3545 Laurel Greens Ln N #103 · Bonita Springs, FL 34119

$375,000

3 bd · 2.0 ba · 1,564 sqft · Condo public records · 54 Days on market

Built 2004 $1161/mo HOA · 21% of rent

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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 +23.8/30.0
• 1% rule +9.5/10.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful End Unit with Lake Views! Discover the perfect blend of comfort and elegance in this, 3-bedroom, 2-bath end-unit villa, nestled in a peaceful lakefront setting. This spacious home features an inviting open floor plan with a spacious living room, a well-appointed kitchen with all newer appliances, breakfast bar, and a dedicated dining area, perfect for entertaining. The primary suite is a true retreat, boasting a walk-in shower, soaking jetted tub, and generous closet space. A versatile 3rd bedroom provides extra room for a home office or guest space. Enjoy the convenience of a private in-house laundry with newer washer and dryer, an attached 2-car garage, and a screened lanai wher

Key facts

• Open floor plan
• Lake views
• Walk-in shower

Tags

• LAKE VIEWS
• OPEN FLOOR PLAN
• WELL-APPOINTED KITCHEN
• BREAKFAST BAR
• DEDICATED DINING AREA
• WALK-IN SHOWER

Property features AI

Finance

• Other: 24 units in complex; 6 units in building; single unit per floor; 1 floor
• Financial info: Total annual recurring fees listed; One-time fees listed
• HOA & community: Mandatory HOA; Quarterly HOA fee; Master association with professional management; Master HOA fee billed annually; Maintenance covers cable, golf course, insurance, internet/WiFi, irrigation water, lawn/land maintenance, pest control (interior & exterior), recreation facilities, trash removal, water, street maintenance, street lights, manager, reserve, legal/accounting, fidelity bond; Community amenities include clubhouse, community pool and spa, exercise room, tennis, pickleball, bocce, putting green, golf course, restaurant, business center, library, bike/jog path, sidewalks, underground utilities, private membership

Exterior

• Parking: Attached 2-car garage; Paved driveway; Street parking
• Security: Monitored alarm; Entry keypad; Gated community
• Utilities: Central water; Central sewer; Electric service (central); Cable available
• Home design: Residential property; Low-rise (1-3) building; End-unit; Rear exposure facing west; Located in Cypress Woods Golf and Country Club (golf-bundled, gated community)
• Construction: Concrete block construction; Stucco exterior; Tile roof; Built in 2004; Foundation information not provided
• Exterior features: Patio; Automatic sprinkler system; Water display; Across from waterfront; Lakefront; Golf course and lake views; Zero lot line; Dead-end/private paved access road

Interior

• Kitchen: Cooktop (electric); Range; Self-cleaning oven; Microwave; Dishwasher; Disposal; Refrigerator/ice maker; Breakfast bar; Dining (living) area
• Bedrooms: 3 bedrooms; First-floor bedroom; Master bedroom on ground level; Split bedroom floor plan
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks; Master bath with jetted tub; Master bath with separate tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Cable available
• Interior features: Built-in cabinets; Cable prewire; Fire sprinkler; Foyer; High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Window coverings; Screened lanai/porch; Den (study); Guest bath; Furnished; 7 ceiling fans
• Laundry & utility: Washer and dryer in residence; Laundry in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $375k.

Deal economics

• At list price, monthly cash flow is $723 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $375k).
• Recommended offer: $364k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• Collier (suburban): math 60% / reading 56% proficiency, ranked #16 of 73 in FL (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Veterans Memorial Elementary School (math 78% / reading 79%, grade A, #141 of 2,144 statewide, top 7%, 743 students, 22% FRL); Gulf Coast High School (math 57% / reading 68%, grade B-, #93 of 667 statewide, top 14%, 2,447 students, 20% FRL) — zoned schools average 21% FRL vs 55% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 70% at this address vs 58% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Collier average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-2.5%/yr); 586 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $220k; list at $375k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $363,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 1.45% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.26%
• DSCR: 1.37
• GRM: 5.8

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: -8.1%
• Equity multiple: 0.71×
• Total profit: $-29,941
• Equity at exit: $55,914

10-year hold

• IRR: -4.5%
• Equity multiple: 0.76×
• Total profit: $-25,461
• Equity at exit: $32,423

Cash invested: $105,000 (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 34119

• Rents YoY: -2.5%
• Active inventory: 586
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $5,424 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$278 /mo · $3,341/yr
• Insurance: −$156
• HOA: −$1,161
• Vacancy / Maint / Mgmt: −$1,139
• Net cashflow: $723

Break-even live

Break-even rent $4,509

Max offer price $375,000

Occupancy floor 82%

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3545 Laurel Greens Ln N #201 Naples, FL	2.0	2.0	1708	$3,700	$2.17	23d	1	0.03mi
3555 Laurel Greens Ln N #202 Naples, FL	2.0	2.0	1784	$5,000	$2.80	23d	1	0.06mi
3515 Grand Cypress Ct Naples, FL	2.0	2.0	1997	$9,000	$4.51	23d	1	0.12mi
3445 Grand Cypress Dr #202 Naples, FL	3.0	2.0	1853	$6,500	$3.51	23d	1	0.18mi
3425 Grand Cypress Dr #102 Naples, FL	3.0	2.0	1763	$6,500	$3.69	23d	1	0.19mi
5886 Paradise Cir Naples, FL	3.0	3.0	1922	$6,800	$3.54	23d	1	0.22mi
3465 Laurel Greens Ln S #103 Naples, FL	2.0	2.0	1789	$2,550	$1.43	23d	1	0.23mi
3455 Laurel Greens Ln S #103 Naples, FL	3.0	2.0	1758	$5,500	$3.13	23d	1	0.26mi
3435 Laurel Greens Ln S #201 Naples, FL	3.0	2.0	1708	$3,000	$1.76	23d	1	0.32mi
3435 Laurelgreens Ln S Unit 1 Naples, FL	3.0	2.0	1758	$6,000	$3.41	23d	1	0.32mi
5892 Three Iron Dr #1504 Naples, FL	2.0	2.0	1793	$7,000	$3.90	23d	1	0.35mi
3910 Jasmine Lake Cir Naples, FL	3.0	2.0	1848	$5,500	$2.98	23d	1	0.37mi
5885 Three Iron Dr #1102 Naples, FL	3.0	2.0	1633	$7,000	$4.29	23d	1	0.40mi
5923 Sand Wedge Ln #1906 Naples, FL	2.0	2.0	1540	$2,695	$1.75	21d	1	0.41mi
5928 Sand Wedge Ln #1805 Naples, FL	2.0	2.0	1478	$6,500	$4.40	23d	1	0.42mi
5928 Sand Wedge Ln #1808 Naples, FL	2.0	2.0	1478	$6,000	$4.06	23d	1	0.42mi
5870 3 Iron Dr Unit 4-401 Naples, FL	3.0	2.0	1633	$8,000	$4.90	23d	1	0.42mi
5937 Sand Wedge Ln #1507 Naples, FL	2.0	2.0	1540	$6,500	$4.22	23d	1	0.46mi
5941 Sand Wedge Ln #1206 Naples, FL	2.0	2.0	1540	$3,450	$2.24	23d	1	0.48mi
5940 Sand Wedge Ln #1407 Naples, FL	2.0	2.0	1540	$5,500	$3.57	23d	1	0.50mi
5945 Sand Wedge Ln #1003 Naples, FL	2.0	2.0	1490	$6,000	$4.03	23d	1	0.51mi
5944 Sand Wedge Ln #1108 Naples, FL	2.0	2.0	1478	$6,250	$4.23	23d	1	0.52mi
7000 Pinnacle Ln #1401 Naples, FL	3.0	2.0	1636	$8,500	$5.20	23d	1	0.54mi
6750 Huntington Lakes Cir #103 Naples, FL	2.0	2.0	1185	$2,300	$1.94	21d	1	0.59mi
6000 Pinnacle Ln #2503 Naples, FL	3.0	2.0	2150	$5,000	$2.33	23d	1	0.62mi
6025 Pinnacle Ln Unit 1 Naples, FL	2.0	2.0	1633	$8,000	$4.90	23d	1	0.62mi
5963 Sand Wedge Ln #203 Naples, FL	2.0	2.0	1490	$5,750	$3.86	23d	1	0.63mi
5963 Sand Wedge Ln #205 Naples, FL	2.0	2.0	1478	$6,500	$4.40	23d	1	0.63mi
6015 Pinnacle Ln Unit 5 Naples, FL	3.0	2.0	2150	$7,500	$3.49	23d	1	0.63mi
5967 Sand Wedge Ln #106 Naples, FL	2.0	2.0	1540	$2,875	$1.87	23d	1	0.64mi
6880 Huntington Lakes Cir #203 Naples, FL	2.0	2.0	1231	$3,750	$3.05	23d	1	0.65mi
2925 Cypress Trace Cir #201 Naples, FL	2.0	2.0	1094	$4,500	$4.11	23d	1	0.68mi
5963 Trophy Dr #2002 Naples, FL	2.0	2.0	2160	$8,000	$3.70	23d	1	0.70mi
11672 Quail Village Way Unit 130-3 Naples, FL	2.0	2.0	1934	$4,000	$2.07	23d	1	0.71mi
6029 Trophy Dr #301 Naples, FL	2.0	2.0	2160	$6,000	$2.78	23d	1	0.72mi
2920 Cypress Trace Cir #204 Naples, FL	2.0	2.0	1625	$5,500	$3.38	23d	1	0.72mi
2895 Cypress Trace Cir #202 Naples, FL	2.0	2.0	1232	$4,500	$3.65	23d	1	0.72mi
2895 Cypress Trace Cir #104 Naples, FL	2.0	2.0	1252	$4,800	$3.83	23d	1	0.72mi
6522 Waverly Green Way Naples, FL	3.0	2.0	2039	$4,500	$2.21	23d	1	0.72mi
2690 Cypress Trace Cir #3212 Naples, FL	2.0	2.0	1232	$5,300	$4.30	23d	1	0.73mi

HOA detail condo

• Monthly dues: $1,161 · $13,932/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $375,000 Active 54 DOM
2. 2026-06-17
   days on market $375,000 Active 53 DOM
3. 2026-06-16
   days on market $375,000 Active 52 DOM
4. 2026-06-15
   days on market $375,000 Active 51 DOM
5. 2026-06-14
   days on market $375,000 Active 49 DOM
6. 2026-06-10
   days on market $375,000 Active 46 DOM
7. 2026-06-09
   days on market $375,000 Active 45 DOM
8. 2026-06-08
   days on market $375,000 Active 44 DOM
9. 2026-06-07
   days on market $375,000 Active 43 DOM
10. 2026-06-03
    days on market $375,000 Active 39 DOM
11. 2026-06-02
    days on market $375,000 Active 38 DOM
12. 2026-06-01
    days on market $375,000 Active 37 DOM
13. 2026-05-31
    days on market $375,000 Active 36 DOM
14. 2026-05-30
    days on market $375,000 Active 35 DOM
15. 2026-04-25
    listed $375,000 Active
16. 2026-04-23
    historical
17. 2026-03-27
    price $399,000
18. 2025-10-25
    listed $426,000 Active
19. 2025-09-10
    historical
20. 2025-03-12
    listed $426,000 Active
21. 2008-07-18
    soldstatus $220,000

ⓘ 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: $3,341 · $278/mo
• Projected year-2 tax: $3,341 · $278/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 28 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: $65,090
• − Mortgage interest: −$21,006
• − Property taxes: −$3,341
• − Insurance: −$1,875
• − Repairs & maintenance: −$5,207
• − Management: −$5,207
• − HOA: −$13,932
• − Depreciation: −$10,909
• Taxable income: $3,613
• Est. tax owed @ 24.0%: −$867
• After-tax cash flow: $7,808/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: Collier
• NCES district ID: 1200330
• Math proficiency: 60% ▼ -4.00%
• Reading proficiency: 56% ▼ -2.00%
• Median HH income: $58,275
• Composite: 50.23/100
• National rank: #1892
• State rank: #16 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: Collier County · 396,295 people
• City population: 64,727
• Metro: Naples-Marco Island, FL
• Population (ZIP): 36,807
• Household income: $113,391
• Rent vs Own: 16.4% rent · 83.6% own
• Severe rent burden: 741.0

Population outlook (Collier County) Hauer SSP2

• Today (2025): 420,858 people
• By 2030: 450,054 · +6.9%
• By 2040: 502,232 · +19.3%
• By 2050: 544,932 · +29.5%
• By 2075: 627,203 · +49.0%
• By 2100: 659,015 · +56.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 20% Two or more races 14% Black 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2% Cuban 4% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 2%
• Foreign-born: 17% · Canada, Jamaica, Dominican Republic
• Languages at home: 78% English-only · Spanish 15% Other Indo-European 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Collier

• 2024 margin: Solid R (+33.1) · D 33.1% · R 66.2%
• 2008→2024 swing: -10.6pp toward R · 2008: -22.5pp · 2024: -33.1pp
• All cycles: 2024: R+33.1 2020: R+24.7 2016: R+26.0 2012: R+30.1 2008: R+22.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -243.12%
• Current HPI: 269.3208
• Rent YoY: ▼ -2.51%
• Metro: Naples-Marco Island, 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

+70.5% since first listed

7 events — show timeline

• 2026-04-25 Listed $375,000 NAPLESMLS
• 2026-04-23 Listing Removed — NAPLESMLS
• 2026-03-27 Price Changed $399,000 NAPLESMLS
• 2025-10-25 Listed $426,000 NAPLESMLS
• 2025-09-10 Listing Removed — NAPLESMLS
• 2025-03-12 Listed $426,000 NAPLESMLS
• 2008-07-18 Sold (Public Records) $220,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $3,341 · +3.0% YoY. Source: county tax records.