4688 Pembrooke Ln · Bonita Springs, FL 34134

$449,900

3 bd · 2.0 ba · 1,589 sqft · SingleFamily public records · 3 Days on market

Built 1979 0.32 ac lot Est $580k · 22% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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

Listing remarks MLS

Great location in one of the most sought after neighborhoods in Bonita Springs! Right off Coconut Road, a stone's throw away from the Hyatt, and the Ritz-Carlton Luxury Residences currently under construction. The house has been completely renovated. You can relax all day in the pool, or spend some time in the nearby Promenade at Bonita Bay. You have a very large yard on this oversized corner lot, and there's no HOA! Yard also has an irrigation system. Grab this one while you still can!

Key facts

• Private road
• New a c system
• Brand new roof

Tags

• PRIVATE ROAD
• BRAND NEW ROOF
• NEW POOL EQUIPMENT
• NEW A C SYSTEM
• PRIVATE BACKYARD RETREAT
• TUCKED AWAY NEIGHBORHOOD

Property features AI

Finance

• Other: Corner lot, regular shape; Lot area approximately 0.324 acres; Subdivision: Estero Bay Shores
• HOA & community: No HOA maintenance or amenities; Community type: Boating

Exterior

• Parking: Attached 2-car garage
• Utilities: Central water; Central sewer; Cable available
• Home design: Single family home; One-story ranch; Rear exposure to the east; Residential property
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Built in 1979
• Exterior features: Patio; Landscaped area view; Private below-ground concrete pool; Single-hung windows

Interior

• Kitchen: Refrigerator/Freezer included
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bath with separate tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; Family room; Split bedroom floor plan
• Laundry & utility: Washer/dryer hookup; Auto garage door opener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $450k).
• Cap rate 11.3% 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 rising (+2.9%/yr); 699 active listings in the ZIP; 40 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 $6,272/mo this rent would consume 58% 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 $13k 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 $126k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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 $260k; list at $450k implies a 73% gain — meaningful room to come down on a strong offer.

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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $449,900

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.39% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.75%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $579,985
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4694 Pembrooke Ln	0.01mi	3/3.0	1,426 (-10%)	8mo	$520,000	$365	72
4713 Fiji Ln	0.39mi	2/2.5 (-1)	1,560 (-2%)	14mo	$121,000	$78	60

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: 3.7%
• Equity multiple: 1.14×
• Total profit: $18,017
• Equity at exit: $67,082

10-year hold

• IRR: 13.1%
• Equity multiple: 2.04×
• Total profit: $131,074
• Equity at exit: $38,899

Cash invested: $125,972 (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 34134

• Rents YoY: 2.9%
• Active inventory: 699
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $6,272 high
• Mortgage (P&I): −$2,359
• Tax from tax record: −$545 /mo · $6,538/yr
• Insurance: −$187
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,317
• Net cashflow: $1,437

Break-even live

Break-even rent $4,453

Max offer price $449,900

Occupancy floor 72%

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: $112,475
• Closing costs: $13,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4700 Leilani Ln Bonita Springs, FL	2.0	2.0	1380	$5,000	$3.62	23d	1	0.11mi
4715 Swordfish St Bonita Springs, FL	4.0	2.5	1940	$4,395	$2.27	11d	1	0.18mi
4715 Swordfish St Bonita Springs, FL	4.0	2.5	1940	$7,795	$4.02	23d	1	0.18mi
4709 Kon Tiki Ln Bonita Springs, FL	2.0	2.0	1475	$1,500	$1.02	23d	1	0.29mi
4161 Sawgrass Point Dr #101 Bonita Springs, FL	2.0	2.0	1445	$5,500	$3.81	23d	1	0.50mi
4161 Sawgrass Point Dr #101 Bonita Springs, FL	2.0	2.0	1445	$5,500	$3.81	21d	1	0.50mi
24420 Reserve Ct #202 Bonita Springs, FL	3.0	2.0	2244	$8,000	$3.57	23d	1	0.50mi
4201 Sawgrass Point Dr #102 Bonita Springs, FL	2.0	2.0	1319	$5,000	$3.79	23d	1	0.52mi
23850 Via Italia Cir #204 Estero, FL	3.0	3.0	2086	$11,000	$5.27	3d	1	0.54mi
23850 Via Italia Cir #204 Estero, FL	3.0	3.0	2086	$7,000	$3.36	23d	1	0.54mi
23850 Via Italia Cir #404 Estero, FL	3.0	3.0	2085	$11,000	$5.28	23d	1	0.54mi
4200 Sawgrass Point Dr #101 Bonita Springs, FL	2.0	2.0	1445	$5,250	$3.63	23d	1	0.56mi
24300 Sandpiper Isle Way #201 Bonita Springs, FL	3.0	2.5	1887	$7,500	$3.97	23d	1	0.63mi
25151 Bay Cedar Dr Bonita Springs, FL	2.0	2.0	1738	$11,000	$6.33	1d	1	0.68mi
23650 Via Veneto Blvd #1602 Estero, FL	2.0	2.5	1818	$8,000	$4.40	23d	1	0.68mi
24361 Sandpiper Isle Way #401 Bonita Springs, FL	2.0	2.0	1807	$8,000	$4.43	23d	1	0.72mi
24360 Sandpiper Isle Way #101 Bonita Springs, FL	2.0	2.0	1666	$6,500	$3.90	23d	1	0.73mi
23540 Via Veneto Blvd #1702 Bonita Springs, FL	3.0	3.0	1910	$12,500	$6.54	23d	1	0.85mi
23540 Via Veneto Blvd #804 Estero, FL	2.0	2.5	1910	$11,000	$5.76	23d	1	0.85mi
25130 Sandpiper Greens Ct #104 Bonita Springs, FL	2.0	2.0	1392	$6,500	$4.67	23d	1	0.91mi
24827 Lakemont Cove Ln #101 Bonita Springs, FL	2.0	2.0	1552	$6,750	$4.35	23d	1	1.06mi
24821 Lakemont Cove Ln #201 Bonita Springs, FL	3.0	2.0	1633	$7,000	$4.29	23d	1	1.09mi
24821 Lakemont Cove Ln #202 Bonita Springs, FL	3.0	2.0	1658	$5,000	$3.02	21d	1	1.09mi
24821 Lakemont Cove Ln #101 Bonita Springs, FL	2.0	2.0	1203	$6,500	$5.40	23d	1	1.09mi
3578 Heron Cove Ct Bonita Springs, FL	3.0	3.0	2185	$9,000	$4.12	23d	1	1.16mi
23272 E Eldorado Ave Unit 1073519P Bonita Springs, FL	4.0	2.0	1786	$8,737	$4.89	21d	1	1.19mi
3441 Morning Lake Dr #202 Estero, FL	3.0	2.5	2045	$6,000	$2.93	10d	1	1.22mi
4649 Santiago Ln Bonita Springs, FL	3.0	2.0	1625	$2,600	$1.60	23d	1	1.30mi
4649 Santiago Ln Bonita Springs, FL	3.0	2.0	1625	$2,600	$1.60	13d	1	1.30mi
3451 Ballybridge Cir #103 Bonita Springs, FL	3.0	2.0	1703	$6,500	$3.82	23d	1	1.34mi
23680 Walden Center Dr #107 Estero, FL	2.0	2.0	1052	$1,900	$1.81	3d	1	1.34mi
23640 Walden Center Dr #106 Estero, FL	2.0	2.0	1052	$1,850	$1.76	1d	1	1.36mi
23710 Walden Center Dr #308 Estero, FL	3.0	2.0	1355	$3,000	$2.21	23d	1	1.38mi
23520 Walden Center Dr #308 Estero, FL	2.0	2.0	1239	$2,000	$1.61	23d	1	1.41mi
23520 Walden Center Dr #308 Estero, FL	2.0	2.0	1239	$2,000	$1.61	3d	1	1.41mi
23500 Walden Center Dr Estero, FL	1.0–2.0	1.0–2.0	803	$2,800	$3.48	16d	3	1.41mi
4665 Key Largo Ln Bonita Springs, FL	3.0	2.0	1880	$12,000	$6.38	23d	1	1.42mi
4600 Key Largo Ln Bonita Springs, FL	4.0	2.0	2000	$5,250	$2.62	23d	1	1.45mi
4600 Key Largo Ln Bonita Springs, FL	4.0	2.0	2000	$5,250	$2.62	3d	1	1.45mi
3401 Tralee Ct #202 Bonita Springs, FL	3.0	2.0	2184	$7,500	$3.43	23d	1	1.45mi

Listing history 4 events

1. 2026-06-18
   days on market $449,900 Active 3 DOM
2. 2026-06-17
   days on market $449,900 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $449,900 Active 1 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: $6,538 · $545/mo
• Projected year-2 tax: $6,538 · $545/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $75,268
• − Mortgage interest: −$25,201
• − Property taxes: −$6,538
• − Insurance: −$7,368
• − Repairs & maintenance: −$6,021
• − Management: −$6,021
• − Depreciation: −$13,088
• Taxable income: $11,029
• Est. tax owed @ 24.0%: −$2,647
• After-tax cash flow: $14,596/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

+2149.5% since first listed

13 events — show timeline

• 2026-06-15 Listed $449,900 BEARMLS
• 2026-04-21 Sold (MLS) $260,000 BEARMLS
• 2026-03-26 Price Changed $260,000 BEARMLS
• 2026-03-03 Pending — BEARMLS
• 2025-10-02 Relisted — BEARMLS
• 2025-03-10 Price Changed $449,000 BEARMLS
• 2024-08-06 Price Changed $524,500 BEARMLS
• 2023-12-07 Price Changed $589,000 BEARMLS
• 2023-10-16 Price Changed $624,500 BEARMLS
• 2023-06-30 Relisted — BEARMLS
• 2023-05-30 Listed $649,900 BEARMLS
• 1997-02-21 Sold (Public Records) $105,000 Public Records
• 1989-03-01 Sold (Public Records) $20,000 Public Records

Property tax history

+18.1%/yr

Latest (2025): $6,538 · +441.3% YoY. Source: county tax records.