14811 Sterling Oaks Dr · Bonita Springs, FL 34110

$579,000

3 bd · 3.0 ba · 1,283 sqft · SingleFamily public records · 65 Days on market

Built 2003 $640/mo HOA · 12% 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).

• Cash flow +13.9/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• 1% rule +4.4/10.0
• DSCR +4.2/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attached villa.

Key facts

• Tropical pool
• Pickleball courts
• Bocce courts

Tags

• REMODELED KITCHEN
• REMODELED BATHROOMS
• EXTENDED LANAI
• TROPICAL POOL
• PICKLEBALL COURTS
• BOCCE COURTS

Property features AI

Finance

• Other: Part of the Sterling Oaks development (Wildcat Cove subcommunity); Unit is one of two in the building and one unit per floor in the building (complex has many units)
• Financial info: Total annual recurring HOA fees reported; Total one-time fees reported
• HOA & community: Mandatory HOA with on-site management; Monthly HOA fee (reported); HOA covers cable, internet/WiFi, irrigation water, lawn/land maintenance, pest control (exterior), repairs, reserves, security, street lights and maintenance, manager, legal/accounting; Community amenities include clubhouse, community pool and spa/hot tub, exercise room, bocce court, pickleball, tennis, play area, restaurant, sauna, cabana, community room, sidewalks, streetlights, and underground utilities; Community type: gated

Exterior

• Parking: Attached 2-car garage
• Security: Gated community with guard at gate; Patrolled community; Entry card access
• Utilities: Central water; Central sewer; Cable available
• Home design: Attached villa; 2-story design; Zero lot line; Rear exposure faces northwest
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Single-hung windows; Built in 2003
• Exterior features: Patio; Pond/lake frontage and lake view; Automatic sprinkler system

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator/ice maker
• Bedrooms: 3 bedrooms plus den; Master bedroom on ground level; Split bedroom floor plan
• Flooring: Tile flooring
• Bathrooms: 3 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heating; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; High-speed internet available; Smoke detectors; Volume ceilings; Walk-in closet; Window coverings; Breakfast bar and formal dining; Den (study); Loft; Screened lanai/porch; Turnkey furnished
• Laundry & utility: Washer and dryer; Laundry in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $579k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $563k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $547k (5.5% below list).
• Recommended offer: $544k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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: cost of living C-, health & safety D, amenities F.
• Collier (suburban): math 60% / reading 56% proficiency, ranked #16 of 73 in FL (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Naples Park Elementary School (math 67% / reading 57%, grade B, #608 of 2,144 statewide, top 29%, 395 students, 48% FRL); North Naples Middle School (math 79% / reading 73%, grade A, #34 of 571 statewide, top 6%, 903 students, 25% FRL); Gulf Coast High School (math 57% / reading 68%, grade B-, #93 of 667 statewide, top 14%, 2,447 students, 20% FRL) — zoned schools average 31% FRL vs 55% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-1.1%/yr); 593 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $5,471/mo this rent would consume 67% of the median local household income ($98k/yr) (locally 1006% 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 $4k of loan paydown is wiped out by about $17k of value loss. Plan a longer hold.
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($544k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (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 $544,260 (6.0% 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 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.29×
• Total profit: $-115,378
• Equity at exit: $86,331

10-year hold

• IRR: -25.0%
• Equity multiple: -0.04×
• Total profit: $-168,612
• Equity at exit: $50,061

Cash invested: $162,120 (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 34110

• Rents YoY: -1.1%
• Active inventory: 593
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $5,471 high
• Mortgage (P&I): −$3,036
• Tax from tax record: −$345 /mo · $4,137/yr
• Insurance: −$241
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$640
• Vacancy / Maint / Mgmt: −$1,149
• Net cashflow: $-92

Break-even live

Break-even rent $5,588

Max offer price $562,754

Occupancy floor 97%

Sensitivity live

Price	-10% $236	-5% $72	+0% $-92	+5% $-256	+10% $-420
Rent	-10% $-524	-5% $-308	+0% $-92	+5% $124	+10% $340
Rate	-1.0pp $200	-0.5pp $55	base $-92	+0.5pp $-242	+1.0pp $-395

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: $144,750
• Closing costs: $17,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1214 Sweetwater Ln #2306 Naples, FL	2.0	2.0	1378	$6,500	$4.72	25d	1	0.05mi
14907 Sterling Oaks Dr Naples, FL	3.0	3.0	1760	$6,500	$3.69	25d	1	0.16mi
1117 Sweetwater Ln #2201 Naples, FL	2.0	2.0	1193	$6,500	$5.45	25d	1	0.18mi
1325 Sweetwater Cv #201 Naples, FL	3.0	2.0	1381	$6,000	$4.34	25d	1	0.27mi
1420 Sweetwater Cv #102 Naples, FL	2.0	2.0	1279	$5,000	$3.91	25d	1	0.27mi
1420 Sweetwater Cv #102 Naples, FL	2.0	2.0	1279	$5,000	$3.91	23d	1	0.27mi
1415 Sweetwater Cv #104 Naples, FL	3.0	2.0	1381	$6,500	$4.71	25d	1	0.31mi
1405 Sweetwater Cv #204 Naples, FL	3.0	2.0	1381	$6,000	$4.34	15d	1	0.32mi
1405 Sweetwater Cv #204 Naples, FL	3.0	2.0	1381	$6,000	$4.34	25d	1	0.32mi
1340 Sweetwater Cv #103 Naples, FL	2.0	2.0	1279	$5,000	$3.91	25d	1	0.33mi
1390 Sweetwater Cv #203 Naples, FL	2.0	2.0	1279	$2,200	$1.72	15d	1	0.33mi
1345 Sweetwater Cv #203 Naples, FL	2.0	2.0	1279	$4,800	$3.75	25d	1	0.33mi
1360 Sweetwater Cv #202 Naples, FL	2.0	2.0	1279	$5,500	$4.30	25d	1	0.34mi
1250 Silverstrand Dr Naples, FL	3.0	2.0	1848	$5,000	$2.71	25d	1	0.35mi
9855 Costa Mesa Ln #403 Bonita Springs, FL	2.0	2.0	1146	$1,600	$1.40	25d	1	0.38mi
9851 Costa Mesa Ln Unit 1546344P Bonita Springs, FL	2.0	2.0	1194	$1,935	$1.62	18d	1	0.43mi
28790 Versol Dr Bonita Springs, FL	1.0–3.0	1.0–2.0	1075	$3,391	$3.15	3d	19	0.47mi
15985 Arbor View Blvd Naples, FL	2.0–4.0	2.0	1208	$2,062	$1.71	15d	14	0.47mi
28700 Trails Edge Blvd Bonita Springs, FL	3.0	2.0	1458	$2,175	$1.49	5d	2	0.53mi
28460 Highgate Dr Bonita Springs, FL	2.0	2.0	1871	$10,500	$5.61	25d	1	0.61mi
28611 Carriage Home Dr #101 Bonita Springs, FL	2.0	2.0	1433	$2,550	$1.78	25d	1	0.70mi
28650 Carriage Home Dr Unit 1049692P Bonita Springs, FL	3.0	2.0	1528	$3,980	$2.60	18d	1	0.72mi
9908 White Sands Pl Bonita Springs, FL	3.0	2.0	1827	$7,500	$4.11	25d	1	0.74mi
9111 Las Maderas Dr #102 Bonita Springs, FL	2.0	2.0	1624	$7,500	$4.62	25d	1	0.75mi
9021 Las Maderas Dr #202 Bonita Springs, FL	2.0	2.0	1674	$7,500	$4.48	25d	1	0.76mi
9030 Las Maderas Dr #101 Bonita Springs, FL	2.0	2.0	1432	$2,500	$1.75	25d	1	0.78mi
9050 Las Maderas Dr #101 Bonita Springs, FL	2.0	2.0	1364	$2,100	$1.54	25d	1	0.81mi
1130 Turtle Creek Blvd Naples, FL	1.0–2.0	1.0–2.0	800	$2,145	$2.68	15d	22	0.82mi
28387 Las Palmas Cir Bonita Springs, FL	2.0	2.0	1705	$6,200	$3.64	25d	1	0.82mi
28327 Hidden Lake Dr Bonita Springs, FL	3.0	2.0	1567	$8,950	$5.71	25d	1	0.85mi
8981 Palmas Grandes Blvd #102 Bonita Springs, FL	2.0	2.0	1791	$7,500	$4.19	25d	1	0.85mi
28052 Palmas Grandes Ln #101 Bonita Springs, FL	2.0	2.0	1500	$7,200	$4.80	25d	1	0.86mi
28105 Mandolin Ct #213 Bonita Springs, FL	3.0	2.0	1500	$2,600	$1.73	25d	1	0.86mi
8990 Palmas Grandes Blvd #201 Bonita Springs, FL	2.0	2.0	1797	$5,000	$2.78	25d	1	0.89mi
28119 Tamberine Ct #1412 Bonita Springs, FL	3.0	2.0	1593	$5,800	$3.64	25d	1	0.89mi
9050 Palmas Grandes Blvd #101 Bonita Springs, FL	2.0	2.0	1200	$2,000	$1.67	25d	1	0.91mi
9651 Spanish Moss Way #4121 Bonita Springs, FL	3.0	2.0	1857	$4,800	$2.58	25d	1	0.99mi
9631 Spanish Moss Way #3922 Bonita Springs, FL	2.0	2.0	1504	$6,000	$3.99	5d	1	1.05mi
9621 Spanish Moss Way Bonita Springs, FL	2.0	2.0	1504	$5,125	$3.41	25d	2	1.08mi
28251 Lisbon Ct #3412 Bonita Springs, FL	2.0	2.0	1637	$5,500	$3.36	25d	1	1.11mi

HOA detail

• Monthly dues: $640 · $7,680/yr

Listing history 27 events

1. 2026-06-21
   days on market $579,000 Active 65 DOM
2. 2026-06-18
   days on market $579,000 Active 62 DOM
3. 2026-06-17
   days on market $579,000 Active 61 DOM
4. 2026-06-16
   days on market $579,000 Active 60 DOM
5. 2026-06-15
   days on market $579,000 Active 59 DOM
6. 2026-06-14
   days on market $579,000 Active 57 DOM
7. 2026-06-10
   days on market $579,000 Active 54 DOM
8. 2026-06-09
   days on market $579,000 Active 53 DOM
9. 2026-06-08
   days on market $579,000 Active 52 DOM
10. 2026-06-07
    days on market $579,000 Active 51 DOM
11. 2026-06-03
    days on market $579,000 Active 47 DOM
12. 2026-06-02
    days on market $579,000 Active 46 DOM
13. 2026-06-01
    days on market $579,000 Active 45 DOM
14. 2026-05-31
    days on market $579,000 Active 44 DOM
15. 2026-05-30
    days on market $579,000 Active 43 DOM
16. 2026-04-17
    listed $579,000 Active
17. 2024-04-01
    soldstatus $580,000
18. 2024-03-29
    soldstatus $580,000 Sold 15-char remark

    Show marketing remark (15 chars)

    Attached villa.

19. 2024-03-06
    status Pending 15-char remark

    Show marketing remark (15 chars)

    Attached villa.

20. 2024-02-23
    status Pending With Contingencies 15-char remark

    Show marketing remark (15 chars)

    Attached villa.

21. 2024-02-13
    listed $625,000 Active 15-char remark

    Show marketing remark (15 chars)

    Attached villa.

22. 2016-05-16
    soldstatus $280,000
23. 2016-05-12
    price $280,000
24. 2016-05-12
    price $284,900
25. 2005-10-12
    soldstatus $361,000
26. 2001-05-07
    soldstatus $8,750,000
27. 1996-10-07
    soldstatus $11,235,400

ⓘ 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: $4,137 · $345/mo
• Projected year-2 tax: $4,806 · $400/mo
• Expected delta: +$669/yr (+$56/mo · 16.2%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AH · 23% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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

Taxation est. · year 1

• Rental income: $65,657
• − Mortgage interest: −$32,433
• − Property taxes: −$4,137
• − Insurance: −$4,720
• − Repairs & maintenance: −$5,253
• − Management: −$5,253
• − HOA: −$7,680
• − Depreciation: −$16,844
• Taxable loss: −$10,661
• Est. tax savings @ 24.0%: +$2,559
• After-tax cash flow: $1,455/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: Collier
• NCES district ID: 1200330
• Math proficiency: 60% ▼ -4.00%
• Reading proficiency: 56% ▼ -2.00%
• Median HH income: $58,275
• Composite: 50.23/100
• National rank: #1892
• State rank: #16 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

• County: Collier County · 396,295 people
• City population: 64,727
• Metro: Naples-Marco Island, FL
• Population (ZIP): 25,630
• Household income: $97,564
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 1006.0

Population outlook (Collier County) Hauer SSP2

• Today (2025): 420,858 people
• By 2030: 450,054 · +6.9%
• By 2040: 502,232 · +19.3%
• By 2050: 544,932 · +29.5%
• By 2075: 627,203 · +49.0%
• By 2100: 659,015 · +56.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 9% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 3% French/Haitian/Cajun 1%

Political lean MEDSL · Collier

• 2024 margin: Solid R (+33.1) · D 33.1% · R 66.2%
• 2008→2024 swing: -10.6pp toward R · 2008: -22.5pp · 2024: -33.1pp
• All cycles: 2024: R+33.1 2020: R+24.7 2016: R+26.0 2012: R+30.1 2008: R+22.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -172.68%
• Current HPI: 267.4644
• Rent YoY: ▼ -1.06%
• Metro: Naples-Marco Island, 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

-94.8% since first listed

12 events — show timeline

• 2026-04-17 Listed $579,000 NAPLESMLS
• 2024-04-01 Sold (Public Records) $580,000 Public Records
• 2024-03-29 Sold (MLS) $580,000 NAPLESMLS
• 2024-03-06 Pending — NAPLESMLS
• 2024-02-23 Pending — NAPLESMLS
• 2024-02-13 Listed $625,000 NAPLESMLS
• 2016-05-16 Sold (Public Records) $280,000 Public Records
• 2016-05-12 Price Changed $280,000 BEARMLS
• 2016-05-12 Price Changed $284,900 BEARMLS
• 2005-10-12 Sold (Public Records) $361,000 Public Records
• 2001-05-07 Sold (Public Records) $8,750,000 Public Records
• 1996-10-07 Sold (Public Records) $11,235,400 Public Records

Property tax history

+5.3%/yr

Latest (2025): $4,137 · +4.8% YoY. Source: county tax records.