25663 Redblush Cir · Bonita Springs, FL 34135

$199,900

2 bd · 2.0 ba · 1,383 sqft · Manufactured · 372 Days on market

Built 2025

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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 +24.8/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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

Key facts

• Shed
• Clubhouse
• Manufactured home

Tags

• MANUFACTURED HOME
• MODERN APPLIANCES
• CARPORT
• SHED
• CLUBHOUSE
• POOL

Property features AI

Finance

• Financial info: List price $204,900

Exterior

• Home design: Single-family spec home; Address: 25663 Redblush Cir, Bonita Springs, FL 34135

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area approximately 1383

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 21 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).
• This rent runs 30% 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 $1k of loan paydown is wiped out by about $6k 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 372 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 372 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.14% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.11%
• DSCR: 1.41
• GRM: 7.3

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: -6.0%
• Equity multiple: 0.79×
• Total profit: $-12,000
• Equity at exit: $29,806

10-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-1,363
• Equity at exit: $17,284

Cash invested: $55,972 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,286 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $425

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 76%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26658 Little John Ct #94 Bonita Springs, FL	2.0	2.0	983	$1,680	$1.71	23d	1	0.92mi
26680 Little John Ct #82 Bonita Springs, FL	2.0	2.0	983	$1,650	$1.68	23d	1	0.95mi
26687 Little John Ct #80 Bonita Springs, FL	2.0	2.0	983	$1,700	$1.73	3d	1	0.96mi
26705 Little John Ct #54 Bonita Springs, FL	2.0	2.0	983	$4,000	$4.07	23d	1	1.00mi
26729 Little John Ct #23 Bonita Springs, FL	2.0	2.0	983	$3,000	$3.05	23d	1	1.04mi
12341 Notting Hill Ln #25 Bonita Springs, FL	3.0	2.0	1523	$2,150	$1.41	23d	1	1.06mi
26728 Little John Ct #7 Bonita Springs, FL	2.0	2.0	1208	$1,895	$1.57	23d	1	1.06mi
26741 Little John Ct #16 Bonita Springs, FL	2.0	2.0	1208	$1,895	$1.57	23d	1	1.06mi
26197 Palace Ln #102 Bonita Springs, FL	2.0	2.0	1279	$4,200	$3.28	23d	1	1.06mi
26747 Little John Ct #10 Bonita Springs, FL	2.0	2.0	1208	$1,895	$1.57	23d	1	1.06mi
26560 Southern Pines Dr Bonita Springs, FL	2.0	2.5	1200	$1,850	$1.54	3d	1	1.09mi
26141 Palace Ln #201 Bonita Springs, FL	3.0	2.0	1661	$2,500	$1.51	23d	1	1.12mi
11305 Monte Carlo Blvd #202 Bonita Springs, FL	3.0	2.0	1532	$5,500	$3.59	23d	1	1.17mi
11305 Monte Carlo Blvd #202 Bonita Springs, FL	3.0	2.0	1532	$2,980	$1.95	11d	1	1.17mi
12303 Londonderry Ln Unit 12303 Bonita Springs, FL	2.0	2.0	1518	$2,165	$1.43	23d	1	1.19mi
12349 Londonderry Ln Bonita Springs, FL	2.0	2.0	1142	$2,295	$2.01	23d	1	1.20mi
12243 Londonderry Ln Bonita Springs, FL	2.0	2.0	1518	$2,165	$1.43	23d	1	1.20mi
11495 Forest Mere Dr Bonita Springs, FL	3.0	2.0	1422	$2,400	$1.69	23d	1	1.26mi
11931 Palm Bay Ct Unit 102 Bonita Springs, FL	2.0	2.0	940	$1,800	$1.91	23d	1	1.35mi
11931 Palm Bay Ct Unit 202 Bonita Springs, FL	2.0	2.0	940	$1,700	$1.81	3d	1	1.35mi
11931 Palm Bay Ct Unit 202 Bonita Springs, FL	2.0	2.0	940	$1,885	$2.01	10d	1	1.35mi

Listing history 8 events

1. 2026-06-17
   days on market $199,900 Active 372 DOM
2. 2026-06-16
   days on market $199,900 Active 371 DOM
3. 2026-06-16
   days on market $199,900 Active 370 DOM
4. 2026-06-13
   days on market $199,900 Active 368 DOM
5. 2026-06-09
   days on market $199,900 Active 364 DOM
6. 2026-06-07
   days on market $199,900 Active 362 DOM
7. 2026-06-01
   days on market $199,900 Active 356 DOM
8. 2026-06-01
   days on market $199,900 Active 355 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,438
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,195
• − Management: −$2,195
• − Depreciation: −$5,815
• Taxable income: $2,037
• Est. tax owed @ 24.0%: −$489
• After-tax cash flow: $4,609/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