14 Limetree Park Dr · Bonita Springs, FL 34135

$169,500

1 bd · 1.0 ba · 350 sqft · Manufactured public records · 91 Days on market

Built 1984 2,134 sqft lot $217/mo HOA · 13% 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
• 1% rule +4.8/10.0
• DSCR +4.2/10.0
• 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

LOVELY LIMETREE!! Lovely little 55+ slice of "Lime Tree Paradise" perfectly placed in Sunny Bonita Springs Florida!! NOT IN FLOOD ZONE & Pet Friendly section! Elevated Florida room with additional half bathroom. New kitchen appliances, quartz counter tops, new water heater, ROOF 2021, Shed, new electric wiring from meter to house upgraded to 100 amp. Well taken care of and lightly lived in; this turnkey furnished manufactured home is ready for you to enjoy! Features include "premium", brick paver lot with sunny SE rear exposure; large outdoor patio with dining area, outdoor storage shed, Florida Room, laundry area, large RENOVATED KITCHEN open to spacious family ro

Key facts

• Pet friendly section
• Not in flood zone
• New water heater

Tags

• NOT IN FLOOD ZONE
• PET FRIENDLY SECTION
• ELEVATED FLORIDA ROOM
• NEW KITCHEN APPLIANCES
• QUARTZ COUNTER TOPS
• NEW WATER HEATER

Property features AI

Finance

• Other: Property type: Residential; Development: LIMETREE PARK; Lot is deeded; Zoning: RV-3; Lot unit 14; Lot is regular shape (approx. 0.0490 acres); Total area listed as 614
• HOA & community: Mandatory HOA; Quarterly master HOA fee of $650 (total annual recurring fees $2,600); One-time fees $225; Professional management; HOA covers water and sewer, reserves, recreation facilities, manager, legal/accounting; Community amenities include community pool, community room, BBQ/picnic, bocce court, shuffleboard, volleyball

Exterior

• Parking: Private road access
• Security: Gated community
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential manufactured home; Manufactured building design; Built in 1984; Rear exposure faces east
• Construction: Vinyl siding; Rolled roof
• Exterior features: Extra building; Storage; Shutters (manual); Single-hung and sliding windows

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Bar; Built-in cabinets; High-speed internet available; Breakfast bar and eat-in kitchen; Den/study; Glass porch; Great room; Turnkey furnished
• Laundry & utility: Washer; Dryer; Laundry in residence

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $-48 ($-572/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (1.8% below list).
• Recommended offer: $154k (9.0% 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: 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; 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 $1k of loan paydown is wiped out by about $5k 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 91 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $170k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,245 (9.0% 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 91 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.98% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 8.5

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: -22.2%
• Equity multiple: 0.26×
• Total profit: $-35,239
• Equity at exit: $25,273

10-year hold

• IRR: -28.6%
• Equity multiple: -0.11×
• Total profit: $-52,867
• Equity at exit: $14,655

Cash invested: $47,460 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,664 medium
• Mortgage (P&I): −$889
• Tax from tax record: −$120 /mo · $1,434/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$217
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-48

Break-even live

Break-even rent $1,725

Max offer price $161,075

Occupancy floor 98%

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $217 · $2,604/yr
• Likely covers: waterelectric

Listing history 18 events

1. 2026-06-17
   days on market $169,500 Active 91 DOM
2. 2026-06-16
   days on market $169,500 Active 90 DOM
3. 2026-06-15
   days on market $169,500 Active 89 DOM
4. 2026-06-13
   days on market $169,500 Active 87 DOM
5. 2026-06-10
   days on market $169,500 Active 84 DOM
6. 2026-06-09
   days on market $169,500 Active 83 DOM
7. 2026-06-07
   days on market $169,500 Active 81 DOM
8. 2026-06-03
   days on market $169,500 Active 77 DOM
9. 2026-06-02
   days on market $169,500 Active 76 DOM
10. 2026-06-01
    days on market $169,500 Active 75 DOM
11. 2026-06-01
    days on market $169,500 Active 74 DOM
12. 2026-03-18
    listed $169,500 Active
13. 2021-06-01
    soldstatus $80,000
14. 2017-01-19
    price $61,500
15. 2015-10-26
    soldstatus $61,500
16. 2015-10-05
    price $65,000
17. 2008-11-12
    soldstatus $45,000
18. 1985-03-01
    soldstatus $13,900

ⓘ 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: $1,434 · $120/mo
• Projected year-2 tax: $1,434 · $120/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 7/10 Severe FEMA zone X (shaded) · 95% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 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: $19,971
• − Mortgage interest: −$9,495
• − Property taxes: −$1,434
• − Insurance: −$1,645
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − HOA: −$2,604
• − Depreciation: −$4,931
• Taxable loss: −$3,333
• Est. tax savings @ 24.0%: +$800
• After-tax cash flow: $228/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

+1119.4% since first listed

7 events — show timeline

• 2026-03-18 Listed $169,500 BEARMLS
• 2021-06-01 Sold (Public Records) $80,000 Public Records
• 2017-01-19 Price Changed $61,500 BEARMLS
• 2015-10-26 Sold (Public Records) $61,500 Public Records
• 2015-10-05 Price Changed $65,000 BEARMLS
• 2008-11-12 Sold (Public Records) $45,000 Public Records
• 1985-03-01 Sold (Public Records) $13,900 Public Records

Property tax history

+23.6%/yr

Latest (2025): $1,434 · +23.3% YoY. Source: county tax records.