9820 Citadel Ln · Bonita Springs, FL 34135

$259,000

2 bd · 2.0 ba · 1,020 sqft · Townhouse · 120 Days on market

Built 1986 Good condition $254/sqft · 9% below area Est $286k · 9% under $469/mo HOA · 19% of rent

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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).

• ARV discount +11.7/15.0
• Cash flow +7.3/30.0
• Schools +5.0/10.0
• 1% rule +4.4/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.3/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

REDUCED!! BONITA SPRINGS CONDOMINIUM AVAILABLE. FANTASTIC UPSTAIRS CORNER UNIT IN CITADEL WITH 3 BEDROOMS, 2 BATHROOMS AND DETACHED CARPORT. EASY ACCESS TO BONITA BEACH, RESTAURANTS, SHOPPING AND THE AIRPORT. THIS IS A FANNIE MAE HOMEPATH PROPERTY. PROPERTY IS APPROVED FOR HOMEPATH RENOVATION FINANCING.

Key facts

• First floor access
• $469 HOA
• Garage

Tags

• FIRST FLOOR ACCESS
• WELL APPOINTED KITCHEN
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO DINING
• QUICK ACCESS TO ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $259k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-340 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (19.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (6.2% below list).
• Recommended offer: $210k (19.0% below list) — sets the bar for cash-flow.
• Cap rate 4.7% 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 soft (-0.6%/yr); 1074 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 115d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 32% 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

• It's been on market 120 days — a 9% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $36k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $104k; list at $259k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $209,871 (19.0% 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 120 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.62%
• DSCR: 0.75
• GRM: 8.9

CMA / ARV

• ARV (median comp): $285,739
• List price: $259,000
• Delta: -9.36%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9820 Citadel Ln #106	0.00mi	3/2.0 (+1)	1,151 (+13%)	1mo	$297,000	$258	73
9895 Citadel Ln #203	0.09mi	2/2.0	1,184 (+16%)	16mo	$237,500	$201	58
10725 Wilson St #2	1.12mi	2/2.0	1,008 (-1%)	8mo	$155,000	$154	57
10725 Wilson St #11	1.12mi	2/2.0	1,008 (-1%)	15mo	$110,000	$109	50
9395 Pennsylvania Ave #30	0.61mi	2/2.0	1,141 (+12%)	14mo	$240,000	$210	40
28161 Pine Haven Way #132	1.10mi	2/2.0	884 (-13%)	7mo	$200,000	$226	37
9700 Rosewood Pointe Ct #101	0.99mi	2/2.0	1,160 (+14%)	15mo	$257,000	$222	30
28131 Pine Haven Way #115	1.09mi	2/2.0	884 (-13%)	18mo	$234,900	$266	28
9620 Rosewood Pointe Ter #203	1.08mi	2/2.0	1,136 (+11%)	23mo	$349,000	$307	27

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: -30.3%
• Equity multiple: 0.03×
• Total profit: $-70,389
• Equity at exit: $38,618

10-year hold

• IRR: -59.9%
• Equity multiple: -0.59×
• Total profit: $-115,335
• Equity at exit: $22,394

Cash invested: $72,520 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 4 under contract
• Months of supply: 42.0 mo (2%/mo absorbed)
• Median asking: $279,999 ($245/sqft)
• Median days on market: 126 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: +14.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34135

• Rents YoY: -0.6%
• Active inventory: 1074
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,430 high
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$469
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $-340

Break-even live

Break-even rent $2,859

Max offer price $209,871

Occupancy floor —

Sensitivity live

Price	-10% $-161	-5% $-250	+0% $-340	+5% $-429	+10% $-519
Rent	-10% $-531	-5% $-435	+0% $-340	+5% $-244	+10% $-148
Rate	-1.0pp $-209	-0.5pp $-274	base $-340	+0.5pp $-407	+1.0pp $-475

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: $64,750
• Closing costs: $7,770
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9820 Citadel Ln Bonita Springs, FL	2.0	2.0	1020	$1,575	$1.54	9d	1	0.02mi
9871 Citadel Ln #208 Bonita Springs, FL	2.0	2.0	1151	$3,000	$2.61	119d	1	0.07mi
9871 Citadel Ln #208 Bonita Springs, FL	2.0	2.0	1151	$3,000	$2.61	9d	1	0.07mi
27841 Wisconsin St Bonita Springs, FL	3.0	2.0	1164	$3,500	$3.01	119d	1	0.10mi
9861 Alabama St #3 Bonita Springs, FL	2.0	2.0	866	$2,100	$2.42	115d	1	0.11mi
9861 Alabama St #3 Bonita Springs, FL	2.0	2.0	866	$2,100	$2.42	119d	1	0.11mi
9834 Kentucky St Bonita Springs, FL	3.0	2.0	1332	$3,450	$2.59	119d	1	0.23mi
27911 Hacienda East Blvd Unit 217B Bonita Springs, FL	2.0	2.0	1500	$2,100	$1.40	99d	1	0.24mi
10004 Connecticut St Bonita Springs, FL	3.0	2.0	1420	$3,100	$2.18	119d	1	0.35mi
28151 Dovewood Ct Bonita Springs, FL	2.0–3.0	2.0	1474	$1,930	$1.31	0d	9	0.36mi
10280 Carolina St Unit 1 Bonita Springs, FL	2.0	1.5	1040	$2,200	$2.12	115d	1	0.49mi
10282 Carolina St Unit 1 Bonita Springs, FL	2.0	1.5	1040	$2,300	$2.21	9d	1	0.49mi
27710 Tennessee St Bonita Springs, FL	1.0	1.5	1040	$1,900	$1.83	7d	1	0.54mi
28105 Mandolin Ct #213 Bonita Springs, FL	3.0	2.0	1500	$2,600	$1.73	119d	1	0.54mi
27715 Tennessee St Unit b Bonita Springs, FL	2.0	1.0	885	$1,750	$1.98	119d	1	0.54mi
27501 Playa del Rey Ln #503 Bonita Springs, FL	2.0	1.0	1120	$1,775	$1.58	0d	1	0.61mi
27501 Playa del Rey Ln #503 Bonita Springs, FL	2.0	1.0	1120	$1,695	$1.51	0d	1	0.61mi
9060 Palmas Grandes Blvd #101 Bonita Springs, FL	2.0	2.0	1190	$5,500	$4.62	87d	1	0.68mi
9050 Palmas Grandes Blvd #101 Bonita Springs, FL	2.0	2.0	1200	$2,000	$1.67	119d	1	0.72mi
9204 Pennsylvania Ave Bonita Springs, FL	2.0	1.0	900	$1,895	$2.11	119d	1	0.73mi
28052 Palmas Grandes Ln #101 Bonita Springs, FL	2.0	2.0	1500	$7,200	$4.80	119d	1	0.73mi
27600 S View Dr #159 Bonita Springs, FL	2.0	2.0	1090	$1,900	$1.74	119d	1	0.76mi
27600 S View Dr #153 Bonita Springs, FL	2.0	2.0	1090	$1,900	$1.74	9d	1	0.76mi
27671 Arroyal Rd #108 Bonita Springs, FL	2.0	1.0	1090	$1,900	$1.74	119d	1	0.80mi
27601 Arroyal Rd #126 Bonita Springs, FL	2.0	2.0	1090	$1,900	$1.74	119d	1	0.80mi
9002 Somerset Ln Unit 9002 Bonita Springs, FL	2.0	2.0	1200	$2,400	$2.00	82d	1	0.80mi
9071 Las Maderas Dr #101 Bonita Springs, FL	2.0	2.0	1364	$2,700	$1.98	87d	1	0.81mi
9851 Costa Mesa Ln Unit 1546344P Bonita Springs, FL	2.0	2.0	1194	$1,935	$1.62	111d	1	0.81mi
10575 Crockett St Unit 303 Bonita Springs, FL	2.0	2.0	1000	$2,400	$2.40	119d	1	0.82mi
10575 Crockett St Unit 406 Bonita Springs, FL	2.0	2.0	900	$2,450	$2.72	99d	1	0.82mi
9050 Las Maderas Dr #101 Bonita Springs, FL	2.0	2.0	1364	$2,100	$1.54	119d	1	0.84mi
9030 Las Maderas Dr #101 Bonita Springs, FL	2.0	2.0	1432	$2,500	$1.75	119d	1	0.85mi
9855 Costa Mesa Ln #403 Bonita Springs, FL	2.0	2.0	1146	$1,600	$1.40	119d	1	0.85mi
27304 Buccaneer Dr Bonita Springs, FL	3.0	1.0	1216	$2,695	$2.22	99d	1	0.87mi
10651 Hampton St Bonita Springs, FL	3.0	2.0	1325	$3,150	$2.38	87d	1	0.88mi
27665 Horne Ave Unit F Bonita Springs, FL	2.0	1.0	784	$2,200	$2.81	82d	1	1.02mi
27250 Shriver Ave Unit 1073506P Bonita Springs, FL	4.0	1.0–3.0	661	$4,572	$6.91	0d	3	1.07mi
28121 Pine Haven Way #110 Bonita Springs, FL	2.0	2.0	884	$2,100	$2.38	119d	1	1.10mi
28121 Pine Haven Way #109 Bonita Springs, FL	2.0	2.0	1040	$1,795	$1.73	119d	1	1.10mi
28161 Pine Haven Way #131 Bonita Springs, FL	2.0	2.0	884	$1,700	$1.92	0d	1	1.11mi

Property features AI

Finance

• Other: One unit per floor; building has 16 units and complex has 66 units; building has 2 floorsPossession at closingRestrictions include deeded rules with limits on number of vehicles, no commercial use, and no motorcycles
• HOA & community: Mandatory HOA (professional management)Community poolCommunity roomQuarterly master HOA feeHOA maintenance covers insurance, lawn/land maintenance, management, exterior pest control, reserves, street lights, and trash removalTotal annual recurring HOA fees listed

Exterior

• Parking: Detached carport (1 space)
• Security: Gated community
• Utilities: Central waterCentral sewerCable available
• Home design: Residential garden apartment in a low-rise (1-3) buildingBuilt in 1986Concrete block constructionRear exposure to the westLocated in the Citadel / Citadel West development
• Construction: Concrete block constructionTile roofStucco finishGarden apartment
• Exterior features: DeckImpact resistant doorsImpact resistant windowsSingle hung windowsStucco exteriorLandscaped area viewCentral irrigationRegular lot

Interior

• Kitchen: RangeMicrowaveRefrigerator/FreezerDishwasher
• Bedrooms: 2 bedrooms
• Flooring: CarpetTile
• Bathrooms: 2 full bathroomsMaster bathroom with shower (no tub)
• Heating & cooling: Central electric heatCentral electric air conditioningCeiling fans
• Interior features: Built-in cabinetsCable prewireLaundry tubPantrySmoke detectorsWalk-in closetWindow coveringsDining areas in family and living roomsSplit bedroom floor planFurnished
• Laundry & utility: WasherDryerLaundry in residence

Listing history 36 events

1. 2026-07-14
   days on market $259,000 Active 120 DOM
2. 2026-07-13
   days on market $259,000 Active 119 DOM
3. 2026-07-13
   days on market $259,000 Active 118 DOM
4. 2026-07-12
   days on market $259,000 Active 117 DOM
5. 2026-07-10
   days on market $259,000 Active 116 DOM
6. 2026-07-09
   days on market $259,000 Active 115 DOM
7. 2026-07-07
   days on market $259,000 Active 113 DOM
8. 2026-07-06
   days on market $259,000 Active 112 DOM
9. 2026-07-05
   days on market $259,000 Active 111 DOM
10. 2026-07-02
    days on market $259,000 Active 108 DOM
11. 2026-07-01
    days on market $259,000 Active 107 DOM
12. 2026-06-30
    days on market $259,000 Active 106 DOM
13. 2026-06-29
    days on market $259,000 Active 105 DOM
14. 2026-06-28
    days on market $259,000 Active 104 DOM
15. 2026-06-25
    days on market $259,000 Active 100 DOM
16. 2026-06-22
    days on market $259,000 Active 98 DOM
17. 2026-06-22
    days on market $259,000 Active 97 DOM
18. 2026-06-17
    days on market $259,000 Active 93 DOM
19. 2026-06-16
    days on market $259,000 Active 92 DOM
20. 2026-06-15
    days on market $259,000 Active 91 DOM
21. 2026-06-13
    days on market $259,000 Active 89 DOM
22. 2026-06-10
    days on market $259,000 Active 86 DOM
23. 2026-06-09
    days on market $259,000 Active 85 DOM
24. 2026-06-07
    days on market $259,000 Active 83 DOM
25. 2026-06-03
    days on market $259,000 Active 79 DOM
26. 2026-06-02
    days on market $259,000 Active 78 DOM
27. 2026-06-01
    days on market $259,000 Active 77 DOM
28. 2026-06-01
    days on market $259,000 Active 76 DOM
29. 2026-04-28
    price $270,000
30. 2026-04-13
    price $282,500
31. 2026-03-16
    listed $295,000 Active
32. 2022-07-01
    price $1,600
33. 2013-04-19
    soldstatus $103,500 305-char remark

    Show marketing remark (305 chars)

    REDUCED!! BONITA SPRINGS CONDOMINIUM AVAILABLE. FANTASTIC UPSTAIRS CORNER UNIT IN CITADEL WITH 3 BEDROOMS, 2 BATHROOMS AND DETACHED CARPORT. EASY ACCESS TO BONITA BEACH, RESTAURANTS, SHOPPING AND THE AIRPORT. THIS IS A FANNIE MAE HOMEPATH PROPERTY. PROPERTY IS APPROVED FOR HOMEPATH RENOVATION FINANCING.

34. 2013-03-14
    price $107,900 305-char remark

    Show marketing remark (305 chars)

    REDUCED!! BONITA SPRINGS CONDOMINIUM AVAILABLE. FANTASTIC UPSTAIRS CORNER UNIT IN CITADEL WITH 3 BEDROOMS, 2 BATHROOMS AND DETACHED CARPORT. EASY ACCESS TO BONITA BEACH, RESTAURANTS, SHOPPING AND THE AIRPORT. THIS IS A FANNIE MAE HOMEPATH PROPERTY. PROPERTY IS APPROVED FOR HOMEPATH RENOVATION FINANCING.

35. 2013-03-14
    historical 305-char remark

    Show marketing remark (305 chars)

    REDUCED!! BONITA SPRINGS CONDOMINIUM AVAILABLE. FANTASTIC UPSTAIRS CORNER UNIT IN CITADEL WITH 3 BEDROOMS, 2 BATHROOMS AND DETACHED CARPORT. EASY ACCESS TO BONITA BEACH, RESTAURANTS, SHOPPING AND THE AIRPORT. THIS IS A FANNIE MAE HOMEPATH PROPERTY. PROPERTY IS APPROVED FOR HOMEPATH RENOVATION FINANCING.

36. 2013-01-28
    listed $103,500 305-char remark

    Show marketing remark (305 chars)

    REDUCED!! BONITA SPRINGS CONDOMINIUM AVAILABLE. FANTASTIC UPSTAIRS CORNER UNIT IN CITADEL WITH 3 BEDROOMS, 2 BATHROOMS AND DETACHED CARPORT. EASY ACCESS TO BONITA BEACH, RESTAURANTS, SHOPPING AND THE AIRPORT. THIS IS A FANNIE MAE HOMEPATH PROPERTY. PROPERTY IS APPROVED FOR HOMEPATH RENOVATION FINANCING.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,155
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,332
• − Management: −$2,332
• − HOA: −$5,628
• − Depreciation: −$7,535
• Taxable loss: −$8,360
• Est. tax savings @ 24.0%: +$2,006
• After-tax cash flow: $-2,068/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 75/100 None rehab

This move-in ready 2-bedroom, 2-bath first-floor condo is in good condition and offers a comfortable and convenient layout perfect for full-time living, a seasonal getaway, or an investment property.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring — New flooring can improve the overall look and feel of the home. ↑
• Both Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Landscaping improvements — A well-maintained yard can increase the home's curb appeal and value. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and value, especially for tech-savvy buyers and renters. ↑

D Composite school gradezoned avg 50/100

Zoned Schools

Elementary Three Oaks Elementary School A- FL #345/2,144 Nat'l #3,382/41,679 Middle Lexington Middle School B- FL #183/571 Nat'l #2,564/14,009 High South Fort Myers High School F FL #489/667 Nat'l #12,196/17,239

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): 48,252
• Household income: $91,380
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 17% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: One unit per floor; building has 16 units and complex has 66 units; building has 2 floorsPossession at closingRestrictions include deeded rules with limits on number of vehicles, no commercial use, and no motorcycles
• HOA & community: Mandatory HOA (professional management)Community poolCommunity roomQuarterly master HOA feeHOA maintenance covers insurance, lawn/land maintenance, management, exterior pest control, reserves, street lights, and trash removalTotal annual recurring HOA fees listed

Exterior

• Parking: Detached carport (1 space)
• Security: Gated community
• Utilities: Central waterCentral sewerCable available
• Home design: Residential garden apartment in a low-rise (1-3) buildingBuilt in 1986Concrete block constructionRear exposure to the westLocated in the Citadel / Citadel West development
• Construction: Concrete block constructionTile roofStucco finishGarden apartment
• Exterior features: DeckImpact resistant doorsImpact resistant windowsSingle hung windowsStucco exteriorLandscaped area viewCentral irrigationRegular lot

Interior

• Kitchen: RangeMicrowaveRefrigerator/FreezerDishwasher
• Bedrooms: 2 bedrooms
• Flooring: CarpetTile
• Bathrooms: 2 full bathroomsMaster bathroom with shower (no tub)
• Heating & cooling: Central electric heatCentral electric air conditioningCeiling fans
• Interior features: Built-in cabinetsCable prewireLaundry tubPantrySmoke detectorsWalk-in closetWindow coveringsDining areas in family and living roomsSplit bedroom floor planFurnished
• Laundry & utility: WasherDryerLaundry in residence

Price history

+160.9% since first listed

8 events — show timeline

• 2026-04-28 Price Changed $270,000 NAPLESMLS
• 2026-04-13 Price Changed $282,500 NAPLESMLS
• 2026-03-16 Listed $295,000 NAPLESMLS
• 2022-07-01 Price Changed $1,600 RENT.
• 2013-04-19 Sold (MLS) $103,500 FORTMLS
• 2013-03-14 Listing Removed — FORTMLS
• 2013-03-14 Price Changed $107,900 FORTMLS
• 2013-01-28 Listed $103,500 FORTMLS