26026 Princess Ln · Bonita Springs, FL 34135

$149,750

2 bd · 2.0 ba · 1,281 sqft · Manufactured public records · 22 Days on market

Built 1979 7,840 sqft lot Est $218k · 31% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

OPPORTUNITY FOR VALUE-ADD IN CURRENT CONDITION. Located in the established Imperial Harbor community in Bonita Springs, this 2-bedroom, 2-bath home includes approximately 1,281 sq ft of living space plus a fully finished enclosed porch, adding additional functional space. The property is positioned within an active and well-maintained neighborhood near beaches, shopping, dining, and major roadways, offering convenient access to surrounding amenities. he community is well maintained and established, and the HOA is optional. Key system updates completed in 2018–2019 include: Roof replaced in 2018 HVAC system installed in 2018 Electrical panel updated in 2018 Water heater replaced

Key facts

• Roof replaced
• 7,840 sq ft lot
• Garage

Tags

• FULLY FINISHED ENCLOSED PORCH
• CONVENIENT ACCESS TO AMENITIES
• ROOF REPLACED
• HVAC SYSTEM INSTALLED
• ELECTRICAL PANEL UPDATED
• WATER HEATER REPLACED

Property features AI

Finance

• Other: Zoning: MH-1; Lot unit: 39; Lot described as regular; Total area: 1572; Acres: 0.18; Subdivision: Imperial Harbor (Section B1); Canal width: None; Directions: Drive north on Old 41 Road. Enter the roundabout and take the 2nd exit onto Old 41 Road. Left to Imperial Harbor Bld. Right to Kings Road. Right to Princess Lane. Property is on the right.; Possession at closing; Single-unit building
• HOA & community: Community type: Mobile/Manufactured, Non-Gated; No HOA maintenance or amenities

Exterior

• Parking: Attached carport (1 space)
• Utilities: Central water and well; Central sewer; Cable available
• Home design: Manufactured residential home; Built in 1979; Located in the Imperial Harbor development; Rear exposure facing northeast; Single-story
• Construction: Manufactured construction
• Exterior features: Metal roof; Roof over; Sliding windows; Storm protection (see remarks); Vinyl siding; Parking lot view; Central irrigation

Interior

• Kitchen: Dishwasher; Disposal
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Smoke detectors; Walk-in closet; Dining area within living room; Family room; Florida room; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.8% 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 39% 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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $150k implies a 172% 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 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,503 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.00% ✓
• Cap rate: 17.84%
• Cash-on-cash: 41.25%
• DSCR: 2.84
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $217,770
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26057 Kings Rd	0.08mi	2/2.0	1,362 (+6%)	18mo	$155,000	$114	70
26256 Imperial Harbor Blvd	0.45mi	2/2.0	1,320 (+3%)	12mo	$225,000	$170	64
26377 Colony Rd	0.59mi	2/2.0	1,273 (-1%)	19mo	$249,000	$196	55

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: 19.5%
• Equity multiple: 1.76×
• Total profit: $31,846
• Equity at exit: $22,328

10-year hold

• IRR: 25.4%
• Equity multiple: 2.86×
• Total profit: $78,072
• Equity at exit: $12,948

Cash invested: $41,930 (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: 4.2×

Monthly cashflow live

• Estimated rent: $2,988 high
• Mortgage (P&I): −$785
• Tax from tax record: −$72 /mo · $862/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $1,015

Break-even live

Break-even rent $1,704

Max offer price $149,750

Occupancy floor 61%

Sensitivity live

Price	-10% $1,100	-5% $1,057	+0% $1,015	+5% $972	+10% $930
Rent	-10% $779	-5% $897	+0% $1,015	+5% $1,133	+10% $1,251
Rate	-1.0pp $1,090	-0.5pp $1,053	base $1,015	+0.5pp $976	+1.0pp $937

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: $37,438
• Closing costs: $4,492
• 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	22d	1	0.18mi
9304 Lake Abby Ln Bonita Springs, FL	3.0	2.0	1631	$3,700	$2.27	4d	1	0.44mi
26390 Coco Cay Cir #101 Bonita Springs, FL	2.0	2.5	1498	$2,700	$1.80	24d	1	0.47mi
26331 Coco Cay Cir Unit 103 Bonita Springs, FL	2.0	2.5	1520	$2,100	$1.38	22d	1	0.51mi
9510 Village View Blvd Bonita Springs, FL	3.0	2.0	1587	$3,700	$2.33	24d	1	0.53mi
26310 Coco Cay Cir Unit 201 Bonita Springs, FL	3.0	3.5	1840	$3,195	$1.74	24d	1	0.53mi
9250 Highland Woods Blvd #2308 Bonita Springs, FL	2.0	2.0	1100	$1,995	$1.81	24d	1	0.54mi
9250 Highland Woods Blvd #2308 Bonita Springs, FL	2.0	2.0	1100	$1,995	$1.81	4d	1	0.54mi
9200 Highland Woods Blvd Bonita Springs, FL	2.0	2.0	1083	$4,050	$3.74	16d	3	0.55mi
26282 Queen Mary Ln Bonita Springs, FL	2.0	2.0	1236	$1,800	$1.46	24d	1	0.58mi
25735 Lake Amelia Way #105 Bonita Springs, FL	2.0	2.0	1230	$1,500	$1.22	24d	1	0.59mi
9371 Lake Abby Ln Bonita Springs, FL	3.0	2.0	1796	$2,850	$1.59	24d	1	0.60mi
25727 Lake Amelia Way #105 Bonita Springs, FL	2.0	2.0	1230	$2,200	$1.79	24d	1	0.63mi
26680 Bonita Fairways Blvd #201 Bonita Springs, FL	2.0	2.0	1216	$4,500	$3.70	24d	1	0.67mi
26603 Bonita Fairways Blvd Bonita Springs, FL	3.0	2.0	1308	$4,500	$3.44	16d	1	0.68mi
26691 Rosewood Pointe Dr #101 Bonita Springs, FL	2.0	2.0	1216	$3,600	$2.96	24d	1	0.68mi
26660 Rosewood Pointe Dr #203 Bonita Springs, FL	2.0	2.0	1190	$3,500	$2.94	24d	1	0.71mi
25806 Cockleshell Dr #314 Bonita Springs, FL	2.0	2.0	975	$1,800	$1.85	24d	1	0.73mi
26700 Rosewood Pointe Dr Bonita Springs, FL	2.0	2.0	1199	$2,200	$1.83	4d	2	0.74mi
9450 Highland Woods Blvd #6203 Bonita Springs, FL	2.0	2.0	1100	$6,000	$5.45	15d	1	0.74mi
26240 Bonita Fairways Blvd Bonita Springs, FL	3.0	2.5	1704	$2,999	$1.76	22d	1	0.76mi
8940 Colonnades Ct E Bonita Springs, FL	2.0	2.0	1013	$2,575	$2.54	11d	3	0.78mi
8940 Colonnades Ct E Bonita Springs, FL	2.0	2.0	1013	$2,675	$2.64	24d	2	0.78mi
25480 Cockleshell Dr #1005 Bonita Springs, FL	2.0	2.5	1119	$4,600	$4.11	24d	1	0.79mi
25480 Cockleshell Dr #1005 Bonita Springs, FL	2.0	2.5	1129	$4,500	$3.99	22d	1	0.79mi
26610 Rosewood Pointe Dr #308 Bonita Springs, FL	2.0	2.0	1231	$2,100	$1.71	4d	1	0.80mi
9500 Highland Woods Blvd #207 Bonita Springs, FL	2.0	2.0	1162	$1,600	$1.38	24d	1	0.80mi
8930 Colonnades Ct E #625 Bonita Springs, FL	2.0	2.0	1013	$3,000	$2.96	11d	1	0.81mi
8930 Colonnades Ct E Bonita Springs, FL	2.0	2.0	1013	$2,325	$2.30	16d	2	0.81mi
26589-610 Rosewood Pointe Dr Unit A 301 Bonita Springs, FL	2.0	2.0	986	$3,500	$3.55	24d	1	0.81mi
8870 Colonnades Ct W #337 Bonita Springs, FL	2.0	2.0	997	$3,100	$3.11	4d	1	0.83mi
26175 Bonita Fairways Blvd Bonita Springs, FL	3.0	2.0	1308	$3,000	$2.29	16d	1	0.83mi
26600 Rosewood Pointe Dr Unit B-107 Bonita Springs, FL	3.0	2.0	1616	$6,000	$3.71	24d	1	0.84mi
26600 Rosewood Pointe Dr Unit B-101 Bonita Springs, FL	2.0	2.0	983	$2,200	$2.24	4d	1	0.84mi
8861 Colonnades Ct W #216 Bonita Springs, FL	3.0	2.0	1207	$2,200	$1.82	24d	1	0.87mi
3412 Pointe Creek Ct #102 Bonita Springs, FL	3.0	2.0	1622	$6,250	$3.85	24d	1	0.87mi
26991 Clarkston Dr #8106 Bonita Springs, FL	2.0	2.0	1556	$7,875	$5.06	24d	1	0.88mi
3431 Pointe Creek Ct Bonita Springs, FL	2.0–3.0	2.0	1414	$2,365	$1.67	20d	2	0.89mi
3442 Pointe Creek Ct #201 Bonita Springs, FL	3.0	2.0	1673	$7,000	$4.18	4d	1	0.90mi
26751 Clarkston Dr #102 Bonita Springs, FL	2.0	2.0	1256	$6,500	$5.18	24d	1	0.91mi

Listing history 13 events

1. 2026-06-18
   days on market $149,750 Active 22 DOM
2. 2026-06-17
   days on market $149,750 Active 21 DOM
3. 2026-06-16
   days on market $149,750 Active 20 DOM
4. 2026-06-15
   days on market $149,750 Active 19 DOM
5. 2026-06-13
   days on market $149,750 Active 17 DOM
6. 2026-06-10
   days on market $149,750 Active 14 DOM
7. 2026-06-09
   days on market $149,750 Active 13 DOM
8. 2026-06-08
   days on market $149,750 Active 12 DOM
9. 2026-06-07
   days on market $149,750 Active 11 DOM
10. 2026-06-03
    days on market $149,750 Active 7 DOM
11. 2026-06-02
    days on market $149,750 Active 6 DOM
12. 2026-06-01
    days on market $149,750 Active 5 DOM
13. 2026-05-31
    days on market $149,750 Active 4 DOM

ⓘ 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: $862 · $72/mo
• Projected year-2 tax: $1,243 · $104/mo
• Expected delta: +$381/yr (+$32/mo · 44.3%)

ⓘ 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 2/10 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,861
• − Mortgage interest: −$8,388
• − Property taxes: −$862
• − Insurance: −$5,867
• − Repairs & maintenance: −$2,869
• − Management: −$2,869
• − Depreciation: −$4,356
• Taxable income: $10,650
• Est. tax owed @ 24.0%: −$2,556
• After-tax cash flow: $9,622/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

+172.3% since first listed

2 events — show timeline

• 2026-05-27 Listed $149,750 NAPLESMLS
• 1999-03-31 Sold (Public Records) $55,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $862 · +6.2% YoY. Source: county tax records.