26257 Queen Mary Ln · Bonita Springs, FL 34135

$210,000

2 bd · 2.0 ba · 1,155 sqft · Manufactured public records · 125 Days on market

Built 1983 7,492 sqft lot Est $218k · at est.

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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
• DSCR +10.0/10.0
• ARV discount +9.2/15.0
• 1% rule +8.2/10.0
• 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

Move in READY!! Located in one of the best 55 and older communities in Bonita Springs! YOU OWN THE LAND! Located in the larger lot area of Community which is highly sought after!!! Community has a voluntary HOA and it is not required. Club membership if so desired includes community pool, clubhouse and shuffleboard. This is a very clean unit with a lot of nice upgrades. Big kitchen with very nice appliances, all new paint inside and all new fixtures. Brand new guest bathroom with a walk in tub! Wonderful front porch that runs entire width of home. New roof in 2018!!!

Key facts

• Larger lots
• Walk-in tub
• Own the land

Tags

• WALK-IN TUB
• LARGE PORCH
• LARGER LOTS
• OWN THE LAND

Property features AI

Finance

• Other: Zoning: MH-1; Lot is deeded; Lot dimensions approx. 80 x 105 (unit/lot 7); Canal width: none
• HOA & community: Voluntary HOA; HOA maintenance: none; Community amenities include clubhouse, community pool, dog park, and shuffleboard; Community type: Mobile/Manufactured

Exterior

• Parking: Paved driveway; Attached 1-car carport
• Utilities: Water assessment paid; Sewer assessment paid; Cable available
• Home design: Manufactured residential home; Built in 1983; Single-story; Rear exposure faces northwest; Located in the Imperial Harbor community
• Construction: Aluminum siding exterior finish; Built-Up/Flat, Metal, or Rolled roof
• Exterior features: Patio; Exterior storage

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Cable prewire; Pantry; Dining area in living room; Screened lanai/porch; Workshop; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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 36% 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 125 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $180k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 5→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.32% ✓
• Cap rate: 11.14%
• Cash-on-cash: 17.33%
• DSCR: 1.77
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $218,295
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26236 Queen Mary Ln	0.08mi	2/2.0	1,072 (-7%)	4mo	$230,000	$215	81
26129 Countess Ln	0.41mi	2/2.0	1,056 (-9%)	1mo	$179,000	$170	65
26256 Imperial Harbor Blvd	0.08mi	2/2.0	1,320 (+14%)	12mo	$225,000	$170	62
10191 Wales Loop	0.56mi	2/2.0	1,152 (-0%)	15mo	$140,000	$122	61
26931 Sammoset Way	0.49mi	2/2.0	1,177 (+2%)	20mo	$279,900	$238	57
26282 Princess Ln	0.14mi	2/1.5	1,000 (-13%)	19mo	$140,000	$140	53
26104 Kings Rd	0.40mi	2/2.0	1,056 (-9%)	17mo	$215,000	$204	53
26377 Colony Rd	0.30mi	2/2.0	1,273 (+10%)	19mo	$249,000	$196	53
26149 Kings Rd	0.30mi	2/2.0	1,056 (-9%)	23mo	$200,000	$189	52
26260 Bonita Fairways Cir	0.37mi	2/2.0	1,277 (+11%)	24mo	$235,000	$184	45

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: -7.2%
• Equity multiple: 0.74×
• Total profit: $-15,011
• Equity at exit: $31,312

10-year hold

• IRR: -2.7%
• Equity multiple: 0.85×
• Total profit: $-8,878
• Equity at exit: $18,157

Cash invested: $58,800 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,774 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$154 /mo · $1,848/yr
• Insurance: −$88
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $423

Break-even live

Break-even rent $2,240

Max offer price $210,000

Occupancy floor 80%

Sensitivity live

Price	-10% $541	-5% $482	+0% $423	+5% $363	+10% $304
Rent	-10% $203	-5% $313	+0% $423	+5% $532	+10% $642
Rate	-1.0pp $528	-0.5pp $476	base $423	+0.5pp $368	+1.0pp $313

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26282 Queen Mary Ln Bonita Springs, FL	2.0	2.0	1236	$1,800	$1.46	24d	1	0.09mi
26603 Bonita Fairways Blvd Bonita Springs, FL	3.0	2.0	1308	$4,500	$3.44	16d	1	0.13mi
26680 Bonita Fairways Blvd #201 Bonita Springs, FL	2.0	2.0	1216	$4,500	$3.70	24d	1	0.22mi
26691 Rosewood Pointe Dr #101 Bonita Springs, FL	2.0	2.0	1216	$3,600	$2.96	24d	1	0.25mi
26700 Rosewood Pointe Dr Bonita Springs, FL	2.0	2.0	1199	$2,200	$1.83	4d	2	0.28mi
26660 Rosewood Pointe Dr #203 Bonita Springs, FL	2.0	2.0	1190	$3,500	$2.94	24d	1	0.30mi
26175 Bonita Fairways Blvd Bonita Springs, FL	3.0	2.0	1308	$3,000	$2.29	16d	1	0.34mi
26239 Bonita Fairways Cir Bonita Springs, FL	2.0	2.0	1088	$2,500	$2.30	24d	1	0.40mi
10101 Sandy Hollow Ln #102 Bonita Springs, FL	2.0	2.5	808	$1,645	$2.04	24d	1	0.45mi
26610 Rosewood Pointe Dr #308 Bonita Springs, FL	2.0	2.0	1231	$2,100	$1.71	4d	1	0.46mi
26589-610 Rosewood Pointe Dr Unit A 301 Bonita Springs, FL	2.0	2.0	986	$3,500	$3.55	24d	1	0.46mi
9250 Highland Woods Blvd #2308 Bonita Springs, FL	2.0	2.0	1100	$1,995	$1.81	4d	1	0.48mi
9250 Highland Woods Blvd #2308 Bonita Springs, FL	2.0	2.0	1100	$1,995	$1.81	24d	1	0.48mi
9450 Highland Woods Blvd #6203 Bonita Springs, FL	2.0	2.0	1100	$6,000	$5.45	15d	1	0.48mi
26600 Rosewood Pointe Dr Unit B-101 Bonita Springs, FL	2.0	2.0	983	$2,200	$2.24	4d	1	0.49mi
26600 Rosewood Pointe Dr Unit 102 Bonita Springs, FL	1.0	2.0	833	$2,900	$3.48	4d	1	0.49mi
9500 Highland Woods Blvd #207 Bonita Springs, FL	2.0	2.0	1162	$1,600	$1.38	24d	1	0.52mi
9200 Highland Woods Blvd Bonita Springs, FL	2.0	2.0	1083	$4,050	$3.74	16d	3	0.53mi
25925 Pebblecreek Dr Bonita Springs, FL	2.0	2.0	1498	$3,400	$2.27	22d	1	0.64mi
25806 Cockleshell Dr #314 Bonita Springs, FL	2.0	2.0	975	$1,800	$1.85	24d	1	0.68mi
25735 Lake Amelia Way #105 Bonita Springs, FL	2.0	2.0	1230	$1,500	$1.22	24d	1	0.73mi
10328 Windley Key Ter Bonita Springs, FL	3.0	2.0	1400	$2,600	$1.86	15d	1	0.73mi
25727 Lake Amelia Way #105 Bonita Springs, FL	2.0	2.0	1230	$2,200	$1.79	24d	1	0.76mi
26751 Clarkston Dr #102 Bonita Springs, FL	2.0	2.0	1256	$6,500	$5.18	24d	1	0.83mi
26390 Coco Cay Cir #101 Bonita Springs, FL	2.0	2.5	1498	$2,700	$1.80	24d	1	0.83mi
10325 Tarrah Ln Unit 1073517P Bonita Springs, FL	2.0	1.0	818	$4,608	$5.63	3d	1	0.85mi
25480 Cockleshell Dr #1005 Bonita Springs, FL	2.0	2.5	1129	$4,500	$3.99	22d	1	0.92mi
25480 Cockleshell Dr #1005 Bonita Springs, FL	2.0	2.5	1119	$4,600	$4.11	24d	1	0.92mi
10710 Rosemary Dr #712 Bonita Springs, FL	1.0	1.0	984	$1,750	$1.78	24d	1	0.96mi
8735 River Homes Ln #6302 Bonita Springs, FL	2.0	2.0	1087	$1,875	$1.72	24d	1	1.08mi
8735 River Homes Ln #6104 Bonita Springs, FL	2.0	2.0	1051	$2,000	$1.90	24d	1	1.08mi
8735 River Homes Ln #6108 Bonita Springs, FL	3.0	2.0	1223	$2,000	$1.64	15d	1	1.08mi
8736 River Homes Ln #7302 Bonita Springs, FL	2.0	2.0	1087	$1,950	$1.79	24d	1	1.08mi
27501 Playa del Rey Ln #503 Bonita Springs, FL	2.0	1.0	1120	$1,875	$1.67	24d	1	1.18mi
27250 Shriver Ave Unit 1073504P Bonita Springs, FL	2.0	1.0	661	$4,275	$6.46	4d	2	1.18mi
26760 Silverado East Dr Bonita Springs, FL	3.0	2.5	1278	$2,700	$2.11	4d	1	1.23mi
9204 Pennsylvania Ave Bonita Springs, FL	2.0	1.0	900	$1,895	$2.11	24d	1	1.24mi
8659 River Homes Ln #1307 Bonita Springs, FL	2.0	2.0	1087	$1,850	$1.70	20d	1	1.24mi
8659 River Homes Ln #1108 Bonita Springs, FL	2.0	2.0	1087	$4,500	$4.14	24d	1	1.24mi
10004 Connecticut St Bonita Springs, FL	3.0	2.0	1420	$3,100	$2.18	24d	1	1.25mi

Listing history 8 events

1. 2026-06-01
   statusdays on market $210,000 Pending 125 DOM
2. 2026-04-10
   price $210,000
3. 2026-01-26
   listed $219,999 Active
4. 2021-09-22
   soldstatus $179,900
5. 2021-09-16
   soldstatus $179,900 Closed 578-char remark

   Show marketing remark (578 chars)

   Move in READY!! Located in one of the best 55 and older communities in Bonita Springs! YOU OWN THE LAND! Located in the larger lot area of Community which is highly sought after!!! Community has a voluntary HOA and it is not required. Club membership if so desired includes community pool, clubhouse and shuffleboard. This is a very clean unit with a lot of nice upgrades. Big kitchen with very nice appliances, all new paint inside and all new fixtures. Brand new guest bathroom with a walk in tub! Wonderful front porch that runs entire width of home. New roof in 2018!!!

6. 2021-09-09
   status Pending 578-char remark

   Show marketing remark (578 chars)

   Move in READY!! Located in one of the best 55 and older communities in Bonita Springs! YOU OWN THE LAND! Located in the larger lot area of Community which is highly sought after!!! Community has a voluntary HOA and it is not required. Club membership if so desired includes community pool, clubhouse and shuffleboard. This is a very clean unit with a lot of nice upgrades. Big kitchen with very nice appliances, all new paint inside and all new fixtures. Brand new guest bathroom with a walk in tub! Wonderful front porch that runs entire width of home. New roof in 2018!!!

7. 2021-09-08
   listed $179,900 Active 578-char remark

   Show marketing remark (578 chars)

   Move in READY!! Located in one of the best 55 and older communities in Bonita Springs! YOU OWN THE LAND! Located in the larger lot area of Community which is highly sought after!!! Community has a voluntary HOA and it is not required. Club membership if so desired includes community pool, clubhouse and shuffleboard. This is a very clean unit with a lot of nice upgrades. Big kitchen with very nice appliances, all new paint inside and all new fixtures. Brand new guest bathroom with a walk in tub! Wonderful front porch that runs entire width of home. New roof in 2018!!!

8. 1984-10-01
   soldstatus $17,000

ⓘ 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: $1,848 · $154/mo
• Projected year-2 tax: $1,848 · $154/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 5 d/yr ≥107°F today · 20 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: $33,294
• − Mortgage interest: −$11,763
• − Property taxes: −$1,848
• − Insurance: −$6,169
• − Repairs & maintenance: −$2,663
• − Management: −$2,663
• − Depreciation: −$6,109
• Taxable income: $2,078
• Est. tax owed @ 24.0%: −$499
• After-tax cash flow: $4,572/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

+1135.3% since first listed

7 events — show timeline

• 2026-04-10 Price Changed $210,000 BEARMLS
• 2026-01-26 Listed $219,999 BEARMLS
• 2021-09-22 Sold (Public Records) $179,900 Public Records
• 2021-09-16 Sold (MLS) $179,900 FORTMLS
• 2021-09-09 Pending — FORTMLS
• 2021-09-08 Listed $179,900 FORTMLS
• 1984-10-01 Sold (Public Records) $17,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,848 · +5.1% YoY. Source: county tax records.