14700 Ferrara Ct · Bonita Springs, FL 34135

$399,900

2 bd · 2.0 ba · 1,534 sqft · Condo public records · 6 Days on market

Built 2004 $367/mo HOA · 9% of rent

---

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 +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +5.6/10.0
• 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

Welcome to this beautifully maintained Capri floor plan villa in Bonita Springs, Florida, located within San Remo, a charming and neighborly community of just 342 residences built by renowned Divosta Homes and known for their solid poured concrete construction. This spacious residence offers two bedrooms, two baths, a two-car garage, and an extended den/sunroom enhanced by high ceilings and abundant natural light. Freshly painted inside and out in 2026, the home features a full suite of kitchen appliances replaced in 2026, updated kitchen and primary bath fixtures, accordion-style storm shutters, impact sliding doors, and a desirable split-bedroom floor plan. Thoughtful upgrades throughout

Key facts

• Impact sliding doors
• Extended den sunroom
• 5,183 sq ft lot

Tags

• CAPRI FLOOR PLAN VILLA
• POURED CONCRETE CONSTRUCTION
• EXTENDED DEN SUNROOM
• ACCORDION STYLE STORM SHUTTERS
• IMPACT SLIDING DOORS
• SPLIT BEDROOM FLOOR PLAN

Property features AI

Finance

• Other: Property type: Residential; Zoning: RPD; Developer-provided lot dimensions; Lot described as regular with deeded restrictions (No RV); Property has waterfront on a lake; Lot area approx. 0.1190 acres; Part of a complex with 342 units; 1 unit per floor, 2 units in the building, 1 total floor
• HOA & community: Mandatory HOA with professional management; Quarterly HOA fee of $1,102 (total annual recurring fees $4,408); One-time fees totaling $1,650; Community amenities include clubhouse, community pool, spa/hot tub, exercise room, tennis court, community room, internet access, streetlights, and underground utilities

Exterior

• Parking: Attached 2-car garage
• Security: Gated community
• Utilities: Central water; Central sewer; Cable available; Electric service for heat and cooling
• Home design: Residential villa (attached) end-unit; 1 story / ranch style; Duplex configuration; Rear exposure faces north; Located in the San Remo development
• Construction: Built in 2004; Poured concrete construction; Stucco exterior; Tile roof; Single-hung and sliding windows; Impact resistant doors and manual shutters
• Exterior features: Patio; Lake and landscaped area views; Central irrigation

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms plus den; Master bedroom on ground floor; First-floor bedroom; Split bedroom layout
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Closet cabinets; High-speed internet available; Laundry tub; Smoke detectors; Vaulted/volume ceilings; Walk-in closet; Breakfast bar, breakfast room and dining/living area; Den (study); Laundry in residence; Auto garage door; Central vacuum; Generator; Unfurnished; Great room floor plan; Split bedroom floor plan; 4 ceiling fans
• Laundry & utility: Washer; Dryer; Laundry tub; Laundry located inside the residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $400k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $400k).
• Cap rate 7.4% 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $4,251/mo this rent would consume 56% of the median local household income ($91k/yr) (locally 976% 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 $12k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 $275k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $399,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.06% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.86%
• DSCR: 1.17
• GRM: 7.8

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: -13.9%
• Equity multiple: 0.52×
• Total profit: $-54,110
• Equity at exit: $59,626

10-year hold

• IRR: -11.3%
• Equity multiple: 0.42×
• Total profit: $-64,880
• Equity at exit: $34,576

Cash invested: $111,972 (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 34135

• Rents YoY: -0.6%
• Active inventory: 835
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $4,251 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$368 /mo · $4,411/yr
• Insurance: −$167
• HOA: −$367
• Vacancy / Maint / Mgmt: −$893
• Net cashflow: $360

Break-even live

Break-even rent $3,795

Max offer price $399,900

Occupancy floor 87%

Sensitivity live

Price	-10% $587	-5% $473	+0% $360	+5% $247	+10% $134
Rent	-10% $24	-5% $192	+0% $360	+5% $528	+10% $696
Rate	-1.0pp $562	-0.5pp $462	base $360	+0.5pp $257	+1.0pp $151

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28576 Alessandria Cir Bonita Springs, FL	3.0	3.0	1868	$2,595	$1.39	20d	1	0.11mi
14706 Escalante Way Bonita Springs, FL	3.0	3.0	1868	$2,600	$1.39	24d	1	0.12mi
28719 Alessandria Cir Bonita Springs, FL	3.0	3.0	1868	$2,400	$1.28	24d	1	0.14mi
28050 Boccaccio Way Bonita Springs, FL	2.0	2.0	1534	$2,600	$1.69	24d	1	0.26mi
28086 Sosta Ln #1 Bonita Springs, FL	2.0	2.0	1402	$2,300	$1.64	4d	1	0.30mi
28008 Sosta Ln #4 Bonita Springs, FL	3.0	2.0	1541	$6,000	$3.89	24d	1	0.37mi
14099 Tivoli Ter Bonita Springs, FL	3.0	2.0	2205	$3,500	$1.59	14d	1	0.60mi
28000 Quiet Water Way Bonita Springs, FL	3.0	2.0	2174	$6,250	$2.87	24d	1	0.62mi
15107 Auk Way Bonita Springs, FL	3.0	3.0	1868	$6,200	$3.32	22d	1	0.68mi
28495 Villagewalk Blvd Bonita Springs, FL	3.0	3.0	1868	$3,500	$1.87	17d	1	0.74mi
28751 Xenon Way Bonita Springs, FL	3.0	2.0	1661	$2,650	$1.60	4d	1	0.77mi
15317 Laughing Gull Ln Bonita Springs, FL	3.0	3.0	1800	$6,700	$3.72	24d	1	0.78mi
28869 Vermillion Ln Bonita Springs, FL	2.0	2.0	1534	$4,000	$2.61	17d	1	0.86mi
15369 Laughing Gull Ln Bonita Springs, FL	3.0	3.0	1868	$4,999	$2.68	24d	1	0.86mi
28068 Cavendish Ct #2310 Bonita Springs, FL	2.0	2.0	1339	$5,500	$4.11	24d	1	0.86mi
28068 Cavendish Ct #2301 Bonita Springs, FL	3.0	2.0	1222	$6,000	$4.91	15d	1	0.86mi
28076 Cavendish Ct #2101 Bonita Springs, FL	3.0	2.0	1222	$6,250	$5.11	24d	1	0.87mi
28064 Cavendish Ct #2404 Bonita Springs, FL	2.0	2.0	1076	$5,300	$4.93	24d	1	0.89mi
28648 San Lucas Ln #102 Bonita Springs, FL	2.0	2.0	1940	$8,000	$4.12	24d	1	0.90mi
28048 Cavendish Ct #5904 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	22d	1	0.94mi
28207 Islet Trl Bonita Springs, FL	2.0	2.0	1534	$3,300	$2.15	24d	1	0.99mi
13520 Southampton Dr Bonita Springs, FL	3.0	2.0	1642	$8,000	$4.87	24d	1	1.10mi
15561 Latitude Dr Bonita Springs, FL	3.0	3.0	1868	$5,600	$3.00	24d	1	1.11mi
13962 Southampton Dr #4404 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	24d	1	1.13mi
15382 Queen Angel Way Bonita Springs, FL	2.0	2.0	1534	$1,500	$0.98	4d	1	1.21mi
13611 Worthington Way #1312 Bonita Springs, FL	3.0	2.0	1312	$5,500	$4.19	24d	1	1.36mi
28496 Burano Dr Bonita Springs, FL	2.0	2.0	1837	$3,245	$1.77	4d	1	1.40mi
13641 Worthington Way #1610 Bonita Springs, FL	2.0	2.0	1204	$5,799	$4.82	22d	1	1.44mi
13641 Worthington Way Bonita Springs, FL	2.0	2.0	1140	$4,150	$3.64	17d	2	1.45mi
13641 Worthington Way Bonita Springs, FL	2.0	2.0	1140	$4,000	$3.51	4d	2	1.45mi
16315 Bonita Landing Cir Bonita Springs, FL	3.0	3.0	2202	$3,950	$1.79	24d	1	1.48mi

HOA detail condo

• Monthly dues: $367 · $4,404/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $399,900 Active 6 DOM
2. 2026-06-17
   days on market $399,900 Active 5 DOM
3. 2026-06-16
   days on market $399,900 Active 4 DOM
4. 2026-06-15
   days on market $399,900 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $399,900 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: $4,411 · $368/mo
• Projected year-2 tax: $4,411 · $368/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 31 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: $51,015
• − Mortgage interest: −$22,401
• − Property taxes: −$4,411
• − Insurance: −$2,000
• − Repairs & maintenance: −$4,081
• − Management: −$4,081
• − HOA: −$4,404
• − Depreciation: −$11,633
• Taxable loss: −$1,996
• Est. tax savings @ 24.0%: +$479
• After-tax cash flow: $4,801/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

-97.2% since first listed

9 events — show timeline

• 2026-06-12 Listed $399,900 BEARMLS
• 2025-04-26 Rental Removed $2,400 NAPLESMLS
• 2025-04-10 Price Changed $2,400 NAPLESMLS
• 2025-03-05 Price Changed $2,600 NAPLESMLS
• 2025-01-16 Listed for Rent $2,800 NAPLESMLS
• 2025-01-15 Rental Removed $3,800 NAPLESMLS
• 2024-11-21 Listed for Rent $3,800 NAPLESMLS
• 2017-08-21 Sold (Public Records) $275,000 Public Records
• 2002-10-04 Sold (Public Records) $14,176,400 Public Records

Property tax history

+8.2%/yr

Latest (2025): $4,411 · -3.5% YoY. Source: county tax records.