29080 Alessandria Cir · Bonita Springs, FL 34135

$349,900

3 bd · 3.0 ba · 1,868 sqft · Condo public records · 125 Days on market

Built 2003 $351/mo HOA · 7% 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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• 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

Welcome to this beautifully appointed 4-bedroom, 3-bath townhome located in the sought-after, gated community of San Remo in the heart of Estero. Offering almost 1900 square feet of well-designed living space, this two-story home combines comfort, style, and functionality—perfect for full-time residents or seasonal living. The bright and open floor plan features a spacious great room with high ceilings, tile flooring, and sliding glass doors that lead to a private screened lanai—ideal for morning coffee or relaxing evenings. The well-equipped kitchen offers solid surface countertops, ample cabinetry, a breakfast bar, and a cozy dining nook. This versatile layout includes one bed

Key facts

• Gated community
• Fitness center
• Tennis courts

Tags

• GATED COMMUNITY
• PRIVATE SCREENED LANAI
• SOLID SURFACE COUNTERTOPS
• RESORT-STYLE POOL
• TENNIS COURTS
• FITNESS CENTER

Property features AI

Finance

• Other: Irrigation included in assessment; PUD zoning; Lot information from appraiser
• HOA & community: Homeowners association (330 units in community); Quarterly association fee; Association services include management, cable TV, irrigation water, legal/accounting, grounds maintenance, pest control, road maintenance and street lights; Community amenities: clubhouse, playground, pickleball, park, pool, sidewalks, tennis courts

Exterior

• Parking: Detached garage with garage door opener; 2 covered garage spaces
• Security: Gated community; Street lights
• Utilities: Public water; Sewer assessment paid; Cable available
• Home design: 2 stories; Entry level is 1; Faces southeast; Northwest exposure
• Construction: Built with block, concrete and stucco; Tile roof; Zero lot line
• Exterior features: Courtyard; Sprinkler/irrigation (automatic); Privacy wall; Balcony; Community pool

Interior

• Kitchen: Dishwasher; Disposal; Icemaker; Microwave; Range; Refrigerator (with ice maker)
• Bedrooms: Bedroom on main level; Guest quarters
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms; Dual sinks; Separate shower; Bathtub
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Bathtub; Dual sinks; High ceilings; Living/dining room; Separate shower; Cable TV; High speed internet; Single-hung windows; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $350k).
• Recommended offer: $308k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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; 30 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 $4,886/mo this rent would consume 64% 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 $2k of loan paydown is wiped out by about $10k 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 125 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $45k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $270k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $307,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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: 1.40% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.38%
• DSCR: 1.64
• GRM: 6.0

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $3,971
• Equity at exit: $52,171

10-year hold

• IRR: 7.2%
• Equity multiple: 1.46×
• Total profit: $45,339
• Equity at exit: $30,253

Cash invested: $97,972 (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: 6.0×

Monthly cashflow live

• Estimated rent: $4,886 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$355 /mo · $4,259/yr
• Insurance: −$146
• HOA: −$351
• Vacancy / Maint / Mgmt: −$1,026
• Net cashflow: $1,174

Break-even live

Break-even rent $3,401

Max offer price $349,900

Occupancy floor 71%

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14552 Bellino Ter #201 Bonita Springs, FL	3.0	2.5	2297	$7,500	$3.27	23d	1	0.13mi
28086 Sosta Ln #1 Bonita Springs, FL	2.0	2.0	1402	$2,300	$1.64	3d	1	0.14mi
28050 Boccaccio Way Bonita Springs, FL	2.0	2.0	1534	$2,600	$1.69	23d	1	0.16mi
28008 Sosta Ln #4 Bonita Springs, FL	3.0	2.0	1541	$6,000	$3.89	23d	1	0.18mi
28576 Alessandria Cir Bonita Springs, FL	3.0	3.0	1868	$2,595	$1.39	19d	1	0.20mi
14706 Escalante Way Bonita Springs, FL	3.0	3.0	1868	$2,600	$1.39	23d	1	0.30mi
28719 Alessandria Cir Bonita Springs, FL	3.0	3.0	1868	$2,400	$1.28	23d	1	0.32mi
14099 Tivoli Ter Bonita Springs, FL	3.0	2.0	2205	$3,500	$1.59	13d	1	0.45mi
28000 Quiet Water Way Bonita Springs, FL	3.0	2.0	2174	$6,250	$2.87	23d	1	0.69mi
28068 Cavendish Ct #2310 Bonita Springs, FL	2.0	2.0	1339	$5,500	$4.11	23d	1	0.72mi
28048 Cavendish Ct #5904 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	21d	1	0.78mi
15107 Auk Way Bonita Springs, FL	3.0	3.0	1868	$6,200	$3.32	21d	1	0.87mi
28495 Villagewalk Blvd Bonita Springs, FL	3.0	3.0	1868	$3,500	$1.87	15d	1	0.90mi
28648 San Lucas Ln #102 Bonita Springs, FL	2.0	2.0	1940	$8,000	$4.12	23d	1	0.91mi
15317 Laughing Gull Ln Bonita Springs, FL	3.0	3.0	1800	$6,700	$3.72	23d	1	0.93mi
28751 Xenon Way Bonita Springs, FL	3.0	2.0	1661	$2,650	$1.60	3d	1	0.96mi
13962 Southampton Dr #4404 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	23d	1	0.99mi
13520 Southampton Dr Bonita Springs, FL	3.0	2.0	1642	$8,000	$4.87	23d	1	1.00mi
15369 Laughing Gull Ln Bonita Springs, FL	3.0	3.0	1868	$4,999	$2.68	23d	1	1.01mi
28869 Vermillion Ln Bonita Springs, FL	2.0	2.0	1534	$4,000	$2.61	15d	1	1.03mi
28329 Moray Dr Bonita Springs, FL	4.0	3.0	2518	$3,400	$1.35	23d	1	1.10mi
28207 Islet Trl Bonita Springs, FL	2.0	2.0	1534	$3,300	$2.15	23d	1	1.13mi
13611 Worthington Way #1312 Bonita Springs, FL	3.0	2.0	1312	$5,500	$4.19	23d	1	1.22mi
15561 Latitude Dr Bonita Springs, FL	3.0	3.0	1868	$5,600	$3.00	23d	1	1.26mi
13360 Bridgeford Ave Bonita Springs, FL	4.0	3.0	2609	$12,000	$4.60	3d	1	1.29mi
13270 Sherburne Cir #2903 Bonita Springs, FL	2.0	2.0	1487	$6,000	$4.03	23d	1	1.39mi
13260 Sherburne Cir #2704 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	21d	1	1.39mi
15382 Queen Angel Way Bonita Springs, FL	2.0	2.0	1534	$1,500	$0.98	3d	1	1.39mi
13256 Sherburne Cir #2603 Bonita Springs, FL	3.0	2.0	1576	$6,500	$4.12	23d	1	1.39mi
13231 Sherburne Cir #1504 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	23d	1	1.44mi

HOA detail condo

• Monthly dues: $351 · $4,212/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-05-13
   status Pending
2. 2026-05-04
   price $349,900
3. 2026-04-15
   price $379,900
4. 2026-01-29
   price $384,900
5. 2026-01-08
   listed $394,900 Active
6. 2025-12-31
   historical
7. 2025-07-08
   listed $399,900 Active
8. 2025-06-30
   historical
9. 2025-04-23
   price $399,900
10. 2025-03-04
    price $429,900
11. 2025-01-08
    listed $439,900 Active
12. 2024-12-31
    historical
13. 2024-11-11
    price $439,900
14. 2024-06-06
    listed $449,900 Active
15. 2022-09-26
    historical
16. 2022-08-09
    status Active
17. 2022-07-31
    historical
18. 2022-06-21
    price $449,900
19. 2022-05-26
    listed $469,900 Active
20. 2005-04-04
    soldstatus $270,000
21. 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: $4,259 · $355/mo
• Projected year-2 tax: $4,259 · $355/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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $58,638
• − Mortgage interest: −$19,600
• − Property taxes: −$4,259
• − Insurance: −$1,750
• − Repairs & maintenance: −$4,691
• − Management: −$4,691
• − HOA: −$4,212
• − Depreciation: −$10,179
• Taxable income: $9,256
• Est. tax owed @ 24.0%: −$2,221
• After-tax cash flow: $11,862/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: 31,926
• 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

-97.5% since first listed

21 events — show timeline

• 2026-05-13 Pending — FORTMLS
• 2026-05-04 Price Changed $349,900 FORTMLS
• 2026-04-15 Price Changed $379,900 FORTMLS
• 2026-01-29 Price Changed $384,900 FORTMLS
• 2026-01-08 Listed $394,900 FORTMLS
• 2025-12-31 Listing Removed — FORTMLS
• 2025-07-08 Listed $399,900 FORTMLS
• 2025-06-30 Listing Removed — FORTMLS
• 2025-04-23 Price Changed $399,900 FORTMLS
• 2025-03-04 Price Changed $429,900 FORTMLS
• 2025-01-08 Listed $439,900 FORTMLS
• 2024-12-31 Listing Removed — FORTMLS
• 2024-11-11 Price Changed $439,900 FORTMLS
• 2024-06-06 Listed $449,900 FORTMLS
• 2022-09-26 Listing Removed — FORTMLS
• 2022-08-09 Relisted — FORTMLS
• 2022-07-31 Listing Removed — FORTMLS
• 2022-06-21 Price Changed $449,900 FORTMLS
• 2022-05-26 Listed $469,900 FORTMLS
• 2005-04-04 Sold (Public Records) $270,000 Public Records
• 2002-10-04 Sold (Public Records) $14,176,400 Public Records

Property tax history

+4.4%/yr

Latest (2025): $4,259 · -0.9% YoY. Source: county tax records.