10251 Wales Loop · Bonita Springs, FL 34135

$279,000

3 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 6 Days on market

Built 1986 $95/mo HOA

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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 +23.7/30.0
• ARV discount +13.6/15.0
• DSCR +7.6/10.0
• 1% rule +6.0/10.0
• 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

HANDYMAN SPECIAL! MANUFACTURE HOME WHERE YOU OWN THE LAND! VERY RARE - Discover this charming manufactured home nestled within the vibrant 55+ community of Southwest Florida! Boasting 3 bedrooms, 2 bathrooms, a spacious living room, a fully equipped kitchen with dining area, a delightful sun room, and a versatile laundry/storage/work room, this property offers comfort and convenience. it's truly turnkey furnished. just bring your toothbrush! Your purchase includes a Co-Op ownership share in Bonita St. James Village, with a remarkably low monthly HOA fee of $95. Enjoy access to community amenities such as a pool, spa, community center, trash service, lawn maintenance, road care, fenced storage, and more. With dining, the post office, Bonita Beach, and shopping just minutes away, paradise has never been more accessible! Embrace the rich climate, history, culture, and natural beauty of this remarkable location. Residents must be 55 or above, with one resident permitted to be 45 or older. With 118 homesites, approximately one-third occupied year-round, leasing and pet policies are in place, along with on-site management for added convenience.

Key facts

• Private bath
• Inside laundry room
• 9,801 sq ft lot

Tags

• NEWLY UPDATED KITCHEN
• UPDATED GUEST BATHROOM
• INSIDE LAUNDRY ROOM
• PRIVATE BATH
• FRESHLY REPAINTED EXTERIOR
• COMMUNITY POOL AND SPA

Property features AI

Finance

• Other: Mobile/manufactured community; 245 units in the complex
• HOA & community: Mandatory HOA; Monthly HOA fee of $95; Annual recurring fees approximately $1,140; One-time fees approximately $250; Professional management; Lawn/land maintenance included; Community amenities: clubhouse, community pool, community room, BBQ/picnic area, bocce court, dog park, library, pickleball, shuffleboard, streetlights, tennis court

Exterior

• Parking: Attached 2-space carport; Paved driveway
• Security: Patrolled community
• Utilities: Central water; Central sewer; Cable available
• Home design: Manufactured residential home; Split level; Rear exposure faces southwest; Built in 1986; Located in Bonita St James Village
• Construction: Vinyl siding exterior; Metal roof
• Exterior features: Automatic sprinkler system; Screened lanai/porch; Landscaped area view; Private road; Deeded restrictions

Interior

• Kitchen: Island; Dishwasher; Disposal; Freezer; Microwave; Range; Self-cleaning oven; Refrigerator / Freezer; Refrigerator / Icemaker; Breakfast bar; Dining area (combined with living)
• Bedrooms: 3 bedrooms (split bedroom floor plan)
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms; Master bathroom with separate tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Cable prewire; Turnkey
• Laundry & utility: Washer; Dryer; Washer/Dryer hookup

🏢 Co-op / cooperative unit. The $279,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $279k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $279k).
• Cap rate 8.6% 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 40% 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 $8k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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 $155k; list at $279k implies a 80% gain — meaningful room to come down on a strong offer.

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 $279,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.10% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.18%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $322,920
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26256 Imperial Harbor Blvd	0.67mi	2/2.0 (-1)	1,320 (-6%)	12mo	$225,000	$170	44
26240 Bonita Fairways Cir	0.73mi	3/2.0	1,563 (+11%)	6mo	$360,000	$230	42
26751 Sammoset Way	0.71mi	2/2.0 (-1)	1,350 (-4%)	16mo	$315,000	$233	42
26260 Bonita Fairways Cir	0.68mi	2/2.0 (-1)	1,277 (-9%)	24mo	$235,000	$184	28

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: -7.2%
• Equity multiple: 0.74×
• Total profit: $-20,281
• Equity at exit: $41,600

10-year hold

• IRR: -1.9%
• Equity multiple: 0.89×
• Total profit: $-8,738
• Equity at exit: $24,123

Cash invested: $78,120 (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 34135

• Rents YoY: -0.6%
• Active inventory: 835
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $3,080 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$226 /mo · $2,714/yr
• Insurance: −$116
• HOA: −$95
• Vacancy / Maint / Mgmt: −$647
• Net cashflow: $533

Break-even live

Break-even rent $2,406

Max offer price $279,000

Occupancy floor 78%

Sensitivity live

Price	-10% $691	-5% $612	+0% $533	+5% $454	+10% $375
Rent	-10% $289	-5% $411	+0% $533	+5% $654	+10% $776
Rate	-1.0pp $673	-0.5pp $604	base $533	+0.5pp $460	+1.0pp $387

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10328 Windley Key Ter Bonita Springs, FL	3.0	2.0	1400	$2,600	$1.86	15d	1	0.13mi
25806 Cockleshell Dr #314 Bonita Springs, FL	2.0	2.0	975	$1,800	$1.85	24d	1	0.30mi
26240 Bonita Fairways Blvd Bonita Springs, FL	3.0	2.5	1704	$2,999	$1.76	21d	1	0.34mi
26175 Bonita Fairways Blvd Bonita Springs, FL	3.0	2.0	1308	$3,000	$2.29	16d	1	0.39mi
25735 Lake Amelia Way #105 Bonita Springs, FL	2.0	2.0	1230	$1,500	$1.22	24d	1	0.51mi
25727 Lake Amelia Way #105 Bonita Springs, FL	2.0	2.0	1230	$2,200	$1.79	24d	1	0.51mi
25480 Cockleshell Dr #1005 Bonita Springs, FL	2.0	2.5	1129	$4,500	$3.99	21d	1	0.59mi
25480 Cockleshell Dr #1005 Bonita Springs, FL	2.0	2.5	1119	$4,600	$4.11	24d	1	0.59mi
26603 Bonita Fairways Blvd Bonita Springs, FL	3.0	2.0	1308	$4,500	$3.44	16d	1	0.60mi
26282 Queen Mary Ln Bonita Springs, FL	2.0	2.0	1236	$1,800	$1.46	24d	1	0.69mi
26239 Bonita Fairways Cir Bonita Springs, FL	2.0	2.0	1088	$2,500	$2.30	24d	1	0.76mi
9510 Village View Blvd Bonita Springs, FL	3.0	2.0	1587	$3,700	$2.33	24d	1	0.77mi
26680 Bonita Fairways Blvd #201 Bonita Springs, FL	2.0	2.0	1216	$4,500	$3.70	24d	1	0.80mi
9304 Lake Abby Ln Bonita Springs, FL	3.0	2.0	1631	$3,700	$2.27	3d	1	0.80mi
25925 Pebblecreek Dr Bonita Springs, FL	2.0	2.0	1498	$3,400	$2.27	21d	1	0.82mi
26691 Rosewood Pointe Dr #101 Bonita Springs, FL	2.0	2.0	1216	$3,600	$2.96	24d	1	0.83mi
26700 Rosewood Pointe Dr Bonita Springs, FL	2.0	2.0	1199	$2,200	$1.83	3d	2	0.85mi
9371 Lake Abby Ln Bonita Springs, FL	3.0	2.0	1796	$2,850	$1.59	24d	1	0.87mi
26660 Rosewood Pointe Dr #203 Bonita Springs, FL	2.0	2.0	1190	$3,500	$2.94	24d	1	0.89mi
25817 Pebblecreek Dr Bonita Springs, FL	4.0	2.0	1718	$3,500	$2.04	2d	1	0.90mi
26760 Silverado East Dr Bonita Springs, FL	3.0	2.5	1278	$2,700	$2.11	3d	1	0.97mi
10000 Maddox Ln #125 Bonita Springs, FL	2.0	2.0	1129	$4,000	$3.54	24d	1	0.98mi
27044 Williams Rd Bonita Springs, FL	3.0	3.0	1600	$6,900	$4.31	24d	1	1.01mi
10010 Maddox Ln #318 Bonita Springs, FL	2.0	2.0	1224	$1,550	$1.27	24d	1	1.02mi
10030 Maddox Ln #206 Bonita Springs, FL	3.0	2.0	1327	$2,150	$1.62	21d	1	1.02mi
10020 Maddox Ln #213 Bonita Springs, FL	2.0	2.0	1224	$2,350	$1.92	21d	1	1.02mi
26610 Rosewood Pointe Dr #308 Bonita Springs, FL	2.0	2.0	1231	$2,100	$1.71	3d	1	1.04mi
26589-610 Rosewood Pointe Dr Unit A 301 Bonita Springs, FL	2.0	2.0	986	$3,500	$3.55	24d	1	1.05mi
10850 Alvara Point Dr Bonita Springs, FL	2.0	2.5	1628	$4,000	$2.46	24d	1	1.05mi
27035 Serrano Way #201 Bonita Springs, FL	4.0	2.0	1772	$2,700	$1.52	24d	1	1.05mi
25161 Killdeer Dr Bonita Springs, FL	3.0	2.0	1777	$3,200	$1.80	15d	1	1.06mi
26600 Rosewood Pointe Dr Unit B-101 Bonita Springs, FL	2.0	2.0	983	$2,200	$2.24	3d	1	1.07mi
26600 Rosewood Pointe Dr Unit B-107 Bonita Springs, FL	3.0	2.0	1616	$6,000	$3.71	24d	1	1.07mi
10818 Alvara Way Bonita Springs, FL	2.0	2.5	1628	$2,500	$1.54	24d	1	1.07mi
9250 Highland Woods Blvd #2308 Bonita Springs, FL	2.0	2.0	1100	$1,995	$1.81	24d	1	1.07mi
9250 Highland Woods Blvd #2308 Bonita Springs, FL	2.0	2.0	1100	$1,995	$1.81	3d	1	1.07mi
27020 Adriana Cir #201 Bonita Springs, FL	4.0	2.0	1841	$2,900	$1.58	24d	1	1.07mi
9450 Highland Woods Blvd #6203 Bonita Springs, FL	2.0	2.0	1100	$6,000	$5.45	15d	1	1.08mi
10041 Maddox Ln Bonita Springs, FL	2.0	2.0	1213	$5,000	$4.12	24d	1	1.10mi
10041 Maddox Ln #203 Bonita Springs, FL	3.0	2.0	1083	$5,000	$4.62	24d	1	1.10mi

HOA detail

• Monthly dues: $95 · $1,140/yr
• Likely covers: trashpool

Listing history 6 events

1. 2026-06-18
   days on market $279,000 Active 6 DOM
2. 2026-06-17
   days on market $279,000 Active 5 DOM
3. 2026-06-16
   days on market $279,000 Active 4 DOM
4. 2026-06-15
   days on market $279,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $279,000 Active 1 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: $2,714 · $226/mo
• Projected year-2 tax: $2,714 · $226/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) · 49% 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: $36,960
• − Mortgage interest: −$15,628
• − Property taxes: −$2,714
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,957
• − Management: −$2,957
• − HOA: −$1,140
• − Depreciation: −$8,116
• Taxable income: $2,053
• Est. tax owed @ 24.0%: −$493
• After-tax cash flow: $5,899/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

+1295.0% since first listed

17 events — show timeline

• 2026-06-12 Listed $279,000 NAPLESMLS
• 2025-11-11 Listing Removed — NAPLESMLS
• 2025-10-01 Price Changed $285,000 NAPLESMLS
• 2025-08-02 Rental Removed $2,300 NAPLESMLS
• 2025-07-09 Price Changed $289,900 NAPLESMLS
• 2025-06-10 Price Changed $300,000 NAPLESMLS
• 2025-05-22 Listed $325,000 NAPLESMLS
• 2025-05-07 Listed for Rent $2,300 NAPLESMLS
• 2025-05-07 Rental Removed $2,500 Avail
• 2025-04-18 Listed for Rent $2,500 Avail
• 2024-08-12 Sold (Public Records) $155,000 Public Records
• 2024-07-24 Sold (MLS) $155,000 FORTMLS
• 2024-06-25 Pending — FORTMLS
• 2024-06-24 Listed $150,000 FORTMLS
• 2024-05-13 Price Changed $219,000 BEARMLS
• 2024-02-16 Listed $239,000 BEARMLS
• 1990-03-28 Sold (Public Records) $20,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,714 · +54.9% YoY. Source: county tax records.