3471 Pointe Creek Ct #201 · Bonita Springs, FL 34134

$331,000

2 bd · 2.0 ba · 1,650 sqft · Condo public records · 212 Days on market

Built 2001 $931/mo HOA · 29% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.5/30.0
• 1% rule +4.7/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 3-bedroom, 2-bath residence located in the highly sought-after gated community of Pelican Landing. This spacious home features tile flooring throughout, an open and inviting floor plan, and lush tropical landscaping that creates a serene backdrop from the screened-in lanai. The kitchen offers a convenient pantry and opens to the living area, perfect for entertaining. The primary suite boasts a large walk-in closet, double sinks, and a spacious walk-in shower. Additional features include an indoor laundry room, central vacuum system, a private 1-car garage, and an elevator for easy access. Experience luxury living in one of Southwest Florida’s pre

Key facts

• Gated community
• Screened-in lanai
• Convenient pantry

Tags

• GATED COMMUNITY
• TROPICAL LANDSCAPING
• SCREENED-IN LANAI
• CONVENIENT PANTRY
• INDOOR LAUNDRY ROOM
• CENTRAL VACUUM SYSTEM

Property features AI

Finance

• Financial info: Pets allowed conditionally (call); maximum 2 pets
• HOA & community: Homeowners association (annual and quarterly fees apply); Association covers cable TV, internet, irrigation water, grounds maintenance, pest control, road maintenance and water; Community amenities include clubhouse, fitness center, hobby room, barbecue/picnic area, park, pool, spa/hot tub, tennis courts, pickleball, bocce court, beach access/rights, beach access, vehicle wash area, and management; Community features: elevator, gated access, tennis courts, street lights; 160 units in the community

Exterior

• Parking: Assigned parking; Driveway; Detached garage; Garage with door opener; Paved parking; 1 covered/garage space; One assigned space
• Security: Gated community; Security gate with guard; Fire sprinkler system; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; High speed internet available; Underground utilities
• Home design: Condo / townhome style (multi-unit community); 3 stories total; Entry level: 2; Northeast-facing; Southwest exposure
• Construction: Built with block, concrete and stucco; Tile roof; Zero lot line
• Exterior features: Outdoor grill; Shutters (manual); Tennis courts; Lanai; Porch; Screened porch; Community pool

Interior

• Kitchen: Range; Dishwasher; Disposal; Refrigerator; Pantry; Eat-in kitchen
• Bedrooms: Guest quarters; Split bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Dual sinks; Eat-in kitchen; Family/Dining room; Living/Dining room; Pantry; Split bedroom layout; Shower only; Separate shower; Cable TV available; High speed internet available; Furnishing negotiable; Single-hung windows
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $331k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (60.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $322k (2.6% below list).
• Recommended offer: $131k (60.6% below list) — sets the bar for cash-flow.
• Cap rate 3.7% 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; 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 212 days — a 12% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $68k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $191k; list at $331k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 29% of rent.
• 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 $130,525 (60.6% 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 212 days. Have you received any prior offers? Is the seller open to a 61% 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. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 0.97% ✗
• Cap rate: 3.73%
• Cash-on-cash: -9.17%
• DSCR: 0.59
• GRM: 8.6

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: -44.1%
• Equity multiple: -0.35×
• Total profit: $-125,496
• Equity at exit: $49,353

10-year hold

• IRR: -76.9%
• Equity multiple: -1.17×
• Total profit: $-200,660
• Equity at exit: $28,619

Cash invested: $92,680 (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: 8.6×

Monthly cashflow live

• Estimated rent: $3,223 medium
• Mortgage (P&I): −$1,736
• Tax from tax record: −$450 /mo · $5,400/yr
• Insurance: −$138
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$931
• Vacancy / Maint / Mgmt: −$677
• Net cashflow: $-1,135

Break-even live

Break-even rent $4,660

Max offer price $130,525

Occupancy floor —

Sensitivity live

Price	-10% $-947	-5% $-1,041	+0% $-1,135	+5% $-1,229	+10% $-1,322
Rent	-10% $-1,389	-5% $-1,262	+0% $-1,135	+5% $-1,008	+10% $-880
Rate	-1.0pp $-968	-0.5pp $-1,051	base $-1,135	+0.5pp $-1,221	+1.0pp $-1,308

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: $82,750
• Closing costs: $9,930
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3461 Pointe Creek Ct #306 Bonita Springs, FL	3.0	2.0	1650	$3,150	$1.91	24d	1	0.03mi
3460 Pointe Creek Ct #102 Bonita Springs, FL	3.0	2.0	1622	$6,800	$4.19	24d	1	0.06mi
3442 Pointe Creek Ct #201 Bonita Springs, FL	3.0	2.0	1673	$7,000	$4.18	3d	1	0.10mi
3431 Pointe Creek Ct Bonita Springs, FL	2.0–3.0	2.0	1414	$2,365	$1.67	20d	2	0.11mi
3412 Pointe Creek Ct #102 Bonita Springs, FL	3.0	2.0	1622	$6,250	$3.85	24d	1	0.14mi
3421 Marbella Ct Bonita Springs, FL	3.0	3.5	2073	$10,000	$4.82	24d	1	0.18mi
25240 Pelican Creek Cir #202 Bonita Springs, FL	2.0	2.0	1846	$6,500	$3.52	24d	1	0.24mi
25240 Pelican Creek Cir #202 Bonita Springs, FL	2.0	2.0	1846	$6,500	$3.52	16d	1	0.24mi
25232 Pelican Creek Cir #202 Bonita Springs, FL	3.0	2.0	1646	$6,500	$3.95	24d	1	0.25mi
25248 Pelican Creek Cir #102 Bonita Springs, FL	3.0	2.0	1458	$7,000	$4.80	24d	1	0.27mi
8861 Colonnades Ct W #216 Bonita Springs, FL	3.0	2.0	1207	$2,200	$1.82	24d	1	0.39mi
3401 Tralee Ct #202 Bonita Springs, FL	3.0	2.0	2184	$7,500	$3.43	24d	1	0.60mi
3451 Ballybridge Cir #103 Bonita Springs, FL	3.0	2.0	1703	$6,500	$3.82	24d	1	0.66mi
26310 Coco Cay Cir Unit 201 Bonita Springs, FL	3.0	3.5	1840	$3,195	$1.74	24d	1	0.72mi
26331 Coco Cay Cir #203 Bonita Springs, FL	3.0	3.5	2027	$3,500	$1.73	24d	1	0.75mi
26331 Coco Cay Cir Unit 103 Bonita Springs, FL	2.0	2.5	1520	$2,100	$1.38	21d	1	0.75mi
9061 Isla Bella Cir Bonita Springs, FL	3.0	2.0	1929	$7,900	$4.10	24d	1	0.80mi
26390 Coco Cay Cir #101 Bonita Springs, FL	2.0	2.5	1498	$2,700	$1.80	24d	1	0.80mi
26343 Clarkston Dr Bonita Springs, FL	3.0	2.0	2148	$9,500	$4.42	24d	1	0.80mi
3321 Glen Cairn Ct #102 Bonita Springs, FL	3.0	2.5	1912	$9,000	$4.71	24d	1	0.82mi
24821 Lakemont Cove Ln #101 Bonita Springs, FL	2.0	2.0	1203	$6,500	$5.40	24d	1	0.95mi
24821 Lakemont Cove Ln #201 Bonita Springs, FL	3.0	2.0	1633	$7,000	$4.29	24d	1	0.95mi
24821 Lakemont Cove Ln #202 Bonita Springs, FL	3.0	2.0	1658	$5,000	$3.02	21d	1	0.95mi
25130 Sandpiper Greens Ct #104 Bonita Springs, FL	2.0	2.0	1392	$6,500	$4.67	24d	1	0.95mi
24827 Lakemont Cove Ln #101 Bonita Springs, FL	2.0	2.0	1552	$6,750	$4.35	24d	1	0.97mi
25925 Pebblecreek Dr Bonita Springs, FL	2.0	2.0	1498	$3,400	$2.27	21d	1	1.01mi
9251 Isla Bella Cir Bonita Springs, FL	2.0	3.0	2070	$6,000	$2.90	24d	1	1.05mi
9304 Lake Abby Ln Bonita Springs, FL	3.0	2.0	1631	$3,700	$2.27	3d	1	1.08mi
9371 Lake Abby Ln Bonita Springs, FL	3.0	2.0	1796	$2,850	$1.59	24d	1	1.12mi
25356 Pinson Dr Bonita Springs, FL	3.0	2.0	1454	$3,800	$2.61	3d	1	1.13mi
25356 Pinson Dr Bonita Springs, FL	3.0	2.0	1454	$3,800	$2.61	24d	1	1.13mi
9510 Village View Blvd Bonita Springs, FL	3.0	2.0	1587	$3,700	$2.33	24d	1	1.16mi
4200 Sawgrass Point Dr #101 Bonita Springs, FL	2.0	2.0	1445	$5,250	$3.63	24d	1	1.22mi
3621 Wild Pines Dr #207 Bonita Springs, FL	2.0	2.0	1064	$6,000	$5.64	24d	1	1.23mi
25151 Bay Cedar Dr Bonita Springs, FL	2.0	2.0	1738	$11,000	$6.33	2d	1	1.24mi
4161 Sawgrass Point Dr #101 Bonita Springs, FL	2.0	2.0	1445	$5,500	$3.81	21d	1	1.24mi
4161 Sawgrass Point Dr #101 Bonita Springs, FL	2.0	2.0	1445	$5,500	$3.81	24d	1	1.24mi
9200 Highland Woods Blvd Bonita Springs, FL	2.0	2.0	1083	$4,050	$3.74	16d	3	1.25mi
9250 Highland Woods Blvd #2308 Bonita Springs, FL	2.0	2.0	1100	$1,995	$1.81	24d	1	1.27mi
9250 Highland Woods Blvd #2308 Bonita Springs, FL	2.0	2.0	1100	$1,995	$1.81	3d	1	1.27mi

HOA detail condo

• Monthly dues: $931 · $11,172/yr
• Likely covers: landscapingsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-01
   status $331,000 Pending 212 DOM
2. 2026-05-24
   price $331,000
3. 2026-05-06
   price $340,000
4. 2026-04-06
   price $345,000
5. 2026-03-30
   price $350,000
6. 2026-03-10
   price $360,000
7. 2026-02-24
   price $368,900
8. 2026-02-01
   price $378,900
9. 2026-01-07
   price $385,000
10. 2025-11-18
    price $390,000
11. 2025-10-28
    listed $399,000 Active
12. 2025-04-30
    historical
13. 2025-03-25
    price $417,000
14. 2025-03-25
    price $417,000
15. 2025-02-12
    price $425,000
16. 2025-02-12
    price $425,000
17. 2024-05-29
    price $459,900
18. 2024-05-29
    price $459,900
19. 2024-05-01
    listed $470,000 Active
20. 2024-05-01
    listed $470,000 Active
21. 2004-08-31
    soldstatus $191,000

ⓘ 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: $5,400 · $450/mo
• Projected year-2 tax: $5,400 · $450/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 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 · 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: $38,680
• − Mortgage interest: −$18,541
• − Property taxes: −$5,400
• − Insurance: −$6,774
• − Repairs & maintenance: −$3,094
• − Management: −$3,094
• − HOA: −$11,172
• − Depreciation: −$9,629
• Taxable loss: −$19,025
• Est. tax savings @ 24.0%: +$4,566
• After-tax cash flow: $-9,052/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

+73.3% since first listed

20 events — show timeline

• 2026-05-24 Price Changed $331,000 FORTMLS
• 2026-05-06 Price Changed $340,000 FORTMLS
• 2026-04-06 Price Changed $345,000 FORTMLS
• 2026-03-30 Price Changed $350,000 FORTMLS
• 2026-03-10 Price Changed $360,000 FORTMLS
• 2026-02-24 Price Changed $368,900 FORTMLS
• 2026-02-01 Price Changed $378,900 FORTMLS
• 2026-01-07 Price Changed $385,000 FORTMLS
• 2025-11-18 Price Changed $390,000 FORTMLS
• 2025-10-28 Listed $399,000 FORTMLS
• 2025-04-30 Listing Removed — NAPLESMLS
• 2025-03-25 Price Changed $417,000 NAPLESMLS
• 2025-03-25 Price Changed $417,000 MIML
• 2025-02-12 Price Changed $425,000 NAPLESMLS
• 2025-02-12 Price Changed $425,000 MIML
• 2024-05-29 Price Changed $459,900 NAPLESMLS
• 2024-05-29 Price Changed $459,900 MIML
• 2024-05-01 Listed $470,000 MIML
• 2024-05-01 Listed $470,000 NAPLESMLS
• 2004-08-31 Sold (Public Records) $191,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $5,400 · +5.1% YoY. Source: county tax records.