27831 Solis Grande Dr · Bonita Springs, FL 34135

$425,000

3 bd · 2.5 ba · 1,816 sqft · SingleFamily · 187 Days on market

Built 2025 1,742 sqft lot Est $690k · 38% under $329/mo HOA · 10% of rent ↓ 8% since listing

---

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 +15.0/15.0
• Cash flow +11.7/30.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful new construction townhome in the heart of Midtown at Bonita Springs! This 3 bed, 2.5 bath modern townhome boasts a spacious open floor plan, a large center island with quartz countertops, Whirlpool stainless steel appliances, and luxury vinyl plank flooring throughout the main. Large master bedroom includes an upgraded custom walk-in closet, dual vanity sink and a walk-in shower. The 2 additional bedrooms also offer upgraded custom walk-in closets. Linen closet has also been upgraded with shelving and second bath shower has been installed with a sliding glass door. Conveniently located just steps from the highly anticipated Midtown at Bonita Springs with quick access to I-75, and

Key facts

• Quartz countertops
• Large center island
• $329 HOA

Tags

• NEW CONSTRUCTION TOWNHOME
• SPACIOUS OPEN FLOOR PLAN
• LARGE CENTER ISLAND
• QUARTZ COUNTERTOPS
• LUXURY VINYL PLANK FLOORING
• CUSTOM WALK-IN CLOSET

Property features AI

Finance

• Other: Part of a multi-unit complex with 118 units (8 units in building); One unit per floor configuration; Two floors in the building
• Financial info: Taxes listed
• HOA & community: Mandatory HOA (professional management); Monthly HOA fee of $329; HOA covers irrigation water, lawn/land maintenance, exterior pest control, and reserves; Gated community; Total annual recurring HOA fees $3,948; Community name: Solis Grande

Exterior

• Parking: Paved driveway; Attached 1-car garage; Detached 1-space carport
• Security: Impact resistant storm protection (doors and windows); Smoke detectors
• Utilities: Central water; Central sewer; Cable available; Electric service (central)
• Home design: Residential townhouse; 2-story; Rear exposure facing east; Regular lot; Deeded
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Built in 2025
• Exterior features: Automatic sprinkler system; Impact resistant windows and doors; Preserve view with privacy wall; Central irrigation

Interior

• Kitchen: Cooktop (electric); Dishwasher; Disposal; Microwave; Refrigerator/freezer; Freezer; Pantry
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with dual sinks
• Heating & cooling: Central electric heat; Central electric air conditioning
• Interior features: Cable prewire; Foyer; High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Window coverings; Screened lanai/porch; Unfurnished
• Laundry & utility: Washer and dryer included; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $403k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $341k (19.8% below list).
• Recommended offer: $341k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: cost of living C-, health & safety D, amenities F.
• 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.
• Zoned schools: Bonita Springs Elementary School (math 60% / reading 45%, grade C-, #976 of 2,144 statewide, top 46%, 546 students, 61% FRL); Bonita Springs High School (math 34% / reading 49%, grade F, #284 of 667 statewide, top 43%, 1,543 students, 35% FRL).
• Market conditions: Rents soft (-0.6%/yr); 835 active listings in the ZIP; 35 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).
• This rent runs 45% of the median local income ($91k/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 $13k 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 187 days — a 12% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 14067% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $340,888 (19.8% 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 187 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.28%
• DSCR: 0.94
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $690,080
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13121 Southampton Dr	0.59mi	3/2.0	1,880 (+4%)	6mo	$615,000	$327	59
13281 Bridgeford Ave	0.48mi	3/2.0	2,056 (+13%)	15mo	$800,000	$389	42
13460 Bridgeford Ave	0.69mi	3/2.0	1,630 (-10%)	23mo	$619,000	$380	30

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.27×
• Total profit: $-86,959
• Equity at exit: $63,369

10-year hold

• IRR: -24.4%
• Equity multiple: -0.05×
• Total profit: $-124,819
• Equity at exit: $36,746

Cash invested: $119,000 (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: 10.4×

Monthly cashflow live

• Estimated rent: $3,409 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$85 /mo · $1,021/yr
• Insurance: −$177
• HOA: −$329
• Vacancy / Maint / Mgmt: −$716
• Net cashflow: $-127

Break-even live

Break-even rent $3,569

Max offer price $402,588

Occupancy floor 99%

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27825 Solis Grande Dr Bonita Springs, FL	3.0	2.5	1831	$2,500	$1.37	23d	1	0.03mi
27874 Radiant Ct Bonita Springs, FL	3.0	2.5	1657	$2,790	$1.68	1d	1	0.09mi
27874 Radiant Ct Bonita Springs, FL	3.0	2.5	1657	$2,950	$1.78	21d	1	0.09mi
27906 Radiant Ct Bonita Springs, FL	3.0	2.5	1638	$2,650	$1.62	13d	1	0.15mi
27906 Radiant Ct Bonita Springs, FL	3.0	2.5	1637	$2,650	$1.62	3d	1	0.15mi
27906 Radiant Ct Bonita Springs, FL	3.0	2.5	1638	$2,650	$1.62	14d	1	0.15mi
12770 Bonita Vista Pl Bonita Springs, FL	1.0–3.0	1.0–2.0	1116	$3,454	$3.09	1d	70	0.25mi
13080 Bridgeford Ave Bonita Springs, FL	2.0	2.0	1882	$9,000	$4.78	14d	1	0.33mi
13231 Sherburne Cir #1504 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	23d	1	0.42mi
13256 Sherburne Cir #2603 Bonita Springs, FL	3.0	2.0	1576	$6,500	$4.12	23d	1	0.52mi
13611 Worthington Way #1312 Bonita Springs, FL	3.0	2.0	1312	$5,500	$4.19	23d	1	0.54mi
13260 Sherburne Cir #2704 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	21d	1	0.54mi
13270 Sherburne Cir #2903 Bonita Springs, FL	2.0	2.0	1487	$6,000	$4.03	23d	1	0.57mi
13360 Bridgeford Ave Bonita Springs, FL	4.0	3.0	2609	$12,000	$4.60	3d	1	0.58mi
28536 F B Fowler Ct Bonita Springs, FL	3.0	2.0	1765	$6,500	$3.68	23d	1	0.75mi
13962 Southampton Dr #4404 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	23d	1	0.75mi
12607 Fox Ridge Dr #4102 Bonita Springs, FL	2.0	2.0	1357	$2,000	$1.47	23d	1	0.79mi
12606 Fox Ridge Dr #7202 Bonita Springs, FL	3.0	3.0	1743	$2,400	$1.38	23d	1	0.83mi
12080 Matera Ln #204 Bonita Springs, FL	2.0	2.0	1467	$7,500	$5.11	15d	1	0.89mi
12622 Hunters Ridge Dr Bonita Springs, FL	3.0	2.0	1787	$7,500	$4.20	3d	1	0.91mi
13520 Southampton Dr Bonita Springs, FL	3.0	2.0	1642	$8,000	$4.87	23d	1	0.93mi
28048 Cavendish Ct #5904 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	21d	1	0.93mi
12040 Matera Ln #104 Bonita Springs, FL	2.0	2.0	1467	$7,500	$5.11	14d	1	0.97mi
28068 Cavendish Ct #2310 Bonita Springs, FL	2.0	2.0	1339	$5,500	$4.11	23d	1	1.01mi
12015 Matera Ln #101 Bonita Springs, FL	2.0	2.0	1467	$6,000	$4.09	23d	1	1.03mi
12015 Matera Ln #102 Bonita Springs, FL	3.0	2.0	1467	$7,500	$5.11	23d	1	1.03mi
28352 Altessa Way Bonita Springs, FL	4.0	2.0	2543	$14,000	$5.51	21d	1	1.03mi
28436 Altessa Way #204 Bonita Springs, FL	2.0	2.0	1621	$9,000	$5.55	23d	1	1.12mi
12303 Londonderry Ln Unit 12303 Bonita Springs, FL	2.0	2.0	1518	$2,165	$1.43	23d	1	1.15mi
12361 Notting Hill Ln #44 Bonita Springs, FL	3.0	2.0	1900	$2,195	$1.16	23d	1	1.16mi
12243 Londonderry Ln Bonita Springs, FL	2.0	2.0	1518	$2,165	$1.43	23d	1	1.19mi
12341 Notting Hill Ln #25 Bonita Springs, FL	3.0	2.0	1523	$2,150	$1.41	23d	1	1.20mi
14099 Tivoli Ter Bonita Springs, FL	3.0	2.0	2205	$3,500	$1.59	13d	1	1.27mi
12060 Toscana Way #201 Bonita Springs, FL	3.0	2.0	2149	$8,000	$3.72	23d	1	1.40mi
28648 San Lucas Ln #102 Bonita Springs, FL	2.0	2.0	1940	$8,000	$4.12	23d	1	1.49mi

HOA detail

• Monthly dues: $329 · $3,948/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-17
   days on market $425,000 Active 187 DOM
2. 2026-06-16
   days on market $425,000 Active 186 DOM
3. 2026-06-15
   days on market $425,000 Active 185 DOM
4. 2026-06-13
   days on market $425,000 Active 183 DOM
5. 2026-06-10
   days on market $425,000 Active 180 DOM
6. 2026-06-09
   days on market $425,000 Active 179 DOM
7. 2026-06-07
   days on market $425,000 Active 177 DOM
8. 2026-06-02
   days on market $425,000 Active 172 DOM
9. 2026-06-01
   days on market $425,000 Active 171 DOM
10. 2026-06-01
    days on market $425,000 Active 170 DOM
11. 2026-03-16
    price $425,000
12. 2026-03-16
    status Active
13. 2026-03-06
    historical $3,000
14. 2026-03-05
    historical
15. 2026-01-14
    price $440,000
16. 2026-01-08
    listed $3,000
17. 2026-01-08
    historical $3,000
18. 2025-12-01
    listed $450,000 Active
19. 2025-08-12
    listed $3,000
20. 2025-07-29
    soldstatus $461,900

ⓘ 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: $1,021 · $85/mo
• Projected year-2 tax: $3,528 · $294/mo
• Expected delta: +$2,507/yr (+$209/mo · 245.6%)

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

Taxation est. · year 1

• Rental income: $40,907
• − Mortgage interest: −$23,807
• − Property taxes: −$1,021
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,273
• − Management: −$3,273
• − HOA: −$3,948
• − Depreciation: −$12,364
• Taxable loss: −$8,902
• Est. tax savings @ 24.0%: +$2,137
• After-tax cash flow: $614/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

• 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

-8.0% since first listed

10 events — show timeline

• 2026-03-16 Price Changed $425,000 NAPLESMLS
• 2026-03-16 Relisted — NAPLESMLS
• 2026-03-06 Rental Removed $3,000 FGCMLS
• 2026-03-05 Listing Removed — NAPLESMLS
• 2026-01-14 Price Changed $440,000 NAPLESMLS
• 2026-01-08 Listed for Rent $3,000 FGCMLS
• 2026-01-08 Rental Removed $3,000 NAPLESMLS
• 2025-12-01 Listed $450,000 NAPLESMLS
• 2025-08-12 Listed for Rent $3,000 NAPLESMLS
• 2025-07-29 Sold (Public Records) $461,900 Public Records

Property tax history

+54.2%/yr

Latest (2025): $1,021 · +54.2% YoY. Source: county tax records.