15361 Laughing Gull Ln · Bonita Springs, FL 34135

$410,000

4 bd · 3.0 ba · 1,868 sqft · Townhouse public records · 3 Days on market

Built 2005 4,051 sqft lot Est $435k · 6% under $460/mo HOA · 10% of rent

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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 +20.5/30.0
• ARV discount +10.1/15.0
• DSCR +6.5/10.0
• 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

Ideally situated close to all of the community's outstanding amenities, yet tucked away from the drive-by traffic of Latitude and Village Walk Boulevard, this lovingly maintained Cayman-style home is being offered for sale for the very first time by its original owner. Designed for flexibility and comfort, the first-floor bedroom and full bath provide an ideal setup for guests, multi-generational living, or a home office. Every bedroom features a walk-in closet enhanced with California-style adjustable shelving and hanging systems for exceptional organization. Built with steel-reinforced poured concrete construction, this home offers outstanding durability and very little sound transmission

Key facts

• Octagonal window
• Full bath
• Walk in closet

Tags

• FIRST FLOOR BEDROOM
• FULL BATH
• WALK IN CLOSET
• CALIFORNIA STYLE SHELVING
• STEEL REINFORCED CONSTRUCTION
• OCTAGONAL WINDOW

Property features AI

Finance

• Other: Property is in a community development district
• Financial info: Total annual recurring fees reported; Total one-time fees reported
• HOA & community: Mandatory HOA with professional management; Quarterly HOA fee; HOA covers cable, internet/Wi‑Fi access, irrigation water, lawn/land maintenance, pest control (exterior), recreation facilities, repairs, reserves, security, street lights and maintenance; Community amenities include clubhouse, community pool, exercise room, tennis, pickleball, basketball, bocce, play area, bike and jog path, library, restaurant, beauty salon, hobby room, community room, sidewalks, underground utilities, and vehicle wash area; Gated community

Exterior

• Parking: Detached 2-car garage; Private road access
• Security: Guard at gate; Patrolled community; Security system installed
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential townhouse; 2-story floor plan; Corner end-unit; Spanish style elements; Rear exposure faces south; Located in Village Walk of Bonita Springs
• Construction: Built in 2005; Poured concrete construction; Tile roof; Foundation details not specified
• Exterior features: Courtyard; Decorative shutters; Privacy wall; Water display; Shutters for storm protection; Single-hung windows; Stucco exterior

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator/freezer; Self-cleaning oven
• Bedrooms: 4 bedrooms; Primary bedroom on the first floor
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 3 full bathrooms; Primary bathroom with dual sinks and separate tub and shower
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; Laundry tub; Pull-down attic stairs; Smoke detectors; Walk-in closet; Window coverings; Breakfast bar; Great room; Screened lanai/porch
• Laundry & utility: Washer and dryer included; Laundry located in residence; Central vacuum; Auto garage door

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath townhouse listed at $410k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $410k).
• Cap rate 7.9% 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: 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $4,496/mo this rent would consume 59% of the median local household income ($91k/yr) (locally 976% 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 $12k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $410,000

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: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $435,244
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15578 Latitude Dr	0.30mi	3/3.0 (-1)	1,868 (0%)	5mo	$435,000	$233	77
15009 Auk Way	0.71mi	3/3.0 (-1)	1,868 (0%)	2mo	$407,500	$218	60
15103 Auk Way	0.69mi	3/3.0 (-1)	1,868 (0%)	18mo	$502,400	$269	48

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: -11.2%
• Equity multiple: 0.61×
• Total profit: $-45,153
• Equity at exit: $61,132

10-year hold

• IRR: -7.3%
• Equity multiple: 0.60×
• Total profit: $-45,367
• Equity at exit: $35,449

Cash invested: $114,800 (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: 7.6×

Monthly cashflow live

• Estimated rent: $4,496 high
• Mortgage (P&I): −$2,150
• Tax from tax record: −$232 /mo · $2,789/yr
• Insurance: −$171
• HOA: −$460
• Vacancy / Maint / Mgmt: −$944
• Net cashflow: $538

Break-even live

Break-even rent $3,814

Max offer price $410,000

Occupancy floor 83%

Sensitivity live

Price	-10% $770	-5% $654	+0% $538	+5% $422	+10% $306
Rent	-10% $183	-5% $361	+0% $538	+5% $716	+10% $893
Rate	-1.0pp $745	-0.5pp $643	base $538	+0.5pp $432	+1.0pp $324

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: $102,500
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15317 Laughing Gull Ln Bonita Springs, FL	3.0	3.0	1800	$6,700	$3.72	25d	1	0.04mi
15369 Laughing Gull Ln Bonita Springs, FL	3.0	3.0	1868	$4,999	$2.68	25d	1	0.05mi
28495 Villagewalk Blvd Bonita Springs, FL	3.0	3.0	1868	$3,500	$1.87	17d	1	0.08mi
28329 Moray Dr Bonita Springs, FL	4.0	3.0	2518	$3,400	$1.35	25d	1	0.15mi
15561 Latitude Dr Bonita Springs, FL	3.0	3.0	1868	$5,600	$3.00	25d	1	0.29mi
28751 Xenon Way Bonita Springs, FL	3.0	2.0	1661	$2,650	$1.60	4d	1	0.39mi
28000 Quiet Water Way Bonita Springs, FL	3.0	2.0	2174	$6,250	$2.87	25d	1	0.49mi
15107 Auk Way Bonita Springs, FL	3.0	3.0	1868	$6,200	$3.32	22d	1	0.66mi
16315 Bonita Landing Cir Bonita Springs, FL	3.0	3.0	2202	$3,950	$1.79	25d	1	0.69mi
28719 Alessandria Cir Bonita Springs, FL	3.0	3.0	1868	$2,400	$1.28	25d	1	0.70mi
14706 Escalante Way Bonita Springs, FL	3.0	3.0	1868	$2,600	$1.39	25d	1	0.70mi
16148 Bonita Landing Cir Bonita Springs, FL	4.0	3.0	2032	$13,500	$6.64	13d	1	0.86mi
28576 Alessandria Cir Bonita Springs, FL	3.0	3.0	1868	$2,595	$1.39	20d	1	0.90mi
14552 Bellino Ter #201 Bonita Springs, FL	3.0	2.5	2297	$7,500	$3.27	25d	1	1.03mi
28000 Longboat Key Run Bonita Springs, FL	3.0	3.5	2283	$4,495	$1.97	25d	1	1.05mi
28442 Captiva Shell Loop Bonita Springs, FL	3.0	2.0	1764	$3,200	$1.81	25d	1	1.13mi
28008 Sosta Ln #4 Bonita Springs, FL	3.0	2.0	1541	$6,000	$3.89	25d	1	1.13mi
16579 Crescent Beach Way Bonita Springs, FL	4.0	2.0	2032	$3,030	$1.49	25d	1	1.16mi
28109 Seasons Tide Ave Bonita Springs, FL	4.0	3.5	2432	$9,000	$3.70	4d	1	1.19mi
28298 Captiva Shell Loop Bonita Springs, FL	3.0	2.0	1614	$2,500	$1.55	25d	1	1.39mi
28029 Sanibel Sands St Bonita Springs, FL	4.0	2.0	2032	$3,300	$1.62	25d	1	1.40mi
14099 Tivoli Ter Bonita Springs, FL	3.0	2.0	2205	$3,500	$1.59	15d	1	1.41mi
28165 Captiva Shell Loop Bonita Springs, FL	3.0	2.5	2222	$6,950	$3.13	25d	1	1.49mi

HOA detail

• Monthly dues: $460 · $5,520/yr

Listing history 4 events

1. 2026-06-18
   days on market $410,000 Active 3 DOM
2. 2026-06-17
   days on market $410,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $410,000 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: $2,789 · $232/mo
• Projected year-2 tax: $3,403 · $284/mo
• Expected delta: +$614/yr (+$51/mo · 22.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,948
• − Mortgage interest: −$22,966
• − Property taxes: −$2,789
• − Insurance: −$2,050
• − Repairs & maintenance: −$4,316
• − Management: −$4,316
• − HOA: −$5,520
• − Depreciation: −$11,927
• Taxable income: $64
• Est. tax owed @ 24.0%: −$15
• After-tax cash flow: $6,444/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.

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

1 event — show timeline

• 2026-06-15 Listed $410,000 NAPLESMLS

Property tax history

+0.4%/yr

Latest (2025): $2,789 · +3.7% YoY. Source: county tax records.