4693 Leilani Ln · Bonita Springs, FL 34134

$359,000

2 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 222 Days on market

Built 1975 1.00 ac lot Est $331k · 9% over $100/mo HOA · 2% 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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +7.5/10.0
• Schools +4.1/10.0
• ARV discount +3.6/15.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PARADISE AWAITS! Canal front home Gulf access 15 minutes to the Gulf of Mexico At least one occupant must be 55 or older. The property may be used as a primary residence, a Winter boating retreat, or an investment property. Discover an inviting 2-bedroom, 2-bathroom home with boat lift in Spring Creek Village, offering both comfort and adventure. With its breathtaking sunset and water views, and a convenient waterfront lot, this residence is the perfect spot for water enthusiasts. The property also features a spacious living room, modern kitchen, a master suite, a guest bedroom, a laundry room, and an expansive deck for outdoor relaxation. In this welcoming community, you'll enjoy amenities

Key facts

• Boat lift
• Canal front home
• Gulf access

Tags

• CANAL FRONT HOME
• GULF ACCESS
• BOAT LIFT
• WATERFRONT LOT
• SPACIOUS LIVING ROOM
• MODERN KITCHEN

Property features AI

Finance

• Other: Deeded property with no RV allowed
• HOA & community: Monthly HOA fee of $100; HOA maintenance includes manager, street lights, and street maintenance; Professional management; Community amenities include: beach access, billiards, boat storage, bocce court, clubhouse, community boat ramp, community gulf boat access, community pool, community room, community spa/hot tub, fish cleaning station, pickleball, private membership, tennis court, underground utilities; Community type: boating, mobile/manufactured, non-gated; Total annual recurring fees approximately $1,200

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Central water; Central sewer; Electric service (central)
• Home design: Residential manufactured home; Manufactured building design; Built in 1975; Rear exposure faces south; Single-story
• Construction: Metal roof
• Exterior features: Deck; Impact resistant windows; Double-hung windows; Vinyl siding; Zero lot line; Canal and river views; Waterfront with canal, gulf frontage, navigable access, and seawall

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator/Freezer
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Cable prewire; Walk-in closet; Window coverings; Dining area (living); Eat-in kitchen; Guest room; Furnished; Split bedroom floor plan
• Laundry & utility: Cable available

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $359k.

Deal economics

• At list price, monthly cash flow is $693 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $359k).
• Recommended offer: $316k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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; 17 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).
• This rent runs 41% of the median local income ($131k/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 $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 222 days — a 12% lower offer ($316k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 6y ago; this cycle's ask is 7080% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $190k; list at $359k implies a 89% gain — meaningful room to come down on a strong offer.

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 5→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $315,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.25% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.37%
• DSCR: 1.59
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $330,624
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4680 Lahaina	0.07mi	2/2.0	960 (-5%)	5mo	$315,000	$328	84

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 · 2.85% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-14,395
• Equity at exit: $53,528

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $42,765
• Equity at exit: $31,040

Cash invested: $100,520 (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: $4,491 high
• Mortgage (P&I): −$1,883
• Tax from tax record: −$295 /mo · $3,545/yr
• Insurance: −$150
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$100
• Vacancy / Maint / Mgmt: −$943
• Net cashflow: $693

Break-even live

Break-even rent $3,613

Max offer price $359,000

Occupancy floor 80%

Sensitivity live

Price	-10% $897	-5% $795	+0% $693	+5% $592	+10% $490
Rent	-10% $339	-5% $516	+0% $693	+5% $871	+10% $1,048
Rate	-1.0pp $874	-0.5pp $785	base $693	+0.5pp $600	+1.0pp $506

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4700 Leilani Ln Bonita Springs, FL	2.0	2.0	1380	$5,000	$3.62	24d	1	0.05mi
4709 Kon Tiki Ln Bonita Springs, FL	2.0	2.0	1475	$1,500	$1.02	24d	1	0.15mi
4161 Sawgrass Point Dr #101 Bonita Springs, FL	2.0	2.0	1445	$5,500	$3.81	24d	1	0.39mi
4161 Sawgrass Point Dr #101 Bonita Springs, FL	2.0	2.0	1445	$5,500	$3.81	22d	1	0.39mi
4201 Sawgrass Point Dr #102 Bonita Springs, FL	2.0	2.0	1319	$5,000	$3.79	24d	1	0.44mi
4200 Sawgrass Point Dr #101 Bonita Springs, FL	2.0	2.0	1445	$5,250	$3.63	24d	1	0.47mi
25130 Sandpiper Greens Ct #104 Bonita Springs, FL	2.0	2.0	1392	$6,500	$4.67	24d	1	0.76mi
24821 Lakemont Cove Ln #101 Bonita Springs, FL	2.0	2.0	1203	$6,500	$5.40	24d	1	1.01mi
25248 Pelican Creek Cir #102 Bonita Springs, FL	3.0	2.0	1458	$7,000	$4.80	24d	1	1.33mi
23660 Walden Center Dr Estero, FL	1.0	1.0	649	$1,522	$2.34	15d	1	1.37mi
23680 Walden Center Dr #107 Estero, FL	2.0	2.0	1052	$1,900	$1.81	4d	1	1.37mi
23640 Walden Center Dr #106 Estero, FL	2.0	2.0	1052	$1,850	$1.76	3d	1	1.40mi
23710 Walden Center Dr #308 Estero, FL	3.0	2.0	1355	$3,000	$2.21	24d	1	1.40mi
23580 Walden Center Dr #209 Estero, FL	1.0	1.0	742	$1,550	$2.09	20d	1	1.41mi
23500 Walden Center Dr Estero, FL	1.0–2.0	1.0–2.0	803	$2,800	$3.48	17d	3	1.44mi
23520 Walden Center Dr #308 Estero, FL	2.0	2.0	1239	$2,000	$1.61	4d	1	1.45mi
23520 Walden Center Dr #308 Estero, FL	2.0	2.0	1239	$2,000	$1.61	24d	1	1.45mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: water

Listing history 40 events

1. 2026-06-17
   days on market $359,000 Active 222 DOM
2. 2026-06-16
   days on market $359,000 Active 221 DOM
3. 2026-06-16
   days on market $359,000 Active 220 DOM
4. 2026-06-13
   days on market $359,000 Active 218 DOM
5. 2026-06-09
   days on market $359,000 Active 214 DOM
6. 2026-06-07
   days on market $359,000 Active 212 DOM
7. 2026-06-02
   days on market $359,000 Active 207 DOM
8. 2026-06-01
   days on market $359,000 Active 206 DOM
9. 2026-06-01
   days on market $359,000 Active 205 DOM
10. 2026-03-29
    price $359,000
11. 2026-03-13
    listed $5,000
12. 2026-03-13
    historical $5,000
13. 2026-01-06
    price $375,000
14. 2025-12-09
    price $5,000
15. 2025-11-07
    listed $399,000 Active
16. 2025-10-08
    listed $5,500
17. 2025-10-08
    historical $5,500
18. 2025-09-30
    historical
19. 2025-03-25
    price $5,500
20. 2025-02-28
    price $4,000
21. 2025-02-15
    listed $4,500
22. 2025-02-15
    historical $2,500
23. 2025-01-28
    historical $2,500
24. 2025-01-28
    listed $2,500
25. 2024-11-27
    listed $2,500
26. 2024-11-14
    historical $2,500
27. 2024-11-11
    listed $385,000 Active
28. 2024-08-19
    historical
29. 2024-06-05
    listed $2,500
30. 2024-03-13
    price $450,000
31. 2024-01-03
    listed $475,000 Active
32. 2023-12-10
    historical $5,000
33. 2023-11-09
    listed $5,000
34. 2022-11-29
    soldstatus $190,000 Sold
35. 2022-11-06
    listed $195,000
36. 2021-04-13
    soldstatus $230,000
37. 2020-12-18
    historical
38. 2020-09-22
    listed $259,900 Active
39. 2009-06-15
    soldstatus $125,000
40. 1975-11-01
    soldstatus $8,500

ⓘ 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: $3,545 · $295/mo
• Projected year-2 tax: $3,545 · $295/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 5 d/yr ≥107°F today · 23 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: $53,886
• − Mortgage interest: −$20,110
• − Property taxes: −$3,545
• − Insurance: −$6,914
• − Repairs & maintenance: −$4,311
• − Management: −$4,311
• − HOA: −$1,200
• − Depreciation: −$10,444
• Taxable income: $3,053
• Est. tax owed @ 24.0%: −$733
• After-tax cash flow: $7,587/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

+4123.5% since first listed

31 events — show timeline

• 2026-03-29 Price Changed $359,000 NAPLESMLS
• 2026-03-13 Listed for Rent $5,000 FGCMLS
• 2026-03-13 Rental Removed $5,000 NAPLESMLS
• 2026-01-06 Price Changed $375,000 NAPLESMLS
• 2025-12-09 Price Changed $5,000 NAPLESMLS
• 2025-11-07 Listed $399,000 NAPLESMLS
• 2025-10-08 Listed for Rent $5,500 NAPLESMLS
• 2025-10-08 Rental Removed $5,500 NAPLESMLS
• 2025-09-30 Listing Removed — NAPLESMLS
• 2025-03-25 Price Changed $5,500 NAPLESMLS
• 2025-02-28 Price Changed $4,000 NAPLESMLS
• 2025-02-15 Listed for Rent $4,500 NAPLESMLS
• 2025-02-15 Rental Removed $2,500 NAPLESMLS
• 2025-01-28 Rental Removed $2,500 NAPLESMLS
• 2025-01-28 Listed for Rent $2,500 NAPLESMLS
• 2024-11-27 Listed for Rent $2,500 NAPLESMLS
• 2024-11-14 Rental Removed $2,500 NAPLESMLS
• 2024-11-11 Listed $385,000 NAPLESMLS
• 2024-08-19 Listing Removed — NAPLESMLS
• 2024-06-05 Listed for Rent $2,500 NAPLESMLS
• 2024-03-13 Price Changed $450,000 NAPLESMLS
• 2024-01-03 Listed $475,000 NAPLESMLS
• 2023-12-10 Rental Removed $5,000 RENT.
• 2023-11-09 Listed for Rent $5,000 RENT.
• 2022-11-29 Sold (MLS) $190,000 BEARMLS
• 2022-11-06 Listed $195,000 BEARMLS
• 2021-04-13 Sold (Public Records) $230,000 Public Records
• 2020-12-18 Listing Removed — NAPLESMLS
• 2020-09-22 Listed $259,900 NAPLESMLS
• 2009-06-15 Sold (Public Records) $125,000 Public Records
• 1975-11-01 Sold (Public Records) $8,500 Public Records

Property tax history

+5.9%/yr

Latest (2025): $3,545 · +13.3% YoY. Source: county tax records.