26287 Queen Mary Ln · Bonita Springs, FL 34135

$272,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 143 Days on market

Built 1983 7,492 sqft lot Est $245k · 11% over

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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).

• Cash flow +21.7/30.0
• DSCR +6.9/10.0
• 1% rule +5.3/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Introducing this modern and updated 2/2 home nestled in the Imperial Harbor 55+ community. Step inside to discover a seamless blend of style and functionality with light wood vinyl plank flooring throughout the main living areas, complemented by plush carpeting in the bedrooms. Both bedrooms have walk-in closets, offering ample storage space. The front lanai has been enclosed, transforming it into a delightful sunroom, perfect for relaxation or entertaining guests. Prepare culinary delights in the stunning kitchen featuring quartz countertops, stainless steel appliances, accent lighting, and convenient pop-up chargers on the breakfast counter. The backsplash in the kitchen is hand-cut tiles

Key facts

• Quartz countertops
• Enclosed front lanai
• Hand-cut tiles

Tags

• WALK-IN CLOSETS
• ENCLOSED FRONT LANAI
• SUNROOM
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• HAND-CUT TILES

Property features AI

Finance

• Other: Zoning: MH-1; Lot unit: 13; Total area: 2,220 (unit unspecified); Lot described as regular; Acres: 0.1720; Restrictions: See remarks
• HOA & community: No HOA maintenance fees; Community amenities include clubhouse, community pool, exercise room, library, basketball, billiards, bocce court, pickleball, and shuffleboard; Community type: Mobile/Manufactured, non-gated; Development: IMPERIAL HARBOR

Exterior

• Parking: Attached 2-space carport
• Utilities: Central water (assessment paid); Central sewer (assessment paid); Cable available
• Home design: Residential manufactured home; Traditional style; Rear exposure facing southwest; 1 story
• Construction: Manufactured construction; Aluminum siding exterior; Rolled roof; Built in 1983; Foundation information not provided
• Exterior features: Extra building; Storage; Landscaped area view; Paved public road access

Interior

• Kitchen: Island; Pantry; Dishwasher; Microwave; Range; Refrigerator/ice maker
• Bedrooms: 2 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Cathedral ceiling; Pantry; Island kitchen; Breakfast bar and dining (family); Glass porch; Screened lanai/porch; Workshop; Turnkey furnished
• Laundry & utility: Washer and dryer; Laundry in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $272k.

Deal economics

• At list price, monthly cash flow is $-10 ($-114/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (0.6% below list).
• Meets the 1% rule at list price ($3k rent vs $272k).
• Recommended offer: $239k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 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 soft (-0.6%/yr); 843 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 37% 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 $2k of loan paydown is wiped out by about $8k 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 143 days — a 12% lower offer ($239k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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.
• Current owner paid $234k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 1→8/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,360 (12.0% 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 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.03% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.57%
• DSCR: 1.29
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $244,608
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26256 Imperial Harbor Blvd	0.10mi	2/2.0	1,320 (+6%)	12mo	$225,000	$170	76
26377 Colony Rd	0.22mi	2/2.0	1,273 (+2%)	19mo	$249,000	$196	70
26236 Queen Mary Ln	0.16mi	2/2.0	1,072 (-14%)	4mo	$230,000	$215	65
26260 Bonita Fairways Cir	0.39mi	2/2.0	1,277 (+2%)	24mo	$235,000	$184	58
26751 Sammoset Way	0.34mi	2/2.0	1,350 (+8%)	16mo	$315,000	$233	57
26931 Sammoset Way	0.47mi	2/2.0	1,177 (-6%)	20mo	$279,900	$238	52
26057 Kings Rd	0.46mi	2/2.0	1,362 (+9%)	18mo	$155,000	$114	48
10191 Wales Loop	0.64mi	2/2.0	1,152 (-8%)	15mo	$140,000	$122	45

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: -20.5%
• Equity multiple: 0.31×
• Total profit: $-52,611
• Equity at exit: $40,556

10-year hold

• IRR: -24.5%
• Equity multiple: -0.01×
• Total profit: $-77,189
• Equity at exit: $23,518

Cash invested: $76,160 (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: 843
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,790 high
• Mortgage (P&I): −$1,426
• Tax from tax record: −$247 /mo · $2,970/yr
• Insurance: −$113
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $-10

Break-even live

Break-even rent $2,802

Max offer price $270,319

Occupancy floor 95%

Sensitivity live

Price	-10% $144	-5% $67	+0% $-10	+5% $-87	+10% $-163
Rent	-10% $-230	-5% $-120	+0% $-10	+5% $101	+10% $211
Rate	-1.0pp $127	-0.5pp $60	base $-10	+0.5pp $-80	+1.0pp $-152

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: $68,000
• Closing costs: $8,160
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26282 Queen Mary Ln Bonita Springs, FL	2.0	2.0	1236	$1,800	$1.46	25d	1	0.07mi
26680 Bonita Fairways Blvd #201 Bonita Springs, FL	2.0	2.0	1216	$4,500	$3.70	25d	1	0.13mi
26691 Rosewood Pointe Dr #101 Bonita Springs, FL	2.0	2.0	1216	$3,600	$2.96	25d	1	0.15mi
26660 Rosewood Pointe Dr #203 Bonita Springs, FL	2.0	2.0	1190	$3,500	$2.94	25d	1	0.19mi
26700 Rosewood Pointe Dr Bonita Springs, FL	2.0	2.0	1199	$2,200	$1.83	5d	2	0.20mi
26603 Bonita Fairways Blvd Bonita Springs, FL	3.0	2.0	1308	$4,500	$3.44	17d	1	0.21mi
26610 Rosewood Pointe Dr #308 Bonita Springs, FL	2.0	2.0	1231	$2,100	$1.71	5d	1	0.33mi
26589-610 Rosewood Pointe Dr Unit A 301 Bonita Springs, FL	2.0	2.0	986	$3,500	$3.55	25d	1	0.34mi
9250 Highland Woods Blvd #2308 Bonita Springs, FL	2.0	2.0	1100	$1,995	$1.81	5d	1	0.35mi
9250 Highland Woods Blvd #2308 Bonita Springs, FL	2.0	2.0	1100	$1,995	$1.81	25d	1	0.35mi
9450 Highland Woods Blvd #6203 Bonita Springs, FL	2.0	2.0	1100	$6,000	$5.45	16d	1	0.35mi
26600 Rosewood Pointe Dr Unit B-101 Bonita Springs, FL	2.0	2.0	983	$2,200	$2.24	5d	1	0.37mi
26600 Rosewood Pointe Dr Unit 102 Bonita Springs, FL	1.0	2.0	833	$2,900	$3.48	5d	1	0.37mi
9500 Highland Woods Blvd #207 Bonita Springs, FL	2.0	2.0	1162	$1,600	$1.38	25d	1	0.39mi
9200 Highland Woods Blvd Bonita Springs, FL	2.0	2.0	1083	$4,050	$3.74	17d	3	0.40mi
26239 Bonita Fairways Cir Bonita Springs, FL	2.0	2.0	1088	$2,500	$2.30	25d	1	0.42mi
26175 Bonita Fairways Blvd Bonita Springs, FL	3.0	2.0	1308	$3,000	$2.29	17d	1	0.47mi
10101 Sandy Hollow Ln #102 Bonita Springs, FL	2.0	2.5	808	$1,645	$2.04	25d	1	0.59mi
25925 Pebblecreek Dr Bonita Springs, FL	2.0	2.0	1498	$3,400	$2.27	23d	1	0.67mi
26751 Clarkston Dr #102 Bonita Springs, FL	2.0	2.0	1256	$6,500	$5.18	25d	1	0.69mi
26390 Coco Cay Cir #101 Bonita Springs, FL	2.0	2.5	1498	$2,700	$1.80	25d	1	0.74mi
25806 Cockleshell Dr #314 Bonita Springs, FL	2.0	2.0	975	$1,800	$1.85	25d	1	0.80mi
25735 Lake Amelia Way #105 Bonita Springs, FL	2.0	2.0	1230	$1,500	$1.22	25d	1	0.82mi
25727 Lake Amelia Way #105 Bonita Springs, FL	2.0	2.0	1230	$2,200	$1.79	25d	1	0.86mi
10328 Windley Key Ter Bonita Springs, FL	3.0	2.0	1400	$2,600	$1.86	16d	1	0.87mi
8735 River Homes Ln #6302 Bonita Springs, FL	2.0	2.0	1087	$1,875	$1.72	25d	1	0.94mi
8735 River Homes Ln #6108 Bonita Springs, FL	3.0	2.0	1223	$2,000	$1.64	16d	1	0.94mi
8735 River Homes Ln #6104 Bonita Springs, FL	2.0	2.0	1051	$2,000	$1.90	25d	1	0.94mi
8736 River Homes Ln #7302 Bonita Springs, FL	2.0	2.0	1087	$1,950	$1.79	25d	1	0.94mi
10325 Tarrah Ln Unit 1073517P Bonita Springs, FL	2.0	1.0	818	$4,608	$5.63	4d	1	0.99mi
25480 Cockleshell Dr #1005 Bonita Springs, FL	2.0	2.5	1119	$4,600	$4.11	25d	1	1.03mi
25480 Cockleshell Dr #1005 Bonita Springs, FL	2.0	2.5	1129	$4,500	$3.99	23d	1	1.03mi
10710 Rosemary Dr #712 Bonita Springs, FL	1.0	1.0	984	$1,750	$1.78	25d	1	1.07mi
27501 Playa del Rey Ln #503 Bonita Springs, FL	2.0	1.0	1120	$1,875	$1.67	25d	1	1.08mi
8659 River Homes Ln #1307 Bonita Springs, FL	2.0	2.0	1087	$1,850	$1.70	21d	1	1.11mi
8659 River Homes Ln #1108 Bonita Springs, FL	2.0	2.0	1087	$4,500	$4.14	25d	1	1.11mi
9204 Pennsylvania Ave Bonita Springs, FL	2.0	1.0	900	$1,895	$2.11	25d	1	1.13mi
27304 Buccaneer Dr Bonita Springs, FL	3.0	1.0	1216	$2,695	$2.22	5d	1	1.14mi
10004 Connecticut St Bonita Springs, FL	3.0	2.0	1420	$3,100	$2.18	25d	1	1.21mi
27250 Shriver Ave Unit 1073504P Bonita Springs, FL	2.0	1.0	661	$4,275	$6.46	5d	2	1.24mi

Listing history 35 events

1. 2026-06-22
   statusdays on market $272,000 Pending 143 DOM
2. 2026-06-17
   days on market $272,000 Active 139 DOM
3. 2026-06-16
   days on market $272,000 Active 138 DOM
4. 2026-06-15
   days on market $272,000 Active 137 DOM
5. 2026-06-13
   days on market $272,000 Active 135 DOM
6. 2026-06-10
   days on market $272,000 Active 132 DOM
7. 2026-06-09
   days on market $272,000 Active 131 DOM
8. 2026-06-07
   days on market $272,000 Active 129 DOM
9. 2026-06-02
   days on market $272,000 Active 124 DOM
10. 2026-06-01
    days on market $272,000 Active 123 DOM
11. 2026-06-01
    days on market $272,000 Active 122 DOM
12. 2026-01-29
    listed $272,000 Active
13. 2025-10-02
    status Active
14. 2025-05-30
    listed $289,900 Active
15. 2025-03-13
    price $294,000
16. 2024-12-06
    price $299,000
17. 2024-06-26
    price $319,000
18. 2024-03-28
    listed $327,000 Active
19. 2023-10-27
    soldstatus $234,500
20. 2023-10-26
    soldstatus $234,500 Sold
21. 2023-10-07
    status Pending
22. 2023-09-09
    price $234,500
23. 2023-08-28
    price $239,500
24. 2023-08-08
    listed $249,500 Active
25. 2023-07-26
    historical
26. 2023-07-26
    soldstatus $224,500
27. 2023-07-25
    soldstatus $224,500 Sold
28. 2023-07-20
    status Pending
29. 2023-07-19
    listed $224,500 Active
30. 2013-06-17
    soldstatus $70,000
31. 2013-05-15
    historical
32. 2013-05-15
    price $72,900
33. 2013-03-08
    listed $70,000
34. 2006-06-09
    soldstatus $179,000
35. 1989-07-20
    soldstatus $63,000

ⓘ 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: $2,970 · $247/mo
• Projected year-2 tax: $2,970 · $247/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 8/10 Severe FEMA zone AE · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 1 d/yr ≥107°F today · 8 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,482
• − Mortgage interest: −$15,236
• − Property taxes: −$2,970
• − Insurance: −$6,478
• − Repairs & maintenance: −$2,679
• − Management: −$2,679
• − Depreciation: −$7,913
• Taxable loss: −$4,472
• Est. tax savings @ 24.0%: +$1,073
• After-tax cash flow: $959/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): 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

+331.7% since first listed

24 events — show timeline

• 2026-01-29 Listed $272,000 BEARMLS
• 2025-10-02 Relisted — BEARMLS
• 2025-05-30 Listed $289,900 BEARMLS
• 2025-03-13 Price Changed $294,000 BEARMLS
• 2024-12-06 Price Changed $299,000 BEARMLS
• 2024-06-26 Price Changed $319,000 BEARMLS
• 2024-03-28 Listed $327,000 BEARMLS
• 2023-10-27 Sold (Public Records) $234,500 Public Records
• 2023-10-26 Sold (MLS) $234,500 BEARMLS
• 2023-10-07 Pending — BEARMLS
• 2023-09-09 Price Changed $234,500 BEARMLS
• 2023-08-28 Price Changed $239,500 BEARMLS
• 2023-08-08 Listed $249,500 BEARMLS
• 2023-07-26 Delisted — BEARMLS
• 2023-07-26 Sold (Public Records) $224,500 Public Records
• 2023-07-25 Sold (MLS) $224,500 BEARMLS
• 2023-07-20 Pending — BEARMLS
• 2023-07-19 Listed $224,500 BEARMLS
• 2013-06-17 Sold (MLS) $70,000 FORTMLS
• 2013-05-15 Price Changed $72,900 FORTMLS
• 2013-05-15 Listing Removed — FORTMLS
• 2013-03-08 Listed $70,000 FORTMLS
• 2006-06-09 Sold (Public Records) $179,000 Public Records
• 1989-07-20 Sold (Public Records) $63,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,970 · +13.8% YoY. Source: county tax records.