Duplex
9805/9807 Montana Ct · Bonita Springs, FL
Flood risk 10/10 · Severe
- FEMA flood zone
- AE
- Chance of flooding over 30 yrs
- 0.99%
- Est. flood insurance / yr
- $1,737 – $8,500
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 107°F)
- 7 days/yr
- Hot days in 30 yrs
- 30 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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 +27.8/30.0
- ARV discount +15.0/15.0
- DSCR +9.8/10.0
- 1% rule +7.6/10.0
- Schools +5.2/10.0
- Condition / age +3.8/5.0
- Livability +3.5/5.0
- Rent growth +2.3/5.0
- Appreciation +0.0/10.0
$375,500
9805/9807 Montana Ct · Bonita Springs, FL 34135
2 bd · 2.0 ba · 2,312 sqft · MultiFamily
· 190 Days on market
Built 1978
6,664 sqft lot
$162/sqft
· 38% below area
Est $602k · 38% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Multi-family units
County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed
Listing remarks
Located at the end of a quiet cul-de-sac, this waterfront duplex offers a rare opportunity for investment or flexible living along a canal leading to the Imperial River. The property features two one-bedroom, one-bath units, each with its own private screened lanai overlooking a waterway. The lanai screens were replaced at the end of 2021, and each unit includes its own washer and dryer hookups for added convenience. Positioned on a canal with access to the Imperial River, the setting allows for kayaking or boating with access to the Gulf, and the backyard regularly offers views of manatees and dolphins swimming by. Both kitchens were remodeled at the end of 2022 with new cabinetry.
Key facts
- Waterfront duplex
- Remodeled kitchens
- Views of manatees
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2 × 1-bed/1.0-bath units multifamily listed at $376k. Condition is rated good.
- This rent per unit runs 31% of the median local income ($91k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Deal economics
- At list price, monthly cash flow is $719 ($9k/yr) — positive. Per door: $360/mo.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($5k rent vs $376k).
- Recommended offer: $330k (12.0% below list) — sets the bar for market timing.
- Cap rate 10.0% 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); 1075 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 86d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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).
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 190 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$330,440
(12.0% below list)
Questions for the listing agent
- It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
- What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
- Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
- 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.
- 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
- 1.26% ✓
- Cap rate
- 9.95%
- Cash-on-cash
- 13.08%
- DSCR
- 1.58
- GRM
- 6.6
CMA / ARV
- ARV (median comp)
- $602,232
- List price
- $375,500
- Delta
- -37.65%
- Verdict
- UNDERPRICED
- Comps
- 4 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 27085 Serrano Way | 0.16mi | 3/3.0 (+1) | 2,198 (-5%) | 0mo | $935,000 | $425 | 75 |
| 27151 Flossmoor Dr | 0.46mi | 3/3.0 (+1) | 2,201 (-5%) | 0mo | $745,000 | $338 | 62 |
| 27541 Suffridge Dr | 0.22mi | 3/2.0 (+1) | 1,737 (-25%) | 2mo | $525,000 | $302 | 58 |
| 27130 Holly Ln | 0.46mi | 3/2.0 (+1) | 1,960 (-15%) | 2mo | $887,000 | $453 | 47 |
| 3352 Montara Dr | 1.45mi | 3/2.5 (+1) | 2,489 (+8%) | 2mo | $825,000 | $331 | 44 |
| 9239 Spanish Moss Way | 0.93mi | 3/2.0 (+1) | 2,099 (-9%) | 2mo | $525,000 | $250 | 43 |
| 28025 Oak Ln | 1.42mi | 3/2.0 (+1) | 2,056 (-11%) | 2mo | $580,000 | $282 | 40 |
| 26502 Lucky Stone Rd #101 | 1.33mi | 3/2.0 (+1) | 1,747 (-24%) | 2mo | $340,000 | $195 | 34 |
| 27189 Gasparilla Dr | 0.77mi | 3/2.5 (+1) | 1,832 (-21%) | 0mo | $915,000 | $499 | 33 |
| 26416 Bonita Fairways Blvd | 1.10mi | 3/2.5 (+1) | 1,753 (-24%) | 0mo | $430,000 | $245 | 33 |
| 26548 Bonita Fairways Blvd | 0.94mi | 3/2.5 (+1) | 1,753 (-24%) | 1mo | $430,000 | $245 | 32 |
| 28525 Highgate Dr | 1.37mi | 3/3.0 (+1) | 2,885 (+25%) | 0mo | $625,000 | $217 | 31 |
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
- -7.6%
- Equity multiple
- 0.73×
- Total profit
- $-28,589
- Equity at exit
- $55,988
10-year hold
- IRR
- -3.0%
- Equity multiple
- 0.83×
- Total profit
- $-18,191
- Equity at exit
- $32,466
Cash invested: $105,140 (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.
ZIP-level market 34135
- Rents YoY
- -0.6%
- Active inventory
- 1075
- Price-to-rent
- 13.2×
Monthly cashflow live
↻
- Estimated rent
- $4,735 high interval (Pro) →
- Mortgage (P&I)
- −$1,969
- Tax est. 1.5%
- −$469 /mo · $5,632/yr
- Insurance
- −$156
- Flood insurance flood zone
- −$427 /mo · $5,118/yr
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$994
- Net cashflow
- $719
2-unit breakdown (identical units grouped — click to expand)
| Units | Beds | Baths | Est. rent |
|---|---|---|---|
| 2× units | 1 | 1 | $4,736 |
| #1 | 1 | 1 | $2,368 |
| #2 | 1 | 1 | $2,368 |
| Total (2 units) | $4,735 | ||
Break-even live
Break-even rent
$3,825
Max offer price
$375,500
Occupancy floor
80%
Sensitivity live
| Price | -10% $979 | -5% $849 | +0% $719 | +5% $589 | +10% $460 |
|---|---|---|---|---|---|
| Rent | -10% $345 | -5% $532 | +0% $719 | +5% $906 | +10% $1,093 |
| Rate | -1.0pp $908 | -0.5pp $815 | base $719 | +0.5pp $622 | +1.0pp $523 |
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
- $93,875
- Closing costs
- $11,265
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 27581 Hacienda East Blvd Unit 1256822P Bonita Springs, FL | 2.0 | 2.0 | 1808 | $4,645 | $2.57 | 7d | 1 | 0.28mi |
| 27681 Hacienda East Blvd Bonita Springs, FL | 2.0 | 2.5 | 1675 | $3,000 | $1.79 | 119d | 1 | 0.35mi |
| 27761 Hacienda East Blvd Unit 224B Bonita Springs, FL | 2.0 | 2.5 | 1528 | $4,500 | $2.95 | 9d | 1 | 0.41mi |
| 27791 Hacienda East Blvd Unit 222D Bonita Springs, FL | 2.0 | 2.5 | 1528 | $4,500 | $2.95 | 9d | 1 | 0.44mi |
| 9395 Pennsylvania Ave #7 Bonita Springs, FL | 2.0 | 3.0 | 1700 | $2,500 | $1.47 | 9d | 1 | 0.44mi |
| 27750 Hacienda East Blvd Unit 208B Bonita Springs, FL | 2.0 | 2.5 | 1528 | $3,800 | $2.49 | 119d | 1 | 0.45mi |
| 9861 Alabama St #3 Bonita Springs, FL | 2.0 | 2.0 | 866 | $2,100 | $2.42 | 119d | 1 | 0.46mi |
| 9861 Alabama St #3 Bonita Springs, FL | 2.0 | 2.0 | 866 | $2,100 | $2.42 | 115d | 1 | 0.46mi |
| 10284 Pennsylvania Ave Bonita Springs, FL | 1.0 | 1.0 | 480 | $2,000 | $4.17 | 119d | 1 | 0.47mi |
| 27770 Hacienda East Blvd Unit 207B Bonita Springs, FL | 2.0 | 2.5 | 1528 | $2,200 | $1.44 | 71d | 1 | 0.47mi |
| 27501 Playa del Rey Ln #503 Bonita Springs, FL | 2.0 | 1.0 | 1120 | $1,775 | $1.58 | 0d | 1 | 0.48mi |
| 27501 Playa del Rey Ln #503 Bonita Springs, FL | 2.0 | 1.0 | 1120 | $1,695 | $1.51 | 0d | 1 | 0.48mi |
| 27020 Williams Rd #5 Bonita Springs, FL | 1.0 | 1.0 | 595 | $1,700 | $2.86 | 119d | 1 | 0.49mi |
| 9820 Citadel Ln Bonita Springs, FL | 2.0 | 2.0 | 1020 | $1,575 | $1.54 | 9d | 1 | 0.53mi |
| 27911 Hacienda East Blvd Unit 217B Bonita Springs, FL | 2.0 | 2.0 | 1500 | $2,100 | $1.40 | 99d | 1 | 0.54mi |
| 27710 Tennessee St Bonita Springs, FL | 1.0 | 1.5 | 1040 | $1,900 | $1.83 | 7d | 1 | 0.55mi |
| 9871 Citadel Ln #208 Bonita Springs, FL | 2.0 | 2.0 | 1151 | $3,000 | $2.61 | 9d | 1 | 0.55mi |
| 9871 Citadel Ln #208 Bonita Springs, FL | 2.0 | 2.0 | 1151 | $3,000 | $2.61 | 119d | 1 | 0.55mi |
| 27715 Tennessee St Unit b Bonita Springs, FL | 2.0 | 1.0 | 885 | $1,750 | $1.98 | 119d | 1 | 0.58mi |
| 10280 Carolina St Unit 1 Bonita Springs, FL | 2.0 | 1.5 | 1040 | $2,200 | $2.12 | 115d | 1 | 0.61mi |
| 10282 Carolina St Unit 1 Bonita Springs, FL | 2.0 | 1.5 | 1040 | $2,300 | $2.21 | 9d | 1 | 0.61mi |
| 9204 Pennsylvania Ave Bonita Springs, FL | 2.0 | 1.0 | 900 | $1,895 | $2.11 | 119d | 1 | 0.63mi |
| 26239 Bonita Fairways Cir Bonita Springs, FL | 2.0 | 2.0 | 1088 | $2,500 | $2.30 | 119d | 1 | 0.63mi |
| 26239 Bonita Fairways Cir Bonita Springs, FL | 2.0 | 2.0 | 1088 | $2,500 | $2.30 | 77d | 1 | 0.63mi |
| 26600 Rosewood Pointe Dr Unit 102 Bonita Springs, FL | 1.0 | 2.0 | 833 | $2,900 | $3.48 | 99d | 1 | 0.63mi |
| 26600 Rosewood Pointe Dr Unit B-101 Bonita Springs, FL | 2.0 | 2.0 | 983 | $2,000 | $2.03 | 82d | 1 | 0.63mi |
| 26991 Clarkston Dr #8106 Bonita Springs, FL | 2.0 | 2.0 | 1556 | $7,875 | $5.06 | 85d | 1 | 0.65mi |
| 26991 Clarkston Dr #8106 Bonita Springs, FL | 2.0 | 2.0 | 1556 | $7,875 | $5.06 | 119d | 1 | 0.65mi |
| 26589-610 Rosewood Pointe Dr Unit A 301 Bonita Springs, FL | 2.0 | 2.0 | 986 | $3,500 | $3.55 | 119d | 1 | 0.66mi |
| 26610 Rosewood Pointe Dr #308 Bonita Springs, FL | 2.0 | 2.0 | 1231 | $2,100 | $1.71 | 99d | 1 | 0.67mi |
| 27881 New York St Unit 13B Bonita Springs, FL | 1.0 | 1.0 | — | $650 | — | 65d | 1 | 0.67mi |
| 27881 New York St Unit 13B Bonita Springs, FL | 1.0 | 1.0 | — | $800 | — | 119d | 1 | 0.67mi |
| 27881 New York St Unit 6A Bonita Springs, FL | 2.0 | 1.0 | — | $800 | — | 119d | 1 | 0.67mi |
| 26961 Clarkston Dr #9208 Bonita Springs, FL | 2.0 | 2.0 | 1556 | $6,600 | $4.24 | 9d | 1 | 0.68mi |
| 26630 Rosewood Pointe Dr Unit 1 Bonita Springs, FL | 2.0 | 2.0 | 1659 | $2,400 | $1.45 | 82d | 1 | 0.69mi |
| 26630 Rosewood Pointe Dr #306 Bonita Springs, FL | 2.0 | 2.0 | 1688 | $2,400 | $1.42 | 85d | 1 | 0.69mi |
| 9500 Highland Woods Blvd #207 Bonita Springs, FL | 2.0 | 2.0 | 1162 | $4,900 | $4.22 | 78d | 1 | 0.71mi |
| 9500 Highland Woods Blvd #207 Bonita Springs, FL | 2.0 | 2.0 | 1162 | $1,600 | $1.38 | 119d | 1 | 0.71mi |
| 26700 Rosewood Pointe Dr Bonita Springs, FL | 2.0 | 2.0 | 1199 | $2,000 | $1.67 | 71d | 2 | 0.71mi |
| 26900 N Riverside Dr Bonita Springs, FL | 2.0 | 1.0 | 572 | $2,000 | $3.50 | 63d | 1 | 0.71mi |
Property features AI
Finance
- Other
- Zoning: TFC-2Lot acreage approximately 0.1530Possession: subject to lease
- HOA & community
- Non-gated communityNo HOA amenities
Exterior
- Utilities
- Central water (assessment paid)Central sewerCable available
- Home design
- Residential income propertyDuplexBuilt in 1978Located in the Park Place developmentSituated on a cul-de-sacRegular lot
- Construction
- Wood frame construction
- Exterior features
- Brick exteriorMetal roofCanal waterfront with gulf access (bridge(s))Canal width reported as 1–30
Interior
- Bedrooms
- 2-unit property (duplex) — bedrooms per unit not specified
- Flooring
- Tile
- Bathrooms
- 2 full bathrooms (total for property)
- Heating & cooling
- Central electric heatCentral electric air conditioningCeiling fans
- Interior features
- Tile flooring
Listing history 42 events
-
2026-08-05days on market $375,500 Active 190 DOM
-
2026-08-04days on market $375,500 Active 189 DOM
-
2026-07-30days on market $375,500 Active 183 DOM
-
2026-07-28days on market $375,500 Active 182 DOM
-
2026-07-26days on market $375,500 Active 180 DOM
-
2026-07-24days on market $375,500 Active 178 DOM
-
2026-07-23days on market $375,500 Active 177 DOM
-
2026-07-22days on market $375,500 Active 176 DOM
-
2026-07-21days on market $375,500 Active 175 DOM
-
2026-07-18days on market $375,500 Active 172 DOM
-
2026-07-18days on market $375,500 Active 171 DOM
-
2026-07-16days on market $375,500 Active 170 DOM
-
2026-07-15days on market $375,500 Active 169 DOM
-
2026-07-13days on market $375,500 Active 167 DOM
-
2026-07-13days on market $375,500 Active 166 DOM
-
2026-07-12days on market $375,500 Active 165 DOM
-
2026-07-10days on market $375,500 Active 164 DOM
-
2026-07-10days on market $375,500 Active 163 DOM
-
2026-07-07days on market $375,500 Active 161 DOM
-
2026-07-06days on market $375,500 Active 160 DOM
-
2026-07-05days on market $375,500 Active 159 DOM
-
2026-07-02days on market $375,500 Active 156 DOM
-
2026-07-01days on market $375,500 Active 155 DOM
-
2026-06-30days on market $375,500 Active 154 DOM
-
2026-06-29days on market $375,500 Active 153 DOM
-
2026-06-28days on market $375,500 Active 152 DOM
-
2026-06-25days on market $375,500 Active 148 DOM
-
2026-06-22days on market $375,500 Active 146 DOM
-
2026-06-22days on market $375,500 Active 145 DOM
-
2026-06-17days on market $375,500 Active 141 DOM
-
2026-06-16days on market $375,500 Active 140 DOM
-
2026-06-15days on market $375,500 Active 139 DOM
-
2026-06-13days on market $375,500 Active 137 DOM
-
2026-06-10days on market $375,500 Active 134 DOM
-
2026-06-09days on market $375,500 Active 133 DOM
-
2026-06-07days on market $375,500 Active 131 DOM
-
2026-06-02days on market $375,500 Active 126 DOM
-
2026-06-01days on market $375,500 Active 125 DOM
-
2026-06-01days on market $375,500 Active 124 DOM
-
2026-05-13status Pending With Contingencies
-
2026-03-05price $375,500
-
2026-01-11$379,000 Active
ⓘ 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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
- Wildfire 1/10 Low
- Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $56,820
- − Mortgage interest
- −$21,034
- − Property taxes
- −$5,632
- − Insurance
- −$6,996
- − Repairs & maintenance
- −$4,546
- − Management
- −$4,546
- − Depreciation
- −$10,924
- Taxable income
- $3,143
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$754
- After-tax cash flow
- $7,875/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 · 13 photos
75/100
Cosmetic rehab
Est. rehab $11,560–$34,680 screening
This waterfront duplex is in good condition with recent updates to the kitchens and bathrooms. It offers a peaceful and private setting with access to the Imperial River, making it an attractive investment or living opportunity.
Value-add opportunities
- Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics, attracting more buyers and renters. ↑
- Both Landscaping improvements — Enhancing the landscaping can increase the home's curb appeal and attract more potential buyers and renters. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
D
Composite school gradezoned avg 52/100
Zoned Schools
Elementary
Bonita Springs Elementary School
C-
FL #976/2,144
Nat'l #11,114/41,679
Middle
Bonita Springs Middle Center For The Arts
C+
FL #209/571
Nat'l #2,873/14,009
High
Estero High School
D
FL #179/667
Nat'l #5,677/17,239
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
- 31,926
- Metro
- Cape Coral-Fort Myers, FL
- Population (ZIP)
- 48,252
- Household income
- $91,380
- Rent vs Own
- Severe rent burden
- 17% of renters
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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
-0.9% since first listed3 events — show timeline
- 2026-05-13 Pending — BEARMLS
- 2026-03-05 Price Changed $375,500 BEARMLS
- 2026-01-11 Listed $379,000 BEARMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…