27581 Imperial Shores Blvd · Bonita Springs, FL 34134

$499,000

4 bd · 4.0 ba · 1,882 sqft · MultiFamily public records · 3 Days on market

Built 1979 10,759 sqft lot Est $501k · at est.

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Why this score? — see what drove the C 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 +24.6/30.0
• DSCR +7.9/10.0
• ARV discount +7.6/15.0
• 1% rule +5.3/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Fantastic duplex investment opportunity in Bonita Springs. Highly desired location with a healthy walk to beach, shops and restaurants. (1 mile) Renovated interior, new roof and new hvacs. Private cul-de sac street. Excellent Airbnb opportunities, Verbo etc. Add a pool and create a vacation retreat! No trespassing by appointment only. Active rental property.

Key facts

• New hvacs
• Renovated interior
• New roof

Tags

• DUPLEX INVESTMENT OPPORTUNITY
• HIGHLY DESIRED LOCATION
• HEALTHY WALK TO BEACH
• RENOVATED INTERIOR
• NEW ROOF
• NEW HVACS

Property features AI

Finance

• Other:
• Financial info: Gross scheduled income: $22,800; Operating expenses: $3,600; One unit shows actual/pro forma rent of $1,900; Pets allowed; Tenant pays electricity
• HOA & community: No association fee; Non-gated community

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer; Cable available
• Home design: Multi-family property with 2 total units; Resale condition; Zoned TFC-2
• Construction: Block, concrete and stucco construction; Shingle roof; Measured lot dimensions: 100 x 97 x 97 x 97
• Exterior features: Sprinkler/irrigation system (municipal irrigation); Privacy wall; Room for pool; Sprinklers automatic; Rectangular lot on a cul-de-sac; Private road frontage

Interior

• Kitchen:
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms); Laundry in residence (at least one unit); Screened lanai/porch (one unit)
• Flooring: Concrete
• Bathrooms: Total of 4 full bathrooms (2 full bathrooms per unit)
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Impact glass, single hung and sliding windows; Concrete flooring
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $499k.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive. Per door: $301/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $499k).
• Cap rate 8.8% 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; 37 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).
• At $5,160/mo this rent would consume 47% of the median local household income ($131k/yr) (locally 554% 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 $15k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 16y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $499,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.03% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.83%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $500,612
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27632 Imperial Shores Blvd #634	0.17mi	4/4.0	2,160 (+15%)	16mo	$575,000	$266	54

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 · 2.85% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-43,205
• Equity at exit: $74,403

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $8,945
• Equity at exit: $43,144

Cash invested: $139,720 (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: 16.1×

Monthly cashflow live

• Estimated rent: $5,160 high
• Mortgage (P&I): −$2,617
• Tax from tax record: −$223 /mo · $2,678/yr
• Insurance: −$208
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,084
• Net cashflow: $602

Break-even live

Break-even rent $4,398

Max offer price $499,000

Occupancy floor 83%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$5,160
Total (2 units)			$5,160

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27585 Imperial Shores Blvd Bonita Springs, FL	3.0	3.0	1576	$8,000	$5.08	23d	1	0.02mi
27579 Big Bend Rd Bonita Springs, FL	3.0	2.0	1512	$2,700	$1.79	23d	1	0.15mi
4879 Esplanade St Bonita Springs, FL	3.0	2.5	1888	$16,000	$8.47	11d	1	0.27mi
4860 Gary Rd Unit 4 Bonita Springs, FL	3.0	2.0	1875	$2,900	$1.55	23d	1	0.32mi
4412 Vanda Dr Bonita Springs, FL	3.0	2.0	1800	$2,800	$1.56	23d	1	0.32mi
27594 Shore Dr Bonita Springs, FL	3.0	2.0	1426	$5,500	$3.86	23d	1	0.52mi
4895 Bonita Beach Rd #208 Bonita Springs, FL	3.0	2.0	1288	$3,250	$2.52	23d	1	0.54mi
4975 Bonita Beach Rd #106 Bonita Springs, FL	3.0	2.0	1875	$11,000	$5.87	23d	1	0.61mi
75 3rd St Bonita Springs, FL	3.0	3.0	1630	$8,900	$5.46	23d	1	0.63mi
27921 Bonita Village Blvd Bonita Springs, FL	2.0–3.0	2.0	1429	$3,745	$2.62	23d	3	0.65mi
11 2nd St Bonita Springs, FL	3.0	2.0	1595	$9,500	$5.96	23d	1	0.71mi
27080 Lake Harbor Ct #201 Bonita Springs, FL	3.0	2.0	1764	$7,500	$4.25	23d	1	0.72mi
27080 Lake Harbor Ct #202 Bonita Springs, FL	3.0	2.0	1654	$7,200	$4.35	23d	1	0.72mi
211 6th St Bonita Springs, FL	3.0	2.0	2000	$11,900	$5.95	23d	1	0.74mi
60 4th St Bonita Springs, FL	3.0	2.0	1860	$11,400	$6.13	23d	1	0.75mi
4140 Bayhead Dr #106 Bonita Springs, FL	3.0	2.0	1583	$8,200	$5.18	23d	1	0.88mi
26968 Montego Pointe Ct #201 Bonita Springs, FL	3.0	2.0	2008	$4,100	$2.04	23d	1	0.89mi
26926 Montego Pointe Ct #201 Bonita Springs, FL	3.0	2.0	2008	$9,500	$4.73	23d	1	0.90mi
27190 Oakwood Lake Dr #102 Bonita Springs, FL	3.0	2.0	1603	$7,500	$4.68	23d	1	0.93mi
999 E Valley Dr Unit 1073522P Bonita Springs, FL	3.0	2.5	1668	$9,929	$5.95	21d	1	0.94mi
27038 Oakwood Lake Dr Bonita Springs, FL	3.0	3.0	1818	$8,500	$4.68	23d	1	1.00mi
26850 Wedgewood Dr #202 Bonita Springs, FL	3.0	3.0	1781	$8,500	$4.77	23d	1	1.03mi
26881 Wedgewood Dr #201 Bonita Springs, FL	3.0	2.0	1640	$8,000	$4.88	23d	1	1.03mi
27121 Oakwood Lake Dr Bonita Springs, FL	3.0	2.5	1892	$8,900	$4.70	3d	1	1.04mi
27119 Oakwood Lake Dr Bonita Springs, FL	3.0	2.5	1812	$7,500	$4.14	23d	1	1.04mi
27113 Oakwood Lake Dr Bonita Springs, FL	3.0	2.5	1879	$7,500	$3.99	23d	1	1.06mi
3620 Bailes St Bonita Springs, FL	3.0	3.0	1992	$12,000	$6.02	23d	1	1.14mi
5731 Marimin Dr Unit 1073514P Bonita Springs, FL	3.0	2.0	2249	$5,637	$2.51	2d	1	1.21mi
28450 Winthrop Cir Unit 1546014P Bonita Springs, FL	3.0	2.0	1894	$7,804	$4.12	13d	1	1.23mi
3561 Imperial Crossing Dr Bonita Springs, FL	1.0–3.0	1.0–2.0	1122	$3,650	$3.25	2d	19	1.27mi
28712 Carmel Way Bonita Springs, FL	3.0	2.5	1626	$9,250	$5.69	23d	1	1.30mi
28567 Clinton Ln Bonita Springs, FL	3.0	3.5	2285	$13,000	$5.69	13d	1	1.40mi
28567 Clinton Ln Bonita Springs, FL	3.0	3.5	2285	$13,000	$5.69	19d	1	1.40mi
28327 Hidden Lake Dr Bonita Springs, FL	3.0	2.0	1567	$8,950	$5.71	23d	1	1.42mi
255 Barefoot Beach Blvd #4 Bonita Springs, FL	3.0	3.5	2003	$25,000	$12.48	13d	1	1.43mi
255 Barefoot Beach Blvd Bonita Springs, FL	2.0–3.0	2.0–3.5	1864	$25,000	$13.41	13d	2	1.43mi
28211 Winthrop Cir Bonita Springs, FL	3.0	2.0	1918	$10,500	$5.47	23d	1	1.45mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $499,000 Pending 3 DOM
2. 2026-06-10
   remarks 372-char remark
3. 2026-06-10
   days on market $499,000 Active 2 DOM
4. 2026-06-08
   days on marketlisting id $499,000 Active 1 DOM
5. 2026-06-07
   remarks 361-char remark

   Show marketing remark (361 chars)

   Fantastic duplex investment opportunity in Bonita Springs. Highly desired location with a healthy walk to beach, shops and restaurants. (1 mile) Renovated interior, new roof and new hvacs. Private cul-de sac street. Excellent Airbnb opportunities, Verbo etc. Add a pool and create a vacation retreat! No trespassing by appointment only. Active rental property.

6. 2026-06-07
   listed $499,000 Active 30 DOM

   Show marketing remark (361 chars)

   Fantastic duplex investment opportunity in Bonita Springs. Highly desired location with a healthy walk to beach, shops and restaurants. (1 mile) Renovated interior, new roof and new hvacs. Private cul-de sac street. Excellent Airbnb opportunities, Verbo etc. Add a pool and create a vacation retreat! No trespassing by appointment only. Active rental property.

ⓘ 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: $2,678 · $223/mo
• Projected year-2 tax: $4,142 · $345/mo
• Expected delta: +$1,463/yr (+$122/mo · 54.6%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 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: $61,920
• − Mortgage interest: −$27,952
• − Property taxes: −$2,678
• − Insurance: −$7,614
• − Repairs & maintenance: −$4,954
• − Management: −$4,954
• − Depreciation: −$14,516
• Taxable loss: −$747
• Est. tax savings @ 24.0%: +$179
• After-tax cash flow: $7,403/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

+454.4% since first listed

14 events — show timeline

• 2026-06-08 Listed $499,000 FORTMLS
• 2026-06-07 Relisted — FSBO.com
• 2026-05-14 Delisted — FSBO.com
• 2026-04-14 Listed $499,000 FSBO.com
• 2021-10-15 Sold (MLS) $750,000 FORTMLS
• 2021-07-16 Pending — FORTMLS
• 2021-03-09 Relisted — FORTMLS
• 2021-03-08 Pending — FORTMLS
• 2021-02-01 Listed $799,000 FORTMLS
• 2012-11-05 Sold (Public Records) $180,000 Public Records
• 2011-03-31 Listing Removed — FORTMLS
• 2010-02-11 Listed $265,000 FORTMLS
• 2002-07-26 Sold (Public Records) $178,500 Public Records
• 1986-10-01 Sold (Public Records) $90,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,678 · -51.2% YoY. Source: county tax records.