damaged landscaping — Improves curb appeal and maintains property value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and value ↑
• Rental Clean gutters — Keeps property in good condition for tenants ↑
• Both Inspect and replace any damaged landscaping — Improves curb appeal and maintains property value ↑

ⓘ 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
• 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

-14.2% since first listed

3 events — show timeline

• 2026-04-07 Price Changed $429,000 NAPLESMLS
• 2026-02-18 Price Changed $459,000 NAPLESMLS
• 2025-12-13 Listed $499,900 NAPLESMLS