1295 Sweetwater Cv #8203 · Bonita Springs, FL 34110

$259,900

2 bd · 2.0 ba · 1,054 sqft · Condo public records · 139 Days on market

Built 1999 $991/mo HOA · 22% of rent

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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 +29.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy 2 bedroom 2 bath upstairs condo with a serene landscaped view. Home has had one owner and is in the original condition with the exception of newer water heater some updates in both bathrooms. It is being sold turnkey furnished . Located in Sterling Oaks a pet friendly community with Jr Olympic heated pool with spa , tiki bar for lunches and legal beverages, fitness center, clubhouse with some dining and events, a pro shop to service the fantastic optional tennis program. Featuring 12 hartru courts, underground watering, water at all courts and an expert tennis pro, and located near fantastic beaches, gourmet dining, and great shopping. Great opportunity to get a nice condo in a great community.

Key facts

• Covered carport
• Resort style pool
• Vibrant clubhouse

Tags

• PRIVATE SCREENED BALCONY
• SPLIT BEDROOM LAYOUT
• IN UNIT LAUNDRY ROOM
• COVERED CARPORT
• VIBRANT CLUBHOUSE
• RESORT STYLE POOL

Property features AI

Finance

• Other: Unit is part of an 8-unit building within a 736-unit complex; One floor in building; 2 units per floor
• Financial info: One-time other fee applies; Total annual recurring fees and total one-time fees assessed by association
• HOA & community: Mandatory HOA; Professional management; Master association fee charged monthly; Condo fee charged quarterly; HOA covers cable, insurance, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, manager, master association fee, exterior pest control, recreation facilities, reserve, security, sewer, street lights, street maintenance, and trash removal; Community amenities include clubhouse, community pool, community spa/hot tub, exercise room, sauna, restaurant, tennis courts, basketball, bocce court, cabana, and underground utilities; Gated tennis community

Exterior

• Parking: Covered assigned parking (1 space); Detached 1-car carport
• Security: Gated community with guard at gate
• Utilities: Central water; Central sewer; Cable available; Electric service
• Home design: Residential low-rise (1–3 stories); Built in 1999; Concrete block construction; Rear exposure faces northeast; Located in Sterling Oaks / Sweetwater Bay community
• Construction: Concrete block construction; Tile roof; Stucco finish; Built in 1999
• Exterior features: Stucco exterior; Tile roof; Manual shutters; Landscaped area view; Public road access; Deeded restrictions: No commercial, No RV

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Range; Refrigerator/Freezer
• Bedrooms: 2 bedrooms with split-bedroom floor plan
• Flooring: Tile; Double-hung windows
• Bathrooms: 2 full bathrooms; Master bath with shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; High-speed internet available; Pantry; Smoke detectors; Turnkey furnished; Screened balcony; Laundry in unit; Five ceiling fans
• Laundry & utility: Washer and dryer in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $890 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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.
• Collier (suburban): math 60% / reading 56% proficiency, ranked #16 of 73 in FL (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-1.1%/yr); 595 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; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $4,461/mo this rent would consume 55% of the median local household income ($98k/yr) (locally 1006% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $135k; list at $260k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: moderate 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 $228,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.72% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.67%
• DSCR: 1.65
• GRM: 4.9

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $2,071
• Equity at exit: $38,752

10-year hold

• IRR: 6.0%
• Equity multiple: 1.37×
• Total profit: $26,628
• Equity at exit: $22,471

Cash invested: $72,772 (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 34110

• Rents YoY: -1.1%
• Active inventory: 595
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $4,461 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$172 /mo · $2,064/yr
• Insurance: −$108
• HOA: −$991
• Vacancy / Maint / Mgmt: −$937
• Net cashflow: $890

Break-even live

Break-even rent $3,334

Max offer price $259,900

Occupancy floor 75%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1117 Sweetwater Ln #2201 Naples, FL	2.0	2.0	1193	$6,500	$5.45	23d	1	0.08mi
1325 Sweetwater Cv #201 Naples, FL	3.0	2.0	1381	$6,000	$4.34	23d	1	0.09mi
1420 Sweetwater Cv #102 Naples, FL	2.0	2.0	1279	$5,000	$3.91	23d	1	0.09mi
1420 Sweetwater Cv #102 Naples, FL	2.0	2.0	1279	$5,000	$3.91	21d	1	0.09mi
1415 Sweetwater Cv #104 Naples, FL	3.0	2.0	1381	$6,500	$4.71	23d	1	0.13mi
1340 Sweetwater Cv #103 Naples, FL	2.0	2.0	1279	$5,000	$3.91	23d	1	0.14mi
1214 Sweetwater Ln #2306 Naples, FL	2.0	2.0	1378	$6,500	$4.72	23d	1	0.14mi
1345 Sweetwater Cv #203 Naples, FL	2.0	2.0	1279	$4,800	$3.75	23d	1	0.14mi
1405 Sweetwater Cv #204 Naples, FL	3.0	2.0	1381	$6,000	$4.34	14d	1	0.15mi
1405 Sweetwater Cv #204 Naples, FL	3.0	2.0	1381	$6,000	$4.34	23d	1	0.15mi
1360 Sweetwater Cv #202 Naples, FL	2.0	2.0	1279	$5,500	$4.30	23d	1	0.16mi
1390 Sweetwater Cv #203 Naples, FL	2.0	2.0	1279	$2,200	$1.72	14d	1	0.17mi
28700 Trails Edge Blvd Bonita Springs, FL	3.0	2.0	1458	$2,175	$1.49	3d	2	0.37mi
28790 Versol Dr Bonita Springs, FL	1.0–3.0	1.0–2.0	1075	$2,632	$2.45	1d	19	0.38mi
9855 Costa Mesa Ln #403 Bonita Springs, FL	2.0	2.0	1146	$1,600	$1.40	23d	1	0.48mi
9851 Costa Mesa Ln Unit 1546344P Bonita Springs, FL	2.0	2.0	1194	$1,935	$1.62	16d	1	0.52mi
28611 Carriage Home Dr #101 Bonita Springs, FL	2.0	2.0	1433	$2,550	$1.78	23d	1	0.54mi
15985 Arbor View Blvd Naples, FL	2.0–4.0	2.0	1208	$1,848	$1.53	13d	14	0.64mi
9030 Las Maderas Dr #101 Bonita Springs, FL	2.0	2.0	1432	$2,500	$1.75	23d	1	0.75mi
9050 Las Maderas Dr #101 Bonita Springs, FL	2.0	2.0	1364	$2,100	$1.54	23d	1	0.78mi
1130 Turtle Creek Blvd Naples, FL	1.0–2.0	1.0–2.0	800	$2,145	$2.68	14d	22	0.83mi
28052 Palmas Grandes Ln #101 Bonita Springs, FL	2.0	2.0	1500	$7,200	$4.80	23d	1	0.85mi
9050 Palmas Grandes Blvd #101 Bonita Springs, FL	2.0	2.0	1200	$2,000	$1.67	23d	1	0.90mi
28105 Mandolin Ct #213 Bonita Springs, FL	3.0	2.0	1500	$2,600	$1.73	23d	1	0.90mi
3921 Leeward Passage Ct #203 Bonita Springs, FL	2.0	2.0	1204	$3,500	$2.91	23d	1	1.02mi
28940 Bermuda Pointe Cir #102 Bonita Springs, FL	2.0	2.0	1076	$5,500	$5.11	23d	1	1.03mi
28720 Bermuda Bay Way #205 Bonita Springs, FL	2.0	2.0	1097	$2,200	$2.01	14d	1	1.06mi
3941 Leeward Passage Ct #203 Bonita Springs, FL	2.0	2.0	1204	$2,000	$1.66	23d	1	1.07mi
1025 Tarpon Cove Dr #203 Naples, FL	2.0	2.0	1225	$5,500	$4.49	14d	1	1.08mi
3930 Windward Passage Cir #202 Bonita Springs, FL	2.0	2.0	1478	$1,900	$1.29	16d	1	1.10mi
3951 Windward Passage Cir #102 Bonita Springs, FL	2.0	2.0	1397	$5,200	$3.72	23d	1	1.12mi
975 Tarpon Cove Dr #204 Naples, FL	3.0	2.0	1340	$5,500	$4.10	14d	1	1.20mi
9002 Somerset Ln Unit 9002 Bonita Springs, FL	2.0	2.0	1200	$2,500	$2.08	14d	1	1.21mi
3463 Brink Cir Bonita Springs, FL	2.0	1.0	1000	$2,150	$2.15	23d	1	1.25mi
3503 Brink Cir Bonita Springs, FL	2.0	3.0	1300	$2,200	$1.69	23d	1	1.26mi
953 Bunker Hill Dr Naples, FL	2.0	2.0	1100	$3,200	$2.91	14d	1	1.27mi
27911 Hacienda East Blvd Unit 217B Bonita Springs, FL	2.0	2.0	1500	$2,100	$1.40	3d	1	1.27mi
513 Lake Louise Cir #202 Naples, FL	2.0	2.0	1444	$5,300	$3.67	23d	1	1.27mi
505 Lake Louise Cir #101 Naples, FL	2.0	2.0	1444	$5,500	$3.81	23d	1	1.28mi
27671 Arroyal Rd #108 Bonita Springs, FL	2.0	1.0	1090	$1,900	$1.74	23d	1	1.31mi

HOA detail condo

• Monthly dues: $991 · $11,892/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $259,900 Active 139 DOM
2. 2026-06-17
   days on market $259,900 Active 138 DOM
3. 2026-06-16
   days on market $259,900 Active 137 DOM
4. 2026-06-15
   days on market $259,900 Active 136 DOM
5. 2026-06-14
   days on market $259,900 Active 134 DOM
6. 2026-06-10
   days on market $259,900 Active 131 DOM
7. 2026-06-09
   days on market $259,900 Active 130 DOM
8. 2026-06-08
   days on market $259,900 Active 129 DOM
9. 2026-06-07
   days on market $259,900 Active 128 DOM
10. 2026-06-03
    days on market $259,900 Active 124 DOM
11. 2026-06-02
    days on market $259,900 Active 123 DOM
12. 2026-06-01
    days on market $259,900 Active 122 DOM
13. 2026-05-31
    days on market $259,900 Active 121 DOM
14. 2026-05-30
    days on market $259,900 Active 120 DOM
15. 2026-04-28
    status Active
16. 2026-02-06
    historical
17. 2025-11-11
    listed $259,900 Active
18. 2013-11-25
    soldstatus $134,900
19. 2013-11-21
    price $149,900 708-char remark

    Show marketing remark (708 chars)

    Cozy 2 bedroom 2 bath upstairs condo with a serene landscaped view. Home has had one owner and is in the original condition with the exception of newer water heater some updates in both bathrooms. It is being sold turnkey furnished . Located in Sterling Oaks a pet friendly community with Jr Olympic heated pool with spa , tiki bar for lunches and legal beverages, fitness center, clubhouse with some dining and events, a pro shop to service the fantastic optional tennis program. Featuring 12 hartru courts, underground watering, water at all courts and an expert tennis pro, and located near fantastic beaches, gourmet dining, and great shopping. Great opportunity to get a nice condo in a great community.

20. 2013-11-21
    soldstatus $134,900 708-char remark

    Show marketing remark (708 chars)

    Cozy 2 bedroom 2 bath upstairs condo with a serene landscaped view. Home has had one owner and is in the original condition with the exception of newer water heater some updates in both bathrooms. It is being sold turnkey furnished . Located in Sterling Oaks a pet friendly community with Jr Olympic heated pool with spa , tiki bar for lunches and legal beverages, fitness center, clubhouse with some dining and events, a pro shop to service the fantastic optional tennis program. Featuring 12 hartru courts, underground watering, water at all courts and an expert tennis pro, and located near fantastic beaches, gourmet dining, and great shopping. Great opportunity to get a nice condo in a great community.

21. 2013-04-16
    listed $134,900 708-char remark

    Show marketing remark (708 chars)

    Cozy 2 bedroom 2 bath upstairs condo with a serene landscaped view. Home has had one owner and is in the original condition with the exception of newer water heater some updates in both bathrooms. It is being sold turnkey furnished . Located in Sterling Oaks a pet friendly community with Jr Olympic heated pool with spa , tiki bar for lunches and legal beverages, fitness center, clubhouse with some dining and events, a pro shop to service the fantastic optional tennis program. Featuring 12 hartru courts, underground watering, water at all courts and an expert tennis pro, and located near fantastic beaches, gourmet dining, and great shopping. Great opportunity to get a nice condo in a great community.

ⓘ 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: $2,064 · $172/mo
• Projected year-2 tax: $2,157 · $180/mo
• Expected delta: +$94/yr (+$8/mo · 4.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 26% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,530
• − Mortgage interest: −$14,558
• − Property taxes: −$2,064
• − Insurance: −$1,300
• − Repairs & maintenance: −$4,282
• − Management: −$4,282
• − HOA: −$11,892
• − Depreciation: −$7,561
• Taxable income: $7,591
• Est. tax owed @ 24.0%: −$1,822
• After-tax cash flow: $8,857/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: Collier
• NCES district ID: 1200330
• Math proficiency: 60% ▼ -4.00%
• Reading proficiency: 56% ▼ -2.00%
• Median HH income: $58,275
• Composite: 50.23/100
• National rank: #1892
• State rank: #16 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

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 25,630
• Household income: $97,564
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 1006.0

Population outlook (Collier County) Hauer SSP2

• Today (2025): 420,858 people
• By 2030: 450,054 · +6.9%
• By 2040: 502,232 · +19.3%
• By 2050: 544,932 · +29.5%
• By 2075: 627,203 · +49.0%
• By 2100: 659,015 · +56.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 9% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 3% French/Haitian/Cajun 1%

Political lean MEDSL · Collier

• 2024 margin: Solid R (+33.1) · D 33.1% · R 66.2%
• 2008→2024 swing: -10.6pp toward R · 2008: -22.5pp · 2024: -33.1pp
• All cycles: 2024: R+33.1 2020: R+24.7 2016: R+26.0 2012: R+30.1 2008: R+22.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -172.68%
• Current HPI: 267.4644
• Rent YoY: ▼ -1.06%
• Metro: Naples-Marco Island, 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

+92.7% since first listed

7 events — show timeline

• 2026-04-28 Relisted — NAPLESMLS
• 2026-02-06 Listing Removed — NAPLESMLS
• 2025-11-11 Listed $259,900 NAPLESMLS
• 2013-11-25 Sold (Public Records) $134,900 Public Records
• 2013-11-21 Sold (MLS) $134,900 NAPLESMLS
• 2013-11-21 Price Changed $149,900 NAPLESMLS
• 2013-04-16 Listed $134,900 NAPLESMLS

Property tax history

+4.8%/yr

Latest (2025): $2,064 · +0.4% YoY. Source: county tax records.