3435 Laurel Greens Ln S #203 · Bonita Springs, FL 34119

$415,000

3 bd · 2.0 ba · 1,708 sqft · Condo public records · 78 Days on market

Built 2005 $1361/mo HOA · 28% of rent

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Why this score? — see what drove the D 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 +11.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated 3-bedroom, 2-bath turnkey furnished corner-unit condo with a 2-car garage and serene golf course views. This light-filled residence features a brand-new kitchen with updated appliances and new flooring, seamlessly opening into spacious living and dining areas designed for comfort and easy entertaining. The split-bedroom layout offers privacy, while well-maintained bathrooms and a meticulously cared-for interior make this home truly move-in ready. Additional highlights include a brand-new garage system with a 5-year warranty and carpet with a lifetime warranty. Bundled golf membership included, delivering exceptional value and access to a beautifully maintained course. Th

Key facts

• Updated appliances
• Tennis
• Pickleball courts

Tags

• GOLF COURSE VIEWS
• RENOVATED KITCHEN
• UPDATED APPLIANCES
• BUNDLED GOLF MEMBERSHIP
• PICKLEBALL COURTS
• TENNIS

Property features AI

Finance

• Other: Unit in building of 8 units; complex has 767 units; Single-floor unit; 2 units per floor; Subdivision/unit references: Laurel Greens, Lot Unit 203, Section 18
• HOA & community: Mandatory HOA with quarterly fee; HOA fee $1,460 quarterly; Master HOA fee $10,502 annually; Total annual recurring fees $16,342; Condo management; HOA maintenance covers legal/accounting, manager, exterior pest control, and recreation facilities; Community amenities include clubhouse, community pool and spa/hot tub, exercise room, attended fitness center, golf course, bocce court, pickleball, tennis courts, restaurant, sidewalks, and streetlights

Exterior

• Parking: Attached 2-car garage
• Security: Gated community
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential carriage/coach style; Low-rise building (1-3 stories); Built in 2005; Rear exposure facing northwest; Located in Cypress Woods Golf and Country Club, golf-bundled community
• Construction: Concrete block construction
• Exterior features: Stucco exterior; Tile roof; Double-hung windows; Impact resistant doors and windows; Golf course view; No canal

Interior

• Kitchen: Electric cooktop; Dishwasher; Microwave; Refrigerator/Freezer
• Bedrooms: 3 bedrooms (split bedroom floor plan)
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms; Master bath with separate tub and shower
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Cable prewire; Cathedral ceiling; Tray ceiling; Vaulted ceiling; High-speed internet available; Walk-in closet; Dining (living) and eat-in kitchen; Laundry in residence; Screened lanai/porch; Turnkey
• Laundry & utility: Washer; Dryer; Auto garage door; Smoke detector

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $415k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $391k (5.7% below list).
• Meets the 1% rule at list price ($5k rent vs $415k).
• Recommended offer: $390k (6.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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: cost of living C-, health & safety D, amenities F.
• Collier (suburban): math 60% / reading 56% proficiency, ranked #16 of 73 in FL (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Veterans Memorial Elementary School (math 78% / reading 79%, grade A, #141 of 2,144 statewide, top 7%, 743 students, 22% FRL); North Naples Middle School (math 79% / reading 73%, grade A, #34 of 571 statewide, top 6%, 903 students, 25% FRL); Gulf Coast High School (math 57% / reading 68%, grade B-, #93 of 667 statewide, top 14%, 2,447 students, 20% FRL) — zoned schools average 22% FRL vs 55% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 72% at this address vs 58% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Collier average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-2.5%/yr); 590 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($390k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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 $260k; list at $415k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: 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 $390,100 (6.0% 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 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.16% ✓
• Cap rate: 5.90%
• Cash-on-cash: -1.39%
• DSCR: 0.94
• GRM: 7.2

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: -23.2%
• Equity multiple: 0.23×
• Total profit: $-89,215
• Equity at exit: $61,878

10-year hold

• IRR: -35.7%
• Equity multiple: -0.21×
• Total profit: $-140,287
• Equity at exit: $35,882

Cash invested: $116,200 (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 34119

• Rents YoY: -2.5%
• Active inventory: 590
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $4,811 high
• Mortgage (P&I): −$2,176
• Tax from tax record: −$226 /mo · $2,710/yr
• Insurance: −$173
• HOA: −$1,361
• Vacancy / Maint / Mgmt: −$1,010
• Net cashflow: $-135

Break-even live

Break-even rent $4,982

Max offer price $391,159

Occupancy floor 98%

Sensitivity live

Price	-10% $100	-5% $-17	+0% $-135	+5% $-252	+10% $-370
Rent	-10% $-515	-5% $-325	+0% $-135	+5% $55	+10% $245
Rate	-1.0pp $74	-0.5pp $-29	base $-135	+0.5pp $-242	+1.0pp $-352

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3435 Laurelgreens Ln S Unit 1 Naples, FL	3.0	2.0	1758	$6,000	$3.41	25d	1	0.03mi
3435 Laurel Greens Ln S #201 Naples, FL	3.0	2.0	1708	$3,000	$1.76	25d	1	0.04mi
3455 Laurel Greens Ln S #103 Naples, FL	3.0	2.0	1758	$5,500	$3.13	25d	1	0.09mi
3465 Laurel Greens Ln S #103 Naples, FL	2.0	2.0	1789	$2,550	$1.43	25d	1	0.11mi
3425 Grand Cypress Dr #102 Naples, FL	3.0	2.0	1763	$6,500	$3.69	25d	1	0.31mi
6750 Huntington Lakes Cir #103 Naples, FL	2.0	2.0	1185	$2,300	$1.94	23d	1	0.32mi
5886 Paradise Cir Naples, FL	3.0	3.0	1922	$6,800	$3.54	25d	1	0.32mi
2925 Cypress Trace Cir #201 Naples, FL	2.0	2.0	1094	$4,500	$4.11	25d	1	0.33mi
3445 Grand Cypress Dr #202 Naples, FL	3.0	2.0	1853	$6,500	$3.51	25d	1	0.34mi
3545 Laurel Greens Ln N #201 Naples, FL	2.0	2.0	1708	$3,700	$2.17	25d	1	0.36mi
2920 Cypress Trace Cir #204 Naples, FL	2.0	2.0	1625	$5,500	$3.38	25d	1	0.38mi
2895 Cypress Trace Cir #104 Naples, FL	2.0	2.0	1252	$4,800	$3.83	25d	1	0.38mi
2895 Cypress Trace Cir #202 Naples, FL	2.0	2.0	1232	$4,500	$3.65	25d	1	0.38mi
2690 Cypress Trace Cir #3212 Naples, FL	2.0	2.0	1232	$5,300	$4.30	25d	1	0.40mi
2880 Cypress Trace Cir #103 Naples, FL	2.0	2.0	1372	$5,500	$4.01	25d	1	0.40mi
3555 Laurel Greens Ln N #202 Naples, FL	2.0	2.0	1784	$5,000	$2.80	25d	1	0.40mi
6880 Huntington Lakes Cir #203 Naples, FL	2.0	2.0	1231	$3,750	$3.05	25d	1	0.41mi
3515 Grand Cypress Ct Naples, FL	2.0	2.0	1997	$9,000	$4.51	25d	1	0.43mi
2870 Cypress Trace Cir #1713 Naples, FL	2.0	2.0	1414	$2,900	$2.05	25d	1	0.44mi
6670 Huntington Lakes Cir #103 Naples, FL	2.0	2.0	1107	$4,250	$3.84	25d	1	0.44mi
6670 Huntington Lakes Cir #103 Naples, FL	2.0	2.0	1107	$4,000	$3.61	15d	1	0.44mi
2700 Cypress Trace Cir #3112 Naples, FL	2.0	2.0	1232	$2,100	$1.70	25d	1	0.46mi
2855 Cypress Trace Cir #202 Naples, FL	2.0	2.0	1232	$4,800	$3.90	15d	1	0.48mi
2855 Cypress Trace Cir #102 Naples, FL	2.0	2.0	1232	$2,000	$1.62	15d	1	0.48mi
6920 Huntington Lakes Cir #103 Naples, FL	2.0	2.0	1107	$2,700	$2.44	25d	1	0.50mi
2710 Cypress Trace Cir Naples, FL	2.0	2.0	1213	$3,425	$2.82	25d	2	0.52mi
2835 Cypress Trace Cir Unit 1049710P Naples, FL	3.0	2.0	1248	$4,110	$3.29	15d	1	0.54mi
6605 Huntington Lakes Cir #203 Naples, FL	2.0	2.0	1107	$2,400	$2.17	25d	1	0.55mi
2720 Cypress Trace Cir Naples, FL	2.0–3.0	2.0	1283	$5,300	$4.13	25d	3	0.55mi
11672 Quail Village Way Unit 130-3 Naples, FL	2.0	2.0	1934	$4,000	$2.07	25d	1	0.55mi
2820 Cypress Trace Cir Naples, FL	2.0	2.0	1254	$3,748	$2.99	25d	3	0.55mi
2600 Marshcreek Ln #201 Naples, FL	3.0	2.0	1765	$2,595	$1.47	15d	1	0.56mi
5892 Three Iron Dr #1504 Naples, FL	2.0	2.0	1793	$7,000	$3.90	25d	1	0.56mi
5870 3 Iron Dr Unit 4-401 Naples, FL	3.0	2.0	1633	$8,000	$4.90	25d	1	0.57mi
6522 Waverly Green Way Naples, FL	3.0	2.0	2039	$4,500	$2.21	25d	1	0.57mi
11762 Quail Village Way Naples, FL	3.0	2.5	1800	$3,800	$2.11	25d	1	0.58mi
5705 Heron Ln #806 Naples, FL	2.0	2.0	1540	$7,000	$4.55	25d	1	0.58mi
5885 Three Iron Dr #1102 Naples, FL	3.0	2.0	1633	$7,000	$4.29	25d	1	0.60mi
5765 Grande Reserve Way Unit 7-702 Naples, FL	2.0	2.0	1800	$7,500	$4.17	25d	1	0.60mi
6478 Waverly Green Way Naples, FL	3.0	2.5	1711	$10,000	$5.84	25d	1	0.64mi

HOA detail condo

• Monthly dues: $1,361 · $16,332/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 40 events

1. 2026-06-21
   days on market $415,000 Active 78 DOM
2. 2026-06-18
   days on market $415,000 Active 75 DOM
3. 2026-06-17
   days on market $415,000 Active 74 DOM
4. 2026-06-16
   days on market $415,000 Active 73 DOM
5. 2026-06-15
   days on market $415,000 Active 72 DOM
6. 2026-06-14
   days on market $415,000 Active 70 DOM
7. 2026-06-10
   days on market $415,000 Active 67 DOM
8. 2026-06-09
   days on market $415,000 Active 66 DOM
9. 2026-06-08
   days on market $415,000 Active 65 DOM
10. 2026-06-07
    days on market $415,000 Active 64 DOM
11. 2026-06-03
    days on market $415,000 Active 60 DOM
12. 2026-06-02
    days on market $415,000 Active 59 DOM
13. 2026-06-01
    days on market $415,000 Active 58 DOM
14. 2026-05-31
    days on market $415,000 Active 57 DOM
15. 2026-05-30
    days on market $415,000 Active 56 DOM
16. 2026-04-04
    listed $415,000 Active
17. 2026-04-01
    historical
18. 2026-03-10
    price $420,000
19. 2026-02-12
    price $439,900
20. 2026-01-21
    price $462,000
21. 2025-12-24
    listed $485,000 Active
22. 2025-06-02
    historical
23. 2024-10-25
    price $459,000
24. 2024-09-17
    listed $485,000 Active
25. 2021-06-28
    soldstatus $260,000
26. 2019-12-31
    historical
27. 2019-09-09
    price $255,000
28. 2019-05-06
    price $258,000
29. 2019-04-07
    listed $269,000 Active
30. 2019-04-03
    historical
31. 2018-10-30
    price $269,000
32. 2018-10-29
    listed $269,000 Active
33. 2018-10-28
    price $279,000
34. 2018-09-01
    price $274,000
35. 2016-11-22
    soldstatus $222,500
36. 2016-11-21
    price $222,500
37. 2016-11-01
    price $248,000
38. 2016-04-01
    historical
39. 2016-02-04
    price $267,000
40. 2015-09-03
    listed $280,000 Active

ⓘ 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: $2,710 · $226/mo
• Projected year-2 tax: $3,444 · $287/mo
• Expected delta: +$735/yr (+$61/mo · 27.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 30 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,738
• − Mortgage interest: −$23,246
• − Property taxes: −$2,710
• − Insurance: −$2,075
• − Repairs & maintenance: −$4,619
• − Management: −$4,619
• − HOA: −$16,332
• − Depreciation: −$12,073
• Taxable loss: −$7,936
• Est. tax savings @ 24.0%: +$1,905
• After-tax cash flow: $285/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: Collier
• NCES district ID: 1200330
• Math proficiency: 60% ▼ -4.00%
• Reading proficiency: 56% ▼ -2.00%
• Median HH income: $58,275
• Composite: 50.23/100
• National rank: #1892
• State rank: #16 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

• County: Collier County · 396,295 people
• City population: 64,727
• Metro: Naples-Marco Island, FL
• Population (ZIP): 36,807
• Household income: $113,391
• Rent vs Own: 16.4% rent · 83.6% own
• Severe rent burden: 741.0

Population outlook (Collier County) Hauer SSP2

• Today (2025): 420,858 people
• By 2030: 450,054 · +6.9%
• By 2040: 502,232 · +19.3%
• By 2050: 544,932 · +29.5%
• By 2075: 627,203 · +49.0%
• By 2100: 659,015 · +56.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 20% Two or more races 14% Black 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2% Cuban 4% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 2%
• Foreign-born: 17% · Canada, Jamaica, Dominican Republic
• Languages at home: 78% English-only · Spanish 15% Other Indo-European 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Collier

• 2024 margin: Solid R (+33.1) · D 33.1% · R 66.2%
• 2008→2024 swing: -10.6pp toward R · 2008: -22.5pp · 2024: -33.1pp
• All cycles: 2024: R+33.1 2020: R+24.7 2016: R+26.0 2012: R+30.1 2008: R+22.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -243.12%
• Current HPI: 269.3208
• Rent YoY: ▼ -2.51%
• Metro: Naples-Marco Island, 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

+48.2% since first listed

25 events — show timeline

• 2026-04-04 Listed $415,000 BEARMLS
• 2026-04-01 Listing Removed — NAPLESMLS
• 2026-03-10 Price Changed $420,000 NAPLESMLS
• 2026-02-12 Price Changed $439,900 NAPLESMLS
• 2026-01-21 Price Changed $462,000 NAPLESMLS
• 2025-12-24 Listed $485,000 NAPLESMLS
• 2025-06-02 Listing Removed — NAPLESMLS
• 2024-10-25 Price Changed $459,000 NAPLESMLS
• 2024-09-17 Listed $485,000 NAPLESMLS
• 2021-06-28 Sold (Public Records) $260,000 Public Records
• 2019-12-31 Listing Removed — NAPLESMLS
• 2019-09-09 Price Changed $255,000 NAPLESMLS
• 2019-05-06 Price Changed $258,000 NAPLESMLS
• 2019-04-07 Listed $269,000 NAPLESMLS
• 2019-04-03 Listing Removed — FORTMLS
• 2018-10-30 Price Changed $269,000 FSBO.com
• 2018-10-29 Listed $269,000 FORTMLS
• 2018-10-28 Price Changed $279,000 FSBO.com
• 2018-09-01 Price Changed $274,000 FSBO.com
• 2016-11-22 Sold (Public Records) $222,500 Public Records
• 2016-11-21 Price Changed $222,500 BEARMLS
• 2016-11-01 Price Changed $248,000 BEARMLS
• 2016-04-01 Listing Removed — NAPLESMLS
• 2016-02-04 Price Changed $267,000 NAPLESMLS
• 2015-09-03 Listed $280,000 NAPLESMLS

Property tax history

+4.3%/yr

Latest (2025): $2,710 · +2.5% YoY. Source: county tax records.