14698 Escalante Way · Bonita Springs, FL 34135

$405,000

3 bd · 2.0 ba · 1,868 sqft · Condo public records · 90 Days on market

Built 2004 $361/mo HOA · 9% 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).

• Cash flow +14.9/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• DSCR +4.6/10.0
• 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 MLS

San Remo is the perfect gated community close to the white sand beaches of Bonita Springs, amazing outdoor malls and 5 stars restaurants! This Pet friendly community has tons of amenities such as a fitness center, tennis courts and a relaxing resort style pool. This meticulously maintained townhome has two car garage and boasts almost 1900 sqft with an open floor plan. The first floor has a spacious kitchen leading into a large living room. Also, on the first floor is a large bedroom and full bathroom with a porch looking out to a beautiful lake. There is an expansive lanai perfect for BBQ's and outdoor entertaining. As you head to the second floor you're welcomed by a huge master bedroom with a spacious ensuite having a separate tub and shower with two vanities but the best part is the balcony overlooking the beautiful large lake, perfect for having your morning cup of coffee. The third bedroom is also large with its own bathroom and a laundry room conveniently located in the middle of the rooms with a big top sick. This townhome has a lot to offer and it won't last long, set up your appointment to see it now!

Key facts

• Gated community
• Tranquil lake
• Large living area

Tags

• GATED COMMUNITY
• SPACIOUS KITCHEN
• LARGE LIVING AREA
• GENEROUS SCREENED LANAI
• CHARMING FRONT PORCH
• TRANQUIL LAKE

Property features AI

Finance

• Financial info: Pets allowed (call/conditional)
• HOA & community: Homeowners association (quarterly fee); Association covers internet, irrigation water, grounds maintenance, pest control, road maintenance, sewer, street lights, trash, and water; Community amenities include clubhouse, fitness center, pool, playground, park, tennis courts, pickleball, basketball court, sidewalks, trails, and management; Community of 330 units; Condo hotel community features; near hotel/motel; street lights

Exterior

• Parking: Detached garage; 2 covered spaces; Garage with door opener; Guest parking
• Security: Security gate; Gated community; Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Underground utilities; Municipal irrigation
• Home design: 2 stories; Resale property; Northwest facing
• Construction: Block, concrete, and stucco construction; Tile roof
• Exterior features: Courtyard; Shutters (manual); Sprinkler/irrigation (automatic); Balcony; Lanai; Porch; Screened porch; Community pool; Lake waterfront; Southeast exposure; Private road frontage; Private maintained road; Zero lot line

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Freezer
• Bedrooms: Multiple primary suites
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Breakfast bar; Family/dining room; Living/dining room; Multiple primary suites; Pantry; Walk-in closet(s); Single hung windows; Furnishing negotiable
• Laundry & utility: Inside laundry; Laundry tub; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $405k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $395k (2.4% below list).
• Recommended offer: $381k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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 soft (-0.6%/yr); 835 active listings in the ZIP; 28 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; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $3,952/mo this rent would consume 52% of the median local household income ($91k/yr) (locally 976% 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 $3k of loan paydown is wiped out by about $12k 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 90 days — a 6% lower offer ($381k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $260k; list at $405k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $380,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.98% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.29%
• DSCR: 1.06
• GRM: 8.5

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: -17.9%
• Equity multiple: 0.39×
• Total profit: $-69,242
• Equity at exit: $60,387

10-year hold

• IRR: -17.8%
• Equity multiple: 0.17×
• Total profit: $-94,287
• Equity at exit: $35,017

Cash invested: $113,400 (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: 835
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,952 high
• Mortgage (P&I): −$2,124
• Tax from tax record: −$346 /mo · $4,155/yr
• Insurance: −$169
• HOA: −$361
• Vacancy / Maint / Mgmt: −$830
• Net cashflow: $122

Break-even live

Break-even rent $3,797

Max offer price $405,000

Occupancy floor 92%

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: $101,250
• Closing costs: $12,150
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28719 Alessandria Cir Bonita Springs, FL	3.0	3.0	1868	$2,400	$1.28	23d	1	0.02mi
14706 Escalante Way Bonita Springs, FL	3.0	3.0	1868	$2,600	$1.39	23d	1	0.03mi
28576 Alessandria Cir Bonita Springs, FL	3.0	3.0	1868	$2,595	$1.39	19d	1	0.22mi
28050 Boccaccio Way Bonita Springs, FL	2.0	2.0	1534	$2,600	$1.69	23d	1	0.35mi
14552 Bellino Ter #201 Bonita Springs, FL	3.0	2.5	2297	$7,500	$3.27	23d	1	0.35mi
28086 Sosta Ln #1 Bonita Springs, FL	2.0	2.0	1402	$2,300	$1.64	3d	1	0.42mi
28008 Sosta Ln #4 Bonita Springs, FL	3.0	2.0	1541	$6,000	$3.89	23d	1	0.50mi
28000 Quiet Water Way Bonita Springs, FL	3.0	2.0	2174	$6,250	$2.87	23d	1	0.56mi
15107 Auk Way Bonita Springs, FL	3.0	3.0	1868	$6,200	$3.32	21d	1	0.57mi
28495 Villagewalk Blvd Bonita Springs, FL	3.0	3.0	1868	$3,500	$1.87	16d	1	0.61mi
28751 Xenon Way Bonita Springs, FL	3.0	2.0	1661	$2,650	$1.60	3d	1	0.63mi
15317 Laughing Gull Ln Bonita Springs, FL	3.0	3.0	1800	$6,700	$3.72	23d	1	0.65mi
28869 Vermillion Ln Bonita Springs, FL	2.0	2.0	1534	$4,000	$2.61	16d	1	0.71mi
15369 Laughing Gull Ln Bonita Springs, FL	3.0	3.0	1868	$4,999	$2.68	23d	1	0.73mi
14099 Tivoli Ter Bonita Springs, FL	3.0	2.0	2205	$3,500	$1.59	13d	1	0.74mi
28329 Moray Dr Bonita Springs, FL	4.0	3.0	2518	$3,400	$1.35	23d	1	0.80mi
28207 Islet Trl Bonita Springs, FL	2.0	2.0	1534	$3,300	$2.15	23d	1	0.87mi
28648 San Lucas Ln #102 Bonita Springs, FL	2.0	2.0	1940	$8,000	$4.12	23d	1	0.97mi
15561 Latitude Dr Bonita Springs, FL	3.0	3.0	1868	$5,600	$3.00	23d	1	0.98mi
28068 Cavendish Ct #2310 Bonita Springs, FL	2.0	2.0	1339	$5,500	$4.11	23d	1	0.99mi
15382 Queen Angel Way Bonita Springs, FL	2.0	2.0	1534	$1,500	$0.98	3d	1	1.07mi
28048 Cavendish Ct #5904 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	21d	1	1.08mi
13520 Southampton Dr Bonita Springs, FL	3.0	2.0	1642	$8,000	$4.87	23d	1	1.22mi
13962 Southampton Dr #4404 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	23d	1	1.26mi
28496 Burano Dr Bonita Springs, FL	2.0	2.0	1837	$3,245	$1.77	3d	1	1.27mi
16315 Bonita Landing Cir Bonita Springs, FL	3.0	3.0	2202	$3,950	$1.79	23d	1	1.35mi
16148 Bonita Landing Cir Bonita Springs, FL	4.0	3.0	2032	$13,500	$6.64	11d	1	1.47mi
13611 Worthington Way #1312 Bonita Springs, FL	3.0	2.0	1312	$5,500	$4.19	23d	1	1.49mi

HOA detail condo

• Monthly dues: $361 · $4,332/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-17
   days on market $405,000 Active 90 DOM
2. 2026-06-16
   days on market $405,000 Active 89 DOM
3. 2026-06-15
   remarks 693-char remark
4. 2026-06-15
   days on market $405,000 Active 88 DOM
5. 2026-06-13
   days on market $405,000 Active 86 DOM
6. 2026-06-10
   days on market $405,000 Active 83 DOM
7. 2026-06-09
   days on market $405,000 Active 82 DOM
8. 2026-06-07
   days on market $405,000 Active 80 DOM
9. 2026-06-03
   days on market $405,000 Active 76 DOM
10. 2026-06-02
    days on market $405,000 Active 75 DOM
11. 2026-06-01
    days on market $405,000 Active 74 DOM
12. 2026-06-01
    days on market $405,000 Active 73 DOM
13. 2026-03-19
    listed $405,000 Active
14. 2024-07-14
    historical $4,500
15. 2024-06-05
    listed $4,500
16. 2024-06-05
    historical $4,500
17. 2024-05-22
    price $4,500
18. 2024-03-20
    price $5,000
19. 2024-03-06
    listed $5,500
20. 2024-02-06
    historical $5,500
21. 2023-07-16
    listed $5,500
22. 2021-01-04
    soldstatus $259,900
23. 2020-12-29
    soldstatus $259,900 Closed 1128-char remark

    Show marketing remark (1128 chars)

    San Remo is the perfect gated community close to the white sand beaches of Bonita Springs, amazing outdoor malls and 5 stars restaurants! This Pet friendly community has tons of amenities such as a fitness center, tennis courts and a relaxing resort style pool. This meticulously maintained townhome has two car garage and boasts almost 1900 sqft with an open floor plan. The first floor has a spacious kitchen leading into a large living room. Also, on the first floor is a large bedroom and full bathroom with a porch looking out to a beautiful lake. There is an expansive lanai perfect for BBQ's and outdoor entertaining. As you head to the second floor you're welcomed by a huge master bedroom with a spacious ensuite having a separate tub and shower with two vanities but the best part is the balcony overlooking the beautiful large lake, perfect for having your morning cup of coffee. The third bedroom is also large with its own bathroom and a laundry room conveniently located in the middle of the rooms with a big top sick. This townhome has a lot to offer and it won't last long, set up your appointment to see it now!

24. 2020-11-23
    status Pending 1128-char remark

    Show marketing remark (1128 chars)

    San Remo is the perfect gated community close to the white sand beaches of Bonita Springs, amazing outdoor malls and 5 stars restaurants! This Pet friendly community has tons of amenities such as a fitness center, tennis courts and a relaxing resort style pool. This meticulously maintained townhome has two car garage and boasts almost 1900 sqft with an open floor plan. The first floor has a spacious kitchen leading into a large living room. Also, on the first floor is a large bedroom and full bathroom with a porch looking out to a beautiful lake. There is an expansive lanai perfect for BBQ's and outdoor entertaining. As you head to the second floor you're welcomed by a huge master bedroom with a spacious ensuite having a separate tub and shower with two vanities but the best part is the balcony overlooking the beautiful large lake, perfect for having your morning cup of coffee. The third bedroom is also large with its own bathroom and a laundry room conveniently located in the middle of the rooms with a big top sick. This townhome has a lot to offer and it won't last long, set up your appointment to see it now!

25. 2020-11-20
    listed $259,900 Active 1128-char remark

    Show marketing remark (1128 chars)

    San Remo is the perfect gated community close to the white sand beaches of Bonita Springs, amazing outdoor malls and 5 stars restaurants! This Pet friendly community has tons of amenities such as a fitness center, tennis courts and a relaxing resort style pool. This meticulously maintained townhome has two car garage and boasts almost 1900 sqft with an open floor plan. The first floor has a spacious kitchen leading into a large living room. Also, on the first floor is a large bedroom and full bathroom with a porch looking out to a beautiful lake. There is an expansive lanai perfect for BBQ's and outdoor entertaining. As you head to the second floor you're welcomed by a huge master bedroom with a spacious ensuite having a separate tub and shower with two vanities but the best part is the balcony overlooking the beautiful large lake, perfect for having your morning cup of coffee. The third bedroom is also large with its own bathroom and a laundry room conveniently located in the middle of the rooms with a big top sick. This townhome has a lot to offer and it won't last long, set up your appointment to see it now!

26. 2005-06-27
    soldstatus $330,000
27. 2002-10-04
    soldstatus $14,176,400

ⓘ 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: $4,155 · $346/mo
• Projected year-2 tax: $4,155 · $346/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,424
• − Mortgage interest: −$22,686
• − Property taxes: −$4,155
• − Insurance: −$2,025
• − Repairs & maintenance: −$3,794
• − Management: −$3,794
• − HOA: −$4,332
• − Depreciation: −$11,782
• Taxable loss: −$5,144
• Est. tax savings @ 24.0%: +$1,235
• After-tax cash flow: $2,701/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

-97.1% since first listed

15 events — show timeline

• 2026-03-19 Listed $405,000 FORTMLS
• 2024-07-14 Rental Removed $4,500 NAPLESMLS
• 2024-06-05 Listed for Rent $4,500 NAPLESMLS
• 2024-06-05 Rental Removed $4,500 FORTMLS
• 2024-05-22 Price Changed $4,500 FORTMLS
• 2024-03-20 Price Changed $5,000 FORTMLS
• 2024-03-06 Listed for Rent $5,500 FORTMLS
• 2024-02-06 Rental Removed $5,500 FORTMLS
• 2023-07-16 Listed for Rent $5,500 FORTMLS
• 2021-01-04 Sold (Public Records) $259,900 Public Records
• 2020-12-29 Sold (MLS) $259,900 FORTMLS
• 2020-11-23 Pending — FORTMLS
• 2020-11-20 Listed $259,900 FORTMLS
• 2005-06-27 Sold (Public Records) $330,000 Public Records
• 2002-10-04 Sold (Public Records) $14,176,400 Public Records

Property tax history

+4.5%/yr

Latest (2025): $4,155 · -4.3% YoY. Source: county tax records.