26130 Colony Rd · Bonita Springs, FL 34135

$312,000

3 bd · 2.0 ba · 1,294 sqft · SingleFamily public records · 184 Days on market

Built 2020 3,920 sqft lot Est $404k · 23% under

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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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +5.1/10.0
• 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

Short Sale!!!Welcome to this beautiful and modern 3-bedroom, 2-bathroom home offering 1,294 sq ft of comfortable living space in the heart of Bonita Springs, Florida. Built in 2020, this home blends contemporary design with functionality and is ideal for those seeking a peaceful and convenient lifestyle. Located in a Tranquil, 55+ Community, just minutes from banks, restaurants, grocery stores, and shopping centers. Easy access to medical facilities and daily essentials. Make this amazing home your today.

Key facts

• 3,920 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Other: Lot is regular and landscaped area view; Lot parcel measures approximately 0.09 acres; Paved road access
• HOA & community: Non-gated community; Community clubhouse; Community pool; Community room; No HOA-maintained items (Maintenance: None)

Exterior

• Parking: Paved parking with 2+ spaces; Attached 1-car garage
• Security: Impact resistant doors and windows; Shutters; Smoke detector
• Utilities: Central water; Central sewer; Electric service (central)
• Home design: Single-family residential; 1 story (ranch); South rear exposure; Located in the Imperial Harbor development
• Construction: Built in 2020; Concrete block construction; Stucco exterior; Shingle roof; Double-hung windows; Deeded restrictions
• Exterior features: Deck; Decorative shutters; Fence; Impact resistant doors and windows; Shutters

Interior

• Kitchen: Cooktop (electric); Dishwasher; Disposal; Microwave; Refrigerator; Refrigerator/Freezer
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; Master bath with combo tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans; Cable available
• Interior features: Cable prewire; Vaulted ceiling; Open porch/lanai
• Laundry & utility: Washer; Dryer; Laundry in residence; Auto garage door; Smoke detector

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $312k.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (8.1% below list).
• Meets the 1% rule at list price ($3k rent vs $312k).
• Recommended offer: $275k (12.0% below list) — sets the bar for market timing.
• 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; 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).
• This rent runs 41% 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 $2k of loan paydown is wiped out by about $9k 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 184 days — a 12% lower offer ($275k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y ago; this cycle's ask has dropped $43k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 2→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $274,560 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 1.01% ✓
• Cap rate: 7.38%
• Cash-on-cash: 3.89%
• DSCR: 1.17
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $403,728
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10322 Sandy Hollow Ln	0.34mi	3/2.0	1,428 (+10%)	4mo	$412,000	$289	63
10142 Tropical Dr	0.45mi	3/2.0	1,457 (+13%)	13mo	$455,000	$312	47

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: -23.7%
• Equity multiple: 0.21×
• Total profit: $-68,605
• Equity at exit: $46,520

10-year hold

• IRR: -34.0%
• Equity multiple: -0.21×
• Total profit: $-105,868
• Equity at exit: $26,976

Cash invested: $87,360 (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: 8.2×

Monthly cashflow live

• Estimated rent: $3,157 high
• Mortgage (P&I): −$1,636
• Tax from tax record: −$445 /mo · $5,339/yr
• Insurance: −$130
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$663
• Net cashflow: $-143

Break-even live

Break-even rent $3,339

Max offer price $286,652

Occupancy floor 100%

Sensitivity live

Price	-10% $33	-5% $-55	+0% $-143	+5% $-232	+10% $-320
Rent	-10% $-393	-5% $-268	+0% $-143	+5% $-19	+10% $106
Rate	-1.0pp $14	-0.5pp $-64	base $-143	+0.5pp $-224	+1.0pp $-307

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: $78,000
• Closing costs: $9,360
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26240 Bonita Fairways Blvd Bonita Springs, FL	3.0	2.5	1704	$2,999	$1.76	22d	1	0.28mi
26603 Bonita Fairways Blvd Bonita Springs, FL	3.0	2.0	1308	$4,500	$3.44	16d	1	0.30mi
26282 Queen Mary Ln Bonita Springs, FL	2.0	2.0	1236	$1,800	$1.46	24d	1	0.31mi
26175 Bonita Fairways Blvd Bonita Springs, FL	3.0	2.0	1308	$3,000	$2.29	16d	1	0.36mi
26680 Bonita Fairways Blvd #201 Bonita Springs, FL	2.0	2.0	1216	$4,500	$3.70	24d	1	0.43mi
26691 Rosewood Pointe Dr #101 Bonita Springs, FL	2.0	2.0	1216	$3,600	$2.96	24d	1	0.46mi
25806 Cockleshell Dr #314 Bonita Springs, FL	2.0	2.0	975	$1,800	$1.85	24d	1	0.47mi
26700 Rosewood Pointe Dr Bonita Springs, FL	2.0	2.0	1199	$2,200	$1.83	4d	2	0.50mi
25925 Pebblecreek Dr Bonita Springs, FL	2.0	2.0	1498	$3,400	$2.27	22d	1	0.51mi
25735 Lake Amelia Way #105 Bonita Springs, FL	2.0	2.0	1230	$1,500	$1.22	24d	1	0.51mi
26660 Rosewood Pointe Dr #203 Bonita Springs, FL	2.0	2.0	1190	$3,500	$2.94	24d	1	0.52mi
25727 Lake Amelia Way #105 Bonita Springs, FL	2.0	2.0	1230	$2,200	$1.79	24d	1	0.54mi
10328 Windley Key Ter Bonita Springs, FL	3.0	2.0	1400	$2,600	$1.86	15d	1	0.57mi
26239 Bonita Fairways Cir Bonita Springs, FL	2.0	2.0	1088	$2,500	$2.30	24d	1	0.57mi
25817 Pebblecreek Dr Bonita Springs, FL	4.0	2.0	1718	$3,500	$2.04	2d	1	0.58mi
9250 Highland Woods Blvd #2308 Bonita Springs, FL	2.0	2.0	1100	$1,995	$1.81	4d	1	0.62mi
9250 Highland Woods Blvd #2308 Bonita Springs, FL	2.0	2.0	1100	$1,995	$1.81	24d	1	0.62mi
9304 Lake Abby Ln Bonita Springs, FL	3.0	2.0	1631	$3,700	$2.27	4d	1	0.64mi
26610 Rosewood Pointe Dr #308 Bonita Springs, FL	2.0	2.0	1231	$2,100	$1.71	4d	1	0.66mi
9510 Village View Blvd Bonita Springs, FL	3.0	2.0	1587	$3,700	$2.33	24d	1	0.66mi
9200 Highland Woods Blvd Bonita Springs, FL	2.0	2.0	1083	$4,050	$3.74	16d	3	0.67mi
26589-610 Rosewood Pointe Dr Unit A 301 Bonita Springs, FL	2.0	2.0	986	$3,500	$3.55	24d	1	0.67mi
9450 Highland Woods Blvd #6203 Bonita Springs, FL	2.0	2.0	1100	$6,000	$5.45	15d	1	0.68mi
26600 Rosewood Pointe Dr Unit B-101 Bonita Springs, FL	2.0	2.0	983	$2,200	$2.24	4d	1	0.70mi
26600 Rosewood Pointe Dr Unit B-107 Bonita Springs, FL	3.0	2.0	1616	$6,000	$3.71	24d	1	0.70mi
25480 Cockleshell Dr #1005 Bonita Springs, FL	2.0	2.5	1129	$4,500	$3.99	22d	1	0.71mi
25480 Cockleshell Dr #1005 Bonita Springs, FL	2.0	2.5	1119	$4,600	$4.11	24d	1	0.71mi
9500 Highland Woods Blvd #207 Bonita Springs, FL	2.0	2.0	1162	$1,600	$1.38	24d	1	0.72mi
9371 Lake Abby Ln Bonita Springs, FL	3.0	2.0	1796	$2,850	$1.59	24d	1	0.77mi
26991 Clarkston Dr #8106 Bonita Springs, FL	2.0	2.0	1556	$7,875	$5.06	24d	1	0.79mi
27020 Adriana Cir #201 Bonita Springs, FL	4.0	2.0	1841	$2,900	$1.58	24d	1	0.84mi
27035 Serrano Way #201 Bonita Springs, FL	4.0	2.0	1772	$2,700	$1.52	24d	1	0.86mi
26390 Coco Cay Cir #101 Bonita Springs, FL	2.0	2.5	1498	$2,700	$1.80	24d	1	0.86mi
26331 Coco Cay Cir Unit 103 Bonita Springs, FL	2.0	2.5	1520	$2,100	$1.38	22d	1	0.92mi
27044 Williams Rd Bonita Springs, FL	3.0	3.0	1600	$6,900	$4.31	24d	1	0.94mi
26310 Coco Cay Cir Unit 201 Bonita Springs, FL	3.0	3.5	1840	$3,195	$1.74	24d	1	0.95mi
27130 Flamingo Dr Bonita Springs, FL	3.0	2.0	1781	$8,500	$4.77	24d	1	0.98mi
26751 Clarkston Dr #102 Bonita Springs, FL	2.0	2.0	1256	$6,500	$5.18	24d	1	1.00mi
9124 Brendan Preserve Ct Bonita Springs, FL	3.0	2.0	1699	$2,950	$1.74	24d	1	1.03mi
9192 Brendan Preserve Ct Bonita Springs, FL	3.0	2.5	1681	$6,500	$3.87	24d	1	1.04mi

Listing history 40 events

1. 2026-06-17
   days on market $312,000 Active 184 DOM
2. 2026-06-16
   days on market $312,000 Active 183 DOM
3. 2026-06-15
   days on market $312,000 Active 182 DOM
4. 2026-06-13
   days on market $312,000 Active 180 DOM
5. 2026-06-10
   days on market $312,000 Active 177 DOM
6. 2026-06-09
   days on market $312,000 Active 176 DOM
7. 2026-06-07
   days on market $312,000 Active 174 DOM
8. 2026-06-02
   days on market $312,000 Active 169 DOM
9. 2026-06-01
   days on market $312,000 Active 168 DOM
10. 2026-06-01
    days on market $312,000 Active 167 DOM
11. 2026-02-21
    price $312,000
12. 2025-12-15
    listed $354,900 Active
13. 2025-12-15
    historical
14. 2025-07-17
    listed $354,900 Active
15. 2025-04-22
    historical
16. 2025-01-12
    price $375,000
17. 2024-12-03
    listed $395,000 Active
18. 2023-06-02
    soldstatus $329,000
19. 2023-05-31
    soldstatus $329,000 Closed
20. 2023-04-23
    status Pending
21. 2023-04-20
    price $329,000
22. 2023-03-05
    price $349,000
23. 2023-02-02
    price $364,900
24. 2022-11-06
    listed $375,000 Active
25. 2021-09-07
    soldstatus $280,000
26. 2021-09-02
    soldstatus $280,000 Closed
27. 2021-08-02
    status Pending
28. 2021-04-08
    listed $298,000 Active
29. 2020-02-29
    historical
30. 2019-12-26
    price $289,000
31. 2019-10-29
    price $265,900
32. 2019-10-29
    listed $279,900 Active
33. 2019-07-06
    historical
34. 2019-04-12
    listed $289,000 Active
35. 2018-08-15
    soldstatus $30,000 Sold
36. 2018-06-03
    status Pending With Contingencies
37. 2018-04-19
    price $39,000
38. 2018-03-26
    listed $43,900 Active
39. 2011-11-21
    soldstatus $26,330
40. 1989-03-01
    soldstatus $35,000

ⓘ 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: $5,339 · $445/mo
• Projected year-2 tax: $5,339 · $445/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 7/10 Severe FEMA zone AE · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 2 d/yr ≥107°F today · 10 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: $37,885
• − Mortgage interest: −$17,477
• − Property taxes: −$5,339
• − Insurance: −$6,679
• − Repairs & maintenance: −$3,031
• − Management: −$3,031
• − Depreciation: −$9,076
• Taxable loss: −$6,747
• Est. tax savings @ 24.0%: +$1,619
• After-tax cash flow: $-103/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

+791.4% since first listed

30 events — show timeline

• 2026-02-21 Price Changed $312,000 NAPLESMLS
• 2025-12-15 Listing Removed — NAPLESMLS
• 2025-12-15 Listed $354,900 NAPLESMLS
• 2025-07-17 Listed $354,900 NAPLESMLS
• 2025-04-22 Listing Removed — NAPLESMLS
• 2025-01-12 Price Changed $375,000 NAPLESMLS
• 2024-12-03 Listed $395,000 NAPLESMLS
• 2023-06-02 Sold (Public Records) $329,000 Public Records
• 2023-05-31 Sold (MLS) $329,000 FORTMLS
• 2023-04-23 Pending — FORTMLS
• 2023-04-20 Price Changed $329,000 FORTMLS
• 2023-03-05 Price Changed $349,000 FORTMLS
• 2023-02-02 Price Changed $364,900 FORTMLS
• 2022-11-06 Listed $375,000 FORTMLS
• 2021-09-07 Sold (Public Records) $280,000 Public Records
• 2021-09-02 Sold (MLS) $280,000 FORTMLS
• 2021-08-02 Pending — FORTMLS
• 2021-04-08 Listed $298,000 FORTMLS
• 2020-02-29 Listing Removed — FORTMLS
• 2019-12-26 Price Changed $289,000 FORTMLS
• 2019-10-29 Price Changed $265,900 FORTMLS
• 2019-10-29 Listed $279,900 FORTMLS
• 2019-07-06 Listing Removed — FORTMLS
• 2019-04-12 Listed $289,000 FORTMLS
• 2018-08-15 Sold (MLS) $30,000 FORTMLS
• 2018-06-03 Pending — FORTMLS
• 2018-04-19 Price Changed $39,000 FORTMLS
• 2018-03-26 Listed $43,900 FORTMLS
• 2011-11-21 Sold (Public Records) $26,330 Public Records
• 1989-03-01 Sold (Public Records) $35,000 Public Records

Property tax history

+21.0%/yr

Latest (2025): $5,339 · +14.4% YoY. Source: county tax records.