11225 Torchfire Trl · Bonita Springs, FL 34135

$130,000

2 bd · 2.0 ba · 460 sqft · Manufactured public records · 23 Days on market

Built 1958 6,011 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

INVESTOR SPECIAL: BLANK CANVAS IN THE HEART OF BONITA SPRINGS! Unlock the massive potential of 11225 Torchfire Trail! This property is being offered in "rehab condition, " presenting a rare, high-value opportunity for the savvy investor or the buyer ready to build instant equity by bringing their own vision to life. THE OPPORTUNITY: This is your chance to start fresh. Whether you are looking to create a high-end rental property or a customized primary residence, this home is a blank slate waiting for your renovation. Forget paying for someone else’s taste—here, you have the freedom to design every square inch to meet your exact standards. THE LOCATION & LAND:

Key facts

• Prime bonita springs
• No hoa restrictions
• Coastal proximity

Tags

• PRIME BONITA SPRINGS
• NO HOA RESTRICTIONS
• COASTAL PROXIMITY
• INVESTMENT POTENTIAL
• INCREDIBLE LOCATION

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; Association fee: $0

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Manufactured home; Single-story; Entry level: 1; Faces West; Resale property; Zoned MH-1
• Construction: Aluminum siding; Roof over
• Exterior features: Rectangular lot; East exposure; No additional exterior features listed

Interior

• Kitchen: Eat-in kitchen
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall cooling unit(s)
• Interior features: Impact glass windows; Eat-in kitchen; Split bedroom layout; Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $707 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.8% 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: cost of living C-, health & safety D, amenities F.
• 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.
• Zoned schools: Pinewoods Elementary School (math 81% / reading 74%, grade A, #163 of 2,144 statewide, top 8%, 1,089 students, 25% FRL); Lexington Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 1,138 students, 44% FRL); South Fort Myers High School (math 23% / reading 30%, grade F, #489 of 667 statewide, top 74%, 1,917 students, 50% FRL) — zoned schools average 39% FRL vs 57% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.6%/yr); 843 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $899 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($128k) 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.
• Current owner paid $55k; list at $130k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — 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: 1.92% ✓
• Cap rate: 16.76%
• Cash-on-cash: 37.38%
• DSCR: 2.66
• GRM: 4.3

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: 12.2%
• Equity multiple: 1.46×
• Total profit: $16,923
• Equity at exit: $19,383

10-year hold

• IRR: 18.1%
• Equity multiple: 2.25×
• Total profit: $45,533
• Equity at exit: $11,240

Cash invested: $36,400 (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: 843
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,496 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$102 /mo · $1,225/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $707

Break-even live

Break-even rent $1,601

Max offer price $130,000

Occupancy floor 67%

Sensitivity live

Price	-10% $781	-5% $744	+0% $707	+5% $670	+10% $634
Rent	-10% $510	-5% $609	+0% $707	+5% $806	+10% $904
Rate	-1.0pp $773	-0.5pp $740	base $707	+0.5pp $673	+1.0pp $639

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27250 Shriver Ave Unit 1073504P Bonita Springs, FL	2.0	1.0	661	$4,275	$6.46	4d	2	1.05mi

Listing history 14 events

1. 2026-06-22
   days on market $130,000 Active 23 DOM
2. 2026-06-18
   days on market $130,000 Active 20 DOM
3. 2026-06-17
   days on market $130,000 Active 19 DOM
4. 2026-06-16
   days on market $130,000 Active 18 DOM
5. 2026-06-15
   days on market $130,000 Active 17 DOM
6. 2026-06-13
   days on market $130,000 Active 15 DOM
7. 2026-06-10
   days on market $130,000 Active 12 DOM
8. 2026-06-09
   days on market $130,000 Active 11 DOM
9. 2026-06-08
   days on market $130,000 Active 10 DOM
10. 2026-06-07
    days on market $130,000 Active 9 DOM
11. 2026-06-03
    days on market $130,000 Active 5 DOM
12. 2026-06-02
    days on market $130,000 Active 4 DOM
13. 2026-06-01
    days on market $130,000 Active 3 DOM
14. 2026-05-31
    days on market $130,000 Active 2 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: $1,225 · $102/mo
• Projected year-2 tax: $1,225 · $102/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 6/10 Major FEMA zone AE · 57% 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: $29,950
• − Mortgage interest: −$7,282
• − Property taxes: −$1,225
• − Insurance: −$5,768
• − Repairs & maintenance: −$2,396
• − Management: −$2,396
• − Depreciation: −$3,782
• Taxable income: $7,101
• Est. tax owed @ 24.0%: −$1,704
• After-tax cash flow: $6,782/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

+170.8% since first listed

12 events — show timeline

• 2026-05-25 Listed $130,000 FORTMLS
• 2024-08-05 Listing Removed — FORTMLS
• 2024-07-18 Price Changed $145,000 FORTMLS
• 2024-06-18 Price Changed $155,000 FORTMLS
• 2024-06-13 Price Changed $160,000 FORTMLS
• 2024-06-08 Price Changed $174,000 FORTMLS
• 2024-06-05 Price Changed $175,000 FORTMLS
• 2024-05-27 Price Changed $189,000 FORTMLS
• 2024-05-05 Price Changed $199,000 FORTMLS
• 2024-05-02 Listed $215,000 FORTMLS
• 2013-08-27 Sold (Public Records) $55,000 Public Records
• 2007-09-04 Sold (Public Records) $48,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $1,225 · +19.0% YoY. Source: county tax records.