26110 Princess Ln · Bonita Springs, FL 34135

$228,500

2 bd · 2.0 ba · 1,320 sqft · Manufactured public records · 88 Days on market

Built 1979 8,145 sqft lot Est $243k · 6% under

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Why this score? — see what drove the B- 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 +29.4/30.0
• ARV discount +10.2/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

This waterfront 2/2 in Imperial Harbor will not last for long. In 55 and older community. Backs up to Lake Herron. New seawall. Harbor Club membership is included.

Key facts

• En suite bathroom
• Built-in cabinetry
• Walk-in closet

Tags

• EN SUITE BATHROOM
• WALK-IN CLOSET
• BUILT-IN CABINETRY
• FLORIDA ROOM
• NATURAL LIGHT
• CARPORT

Property features AI

Finance

• Other: Lot area approximately 0.1870 acres; Zoning: MH-1; Subdivision/Development: IMPERIAL HARBOR; Units in building/complex: 1
• HOA & community: Community amenities: basketball, billiards, boat storage, bocce court, clubhouse, community pool, library, pickleball, shuffleboard; Community type: Mobile/Manufactured, Non-gated; No HOA maintenance

Exterior

• Parking: Attached carport (1 space)
• Utilities: Central water (assessment paid); Central sewer (assessment paid); Electric service
• Home design: Residential manufactured home; Traditional style; Built in 1979; Rear exposure southwest; Single-story
• Construction: Manufactured construction
• Exterior features: Rolled roof; Vinyl siding; Seawall; Landscaped area view; Water view; Paved public road access; Regular lot

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Window unit; Ceiling fans
• Interior features: Laundry tub; Pantry; Breakfast bar; Screened lanai/porch; Furnished; 3 ceiling fans
• Laundry & utility: Washer; Dryer; Laundry in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $228k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $228k).
• Recommended offer: $215k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 38% 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 $7k 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 88 days — a 6% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,790 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.20%
• DSCR: 1.68
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $242,880
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26256 Imperial Harbor Blvd	0.29mi	2/2.0	1,320 (0%)	12mo	$225,000	$170	76
26057 Kings Rd	0.19mi	2/2.0	1,362 (+3%)	18mo	$155,000	$114	70
26377 Colony Rd	0.53mi	2/2.0	1,273 (-4%)	19mo	$249,000	$196	53
26751 Sammoset Way	0.69mi	2/2.0	1,350 (+2%)	16mo	$315,000	$233	51
26260 Bonita Fairways Cir	0.72mi	2/2.0	1,277 (-3%)	24mo	$235,000	$184	41
10191 Wales Loop	0.61mi	2/2.0	1,152 (-13%)	15mo	$140,000	$122	38

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: -9.2%
• Equity multiple: 0.67×
• Total profit: $-20,885
• Equity at exit: $34,070

10-year hold

• IRR: -5.4%
• Equity multiple: 0.71×
• Total profit: $-18,754
• Equity at exit: $19,757

Cash invested: $63,980 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,922 high
• Mortgage (P&I): −$1,198
• Tax from tax record: −$204 /mo · $2,451/yr
• Insurance: −$95
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $384

Break-even live

Break-even rent $2,436

Max offer price $228,500

Occupancy floor 82%

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: $57,125
• Closing costs: $6,855
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25925 Pebblecreek Dr Bonita Springs, FL	2.0	2.0	1498	$3,400	$2.27	21d	1	0.28mi
26282 Queen Mary Ln Bonita Springs, FL	2.0	2.0	1236	$1,800	$1.46	23d	1	0.43mi
25735 Lake Amelia Way #105 Bonita Springs, FL	2.0	2.0	1230	$1,500	$1.22	23d	1	0.45mi
9304 Lake Abby Ln Bonita Springs, FL	3.0	2.0	1631	$3,700	$2.27	3d	1	0.46mi
26603 Bonita Fairways Blvd Bonita Springs, FL	3.0	2.0	1308	$4,500	$3.44	16d	1	0.49mi
25727 Lake Amelia Way #105 Bonita Springs, FL	2.0	2.0	1230	$2,200	$1.79	23d	1	0.49mi
9510 Village View Blvd Bonita Springs, FL	3.0	2.0	1587	$3,700	$2.33	23d	1	0.51mi
26240 Bonita Fairways Blvd Bonita Springs, FL	3.0	2.5	1704	$2,999	$1.76	21d	1	0.51mi
25806 Cockleshell Dr #314 Bonita Springs, FL	2.0	2.0	975	$1,800	$1.85	23d	1	0.52mi
26680 Bonita Fairways Blvd #201 Bonita Springs, FL	2.0	2.0	1216	$4,500	$3.70	23d	1	0.54mi
26691 Rosewood Pointe Dr #101 Bonita Springs, FL	2.0	2.0	1216	$3,600	$2.96	23d	1	0.57mi
9250 Highland Woods Blvd #2308 Bonita Springs, FL	2.0	2.0	1100	$1,995	$1.81	3d	1	0.57mi
9250 Highland Woods Blvd #2308 Bonita Springs, FL	2.0	2.0	1100	$1,995	$1.81	23d	1	0.57mi
26175 Bonita Fairways Blvd Bonita Springs, FL	3.0	2.0	1308	$3,000	$2.29	16d	1	0.59mi
26660 Rosewood Pointe Dr #203 Bonita Springs, FL	2.0	2.0	1190	$3,500	$2.94	23d	1	0.61mi
9200 Highland Woods Blvd Bonita Springs, FL	2.0	2.0	1083	$4,050	$3.74	16d	3	0.61mi
9371 Lake Abby Ln Bonita Springs, FL	3.0	2.0	1796	$2,850	$1.59	23d	1	0.61mi
26700 Rosewood Pointe Dr Bonita Springs, FL	2.0	2.0	1199	$2,200	$1.83	3d	2	0.61mi
25480 Cockleshell Dr #1005 Bonita Springs, FL	2.0	2.5	1129	$4,500	$3.99	21d	1	0.67mi
25480 Cockleshell Dr #1005 Bonita Springs, FL	2.0	2.5	1119	$4,600	$4.11	23d	1	0.67mi
26390 Coco Cay Cir #101 Bonita Springs, FL	2.0	2.5	1498	$2,700	$1.80	23d	1	0.69mi
10328 Windley Key Ter Bonita Springs, FL	3.0	2.0	1400	$2,600	$1.86	14d	1	0.71mi
9450 Highland Woods Blvd #6203 Bonita Springs, FL	2.0	2.0	1100	$6,000	$5.45	14d	1	0.71mi
26610 Rosewood Pointe Dr #308 Bonita Springs, FL	2.0	2.0	1231	$2,100	$1.71	3d	1	0.73mi
26331 Coco Cay Cir Unit 103 Bonita Springs, FL	2.0	2.5	1520	$2,100	$1.38	21d	1	0.74mi
26589-610 Rosewood Pointe Dr Unit A 301 Bonita Springs, FL	2.0	2.0	986	$3,500	$3.55	23d	1	0.74mi
26239 Bonita Fairways Cir Bonita Springs, FL	2.0	2.0	1088	$2,500	$2.30	23d	1	0.76mi
26310 Coco Cay Cir Unit 201 Bonita Springs, FL	3.0	3.5	1840	$3,195	$1.74	23d	1	0.76mi
9500 Highland Woods Blvd #207 Bonita Springs, FL	2.0	2.0	1162	$1,600	$1.38	23d	1	0.77mi
26600 Rosewood Pointe Dr Unit B-107 Bonita Springs, FL	3.0	2.0	1616	$6,000	$3.71	23d	1	0.77mi
26600 Rosewood Pointe Dr Unit B-101 Bonita Springs, FL	2.0	2.0	983	$2,200	$2.24	3d	1	0.77mi
26991 Clarkston Dr #8106 Bonita Springs, FL	2.0	2.0	1556	$7,875	$5.06	23d	1	0.84mi
26751 Clarkston Dr #102 Bonita Springs, FL	2.0	2.0	1256	$6,500	$5.18	23d	1	0.97mi
8940 Colonnades Ct E Bonita Springs, FL	2.0	2.0	1013	$2,675	$2.64	23d	2	0.99mi
8940 Colonnades Ct E Bonita Springs, FL	2.0	2.0	1013	$2,575	$2.54	10d	3	0.99mi
8930 Colonnades Ct E #625 Bonita Springs, FL	2.0	2.0	1013	$3,000	$2.96	10d	1	1.01mi
8930 Colonnades Ct E Bonita Springs, FL	2.0	2.0	1013	$2,325	$2.30	16d	2	1.01mi
9124 Brendan Preserve Ct Bonita Springs, FL	3.0	2.0	1699	$2,950	$1.74	23d	1	1.02mi
25356 Pinson Dr Bonita Springs, FL	3.0	2.0	1454	$3,800	$2.61	23d	1	1.04mi
25356 Pinson Dr Bonita Springs, FL	3.0	2.0	1454	$3,800	$2.61	3d	1	1.04mi

Listing history 28 events

1. 2026-06-17
   days on market $228,500 Active 88 DOM
2. 2026-06-16
   days on market $228,500 Active 87 DOM
3. 2026-06-15
   days on market $228,500 Active 86 DOM
4. 2026-06-13
   days on market $228,500 Active 84 DOM
5. 2026-06-10
   days on market $228,500 Active 81 DOM
6. 2026-06-09
   days on market $228,500 Active 80 DOM
7. 2026-06-07
   days on market $228,500 Active 78 DOM
8. 2026-06-03
   days on market $228,500 Active 74 DOM
9. 2026-06-02
   days on market $228,500 Active 73 DOM
10. 2026-06-01
    days on market $228,500 Active 72 DOM
11. 2026-06-01
    days on market $228,500 Active 71 DOM
12. 2026-03-21
    listed $228,500 Active
13. 2023-05-31
    soldstatus $219,000
14. 2023-05-26
    soldstatus $219,000 Sold 163-char remark

    Show marketing remark (163 chars)

    This waterfront 2/2 in Imperial Harbor will not last for long. In 55 and older community. Backs up to Lake Herron. New seawall. Harbor Club membership is included.

15. 2023-05-15
    status Pending 163-char remark

    Show marketing remark (163 chars)

    This waterfront 2/2 in Imperial Harbor will not last for long. In 55 and older community. Backs up to Lake Herron. New seawall. Harbor Club membership is included.

16. 2023-04-18
    listed $219,000 163-char remark

    Show marketing remark (163 chars)

    This waterfront 2/2 in Imperial Harbor will not last for long. In 55 and older community. Backs up to Lake Herron. New seawall. Harbor Club membership is included.

17. 2015-10-15
    price $75,000 346-char remark

    Show marketing remark (346 chars)

    Great home in great community close to everything. .one of the areas best buys in low cost Florida Vacation home living. .or year around living. .. you can join the amenities or not. .no fees. .. PET FRIENDLY!!!! This home needs some remodeling but it's easy stuff. the bones of the home are great. and it's a super buy for a user or investor. .

18. 2015-09-03
    soldstatus $75,000
19. 2015-08-27
    price $89,900 346-char remark

    Show marketing remark (346 chars)

    Great home in great community close to everything. .one of the areas best buys in low cost Florida Vacation home living. .or year around living. .. you can join the amenities or not. .no fees. .. PET FRIENDLY!!!! This home needs some remodeling but it's easy stuff. the bones of the home are great. and it's a super buy for a user or investor. .

20. 2015-08-27
    soldstatus $75,000 Sold 346-char remark

    Show marketing remark (346 chars)

    Great home in great community close to everything. .one of the areas best buys in low cost Florida Vacation home living. .or year around living. .. you can join the amenities or not. .no fees. .. PET FRIENDLY!!!! This home needs some remodeling but it's easy stuff. the bones of the home are great. and it's a super buy for a user or investor. .

21. 2015-07-09
    status Pending With Contingencies 346-char remark

    Show marketing remark (346 chars)

    Great home in great community close to everything. .one of the areas best buys in low cost Florida Vacation home living. .or year around living. .. you can join the amenities or not. .no fees. .. PET FRIENDLY!!!! This home needs some remodeling but it's easy stuff. the bones of the home are great. and it's a super buy for a user or investor. .

22. 2015-06-24
    listed $89,900 Active 346-char remark

    Show marketing remark (346 chars)

    Great home in great community close to everything. .one of the areas best buys in low cost Florida Vacation home living. .or year around living. .. you can join the amenities or not. .no fees. .. PET FRIENDLY!!!! This home needs some remodeling but it's easy stuff. the bones of the home are great. and it's a super buy for a user or investor. .

23. 2015-06-18
    historical
24. 2015-01-07
    listed $89,900 Active
25. 2007-03-02
    historical
26. 2007-01-12
    listed $149,000
27. 2005-08-18
    soldstatus $125,000
28. 2001-04-09
    soldstatus $61,000

ⓘ 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: $2,451 · $204/mo
• Projected year-2 tax: $2,451 · $204/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $35,060
• − Mortgage interest: −$12,800
• − Property taxes: −$2,451
• − Insurance: −$6,261
• − Repairs & maintenance: −$2,805
• − Management: −$2,805
• − Depreciation: −$6,647
• Taxable income: $1,292
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $4,296/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

+274.6% since first listed

17 events — show timeline

• 2026-03-21 Listed $228,500 BEARMLS
• 2023-05-31 Sold (Public Records) $219,000 Public Records
• 2023-05-26 Sold (MLS) $219,000 BEARMLS
• 2023-05-15 Pending — BEARMLS
• 2023-04-18 Listed $219,000 BEARMLS
• 2015-10-15 Price Changed $75,000 FORTMLS
• 2015-09-03 Sold (Public Records) $75,000 Public Records
• 2015-08-27 Sold (MLS) $75,000 FORTMLS
• 2015-08-27 Price Changed $89,900 FORTMLS
• 2015-07-09 Pending — FORTMLS
• 2015-06-24 Listed $89,900 FORTMLS
• 2015-06-18 Listing Removed — FORTMLS
• 2015-01-07 Listed $89,900 FORTMLS
• 2007-03-02 Listing Removed — FORTMLS
• 2007-01-12 Listed $149,000 FORTMLS
• 2005-08-18 Sold (Public Records) $125,000 Public Records
• 2001-04-09 Sold (Public Records) $61,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,451 · +4.6% YoY. Source: county tax records.