11285 Anglers Dr · Bonita Springs, FL 34135

$125,000

1 bd · 1.0 ba · 860 sqft · Manufactured public records

Built 1970 8,437 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This property may be considered a tear down. Sold "AS IS"

Key facts

• 8,437 sq ft lot
• Garage
• Built 1970

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 13.7% 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; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $38k; list at $125k implies a 225% 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1970 — 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: 1.61% ✓
• Cap rate: 13.73%
• Cash-on-cash: 26.57%
• DSCR: 2.18
• GRM: 5.2

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-3,689
• Equity at exit: $18,638

10-year hold

• IRR: 1.8%
• Equity multiple: 1.11×
• Total profit: $3,684
• Equity at exit: $10,808

Cash invested: $35,000 (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 34135

• Rents YoY: -0.6%
• Active inventory: 835
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,007 high
• Mortgage (P&I): −$656
• Tax from tax record: −$103 /mo · $1,235/yr
• Insurance: −$52
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $348

Break-even live

Break-even rent $1,566

Max offer price $125,000

Occupancy floor 78%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11350 Pendleton St #352 Bonita Springs, FL	2.0	1.0	1020	$1,800	$1.76	23d	1	0.38mi
28260 Pine Haven Way #81 Bonita Springs, FL	2.0	2.0	1030	$1,700	$1.65	11d	1	0.50mi
28260 Pine Haven Way #84 Bonita Springs, FL	2.0	2.0	1030	$1,950	$1.89	19d	1	0.50mi
28160 Pine Haven Way Bonita Springs, FL	2.0	2.0	884	$1,900	$2.15	10d	1	0.51mi
28280 Pine Haven Way #93 Bonita Springs, FL	2.0	2.0	1030	$3,200	$3.11	23d	1	0.53mi
28280 Pine Haven Way #91 Bonita Springs, FL	2.0	2.0	913	$3,000	$3.29	23d	1	0.53mi
28100 Pine Haven Way #5 Bonita Springs, FL	2.0	2.0	884	$1,800	$2.04	23d	1	0.54mi
28100 Pine Haven Way #6 Bonita Springs, FL	2.0	2.0	884	$1,895	$2.14	23d	1	0.54mi
28201 Pine Haven Way #145 Bonita Springs, FL	2.0	2.0	1030	$1,800	$1.75	15d	1	0.56mi
28261 Pine Haven Way Bonita Springs, FL	2.0	2.0	1068	$1,795	$1.68	23d	1	0.57mi
11355 Ridge Rd Bonita Springs, FL	1.0	1.0	704	$2,250	$3.20	21d	1	0.58mi
28231 Pine Haven Way #163 Bonita Springs, FL	2.0	2.0	913	$1,850	$2.03	21d	1	0.59mi
28231 Pine Haven Way #163 Bonita Springs, FL	2.0	2.0	913	$1,850	$2.03	19d	1	0.59mi
28161 Pine Haven Way #131 Bonita Springs, FL	2.0	2.0	884	$2,050	$2.32	23d	1	0.59mi
28121 Pine Haven Way #110 Bonita Springs, FL	2.0	2.0	884	$2,100	$2.38	23d	1	0.59mi
28121 Pine Haven Way #109 Bonita Springs, FL	2.0	2.0	1040	$1,795	$1.73	23d	1	0.59mi
27599 Lime St Bonita Springs, FL	2.0	1.0	900	$1,800	$2.00	23d	1	0.67mi
28000 Crest Preserve Cir Bonita Springs, FL	1.0–2.0	1.0–2.0	897	$1,686	$1.88	2d	23	0.86mi
10575 Crockett St Unit 406 Bonita Springs, FL	2.0	2.0	900	$2,450	$2.72	3d	1	1.06mi
10575 Crockett St Unit 303 Bonita Springs, FL	2.0	2.0	1000	$2,400	$2.40	23d	1	1.06mi
27123 Matheson Ave Bonita Springs, FL	2.0	2.0	970	$1,300	$1.34	3d	1	1.09mi
27123 Matheson Ave #106 Bonita Springs, FL	1.0	1.0	713	$1,600	$2.24	23d	1	1.10mi
27109 Matheson Ave Unit 206 Bonita Springs, FL	1.0	1.0	770	$1,700	$2.21	3d	1	1.11mi
27107 Matheson Ave Unit 4-108 Bonita Springs, FL	2.0	2.0	975	$3,995	$4.10	23d	1	1.14mi
27302 Dortch Ave #304 Bonita Springs, FL	2.0	1.0	800	$2,550	$3.19	2d	1	1.14mi
27095 Matheson Ave #206 Bonita Springs, FL	1.0	1.0	715	$1,500	$2.10	23d	1	1.17mi
27103 Matheson Ave #206 Bonita Springs, FL	1.0	1.0	770	$1,500	$1.95	23d	1	1.17mi
27103 Matheson Ave #206 Bonita Springs, FL	1.0	1.0	713	$1,700	$2.38	14d	1	1.17mi
10725 Wilson St #11 Bonita Springs, FL	2.0	12.0	1008	$1,800	$1.79	23d	1	1.22mi
27249 Pullen Ave #5 Bonita Springs, FL	2.0	2.0	956	$1,950	$2.04	23d	1	1.26mi
27249 Pullen Ave #4 Bonita Springs, FL	2.0	2.5	956	$3,200	$3.35	23d	1	1.26mi
27083 Matheson Ave #208 Bonita Springs, FL	2.0	2.0	970	$1,750	$1.80	23d	1	1.27mi
10897 Goodwin St #899 Bonita Springs, FL	2.0	1.0	770	$1,950	$2.53	23d	1	1.27mi
10280 Carolina St Unit 1 Bonita Springs, FL	2.0	1.5	1040	$2,200	$2.12	19d	1	1.29mi
27715 Tennessee St Unit b Bonita Springs, FL	2.0	1.0	885	$1,750	$1.98	23d	1	1.29mi
27250 Shriver Ave Unit 1073504P Bonita Springs, FL	2.0	1.0	661	$3,984	$6.02	3d	2	1.31mi
11931 Palm Bay Ct Unit 202 Bonita Springs, FL	2.0	2.0	940	$1,700	$1.81	3d	1	1.36mi
11931 Palm Bay Ct Unit 202 Bonita Springs, FL	2.0	2.0	940	$1,885	$2.01	10d	1	1.36mi
11931 Palm Bay Ct Unit 102 Bonita Springs, FL	2.0	2.0	940	$1,800	$1.91	23d	1	1.36mi
12770 Bonita Vista Pl Bonita Springs, FL	1.0–3.0	1.0–2.0	1116	$2,064	$1.85	1d	70	1.36mi

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,235 · $103/mo
• Projected year-2 tax: $1,235 · $103/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 6/10 Major FEMA zone AE · 69% 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

Taxation est. · year 1

• Rental income: $24,083
• − Mortgage interest: −$7,002
• − Property taxes: −$1,235
• − Insurance: −$5,744
• − Repairs & maintenance: −$1,927
• − Management: −$1,927
• − Depreciation: −$3,636
• Taxable income: $2,613
• Est. tax owed @ 24.0%: −$627
• After-tax cash flow: $3,554/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

+876.6% since first listed

3 events — show timeline

• 2026-05-29 Listed $125,000 BEARMLS
• 1994-02-25 Sold (Public Records) $38,500 Public Records
• 1978-02-01 Sold (Public Records) $12,800 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,235 · +6.8% YoY. Source: county tax records.