28700 Trails Edge Blvd #404 · Bonita Springs, FL
Flood risk 5/10 · Moderate
- FEMA flood zone
- X (shaded)
- Chance of flooding over 30 yrs
- 0.5%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 2/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 107°F)
- 7 days/yr
- Hot days in 30 yrs
- 30 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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 +30.0/30.0
- ARV discount +13.1/15.0
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- Schools +5.2/10.0
- Condition / age +4.0/5.0
- Livability +3.5/5.0
- Rent growth +3.2/5.0
- Appreciation +0.0/10.0
$329,900
28700 Trails Edge Blvd #404 · Bonita Springs, FL 34134
3 bd · 2.0 ba · 1,519 sqft · Condo
public records
· 491 Days on market
Built 2007
$217/sqft
· 13% below area
Est $377k · 13% under
$569/mo HOA · 10% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Discover this 3-bedroom, 2-bath condo in the heart of Bonita Springs. The open-concept living space boasts sleek stainless steel appliances, granite countertops, and durable tile flooring, creating a perfect blend of style and functionality. The bedrooms feature rich wood flooring, offering warmth and sophistication. The spacious screened lanai, equipped with an electric roll-down hurricane shutter offers private views of the lush preserve, ideal for morning coffee or evening relaxation. This condo is perfectly situated just minutes Bonita Beach, allowing you to embrace the Florida lifestyle with ease.
Key facts
- Wood flooring
- Screened lanai
- Tile flooring
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath condo listed at $330k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $2k ($21k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($6k rent vs $330k).
- Recommended offer: $290k (12.0% below list) — sets the bar for market timing.
- Cap rate 12.8% vs local median 2.2% 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: Pinewoods Elementary School (math 81% / reading 74%, grade A, #163 of 2,144 statewide, top 8%, 1,089 students, 25% FRL); Lexington Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 1,138 students, 44% FRL); South Fort Myers High School (math 23% / reading 30%, grade F, #489 of 667 statewide, top 74%, 1,917 students, 50% FRL) — zoned schools average 39% FRL vs 57% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
- Market conditions: Rents rising (+2.9%/yr); 806 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 119d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
- At $5,746/mo this rent would consume 53% of the median local household income ($131k/yr) — 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.
- At projected returns (-3.0% appreciation + 2.9% rent growth), your $92k cash investment doubles in ~6 years — after that, you're playing with house money.
Negotiation context
- It's been on market 491 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$290,312
(12.0% below list)
Questions for the listing agent
- It's been on market 491 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
- 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.
- 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
- 1.74% ✓
- Cap rate
- 12.77%
- Cash-on-cash
- 23.12%
- DSCR
- 2.03
- GRM
- 4.8
CMA / ARV
- ARV (median comp)
- $377,172
- List price
- $329,900
- Delta
- -12.53%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 290 Naples Cove Dr #2501 | 1.28mi | 3/2.0 | 1,475 (-3%) | 1mo | $350,000 | $237 | 60 |
| 9010 Palmas Grandes Blvd #101 | 0.73mi | 2/2.0 (-1) | 1,500 (-1%) | 1mo | $349,000 | $233 | 58 |
| 9621 Spanish Moss Way #3833 | 1.40mi | 2/2.0 (-1) | 1,504 (-1%) | 0mo | $280,000 | $186 | 58 |
| 1290 Sweetwater Cv #5101 | 0.39mi | 3/2.0 | 1,186 (-22%) | 0mo | $275,000 | $232 | 57 |
| 28622 Starboard Passage Way #201 | 0.72mi | 2/2.0 (-1) | 1,478 (-3%) | 0mo | $330,000 | $223 | 57 |
| 303 Arbor Lake Dr Unit 3-102 | 1.46mi | 2/2.0 (-1) | 1,493 (-2%) | 1mo | $150,000 | $100 | 56 |
| 832 Carrick Bend Cir #202 | 1.38mi | 2/2.0 (-1) | 1,600 (+5%) | 1mo | $515,000 | $322 | 50 |
| 3999 Quails Walk | 1.19mi | 3/2.0 | 1,660 (+9%) | 0mo | $490,000 | $295 | 49 |
| 14607 Glen Eden Dr | 1.28mi | 3/2.0 | 1,730 (+14%) | 0mo | $653,000 | $377 | 41 |
| 9820 Citadel Ln #106 | 1.38mi | 3/2.0 | 1,151 (-24%) | 1mo | $297,000 | $258 | 39 |
| 526 Lake Louise Cir #402 | 1.10mi | 3/2.0 | 1,871 (+23%) | 1mo | $460,000 | $246 | 39 |
| 28750 Bermuda Bay Way #104 | 0.70mi | 2/2.0 (-1) | 1,175 (-23%) | 1mo | $215,000 | $183 | 37 |
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
- 16.0%
- Equity multiple
- 1.64×
- Total profit
- $59,413
- Equity at exit
- $49,189
10-year hold
- IRR
- 24.5%
- Equity multiple
- 3.12×
- Total profit
- $195,707
- Equity at exit
- $28,524
Cash invested: $92,372 (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.
Active competition Active MLS
- For sale now
- 5 active · 2 under contract
- Median asking
- $339,000 ($245/sqft)
- Median days on market
- 312 d
- This list price
- 40% of active listings are priced below it
- ARV vs active asking
- +1.4% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 34134
- Rents YoY
- 2.9%
- Active inventory
- 806
- Price-to-rent
- 4.8×
Monthly cashflow live
↻
- Estimated rent
- $5,746 high interval (Pro) →
- Mortgage (P&I)
- −$1,730
- Tax from tax record
- −$323 /mo · $3,875/yr
- Insurance
- −$137
- HOA
- −$569
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$1,207
- Net cashflow
- $1,780
Break-even live
Break-even rent
$3,493
Max offer price
$329,900
Occupancy floor
64%
Sensitivity live
| Price | -10% $1,967 | -5% $1,873 | +0% $1,780 | +5% $1,686 | +10% $1,593 |
|---|---|---|---|---|---|
| Rent | -10% $1,326 | -5% $1,553 | +0% $1,780 | +5% $2,007 | +10% $2,234 |
| Rate | -1.0pp $1,946 | -0.5pp $1,864 | base $1,780 | +0.5pp $1,694 | +1.0pp $1,607 |
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
- $82,475
- Closing costs
- $9,897
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 28700 Trails Edge Blvd Bonita Springs, FL | 3.0 | 2.0 | 1398 | $2,000 | $1.43 | 9d | 1 | 0.03mi |
| 28750 Trails Edge Blvd Bonita Springs, FL | 3.0 | 2.0 | 1520 | $6,250 | $4.11 | 65d | 1 | 0.03mi |
| 28611 Carriage Home Dr #101 Bonita Springs, FL | 2.0 | 2.0 | 1433 | $2,550 | $1.78 | 119d | 1 | 0.17mi |
| 28861 Bermuda Lago Ct #303 Bonita Springs, FL | 2.0 | 2.0 | 1223 | $1,900 | $1.55 | 63d | 1 | 0.17mi |
| 28861 Bermuda Lago Ct #303 Bonita Springs, FL | 2.0 | 2.0 | 1223 | $1,900 | $1.55 | 62d | 1 | 0.17mi |
| 28650 Carriage Home Dr Unit 1049692P Bonita Springs, FL | 3.0 | 2.0 | 1528 | $4,632 | $3.03 | 7d | 1 | 0.19mi |
| 1345 Sweetwater Cv Naples, FL | 2.0 | 2.0 | 1279 | $4,800 | $3.75 | 6d | 1 | 0.25mi |
| 1345 Sweetwater Cv #203 Naples, FL | 2.0 | 2.0 | 1279 | $4,800 | $3.75 | 119d | 1 | 0.26mi |
| 28790 Versol Dr Bonita Springs, FL | 3.0 | 1.0–2.0 | 1075 | $3,406 | $3.17 | 3d | 19 | 0.26mi |
| 1340 Sweetwater Cv #103 Naples, FL | 2.0 | 2.0 | 1279 | $5,000 | $3.91 | 119d | 1 | 0.26mi |
| 28452 Del Lago Way Bonita Springs, FL | 4.0 | 3.0 | 2201 | $7,700 | $3.50 | 119d | 1 | 0.28mi |
| 1325 Sweetwater Cv #201 Naples, FL | 3.0 | 2.0 | 1381 | $6,000 | $4.34 | 119d | 1 | 0.30mi |
| 1415 Sweetwater Cv #104 Naples, FL | 3.0 | 2.0 | 1381 | $6,500 | $4.71 | 119d | 1 | 0.31mi |
| 1415 Sweetwater Cv #104 Naples, FL | 3.0 | 2.0 | 1381 | $5,500 | $3.98 | 6d | 1 | 0.31mi |
| 1360 Sweetwater Cv #202 Naples, FL | 2.0 | 2.0 | 1279 | $5,500 | $4.30 | 119d | 1 | 0.32mi |
| 1360 Sweetwater Cv #202 Naples, FL | 2.0 | 2.0 | 1300 | $1,870 | $1.44 | 6d | 1 | 0.32mi |
| 1420 Sweetwater Cv #102 Naples, FL | 2.0 | 2.0 | 1279 | $5,000 | $3.91 | 119d | 1 | 0.32mi |
| 1420 Sweetwater Cv #102 Naples, FL | 2.0 | 2.0 | 1279 | $5,000 | $3.91 | 116d | 1 | 0.32mi |
| 1405 Sweetwater Cv #204 Naples, FL | 3.0 | 2.0 | 1381 | $6,000 | $4.34 | 109d | 1 | 0.33mi |
| 1405 Sweetwater Cv #204 Naples, FL | 3.0 | 2.0 | 1381 | $6,000 | $4.34 | 119d | 1 | 0.33mi |
| 28327 Hidden Lake Dr Bonita Springs, FL | 3.0 | 2.0 | 1567 | $8,950 | $5.71 | 119d | 1 | 0.33mi |
| 28070 Winthrop Cir Bonita Springs, FL | 3.0 | 3.0 | 2008 | $12,000 | $5.98 | 119d | 1 | 0.34mi |
| 1390 Sweetwater Cv #203 Naples, FL | 2.0 | 2.0 | 1279 | $2,200 | $1.72 | 109d | 1 | 0.37mi |
| 1295 Sweetwater Cv #8201 Naples, FL | 2.0 | 2.0 | 1193 | $2,400 | $2.01 | 6d | 1 | 0.37mi |
| 28211 Winthrop Cir Bonita Springs, FL | 3.0 | 2.0 | 1918 | $10,500 | $5.47 | 119d | 1 | 0.37mi |
| 1285 Sweetwater Cv #2106 Naples, FL | 2.0 | 2.0 | 1378 | $5,500 | $3.99 | 6d | 1 | 0.40mi |
| 1150 Sweetwater Ln #1207 Naples, FL | 2.0 | 2.0 | 1703 | $6,500 | $3.82 | 6d | 1 | 0.44mi |
| 1117 Sweetwater Ln #2201 Naples, FL | 2.0 | 2.0 | 1193 | $6,500 | $5.45 | 119d | 1 | 0.44mi |
| 1117 Sweetwater Ln #2102 Naples, FL | 2.0 | 2.0 | 1054 | $2,300 | $2.18 | 6d | 1 | 0.44mi |
| 1214 Sweetwater Ln #2306 Naples, FL | 2.0 | 2.0 | 1378 | $6,500 | $4.72 | 119d | 1 | 0.49mi |
| 1230 Sweetwater Ln #2208 Naples, FL | 3.0 | 2.0 | 1829 | $5,500 | $3.01 | 6d | 1 | 0.51mi |
| 1230 Sweetwater Ln #2208 Naples, FL | 3.0 | 2.0 | 1829 | $5,250 | $2.87 | 2d | 1 | 0.51mi |
| 28450 Winthrop Cir Unit 1546014P Bonita Springs, FL | 3.0 | 2.0 | 1894 | $7,804 | $4.12 | 109d | 1 | 0.54mi |
| 9021 Las Maderas Dr #202 Bonita Springs, FL | 2.0 | 2.0 | 1674 | $7,500 | $4.48 | 119d | 1 | 0.59mi |
| 1250 Silverstrand Dr Naples, FL | 3.0 | 2.0 | 1848 | $5,000 | $2.71 | 119d | 1 | 0.59mi |
| 28712 Carmel Way Bonita Springs, FL | 3.0 | 2.5 | 1626 | $9,250 | $5.69 | 119d | 1 | 0.60mi |
| 9030 Las Maderas Dr #101 Bonita Springs, FL | 2.0 | 2.0 | 1432 | $2,500 | $1.75 | 119d | 1 | 0.62mi |
| 9050 Las Maderas Dr #101 Bonita Springs, FL | 2.0 | 2.0 | 1364 | $2,100 | $1.54 | 119d | 1 | 0.64mi |
| 9111 Las Maderas Dr #102 Bonita Springs, FL | 2.0 | 2.0 | 1624 | $7,500 | $4.62 | 119d | 1 | 0.64mi |
| 3620 Bailes St Bonita Springs, FL | 3.0 | 3.0 | 1992 | $12,000 | $6.02 | 119d | 1 | 0.65mi |
Property features AI
Finance
- Other
- Part of a complex with 60 units and 30 units in the buildingFour units per floorSingle-floor unit within the buildingSubdivision: The Carlysle, Building 2, Subdivision number B3
- Financial info
- Quarterly condo fee: $1,708Total annual recurring HOA fees: $6,832One-time fees: $150
- HOA & community
- Mandatory HOA with professional managementQuarterly condo feeHOA covers cable, insurance, irrigation water, lawn/land maintenance, legal/accounting, manager, master association fees, exterior pest control, recreation facilities, reserves, sewer, trash removal, and waterCommunity amenities include BBQ/picnic area, bike and jog path, and community poolNon-gated community
Exterior
- Parking
- 1 assigned parking spaceGuest parking availableUnder-building open parking
- Security
- Impact-resistant windows and doors
- Utilities
- Central waterCentral sewerCable available
- Home design
- Residential property in Woods EdgeMid-rise building (4–7 stories)Traditional building styleRear exposure faces west
- Construction
- Concrete block constructionStucco exterior finishBuilt-up or flat roofSingle-hung windowsBuilt in 2007Foundation not specified
- Exterior features
- DeckPreserve viewPaved road accessCentral irrigation
Interior
- Kitchen
- PantryDishwasherDisposalMicrowaveRangeRefrigerator/Freezer
- Bedrooms
- 3 bedrooms plus den
- Flooring
- Tile flooringWood flooring
- Bathrooms
- 2 full bathroomsMaster bath with dual sinks and shower (no tub)
- Heating & cooling
- Central electric heatCentral electric coolingCeiling fans
- Interior features
- Built-in cabinetsCable prewire availableFire sprinkler systemFrench doorsPantrySmoke detectorsVolume ceilingWalk-in closetWindow coveringsScreened lanai/porchTurnkey furnishedGreat room floor planSplit bedroom layoutCommon elevator
- Laundry & utility
- Laundry in residenceWasher and dryer included
HOA detail $569/mo · $6,828/yr condo
- Likely covers
- electric
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-09-23days on market $329,900 Active 491 DOM
-
2026-09-22days on market $329,900 Active 490 DOM
-
2026-09-21days on market $329,900 Active 489 DOM
-
2026-09-17days on market $329,900 Active 485 DOM
-
2026-09-13days on market $329,900 Active 481 DOM
-
2026-09-13days on market $329,900 Active 480 DOM
-
2026-09-11days on market $329,900 Active 479 DOM
-
2026-09-05days on market $329,900 Active 473 DOM
-
2026-09-04days on market $329,900 Active 472 DOM
-
2026-08-31days on market $329,900 Active 468 DOM
-
2026-08-28days on market $329,900 Active 465 DOM
-
2026-08-26days on market $329,900 Active 463 DOM
-
2026-08-24days on market $329,900 Active 461 DOM
-
2026-08-23days on market $329,900 Active 460 DOM
-
2026-08-21days on market $329,900 Active 458 DOM
-
2026-08-20days on market $329,900 Active 457 DOM
-
2026-08-19days on market $329,900 Active 456 DOM
-
2026-08-18days on market $329,900 Active 455 DOM
-
2026-08-16days on market $329,900 Active 453 DOM
-
2026-08-15days on market $329,900 Active 452 DOM
-
2026-08-13days on market $329,900 Active 450 DOM
-
2026-08-10days on market $329,900 Active 447 DOM
-
2026-08-09days on market $329,900 Active 446 DOM
-
2026-08-06days on market $329,900 Active 443 DOM
-
2026-08-05days on market $329,900 Active 442 DOM
-
2026-08-04days on market $329,900 Active 441 DOM
-
2026-07-26days on market $329,900 Active 432 DOM
-
2026-07-24days on market $329,900 Active 430 DOM
-
2026-07-23days on market $329,900 Active 429 DOM
-
2026-07-22days on market $329,900 Active 428 DOM
-
2026-07-21days on market $329,900 Active 427 DOM
-
2026-07-18days on market $329,900 Active 424 DOM
-
2026-07-18days on market $329,900 Active 423 DOM
-
2026-07-16days on market $329,900 Active 422 DOM
-
2026-07-15days on market $329,900 Active 421 DOM
-
2026-07-13days on market $329,900 Active 419 DOM
-
2026-07-13days on market $329,900 Active 418 DOM
-
2026-07-12days on market $329,900 Active 417 DOM
-
2026-07-10days on market $329,900 Active 416 DOM
-
2026-07-10days on market $329,900 Active 415 DOM
-
2026-07-07days on market $329,900 Active 413 DOM
-
2026-07-06days on market $329,900 Active 412 DOM
-
2026-07-05days on market $329,900 Active 411 DOM
-
2026-07-02days on market $329,900 Active 408 DOM
-
2026-07-01days on market $329,900 Active 407 DOM
-
2026-06-30days on market $329,900 Active 406 DOM
-
2026-06-29days on market $329,900 Active 405 DOM
-
2026-06-28days on market $329,900 Active 404 DOM
-
2026-06-25days on market $329,900 Active 400 DOM
-
2026-06-22days on market $329,900 Active 398 DOM
ⓘ 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
- $3,875 · $323/mo
- Projected year-2 tax
- $3,875 · $323/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 5/10 Major FEMA zone X (shaded) · 50% chance over 30 yrs
- Wildfire 2/10 Low
- Heat 10/10 Extreme 7 d/yr ≥107°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 1 unhealthy d/yr today · 1 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $68,950
- − Mortgage interest
- −$18,480
- − Property taxes
- −$3,875
- − Insurance
- −$1,650
- − Repairs & maintenance
- −$5,516
- − Management
- −$5,516
- − HOA
- −$6,828
- − Depreciation
- −$9,597
- Taxable income
- $17,489
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$4,197
- After-tax cash flow
- $17,160/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.
Condition & rehab AI · 9 photos
80/100
Cosmetic rehab
Est. rehab $7,595–$22,785 screening
This 3-bedroom, 2-bath condo in Bonita Springs is in good condition with minimal repairs needed. It offers a good return on investment with updates that can significantly increase its value.
Components & finishes AI
Roof tile · good
Flooring tile
Counters granite
Appliances stainless steel
HVAC central · new lt5
Value-add opportunities
- Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
- Both Replace carpet with hardwood or tile flooring — Hardwood or tile flooring is more durable and can increase the home's value ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
D
Composite school gradezoned avg 52/100
Zoned Schools
Elementary
Pinewoods Elementary School
A
FL #163/2,144
Nat'l #1,614/41,679
Middle
Bonita Springs Middle Center For The Arts
C+
FL #209/571
Nat'l #2,873/14,009
High
South Fort Myers High School
F
FL #489/667
Nat'l #12,196/17,239
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
B
Composite livability gradescore 70/100
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 · 871,946 people
- City population
- 64,727
- Metro
- Cape Coral-Fort Myers, FL
- Population (ZIP)
- 16,475
- Household income
- $130,719
- Rent vs Own
- Severe rent burden
- 6% of renters
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 |
|
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
|
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| Homebuilding | 1 | $35B |
|
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| Technology Manufacturing | 1 | $35B |
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Price history
-92.2% since first listed5 events — show timeline
- 2026-05-15 Pending — NAPLESMLS
- 2026-02-03 Price Changed $329,900 NAPLESMLS
- 2025-08-29 Price Changed $359,900 NAPLESMLS
- 2025-05-04 Listed $434,900 NAPLESMLS
- 2010-05-28 Sold (Public Records) $4,223,100 Public Records
Property tax history
+5.0%/yrLatest (2025): $3,875 · +7.1% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…