27650 Imperial Shores Blvd #652 · Bonita Springs, FL 34134

$599,000

4 bd · 2.0 ba · 1,592 sqft · Condo public records · 271 Days on market

Built 1984

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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 +11.9/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Beachside Duplex – Negotiable Turnkey Investment Opportunity Located just a short walk from the beach, this beautifully updated duplex offers both style and flexibility. Renovated within the last few years with tasteful, modern-classic finishes, the property is move-in ready and ideal for investors or owner-occupants alike. The back unit is currently rented, generating immediate income, and has incoming Airbnb bookings for peak season—nearly fully reserved from January through March at approximately $4,000/month. However, arrangements can be adjusted or cancelled. Both AC units are new, and a brand-new irrigation system has been installed. The property sits in a vibr

Key facts

• Updated duplex
• Ample parking
• New ac units

Tags

• BEACHSIDE DUPLEX
• UPDATED DUPLEX
• NEW AC UNITS
• NEW IRRIGATION SYSTEM
• AMPLE PARKING
• WALKABLE LOCATION

Property features AI

Finance

• Other: Zoning: TFC-2; Lot dimensions approx. 60 x 120 (property appraiser source); Lot acreage approximately 0.166; Irrigation: Central; No canal/dock (none); # of units in building: 2
• HOA & community: Sidewalks; Streetlights; Underground utilities; Non-gated community

Exterior

• Utilities: Central water; Central sewer; Cable available
• Home design: Residential income property; Duplex building; Concrete block construction; Built in 1984; Located in BONITA SHORES development
• Construction: Tile roof; Concrete block construction; Stucco exterior
• Exterior features: Stucco exterior finish; Impact resistant windows; City sprinkler source; Across from waterfront

Interior

• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Solar heating; Ceiling fans; Central electric cooling
• Interior features: Vinyl flooring

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath condo listed at $599k.

Deal economics

• At list price, monthly cash flow is $-581 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $496k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $455k (24.1% below list).
• Recommended offer: $455k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 42% 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 $4k of loan paydown is wiped out by about $18k 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 271 days — a 12% lower offer ($527k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 14894% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $350k; list at $599k implies a 71% 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→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $454,535 (24.1% 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 271 days. Have you received any prior offers? Is the seller open to a 24% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.76% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.85% rent growth · sell at horizon

5-year hold

• IRR: -23.5%
• Equity multiple: 0.20×
• Total profit: $-134,692
• Equity at exit: $89,313

10-year hold

• IRR: -18.6%
• Equity multiple: 0.00×
• Total profit: $-167,413
• Equity at exit: $51,791

Cash invested: $167,720 (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: 11.0×

Monthly cashflow live

• Estimated rent: $4,545 medium
• Mortgage (P&I): −$3,141
• Tax from tax record: −$355 /mo · $4,259/yr
• Insurance: −$250
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$955
• Net cashflow: $-581

Break-even live

Break-even rent $5,281

Max offer price $496,288

Occupancy floor —

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4412 Vanda Dr Bonita Springs, FL	3.0	2.0	1800	$2,800	$1.56	23d	1	0.11mi
4860 Gary Rd Unit 4 Bonita Springs, FL	3.0	2.0	1875	$2,900	$1.55	23d	1	0.23mi
27585 Imperial Shores Blvd Bonita Springs, FL	3.0	3.0	1576	$8,000	$5.08	23d	1	0.24mi
27579 Big Bend Rd Bonita Springs, FL	3.0	2.0	1512	$2,700	$1.79	23d	1	0.24mi
4879 Esplanade St Bonita Springs, FL	3.0	2.5	1888	$16,000	$8.47	11d	1	0.29mi
75 3rd St Bonita Springs, FL	3.0	3.0	1630	$8,900	$5.46	23d	1	0.43mi
4895 Bonita Beach Rd #208 Bonita Springs, FL	3.0	2.0	1288	$3,250	$2.52	23d	1	0.46mi
27594 Shore Dr Bonita Springs, FL	3.0	2.0	1426	$5,500	$3.86	23d	1	0.49mi
27921 Bonita Village Blvd Bonita Springs, FL	2.0–3.0	2.0	1429	$3,745	$2.62	23d	3	0.52mi
11 2nd St Bonita Springs, FL	3.0	2.0	1595	$9,500	$5.96	23d	1	0.54mi
4975 Bonita Beach Rd #106 Bonita Springs, FL	3.0	2.0	1875	$11,000	$5.87	23d	1	0.54mi
211 6th St Bonita Springs, FL	3.0	2.0	2000	$11,900	$5.95	23d	1	0.54mi
60 4th St Bonita Springs, FL	3.0	2.0	1860	$11,400	$6.13	23d	1	0.54mi
74 7th St Bonita Springs, FL	3.0	2.0	1124	$3,150	$2.80	23d	1	0.68mi
999 E Valley Dr Unit 1073522P Bonita Springs, FL	3.0	2.5	1668	$9,929	$5.95	21d	1	0.73mi
27080 Lake Harbor Ct #201 Bonita Springs, FL	3.0	2.0	1764	$7,500	$4.25	23d	1	0.86mi
27080 Lake Harbor Ct #202 Bonita Springs, FL	3.0	2.0	1654	$7,200	$4.35	23d	1	0.86mi
3620 Bailes St Bonita Springs, FL	3.0	3.0	1992	$12,000	$6.02	23d	1	0.98mi
27190 Oakwood Lake Dr #102 Bonita Springs, FL	3.0	2.0	1603	$7,500	$4.68	23d	1	1.03mi
28450 Winthrop Cir Unit 1546014P Bonita Springs, FL	3.0	2.0	1894	$7,804	$4.12	14d	1	1.04mi
4140 Bayhead Dr #106 Bonita Springs, FL	3.0	2.0	1583	$8,200	$5.18	23d	1	1.07mi
28712 Carmel Way Bonita Springs, FL	3.0	2.5	1626	$9,250	$5.69	23d	1	1.09mi
27038 Oakwood Lake Dr Bonita Springs, FL	3.0	3.0	1818	$8,500	$4.68	23d	1	1.11mi
26968 Montego Pointe Ct #201 Bonita Springs, FL	3.0	2.0	2008	$4,100	$2.04	23d	1	1.11mi
26926 Montego Pointe Ct #201 Bonita Springs, FL	3.0	2.0	2008	$9,500	$4.73	23d	1	1.12mi
27121 Oakwood Lake Dr Bonita Springs, FL	3.0	2.5	1892	$8,900	$4.70	3d	1	1.15mi
27119 Oakwood Lake Dr Bonita Springs, FL	3.0	2.5	1812	$7,500	$4.14	23d	1	1.15mi
27113 Oakwood Lake Dr Bonita Springs, FL	3.0	2.5	1879	$7,500	$3.99	23d	1	1.17mi
26881 Wedgewood Dr #201 Bonita Springs, FL	3.0	2.0	1640	$8,000	$4.88	23d	1	1.17mi
26850 Wedgewood Dr #202 Bonita Springs, FL	3.0	3.0	1781	$8,500	$4.77	23d	1	1.18mi
3561 Imperial Crossing Dr Bonita Springs, FL	1.0–3.0	1.0–2.0	1122	$3,650	$3.25	2d	19	1.22mi
28327 Hidden Lake Dr Bonita Springs, FL	3.0	2.0	1567	$8,950	$5.71	23d	1	1.25mi
28211 Winthrop Cir Bonita Springs, FL	3.0	2.0	1918	$10,500	$5.47	23d	1	1.25mi
255 Barefoot Beach Blvd #4 Bonita Springs, FL	3.0	3.5	2003	$25,000	$12.48	13d	1	1.30mi
255 Barefoot Beach Blvd Bonita Springs, FL	2.0–3.0	2.0–3.5	1864	$25,000	$13.41	13d	2	1.30mi
5731 Marimin Dr Unit 1073514P Bonita Springs, FL	3.0	2.0	2249	$5,637	$2.51	3d	1	1.31mi
28070 Winthrop Cir Bonita Springs, FL	3.0	3.0	2008	$12,000	$5.98	23d	1	1.37mi
262 Barefoot Beach Blvd Bonita Springs, FL	3.0	2.0–3.0	1864	$10,500	$5.63	23d	2	1.41mi
28650 Carriage Home Dr Unit 1049692P Bonita Springs, FL	3.0	2.0	1528	$3,980	$2.60	16d	1	1.42mi
265 Barefoot Beach Blvd #203 Bonita Springs, FL	3.0	2.0	1604	$13,000	$8.10	13d	1	1.49mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-07
   status $599,000 Pending 271 DOM
2. 2026-05-11
   status Pending With Contingencies
3. 2026-03-18
   listed $3,995
4. 2026-01-08
   status Active
5. 2025-12-15
   historical
6. 2025-07-29
   price $599,000
7. 2025-07-20
   listed $625,000 Active
8. 2021-08-26
   soldstatus $350,000
9. 2014-05-01
   soldstatus $174,900
10. 2012-04-18
    soldstatus $104,000
11. 1988-02-08
    soldstatus $89,000

ⓘ 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: $4,259 · $355/mo
• Projected year-2 tax: $4,972 · $414/mo
• Expected delta: +$713/yr (+$59/mo · 16.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 32 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: $54,544
• − Mortgage interest: −$33,553
• − Property taxes: −$4,259
• − Insurance: −$8,114
• − Repairs & maintenance: −$4,364
• − Management: −$4,364
• − Depreciation: −$17,425
• Taxable loss: −$17,534
• Est. tax savings @ 24.0%: +$4,208
• After-tax cash flow: $-2,769/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

-95.5% since first listed

10 events — show timeline

• 2026-05-11 Pending — NAPLESMLS
• 2026-03-18 Listed for Rent $3,995 NAPLESMLS
• 2026-01-08 Relisted — NAPLESMLS
• 2025-12-15 Listing Removed — NAPLESMLS
• 2025-07-29 Price Changed $599,000 NAPLESMLS
• 2025-07-20 Listed $625,000 NAPLESMLS
• 2021-08-26 Sold (Public Records) $350,000 Public Records
• 2014-05-01 Sold (Public Records) $174,900 Public Records
• 2012-04-18 Sold (Public Records) $104,000 Public Records
• 1988-02-08 Sold (Public Records) $89,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $4,259 · -5.4% YoY. Source: county tax records.