25060 Bay Cedar Dr · Bonita Springs, FL 34134

$455,000

3 bd · 2.0 ba · 1,483 sqft · SingleFamily public records · 13 Days on market

Built 1995 8,319 sqft lot Est $541k · 16% under $290/mo HOA · 7% 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).

• ARV discount +14.7/15.0
• Cash flow +10.7/30.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to paradise in the highly sought-after community of Pelican Landing! This 3 bedroom, 2 bathroom home offers nearly 1,500 square feet of comfortable living space with a desirable split floor plan and is priced to sell. Major updates include a tile roof in 2018 and AC replaced in 2017, giving peace of mind to the next owner. Step outside to your screened-in lanai where you can relax and enjoy the private landscaped backyard with plenty of room to add a pool. Best of all, this home is not located in a flood zone. Pelican Landing offers endless opportunities to enjoy the Florida lifestyle with exclusive amenities including a ferry that crosses Estero Bay to a private Island beach, canoe

Key facts

• Ac replaced
• Screened-in lanai
• New roof

Tags

• NEW ROOF
• AC REPLACED
• SCREENED-IN LANAI
• PRIVATE LANDSCAPED BACKYARD
• NOT LOCATED IN A FLOOD ZONE
• PRIVATE GULF-FRONT BEACH

Property features AI

Finance

• Financial info: Pets allowed with conditions (maximum 2; no aggressive breeds)
• HOA & community: Homeowners association with annual fee (includes association management, cable TV, internet); Community amenities: beach access/rights, boat dock, boat ramp, marina, clubhouse, fitness center, golf course, pier, playground, park, trails, sidewalks, street lights, bocce, pickleball, tennis courts, sport courts, private membership, management

Exterior

• Parking: Attached 2-car garage with garage door opener; Paved parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Underground utilities
• Home design: Single-story home; Resale property; Entry level at ground level; Faces east
• Construction: Block, concrete and stucco construction; Tile roof
• Exterior features: Lanai, patio and screened porch; Patio and porch areas; Room for pool; Sprinkler/irrigation (automatic); Private paved road frontage on a private maintained road; West exposure

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator (with icemaker); Icemaker
• Bedrooms: Includes guest quarters; Includes family room, great room, Florida room, and screened porch (additional living areas)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Arched and single-hung windows; Breakfast bar and breakfast area; Built-in features; Eat-in kitchen; Family/Dining room and living/dining room combination; Separate shower and bathtub; Bar; Walk-in closets; High-speed internet; Split bedrooms; Furnished
• Laundry & utility: Washer and dryer inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $455k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $417k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $409k (10.1% below list).
• Recommended offer: $409k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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; 26 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 38% 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 $3k of loan paydown is wiped out by about $14k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $275k; list at $455k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $409,222 (10.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.04%
• DSCR: 0.91
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $541,295
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4713 Fiji Ln	0.23mi	2/2.5 (-1)	1,560 (+5%)	14mo	$121,000	$78	62
4694 Pembrooke Ln	0.60mi	3/3.0	1,426 (-4%)	8mo	$520,000	$365	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 · 2.85% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.31×
• Total profit: $-87,917
• Equity at exit: $67,842

10-year hold

• IRR: -12.9%
• Equity multiple: 0.25×
• Total profit: $-95,862
• Equity at exit: $39,340

Cash invested: $127,400 (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 34134

• Rents YoY: 2.9%
• Active inventory: 699
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $4,092 medium
• Mortgage (P&I): −$2,386
• Tax from tax record: −$584 /mo · $7,010/yr
• Insurance: −$190
• HOA: −$290
• Vacancy / Maint / Mgmt: −$859
• Net cashflow: $-217

Break-even live

Break-even rent $4,367

Max offer price $416,668

Occupancy floor —

Sensitivity live

Price	-10% $41	-5% $-88	+0% $-217	+5% $-346	+10% $-475
Rent	-10% $-540	-5% $-379	+0% $-217	+5% $-55	+10% $106
Rate	-1.0pp $12	-0.5pp $-101	base $-217	+0.5pp $-335	+1.0pp $-455

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: $113,750
• Closing costs: $13,650
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25151 Bay Cedar Dr Bonita Springs, FL	2.0	2.0	1738	$11,000	$6.33	2d	1	0.06mi
25130 Sandpiper Greens Ct #104 Bonita Springs, FL	2.0	2.0	1392	$6,500	$4.67	24d	1	0.32mi
4709 Kon Tiki Ln Bonita Springs, FL	2.0	2.0	1475	$1,500	$1.02	24d	1	0.35mi
4161 Sawgrass Point Dr #101 Bonita Springs, FL	2.0	2.0	1445	$5,500	$3.81	21d	1	0.51mi
4161 Sawgrass Point Dr #101 Bonita Springs, FL	2.0	2.0	1445	$5,500	$3.81	24d	1	0.51mi
4700 Leilani Ln Bonita Springs, FL	2.0	2.0	1380	$5,000	$3.62	24d	1	0.53mi
4200 Sawgrass Point Dr #101 Bonita Springs, FL	2.0	2.0	1445	$5,250	$3.63	24d	1	0.59mi
4201 Sawgrass Point Dr #102 Bonita Springs, FL	2.0	2.0	1319	$5,000	$3.79	24d	1	0.62mi
24827 Lakemont Cove Ln #101 Bonita Springs, FL	2.0	2.0	1552	$6,750	$4.35	24d	1	0.99mi
24821 Lakemont Cove Ln #201 Bonita Springs, FL	3.0	2.0	1633	$7,000	$4.29	24d	1	1.01mi
24821 Lakemont Cove Ln #101 Bonita Springs, FL	2.0	2.0	1203	$6,500	$5.40	24d	1	1.01mi
24821 Lakemont Cove Ln #202 Bonita Springs, FL	3.0	2.0	1658	$5,000	$3.02	21d	1	1.01mi
24360 Sandpiper Isle Way #101 Bonita Springs, FL	2.0	2.0	1666	$6,500	$3.90	24d	1	1.02mi
25232 Pelican Creek Cir #202 Bonita Springs, FL	3.0	2.0	1646	$6,500	$3.95	24d	1	1.03mi
24361 Sandpiper Isle Way #401 Bonita Springs, FL	2.0	2.0	1807	$8,000	$4.43	24d	1	1.03mi
25248 Pelican Creek Cir #102 Bonita Springs, FL	3.0	2.0	1458	$7,000	$4.80	24d	1	1.06mi
25240 Pelican Creek Cir #202 Bonita Springs, FL	2.0	2.0	1846	$6,500	$3.52	24d	1	1.07mi
25240 Pelican Creek Cir #202 Bonita Springs, FL	2.0	2.0	1846	$6,500	$3.52	16d	1	1.07mi
3451 Ballybridge Cir #103 Bonita Springs, FL	3.0	2.0	1703	$6,500	$3.82	24d	1	1.12mi
3461 Pointe Creek Ct #306 Bonita Springs, FL	3.0	2.0	1650	$3,150	$1.91	24d	1	1.28mi
3460 Pointe Creek Ct #102 Bonita Springs, FL	3.0	2.0	1622	$6,800	$4.19	24d	1	1.28mi
23650 Via Veneto Blvd #1602 Estero, FL	2.0	2.5	1818	$8,000	$4.40	24d	1	1.32mi
3442 Pointe Creek Ct #201 Bonita Springs, FL	3.0	2.0	1673	$7,000	$4.18	3d	1	1.34mi
3431 Pointe Creek Ct Bonita Springs, FL	2.0–3.0	2.0	1414	$2,590	$1.83	20d	2	1.35mi
3412 Pointe Creek Ct #102 Bonita Springs, FL	3.0	2.0	1622	$6,250	$3.85	24d	1	1.37mi
8861 Colonnades Ct W #216 Bonita Springs, FL	3.0	2.0	1207	$2,200	$1.82	24d	1	1.49mi

HOA detail

• Monthly dues: $290 · $3,480/yr
• Likely covers: pool

Listing history 6 events

1. 2026-05-21
   price $455,000
2. 2026-05-13
   listed $469,000 Active
3. 2003-08-18
   soldstatus $275,000
4. 2001-02-12
   soldstatus $159,000
5. 1995-03-03
   soldstatus $147,000
6. 1994-07-01
   soldstatus $342,000

ⓘ 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: $7,010 · $584/mo
• Projected year-2 tax: $7,010 · $584/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 X (shaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $49,107
• − Mortgage interest: −$25,487
• − Property taxes: −$7,010
• − Insurance: −$2,275
• − Repairs & maintenance: −$3,929
• − Management: −$3,929
• − HOA: −$3,480
• − Depreciation: −$13,236
• Taxable loss: −$10,239
• Est. tax savings @ 24.0%: +$2,457
• After-tax cash flow: $-146/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

+33.0% since first listed

6 events — show timeline

• 2026-05-21 Price Changed $455,000 FORTMLS
• 2026-05-13 Listed $469,000 FORTMLS
• 2003-08-18 Sold (Public Records) $275,000 Public Records
• 2001-02-12 Sold (Public Records) $159,000 Public Records
• 1995-03-03 Sold (Public Records) $147,000 Public Records
• 1994-07-01 Sold (Public Records) $342,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $7,010 · -1.4% YoY. Source: county tax records.