25216 Pelican Creek Cir #201 · Bonita Springs, FL 34134

$520,000

2 bd · 2.0 ba · 1,688 sqft · Condo public records · 35 Days on market

Built 1995 $1041/mo HOA · 32% 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
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Cash flow +2.0/30.0
• 1% rule +1.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This is the creek view you’ve been waiting for in Creekside Crossing at Pelican Landing. Completely private and peaceful with no homes visible across the water. Enjoy a nature-filled backdrop from your oversized lanai. This well-maintained 3-bedroom, 2-bath, 2nd floor condo with attached 1-car garage comes with complete peace-of-mind offering brand-new 2026 high-impact sliding glass doors and windows, a 2026 whole-house replumb (no polybutylene pipes), brand-new 2026 hot water heater, and 2016 AC in excellent condition. All roofs in Creekside Crossing are newer, and budget reserves are well-managed. Vaulted ceilings welcome you into a spacious and open floor plan. The creek view

Key facts

• Whole-house replumb
• Newer roofs
• Creek view

Tags

• CREEK VIEW
• OVERSIZED LANAI
• WHOLE-HOUSE REPLUMB
• HOT WATER HEATER
• NEWER ROOFS
• VAULTED CEILINGS

Property features AI

Finance

• Other: Part of Pelican Landing development (Creekside Crossing sub-condo)
• Financial info: One-time other fee applies; Total annual recurring fees noted
• HOA & community: Mandatory HOA; Quarterly condo fee; Annual master HOA fee; Professional management; HOA covers cable, internet/WiFi, irrigation water, lawn/land maintenance, pest control (exterior), recreation facilities, reserves, security, street lights/maintenance, trash removal, water, insurance, legal/accounting, manager; Community amenities include private beach and beach club, community pool and spa, clubhouse and community room, fitness center (attended), golf course (non-equity), community boat dock and slip, pickleball, tennis courts, bocce, playground, BBQ/picnic areas, restaurant, sidewalks, underground utilities

Exterior

• Parking: Attached 1-car garage; Paved driveway; Guest paved parking available
• Security: Gated community; Community security included in maintenance
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential carriage/coach unit in a low-rise building (1–3 stories); Rear exposure faces northwest
• Construction: Built in 1995; Concrete block construction; Stucco exterior; Tile roof; Impact resistant windows and doors
• Exterior features: Screened lanai/porch; Zero lot line; Private paved road access; Two guest parking spaces nearby; Has creek waterfront/view; Dock lease for boat access

Interior

• Kitchen: Pantry; Dishwasher; Range; Microwave; Refrigerator/Freezer; Garbage disposal
• Bedrooms: 3 bedrooms (split bedroom floor plan)
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms; Master bathroom with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Cable pre-wired; High-speed internet available; Foyer; Pantry; Smoke detectors; Vaulted ceiling; Walk-in closet; Turnkey furnished; Exclusions noted
• Laundry & utility: Washer and dryer; Laundry inside the residence; Auto garage door opener

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $520k.

Deal economics

• At list price, monthly cash flow is $-2k ($-24k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (67.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $322k (38.0% below list).
• Recommended offer: $170k (67.3% below list) — sets the bar for cash-flow.

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 $4k of loan paydown is wiped out by about $16k 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 35 days — a 3% lower offer ($504k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $215k; list at $520k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 32% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,149 (67.3% 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 35 days. Have you received any prior offers? Is the seller open to a 67% 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. 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. 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.
9. 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.
10. 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: 0.62% ✗
• Cap rate: 1.88%
• Cash-on-cash: -15.77%
• DSCR: 0.30
• GRM: 13.5

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: -48.2%
• Equity multiple: -0.44×
• Total profit: $-210,261
• Equity at exit: $77,534

10-year hold

• IRR: -92.8%
• Equity multiple: -1.37×
• Total profit: $-344,972
• Equity at exit: $44,960

Cash invested: $145,600 (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: 13.5×

Monthly cashflow live

• Estimated rent: $3,222 medium
• Mortgage (P&I): −$2,727
• Tax from tax record: −$474 /mo · $5,692/yr
• Insurance: −$217
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,041
• Vacancy / Maint / Mgmt: −$677
• Net cashflow: $-1,980

Break-even live

Break-even rent $5,728

Max offer price $170,149

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: $130,000
• Closing costs: $15,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25248 Pelican Creek Cir #102 Bonita Springs, FL	3.0	2.0	1458	$7,000	$4.80	23d	1	0.03mi
25240 Pelican Creek Cir #202 Bonita Springs, FL	2.0	2.0	1846	$6,500	$3.52	16d	1	0.07mi
25240 Pelican Creek Cir #202 Bonita Springs, FL	2.0	2.0	1846	$6,500	$3.52	23d	1	0.07mi
25232 Pelican Creek Cir #202 Bonita Springs, FL	3.0	2.0	1646	$6,500	$3.95	23d	1	0.07mi
3421 Marbella Ct Bonita Springs, FL	3.0	3.5	2073	$10,000	$4.82	23d	1	0.27mi
3460 Pointe Creek Ct #102 Bonita Springs, FL	3.0	2.0	1622	$6,800	$4.19	23d	1	0.30mi
3461 Pointe Creek Ct #306 Bonita Springs, FL	3.0	2.0	1650	$3,150	$1.91	23d	1	0.32mi
3442 Pointe Creek Ct #201 Bonita Springs, FL	3.0	2.0	1673	$7,000	$4.18	3d	1	0.36mi
3401 Tralee Ct #202 Bonita Springs, FL	3.0	2.0	2184	$7,500	$3.43	23d	1	0.38mi
3412 Pointe Creek Ct #102 Bonita Springs, FL	3.0	2.0	1622	$6,250	$3.85	23d	1	0.39mi
3431 Pointe Creek Ct Bonita Springs, FL	2.0–3.0	2.0	1414	$2,365	$1.67	19d	2	0.40mi
3451 Ballybridge Cir #103 Bonita Springs, FL	3.0	2.0	1703	$6,500	$3.82	23d	1	0.41mi
8861 Colonnades Ct W #216 Bonita Springs, FL	3.0	2.0	1207	$2,200	$1.82	23d	1	0.46mi
24821 Lakemont Cove Ln #101 Bonita Springs, FL	2.0	2.0	1203	$6,500	$5.40	23d	1	0.66mi
24821 Lakemont Cove Ln #201 Bonita Springs, FL	3.0	2.0	1633	$7,000	$4.29	23d	1	0.66mi
24821 Lakemont Cove Ln #202 Bonita Springs, FL	3.0	2.0	1658	$5,000	$3.02	21d	1	0.66mi
24827 Lakemont Cove Ln #101 Bonita Springs, FL	2.0	2.0	1552	$6,750	$4.35	23d	1	0.67mi
25130 Sandpiper Greens Ct #104 Bonita Springs, FL	2.0	2.0	1392	$6,500	$4.67	23d	1	0.77mi
9061 Isla Bella Cir Bonita Springs, FL	3.0	2.0	1929	$7,900	$4.10	23d	1	0.90mi
4200 Sawgrass Point Dr #101 Bonita Springs, FL	2.0	2.0	1445	$5,250	$3.63	23d	1	0.92mi
4161 Sawgrass Point Dr #101 Bonita Springs, FL	2.0	2.0	1445	$5,500	$3.81	23d	1	0.95mi
4161 Sawgrass Point Dr #101 Bonita Springs, FL	2.0	2.0	1445	$5,500	$3.81	21d	1	0.95mi
4201 Sawgrass Point Dr #102 Bonita Springs, FL	2.0	2.0	1319	$5,000	$3.79	23d	1	0.98mi
26310 Coco Cay Cir Unit 201 Bonita Springs, FL	3.0	3.5	1840	$3,195	$1.74	23d	1	1.02mi
25151 Bay Cedar Dr Bonita Springs, FL	2.0	2.0	1738	$11,000	$6.33	2d	1	1.03mi
26331 Coco Cay Cir Unit 103 Bonita Springs, FL	2.0	2.5	1520	$2,100	$1.38	21d	1	1.05mi
26331 Coco Cay Cir #203 Bonita Springs, FL	3.0	3.5	2027	$3,500	$1.73	23d	1	1.05mi
26390 Coco Cay Cir #101 Bonita Springs, FL	2.0	2.5	1498	$2,700	$1.80	23d	1	1.10mi
26343 Clarkston Dr Bonita Springs, FL	3.0	2.0	2148	$9,500	$4.42	23d	1	1.10mi
3321 Glen Cairn Ct #102 Bonita Springs, FL	3.0	2.5	1912	$9,000	$4.71	23d	1	1.11mi
9251 Isla Bella Cir Bonita Springs, FL	2.0	3.0	2070	$6,000	$2.90	23d	1	1.14mi
24420 Reserve Ct #202 Bonita Springs, FL	3.0	2.0	2244	$8,000	$3.57	23d	1	1.16mi
25356 Pinson Dr Bonita Springs, FL	3.0	2.0	1454	$3,800	$2.61	23d	1	1.17mi
25356 Pinson Dr Bonita Springs, FL	3.0	2.0	1454	$3,800	$2.61	3d	1	1.17mi
24360 Sandpiper Isle Way #101 Bonita Springs, FL	2.0	2.0	1666	$6,500	$3.90	23d	1	1.20mi
25925 Pebblecreek Dr Bonita Springs, FL	2.0	2.0	1498	$3,400	$2.27	21d	1	1.23mi
24361 Sandpiper Isle Way #401 Bonita Springs, FL	2.0	2.0	1807	$8,000	$4.43	23d	1	1.24mi
4709 Kon Tiki Ln Bonita Springs, FL	2.0	2.0	1475	$1,500	$1.02	23d	1	1.25mi
9304 Lake Abby Ln Bonita Springs, FL	3.0	2.0	1631	$3,700	$2.27	3d	1	1.25mi
9371 Lake Abby Ln Bonita Springs, FL	3.0	2.0	1796	$2,850	$1.59	23d	1	1.26mi

HOA detail condo

• Monthly dues: $1,041 · $12,492/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-17
   days on market $520,000 Active 35 DOM
2. 2026-06-16
   days on market $520,000 Active 34 DOM
3. 2026-06-15
   days on market $520,000 Active 33 DOM
4. 2026-06-13
   days on market $520,000 Active 31 DOM
5. 2026-06-10
   days on market $520,000 Active 28 DOM
6. 2026-06-09
   days on market $520,000 Active 27 DOM
7. 2026-06-08
   days on market $520,000 Active 26 DOM
8. 2026-06-07
   days on market $520,000 Active 25 DOM
9. 2026-06-03
   days on market $520,000 Active 21 DOM
10. 2026-06-02
    days on market $520,000 Active 20 DOM
11. 2026-06-01
    days on market $520,000 Active 19 DOM
12. 2026-05-31
    days on market $520,000 Active 18 DOM
13. 2026-05-13
    listed $520,000 Active
14. 2001-11-06
    soldstatus $215,000
15. 2001-09-17
    soldstatus $210,000
16. 1995-04-01
    soldstatus $196,000

ⓘ 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: $5,692 · $474/mo
• Projected year-2 tax: $5,692 · $474/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 7/10 Severe FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 26 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: $38,658
• − Mortgage interest: −$29,128
• − Property taxes: −$5,692
• − Insurance: −$3,398
• − Repairs & maintenance: −$3,093
• − Management: −$3,093
• − HOA: −$12,492
• − Depreciation: −$15,127
• Taxable loss: −$33,364
• Est. tax savings @ 24.0%: +$8,007
• After-tax cash flow: $-15,758/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

+165.3% since first listed

4 events — show timeline

• 2026-05-13 Listed $520,000 BEARMLS
• 2001-11-06 Sold (Public Records) $215,000 Public Records
• 2001-09-17 Sold (Public Records) $210,000 Public Records
• 1995-04-01 Sold (Public Records) $196,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $5,692 · -9.8% YoY. Source: county tax records.