24736 Lakemont Cove Ln #201 · Bonita Springs, FL 34134

$479,900

3 bd · 2.0 ba · 1,633 sqft · Condo public records · 27 Days on market

Built 1992 $1041/mo HOA · 17% 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 +18.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• DSCR +5.8/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the highly sought-after Lakemont Cove at Pelican Landing. This end-unit, three bedroom, two-bath condo offers comfortable, single-floor living with abundant natural light. Pelican Landing is renowned for its exceptional amenities, including a private beach park, tennis and pickleball courts, a well-equipped fitness center and water activities such as kayaking and sailing.

Key facts

• Water activities
• Private beach park
• $1,041 HOA

Tags

• PRIVATE BEACH PARK
• TENNIS AND PICKLEBALL COURTS
• WELL-EQUIPPED FITNESS CENTER
• WATER ACTIVITIES

Property features AI

Finance

• Other: Part of a multi-unit complex with 4 units per building and 2 units per floor (124 units in complex); Unit located in Lakemont Cove sub-condo, section B4, lot/unit 201; Possession at closing
• Financial info: Total annual recurring fees listed; Total one-time fees listed
• HOA & community: Mandatory homeowners association; Quarterly HOA fee; Annual master HOA fee; Professional management; HOA maintenance covers cable, internet/WiFi, irrigation water, lawn/land maintenance, pest control (interior), recreation facilities, repairs, reserves, sewer, street lights, street maintenance, trash removal, water, legal/accounting; Community amenities include clubhouse, community pool and spa, fitness center (attended), exercise room, beach (private) and beach club access, private beach pavilion, community boat dock and ramp with gulf boat access, golf course (golf equity), putting green, bocce, pickleball, tennis courts, bike/jog paths, sidewalks, picnic/BBQ areas, community room, underground utilities, private membership options

Exterior

• Parking: Attached 1-car garage; Paved driveway
• Security: Gated community with guard at gate and patrolled security
• Utilities: Central water; Central sewer; Cable available; Central electrical service
• Home design: Residential low-rise (1-3 stories); Built in 1992; Pelican Landing community; Concrete block construction; Stucco exterior; Tile roof; Single-hung and sliding windows; Electric storm shutters
• Construction: Concrete block construction; Stucco finish; Tile roof; Built in 1992
• Exterior features: Pond and lake views; Private road; Automatic sprinkler (central irrigation); Tennis court; Cul-de-sac lot; Restrictions: Architectural, Deeded, No RV, No Truck; End unit; Rear exposure facing southwest

Interior

• Kitchen: Disposal; Microwave; Refrigerator; Self-cleaning oven
• Bedrooms: 3 bedrooms (split bedroom floor plan)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with jetted tub and separate tub and shower
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Cable prewire; Cathedral ceiling; French doors; High-speed internet available; Smoke detectors; Walk-in closet; Window coverings; Breakfast room; Guest bath; Guest room; Screened lanai/porch; Furnished
• Laundry & utility: Washer and dryer; Laundry in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $480k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $480k).
• Recommended offer: $473k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 rising (+2.9%/yr); 699 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $5,951/mo this rent would consume 55% of the median local household income ($131k/yr) (locally 554% 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 $14k 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 27 days — a 2% lower offer ($473k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $146k; list at $480k implies a 228% 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 6→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $472,701 (1.5% below list)

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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.13%
• DSCR: 1.18
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.85% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.64×
• Total profit: $-48,554
• Equity at exit: $71,555

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-5,360
• Equity at exit: $41,493

Cash invested: $134,372 (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 34134

• Rents YoY: 2.9%
• Active inventory: 699
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $5,951 high
• Mortgage (P&I): −$2,517
• Tax from tax record: −$481 /mo · $5,776/yr
• Insurance: −$200
• HOA: −$1,041
• Vacancy / Maint / Mgmt: −$1,250
• Net cashflow: $462

Break-even live

Break-even rent $5,366

Max offer price $479,900

Occupancy floor 87%

Sensitivity live

Price	-10% $734	-5% $598	+0% $462	+5% $327	+10% $191
Rent	-10% $-8	-5% $227	+0% $462	+5% $697	+10% $933
Rate	-1.0pp $704	-0.5pp $584	base $462	+0.5pp $338	+1.0pp $212

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: $119,975
• Closing costs: $14,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24821 Lakemont Cove Ln #101 Bonita Springs, FL	2.0	2.0	1203	$6,500	$5.40	25d	1	0.13mi
24821 Lakemont Cove Ln #202 Bonita Springs, FL	3.0	2.0	1658	$5,000	$3.02	22d	1	0.13mi
24821 Lakemont Cove Ln #201 Bonita Springs, FL	3.0	2.0	1633	$7,000	$4.29	25d	1	0.13mi
24827 Lakemont Cove Ln #101 Bonita Springs, FL	2.0	2.0	1552	$6,750	$4.35	25d	1	0.13mi
3451 Ballybridge Cir #103 Bonita Springs, FL	3.0	2.0	1703	$6,500	$3.82	25d	1	0.30mi
3401 Tralee Ct #202 Bonita Springs, FL	3.0	2.0	2184	$7,500	$3.43	25d	1	0.41mi
4200 Sawgrass Point Dr #101 Bonita Springs, FL	2.0	2.0	1445	$5,250	$3.63	25d	1	0.49mi
4201 Sawgrass Point Dr #102 Bonita Springs, FL	2.0	2.0	1319	$5,000	$3.79	25d	1	0.53mi
4161 Sawgrass Point Dr #101 Bonita Springs, FL	2.0	2.0	1445	$5,500	$3.81	22d	1	0.56mi
4161 Sawgrass Point Dr #101 Bonita Springs, FL	2.0	2.0	1445	$5,500	$3.81	25d	1	0.56mi
25248 Pelican Creek Cir #102 Bonita Springs, FL	3.0	2.0	1458	$7,000	$4.80	25d	1	0.59mi
25232 Pelican Creek Cir #202 Bonita Springs, FL	3.0	2.0	1646	$6,500	$3.95	25d	1	0.63mi
25240 Pelican Creek Cir #202 Bonita Springs, FL	2.0	2.0	1846	$6,500	$3.52	25d	1	0.63mi
25240 Pelican Creek Cir #202 Bonita Springs, FL	2.0	2.0	1846	$6,500	$3.52	17d	1	0.63mi
24360 Sandpiper Isle Way #101 Bonita Springs, FL	2.0	2.0	1666	$6,500	$3.90	25d	1	0.64mi
24420 Reserve Ct #202 Bonita Springs, FL	3.0	2.0	2244	$8,000	$3.57	25d	1	0.66mi
24361 Sandpiper Isle Way #401 Bonita Springs, FL	2.0	2.0	1807	$8,000	$4.43	25d	1	0.68mi
24300 Sandpiper Isle Way #201 Bonita Springs, FL	3.0	2.5	1887	$7,500	$3.97	25d	1	0.75mi
3421 Marbella Ct Bonita Springs, FL	3.0	3.5	2073	$10,000	$4.82	25d	1	0.77mi
25130 Sandpiper Greens Ct #104 Bonita Springs, FL	2.0	2.0	1392	$6,500	$4.67	25d	1	0.82mi
3460 Pointe Creek Ct #102 Bonita Springs, FL	3.0	2.0	1622	$6,800	$4.19	25d	1	0.85mi
8861 Colonnades Ct W #216 Bonita Springs, FL	3.0	2.0	1207	$2,200	$1.82	25d	1	0.85mi
3461 Pointe Creek Ct #306 Bonita Springs, FL	3.0	2.0	1650	$3,150	$1.91	25d	1	0.88mi
3442 Pointe Creek Ct #201 Bonita Springs, FL	3.0	2.0	1673	$7,000	$4.18	4d	1	0.90mi
3578 Heron Cove Ct Bonita Springs, FL	3.0	3.0	2185	$9,000	$4.12	25d	1	0.91mi
3412 Pointe Creek Ct #102 Bonita Springs, FL	3.0	2.0	1622	$6,250	$3.85	25d	1	0.92mi
25151 Bay Cedar Dr Bonita Springs, FL	2.0	2.0	1738	$11,000	$6.33	3d	1	0.94mi
3431 Pointe Creek Ct Bonita Springs, FL	2.0–3.0	2.0	1414	$2,590	$1.83	20d	2	0.95mi
4709 Kon Tiki Ln Bonita Springs, FL	2.0	2.0	1475	$1,500	$1.02	25d	1	0.97mi
4700 Leilani Ln Bonita Springs, FL	2.0	2.0	1380	$5,000	$3.62	25d	1	0.98mi
23611 Alamanda Dr #202 Estero, FL	3.0	2.0	1440	$2,900	$2.01	25d	1	1.04mi
23680 Walden Center Dr #107 Estero, FL	2.0	2.0	1052	$1,900	$1.81	4d	1	1.05mi
23710 Walden Center Dr #308 Estero, FL	3.0	2.0	1355	$3,000	$2.21	25d	1	1.06mi
23640 Walden Center Dr #106 Estero, FL	2.0	2.0	1052	$1,850	$1.76	3d	1	1.11mi
23500 Walden Center Dr Estero, FL	1.0–2.0	1.0–2.0	803	$2,800	$3.48	17d	3	1.13mi
4715 Swordfish St Bonita Springs, FL	4.0	2.5	1940	$4,395	$2.27	13d	1	1.14mi
4715 Swordfish St Bonita Springs, FL	4.0	2.5	1940	$7,795	$4.02	25d	1	1.14mi
23520 Walden Center Dr #308 Estero, FL	2.0	2.0	1239	$2,000	$1.61	25d	1	1.17mi
23520 Walden Center Dr #308 Estero, FL	2.0	2.0	1239	$2,000	$1.61	4d	1	1.17mi
9061 Isla Bella Cir Bonita Springs, FL	3.0	2.0	1929	$7,900	$4.10	25d	1	1.19mi

HOA detail condo

• Monthly dues: $1,041 · $12,492/yr
• Likely covers: watergym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-17
   days on market $479,900 Active 27 DOM
2. 2026-06-16
   days on market $479,900 Active 26 DOM
3. 2026-06-15
   days on market $479,900 Active 25 DOM
4. 2026-06-13
   days on market $479,900 Active 23 DOM
5. 2026-06-10
   days on market $479,900 Active 20 DOM
6. 2026-06-09
   days on market $479,900 Active 19 DOM
7. 2026-06-08
   days on market $479,900 Active 18 DOM
8. 2026-06-07
   days on market $479,900 Active 17 DOM
9. 2026-06-03
   days on market $479,900 Active 13 DOM
10. 2026-06-02
    days on market $479,900 Active 12 DOM
11. 2026-06-01
    days on market $479,900 Active 11 DOM
12. 2026-05-31
    days on market $479,900 Active 10 DOM
13. 2026-05-21
    listed $479,900 Active
14. 1992-12-09
    soldstatus $146,500

ⓘ 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: $5,776 · $481/mo
• Projected year-2 tax: $5,776 · $481/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) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 27 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: $71,412
• − Mortgage interest: −$26,882
• − Property taxes: −$5,776
• − Insurance: −$2,400
• − Repairs & maintenance: −$5,713
• − Management: −$5,713
• − HOA: −$12,492
• − Depreciation: −$13,961
• Taxable loss: −$1,523
• Est. tax savings @ 24.0%: +$366
• After-tax cash flow: $5,914/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): 16,475
• Household income: $130,719
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 554.0

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 3% Asian 1%
• Common ancestry: Slovak 5% Romanian 4% Serbian 2%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 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: ▼ -236.48%
• Current HPI: 237.4416
• Rent YoY: ▲ 2.85%
• 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

+227.6% since first listed

2 events — show timeline

• 2026-05-21 Listed $479,900 NAPLESMLS
• 1992-12-09 Sold (Public Records) $146,500 Public Records

Property tax history

+4.5%/yr

Latest (2025): $5,776 · -6.4% YoY. Source: county tax records.