9030 Palmas Grandes Blvd #102 · Bonita Springs, FL 34135

$362,400

2 bd · 2.0 ba · 1,791 sqft · Condo public records · 61 Days on market

Built 2002 $867/mo HOA · 19% of rent

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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 +18.6/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 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 9030 Palmas Grandes Blvd, #102, Bonita Springs, FL 34135. This beautifully maintained first-floor condo is located in the highly desirable guard-gated community of Spanish Wells! Entering this warm, inviting residence, you will notice the open floor plan with expansive views of the lake in the rear. Enjoying the screened lanai offers the perfect blend of comfort, calm, peace, convenience, and Florida lifestyle living. Discover a bright, open floor plan featuring spacious living and dining areas, ideal for both relaxation and entertaining. The kitchen is well-appointed with ample cabinetry and counter space, making meal prep a breeze. Large windows and sliding glass doors allow ab

Key facts

• Expansive views
• Ample cabinetry
• Screened lanai

Tags

• GUARD GATED COMMUNITY
• SCREENED LANAI
• EXPANSIVE VIEWS
• AMPLE CABINETRY
• NATURAL LIGHT
• GENEROUS CLOSET SPACE

Property features AI

Finance

• Other: Community contains 56 units
• Financial info: Pets allowed (call/conditional)
• HOA & community: Homeowners association (quarterly fee); Association fee covers cable TV, internet, irrigation water, grounds maintenance, pest control, road maintenance, street lights and water; Community amenities include clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball, bocce court, putting green, golf course, restaurant, cabana, barbecue/picnic area and management; Private membership options; Gated community features and street lights

Exterior

• Parking: Attached 2-car garage with garage door opener; Driveway parking; Guest parking; Paved parking; Two parking spaces (2 covered)
• Security: Gated community with guard; Security gate
• Utilities: Public water; Public sewer; Cable available; High speed internet available; Underground utilities; Municipal irrigation
• Home design: 1st floor entry; North facing; Resale property; Has view
• Construction: Block, concrete and stucco construction; Tile roof; Built with foundation suitable for the area
• Exterior features: Lanai; Screened patio/porch; Patio; Porch; Shutters (manual)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator with ice maker; Icemaker; Eat-in kitchen; Breakfast bar; Pantry
• Bedrooms: Primary bedroom on main level; Bedroom on main level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Dual sinks; 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Separate/formal dining room; Eat-in kitchen; Pantry; Window treatments; High speed internet available; Split bedroom layout; Furnishing negotiable; Single hung windows; Window coverings; Smoke detector(s)
• Laundry & utility: Washer hookup; Dryer hookup; Washer included; Dryer included; Laundry tub; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $362k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $362k).
• Recommended offer: $341k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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).
• At $4,640/mo this rent would consume 61% 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 $11k 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 61 days — a 6% lower offer ($341k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $180k; list at $362k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $340,656 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 6.5

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: -14.1%
• Equity multiple: 0.51×
• Total profit: $-49,307
• Equity at exit: $54,035

10-year hold

• IRR: -13.1%
• Equity multiple: 0.37×
• Total profit: $-64,280
• Equity at exit: $31,334

Cash invested: $101,472 (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: 6.5×

Monthly cashflow live

• Estimated rent: $4,640 high
• Mortgage (P&I): −$1,900
• Tax from tax record: −$395 /mo · $4,739/yr
• Insurance: −$151
• HOA: −$867
• Vacancy / Maint / Mgmt: −$974
• Net cashflow: $352

Break-even live

Break-even rent $4,194

Max offer price $362,400

Occupancy floor 87%

Sensitivity live

Price	-10% $558	-5% $455	+0% $352	+5% $250	+10% $147
Rent	-10% $-14	-5% $169	+0% $352	+5% $536	+10% $719
Rate	-1.0pp $535	-0.5pp $445	base $352	+0.5pp $259	+1.0pp $163

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: $90,600
• Closing costs: $10,872
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8990 Palmas Grandes Blvd #201 Bonita Springs, FL	2.0	2.0	1797	$5,000	$2.78	24d	1	0.04mi
28052 Palmas Grandes Ln #101 Bonita Springs, FL	2.0	2.0	1500	$7,200	$4.80	24d	1	0.07mi
8981 Palmas Grandes Blvd #102 Bonita Springs, FL	2.0	2.0	1791	$7,500	$4.19	24d	1	0.08mi
9050 Las Maderas Dr #101 Bonita Springs, FL	2.0	2.0	1364	$2,100	$1.54	24d	1	0.12mi
9030 Las Maderas Dr #101 Bonita Springs, FL	2.0	2.0	1432	$2,500	$1.75	24d	1	0.14mi
9111 Las Maderas Dr #102 Bonita Springs, FL	2.0	2.0	1624	$7,500	$4.62	24d	1	0.17mi
9021 Las Maderas Dr #202 Bonita Springs, FL	2.0	2.0	1674	$7,500	$4.48	24d	1	0.17mi
28105 Mandolin Ct #213 Bonita Springs, FL	3.0	2.0	1500	$2,600	$1.73	24d	1	0.26mi
27500 Palmesta Cir Bonita Springs, FL	3.0	2.0	1560	$2,400	$1.54	4d	1	0.51mi
27500 Palmesta Cir Unit 41 Bonita Springs, FL	3.0	2.0	1900	$2,400	$1.26	24d	1	0.52mi
27490 Palmesta Cir Unit 37 Bonita Springs, FL	3.0	2.0	1900	$2,400	$1.26	24d	1	0.52mi
27470 Palmesta Cir Unit 29 Bonita Springs, FL	3.0	2.0	1900	$2,400	$1.26	24d	1	0.53mi
28790 Versol Dr Bonita Springs, FL	1.0–3.0	1.0–2.0	1075	$2,632	$2.45	2d	19	0.54mi
3561 Imperial Crossing Dr Bonita Springs, FL	1.0–3.0	1.0–2.0	1122	$2,850	$2.54	3d	19	0.56mi
27911 Hacienda East Blvd Unit 217B Bonita Springs, FL	2.0	2.0	1500	$2,100	$1.40	4d	1	0.58mi
28119 Tamberine Ct #1412 Bonita Springs, FL	3.0	2.0	1593	$5,800	$3.64	24d	1	0.58mi
27430 Palmesta Cir #16 Bonita Springs, FL	3.0	2.0	1900	$2,400	$1.26	24d	1	0.59mi
27526 Los Amigos Ln Unit 1073491P Bonita Springs, FL	3.0	2.0	1657	$5,283	$3.19	2d	1	0.59mi
27420 Palmesta Cir #12 Bonita Springs, FL	3.0	2.0	1900	$2,400	$1.26	24d	1	0.59mi
9908 White Sands Pl Bonita Springs, FL	3.0	2.0	1827	$7,500	$4.11	24d	1	0.60mi
27750 Hacienda East Blvd Unit 208B Bonita Springs, FL	2.0	2.5	1528	$3,800	$2.49	24d	1	0.61mi
27414 Pollard Dr Unit 1073493P Bonita Springs, FL	3.0	2.0	1593	$5,065	$3.18	4d	1	0.64mi
27791 Hacienda East Blvd Unit 222D Bonita Springs, FL	2.0	2.5	1528	$4,200	$2.75	24d	1	0.65mi
27311 J C Ln Bonita Springs, FL	3.0	2.0	1730	$3,000	$1.73	16d	1	0.65mi
3503 Brink Cir Bonita Springs, FL	2.0	3.0	1300	$2,200	$1.69	24d	1	0.67mi
27439 Pollard Dr Bonita Springs, FL	3.0	2.0	1552	$9,500	$6.12	24d	1	0.67mi
3620 Bailes St Bonita Springs, FL	3.0	3.0	1992	$12,000	$6.02	24d	1	0.69mi
28327 Hidden Lake Dr Bonita Springs, FL	3.0	2.0	1567	$8,950	$5.71	24d	1	0.71mi
27681 Hacienda East Blvd Bonita Springs, FL	2.0	2.5	1675	$3,000	$1.79	24d	1	0.71mi
9940 Treasure Cay Ln Bonita Springs, FL	3.0	2.0	2108	$8,500	$4.03	24d	1	0.73mi
28700 Trails Edge Blvd Bonita Springs, FL	3.0	2.0	1458	$2,175	$1.49	4d	2	0.73mi
28567 Clinton Ln Bonita Springs, FL	3.0	3.5	2285	$13,000	$5.69	20d	1	0.74mi
28567 Clinton Ln Bonita Springs, FL	3.0	3.5	2285	$13,000	$5.69	14d	1	0.74mi
28611 Carriage Home Dr #101 Bonita Springs, FL	2.0	2.0	1433	$2,550	$1.78	24d	1	0.75mi
28460 Highgate Dr Bonita Springs, FL	2.0	2.0	1871	$10,500	$5.61	24d	1	0.78mi
27581 Hacienda East Blvd Unit 1256822P Bonita Springs, FL	2.0	2.5	1808	$3,133	$1.73	20d	1	0.79mi
28650 Carriage Home Dr Unit 1049692P Bonita Springs, FL	3.0	2.0	1528	$3,980	$2.60	16d	1	0.84mi
28450 Winthrop Cir Unit 1546014P Bonita Springs, FL	3.0	2.0	1894	$7,804	$4.12	14d	1	0.88mi
9977 Treasure Cay Ln Bonita Springs, FL	3.0	2.0	2039	$8,500	$4.17	24d	1	0.88mi
1325 Sweetwater Cv #201 Naples, FL	3.0	2.0	1381	$6,000	$4.34	24d	1	0.89mi

HOA detail condo

• Monthly dues: $867 · $10,404/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-01
   status $362,400 Pending 61 DOM
2. 2026-05-23
   price $362,400
3. 2026-03-30
   listed $374,900 Active
4. 2011-07-06
   soldstatus $180,000
5. 2003-04-01
   soldstatus $219,200

ⓘ 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: $4,739 · $395/mo
• Projected year-2 tax: $4,739 · $395/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 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,684
• − Mortgage interest: −$20,300
• − Property taxes: −$4,739
• − Insurance: −$1,812
• − Repairs & maintenance: −$4,455
• − Management: −$4,455
• − HOA: −$10,404
• − Depreciation: −$10,543
• Taxable loss: −$1,023
• Est. tax savings @ 24.0%: +$246
• After-tax cash flow: $4,475/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

+65.3% since first listed

4 events — show timeline

• 2026-05-23 Price Changed $362,400 FORTMLS
• 2026-03-30 Listed $374,900 FORTMLS
• 2011-07-06 Sold (Public Records) $180,000 Public Records
• 2003-04-01 Sold (Public Records) $219,200 Public Records

Property tax history

+3.4%/yr

Latest (2025): $4,739 · +4.6% YoY. Source: county tax records.