26080 Kings Rd · Bonita Springs, FL 34135

$150,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 22 Days on market

Built 1978 4,661 sqft lot Est $228k · 34% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Welcome to Imperial Harbor a 55+ active community where you OWN the LAND! This impeccably maintained home is being sold with a Club Membership and features many upgrades such as a new vapor barrier 2022, entire home re-plumbed 2022, hot water heater 2022, Roof re-sealed 2022, new electrical panel 2022, new fridge and dishwasher, completely remodeled guest bathroom 2022, 2019 HVAC, offered Turnkey! Imperial Harbor is conveniently located near Downtown Bonita Springs and just 6 miles to the Gulf Beaches.

Key facts

• 4,661 sq ft lot
• Parking
• Built 1978

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $883 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.8% 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; 40 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).
• This rent runs 39% 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 $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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

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 $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — 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: 1.96% ✓
• Cap rate: 16.77%
• Cash-on-cash: 37.41%
• DSCR: 2.66
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $228,480
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26057 Kings Rd	0.06mi	2/2.0	1,362 (+1%)	18mo	$155,000	$114	80
26256 Imperial Harbor Blvd	0.36mi	2/2.0	1,320 (-2%)	12mo	$225,000	$170	70
26377 Colony Rd	0.53mi	2/2.0	1,273 (-5%)	19mo	$249,000	$196	50
10191 Wales Loop	0.75mi	2/2.0	1,152 (-14%)	15mo	$140,000	$122	29

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.56×
• Total profit: $23,574
• Equity at exit: $22,365

10-year hold

• IRR: 20.5%
• Equity multiple: 2.45×
• Total profit: $60,750
• Equity at exit: $12,969

Cash invested: $42,000 (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: 4.2×

Monthly cashflow live

• Estimated rent: $2,946 high
• Mortgage (P&I): −$787
• Tax from tax record: −$169 /mo · $2,030/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$619
• Net cashflow: $883

Break-even live

Break-even rent $1,829

Max offer price $150,000

Occupancy floor 65%

Sensitivity live

Price	-10% $968	-5% $925	+0% $883	+5% $840	+10% $798
Rent	-10% $650	-5% $766	+0% $883	+5% $999	+10% $1,115
Rate	-1.0pp $958	-0.5pp $921	base $883	+0.5pp $844	+1.0pp $804

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25925 Pebblecreek Dr Bonita Springs, FL	2.0	2.0	1498	$3,400	$2.27	22d	1	0.23mi
9304 Lake Abby Ln Bonita Springs, FL	3.0	2.0	1631	$3,700	$2.27	4d	1	0.48mi
9250 Highland Woods Blvd #2308 Bonita Springs, FL	2.0	2.0	1100	$1,995	$1.81	24d	1	0.49mi
9250 Highland Woods Blvd #2308 Bonita Springs, FL	2.0	2.0	1100	$1,995	$1.81	4d	1	0.49mi
26282 Queen Mary Ln Bonita Springs, FL	2.0	2.0	1236	$1,800	$1.46	24d	1	0.49mi
26390 Coco Cay Cir #101 Bonita Springs, FL	2.0	2.5	1498	$2,700	$1.80	24d	1	0.51mi
9200 Highland Woods Blvd Bonita Springs, FL	2.0	2.0	1083	$4,050	$3.74	17d	3	0.51mi
26331 Coco Cay Cir Unit 103 Bonita Springs, FL	2.0	2.5	1520	$2,100	$1.38	22d	1	0.55mi
9510 Village View Blvd Bonita Springs, FL	3.0	2.0	1587	$3,700	$2.33	24d	1	0.56mi
26310 Coco Cay Cir Unit 201 Bonita Springs, FL	3.0	3.5	1840	$3,195	$1.74	24d	1	0.58mi
26680 Bonita Fairways Blvd #201 Bonita Springs, FL	2.0	2.0	1216	$4,500	$3.70	24d	1	0.58mi
25735 Lake Amelia Way #105 Bonita Springs, FL	2.0	2.0	1230	$1,500	$1.22	24d	1	0.58mi
26603 Bonita Fairways Blvd Bonita Springs, FL	3.0	2.0	1308	$4,500	$3.44	17d	1	0.59mi
26691 Rosewood Pointe Dr #101 Bonita Springs, FL	2.0	2.0	1216	$3,600	$2.96	24d	1	0.60mi
25727 Lake Amelia Way #105 Bonita Springs, FL	2.0	2.0	1230	$2,200	$1.79	24d	1	0.62mi
26660 Rosewood Pointe Dr #203 Bonita Springs, FL	2.0	2.0	1190	$3,500	$2.94	24d	1	0.62mi
9371 Lake Abby Ln Bonita Springs, FL	3.0	2.0	1796	$2,850	$1.59	24d	1	0.64mi
26700 Rosewood Pointe Dr Bonita Springs, FL	2.0	2.0	1199	$2,200	$1.83	4d	2	0.65mi
9450 Highland Woods Blvd #6203 Bonita Springs, FL	2.0	2.0	1100	$6,000	$5.45	15d	1	0.68mi
26240 Bonita Fairways Blvd Bonita Springs, FL	3.0	2.5	1704	$2,999	$1.76	22d	1	0.68mi
25806 Cockleshell Dr #314 Bonita Springs, FL	2.0	2.0	975	$1,800	$1.85	24d	1	0.69mi
26610 Rosewood Pointe Dr #308 Bonita Springs, FL	2.0	2.0	1231	$2,100	$1.71	4d	1	0.72mi
9500 Highland Woods Blvd #207 Bonita Springs, FL	2.0	2.0	1162	$1,600	$1.38	24d	1	0.73mi
26589-610 Rosewood Pointe Dr Unit A 301 Bonita Springs, FL	2.0	2.0	986	$3,500	$3.55	24d	1	0.73mi
26175 Bonita Fairways Blvd Bonita Springs, FL	3.0	2.0	1308	$3,000	$2.29	17d	1	0.74mi
26600 Rosewood Pointe Dr Unit B-101 Bonita Springs, FL	2.0	2.0	983	$2,200	$2.24	4d	1	0.76mi
26600 Rosewood Pointe Dr Unit B-107 Bonita Springs, FL	3.0	2.0	1616	$6,000	$3.71	24d	1	0.76mi
25480 Cockleshell Dr #1005 Bonita Springs, FL	2.0	2.5	1129	$4,500	$3.99	22d	1	0.79mi
25480 Cockleshell Dr #1005 Bonita Springs, FL	2.0	2.5	1119	$4,600	$4.11	24d	1	0.79mi
26991 Clarkston Dr #8106 Bonita Springs, FL	2.0	2.0	1556	$7,875	$5.06	24d	1	0.81mi
26239 Bonita Fairways Cir Bonita Springs, FL	2.0	2.0	1088	$2,500	$2.30	24d	1	0.86mi
26751 Clarkston Dr #102 Bonita Springs, FL	2.0	2.0	1256	$6,500	$5.18	24d	1	0.87mi
8940 Colonnades Ct E Bonita Springs, FL	2.0	2.0	1013	$2,675	$2.64	24d	2	0.87mi
8940 Colonnades Ct E Bonita Springs, FL	2.0	2.0	1013	$2,575	$2.54	11d	3	0.87mi
10328 Windley Key Ter Bonita Springs, FL	3.0	2.0	1400	$2,600	$1.86	15d	1	0.89mi
8930 Colonnades Ct E #625 Bonita Springs, FL	2.0	2.0	1013	$3,000	$2.96	11d	1	0.90mi
8930 Colonnades Ct E Bonita Springs, FL	2.0	2.0	1013	$2,325	$2.30	17d	2	0.90mi
8870 Colonnades Ct W #337 Bonita Springs, FL	2.0	2.0	997	$3,100	$3.11	4d	1	0.92mi
9124 Brendan Preserve Ct Bonita Springs, FL	3.0	2.0	1699	$2,950	$1.74	24d	1	0.93mi
3412 Pointe Creek Ct #102 Bonita Springs, FL	3.0	2.0	1622	$6,250	$3.85	24d	1	0.96mi

Listing history 13 events

1. 2025-09-05
   status Pending
2. 2025-08-14
   listed $150,000 Active
3. 2023-07-03
   soldstatus $250,000
4. 2023-06-30
   soldstatus $250,000 Sold 507-char remark

   Show marketing remark (507 chars)

   Welcome to Imperial Harbor a 55+ active community where you OWN the LAND! This impeccably maintained home is being sold with a Club Membership and features many upgrades such as a new vapor barrier 2022, entire home re-plumbed 2022, hot water heater 2022, Roof re-sealed 2022, new electrical panel 2022, new fridge and dishwasher, completely remodeled guest bathroom 2022, 2019 HVAC, offered Turnkey! Imperial Harbor is conveniently located near Downtown Bonita Springs and just 6 miles to the Gulf Beaches.

5. 2023-05-19
   status Pending With Contingencies 507-char remark

   Show marketing remark (507 chars)

   Welcome to Imperial Harbor a 55+ active community where you OWN the LAND! This impeccably maintained home is being sold with a Club Membership and features many upgrades such as a new vapor barrier 2022, entire home re-plumbed 2022, hot water heater 2022, Roof re-sealed 2022, new electrical panel 2022, new fridge and dishwasher, completely remodeled guest bathroom 2022, 2019 HVAC, offered Turnkey! Imperial Harbor is conveniently located near Downtown Bonita Springs and just 6 miles to the Gulf Beaches.

6. 2023-05-04
   listed $257,000 Active 507-char remark

   Show marketing remark (507 chars)

   Welcome to Imperial Harbor a 55+ active community where you OWN the LAND! This impeccably maintained home is being sold with a Club Membership and features many upgrades such as a new vapor barrier 2022, entire home re-plumbed 2022, hot water heater 2022, Roof re-sealed 2022, new electrical panel 2022, new fridge and dishwasher, completely remodeled guest bathroom 2022, 2019 HVAC, offered Turnkey! Imperial Harbor is conveniently located near Downtown Bonita Springs and just 6 miles to the Gulf Beaches.

7. 2022-05-26
   soldstatus $232,000
8. 2022-05-24
   soldstatus $232,000 Closed 742-char remark

   Show marketing remark (742 chars)

   This well cared for, cute as a button, double wide home is a great opportunity to own in beautiful SWFL where the land is included!! This well-established community features an optional membership to the Harbor Club which includes a community pool, fitness center, Bocce, shuffleboard among other social activities for a very low annual fee. This home has cental A/C is just weeks old, newer roll over roof and is being sold turnkey. It also has additional 232 sq. ft. under air in the Florida room with an adjacent laundry/utility room. This home is convenient to shopping, dining & of course the beautiful beaches of Bonita Springs! Come explore all SWFL has to offer, you won't be disappointed! * * Additional pictures to come * *

9. 2022-05-05
   status Pending 742-char remark

   Show marketing remark (742 chars)

   This well cared for, cute as a button, double wide home is a great opportunity to own in beautiful SWFL where the land is included!! This well-established community features an optional membership to the Harbor Club which includes a community pool, fitness center, Bocce, shuffleboard among other social activities for a very low annual fee. This home has cental A/C is just weeks old, newer roll over roof and is being sold turnkey. It also has additional 232 sq. ft. under air in the Florida room with an adjacent laundry/utility room. This home is convenient to shopping, dining & of course the beautiful beaches of Bonita Springs! Come explore all SWFL has to offer, you won't be disappointed! * * Additional pictures to come * *

10. 2022-04-30
    listed $230,000 Active 742-char remark

    Show marketing remark (742 chars)

    This well cared for, cute as a button, double wide home is a great opportunity to own in beautiful SWFL where the land is included!! This well-established community features an optional membership to the Harbor Club which includes a community pool, fitness center, Bocce, shuffleboard among other social activities for a very low annual fee. This home has cental A/C is just weeks old, newer roll over roof and is being sold turnkey. It also has additional 232 sq. ft. under air in the Florida room with an adjacent laundry/utility room. This home is convenient to shopping, dining & of course the beautiful beaches of Bonita Springs! Come explore all SWFL has to offer, you won't be disappointed! * * Additional pictures to come * *

11. 1997-04-30
    soldstatus $65,000
12. 1996-12-09
    soldstatus $47,900
13. 1996-11-01
    soldstatus $47,900

ⓘ 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: $2,030 · $169/mo
• Projected year-2 tax: $2,030 · $169/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,355
• − Mortgage interest: −$8,402
• − Property taxes: −$2,030
• − Insurance: −$5,868
• − Repairs & maintenance: −$2,828
• − Management: −$2,828
• − Depreciation: −$4,364
• Taxable income: $9,033
• Est. tax owed @ 24.0%: −$2,168
• After-tax cash flow: $8,424/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

+213.2% since first listed

13 events — show timeline

• 2025-09-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-14 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-03 Sold (Public Records) $250,000 Public Records
• 2023-06-30 Sold (MLS) $250,000 NAPLESMLS
• 2023-05-19 Pending — NAPLESMLS
• 2023-05-04 Listed $257,000 NAPLESMLS
• 2022-05-26 Sold (Public Records) $232,000 Public Records
• 2022-05-24 Sold (MLS) $232,000 FORTMLS
• 2022-05-05 Pending — FORTMLS
• 2022-04-30 Listed $230,000 FORTMLS
• 1997-04-30 Sold (Public Records) $65,000 Public Records
• 1996-12-09 Sold (Public Records) $47,900 Public Records
• 1996-11-01 Sold (Public Records) $47,900 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,030 · +0.9% YoY. Source: county tax records.