28141 Hiram St #701 · Bonita Springs, FL 34135

$399,999

3 bd · 2.0 ba · 1,553 sqft · Condo public records · 48 Days on market

Built 2006 $1710/mo HOA · 30% 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 +15.5/30.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 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

Stunning! First Floor end unit. Beautiful decorated and renovated. Golf Membership included ($35,000 value) Enjoy this golf community, pool side food and beverage services, grill room, patio bar, tennis, pickle ball and MORE.

Key facts

• $1,710 HOA
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Part of a complex with 40 units and 4 units per building; Single-story building; one unit per floor
• Financial info: Total annual recurring fees listed; One-time fees applicable
• HOA & community: Mandatory HOA with on-site management; Quarterly condo fee; Annual mandatory club fee; Maintenance covers cable, golf course, insurance, internet/WiFi, irrigation water, lawn/land maintenance, manager, exterior pest control, recreation facilities, repairs, reserves, security, sewer, street lights, street maintenance, trash removal and water; Community amenities include clubhouse, community pool and spa, exercise room, golf course (equity), tennis, pickleball, bocce, putting green, restaurant, bike and jog paths, sidewalks and streetlights; Private membership available

Exterior

• Parking: Attached garage; 2 garage spaces (2+ parking spaces)
• Security: Gated community with guard at gate; Garage secured; Shutters for storm protection
• Utilities: Central water; Central sewer; Cable available; Electric service for heating
• Home design: Residential villa (attached); Corner end-unit; Built in 2006; Rear exposure faces east; Zero lot line; Located on a cul-de-sac/dead-end road; Community: Hunters Ridge (Pheasant Hollow sub-condo)
• Construction: Concrete block construction; Stucco exterior; Tile roof; Single-hung and sliding windows
• Exterior features: Patio; Screened lanai/porch; Golf course, landscaped and wooded views; Central irrigation

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Self-cleaning oven; Refrigerator/freezer; Refrigerator with icemaker
• Bedrooms: 3 bedrooms; First-floor bedroom; Master bedroom on ground level; Split bedroom floor plan
• Flooring: Tile floors; Vinyl floors
• Bathrooms: 2 full bathrooms; Master bath is ADA accessible with dual sinks and shower
• Heating & cooling: Central electric heat; Ceiling fans
• Interior features: Cable prewire; French doors; High-speed internet available; Laundry tub; Window coverings; Dining areas for family and living; Eat-in kitchen; Screened lanai/porch; Auto garage door; Furnishing negotiable
• Laundry & utility: Washer; Dryer; Laundry located in residence; Laundry tub

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $400k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $400k).
• Recommended offer: $388k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 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 $5,718/mo this rent would consume 75% 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 $12k 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 48 days — a 3% lower offer ($388k) 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 $345k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: 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 $387,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.43% ✓
• Cap rate: 6.78%
• Cash-on-cash: 1.73%
• DSCR: 1.08
• GRM: 5.8

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: -18.6%
• Equity multiple: 0.37×
• Total profit: $-70,249
• Equity at exit: $59,641

10-year hold

• IRR: -25.4%
• Equity multiple: 0.03×
• Total profit: $-108,397
• Equity at exit: $34,585

Cash invested: $112,000 (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: 5.8×

Monthly cashflow live

• Estimated rent: $5,718 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$382 /mo · $4,584/yr
• Insurance: −$167
• HOA: −$1,710
• Vacancy / Maint / Mgmt: −$1,201
• Net cashflow: $161

Break-even live

Break-even rent $5,514

Max offer price $399,999

Occupancy floor 92%

Sensitivity live

Price	-10% $388	-5% $274	+0% $161	+5% $48	+10% $-65
Rent	-10% $-291	-5% $-65	+0% $161	+5% $387	+10% $613
Rate	-1.0pp $363	-0.5pp $263	base $161	+0.5pp $57	+1.0pp $-48

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28536 F B Fowler Ct Bonita Springs, FL	3.0	2.0	1765	$6,500	$3.68	24d	1	0.17mi
13046 Amberley Ct Unit 602R Bonita Springs, FL	2.0	2.0	1076	$5,500	$5.11	24d	1	0.24mi
13046 Amberley Ct Unit 602RA Bonita Springs, FL	2.0	2.0	1076	$2,000	$1.86	24d	1	0.24mi
12607 Fox Ridge Dr #4102 Bonita Springs, FL	2.0	2.0	1357	$2,000	$1.47	24d	1	0.24mi
12606 Fox Ridge Dr #7202 Bonita Springs, FL	3.0	3.0	1743	$2,400	$1.38	24d	1	0.26mi
13050 Amberley Ct #708 Bonita Springs, FL	2.0	2.0	1204	$5,500	$4.57	24d	1	0.29mi
13060 Amberley Ct #809 Bonita Springs, FL	2.0	2.0	1204	$5,500	$4.57	24d	1	0.32mi
12622 Hunters Ridge Dr Bonita Springs, FL	3.0	2.0	1787	$7,500	$4.20	3d	1	0.34mi
13070 Amberley Ct #902 Bonita Springs, FL	2.0	2.0	1076	$5,800	$5.39	24d	1	0.35mi
13080 Bridgeford Ave Bonita Springs, FL	2.0	2.0	1882	$9,000	$4.78	15d	1	0.37mi
13231 Sherburne Cir #1504 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	24d	1	0.47mi
27906 Radiant Ct Bonita Springs, FL	3.0	2.5	1638	$2,650	$1.62	15d	1	0.48mi
27906 Radiant Ct Bonita Springs, FL	3.0	2.5	1638	$2,650	$1.62	14d	1	0.48mi
27906 Radiant Ct Bonita Springs, FL	3.0	2.5	1637	$2,650	$1.62	3d	1	0.48mi
13256 Sherburne Cir #2603 Bonita Springs, FL	3.0	2.0	1576	$6,500	$4.12	24d	1	0.49mi
13270 Sherburne Cir #2903 Bonita Springs, FL	2.0	2.0	1487	$6,000	$4.03	24d	1	0.49mi
13260 Sherburne Cir #2704 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	21d	1	0.49mi
27874 Radiant Ct Bonita Springs, FL	3.0	2.5	1657	$2,950	$1.78	21d	1	0.53mi
27874 Radiant Ct Bonita Springs, FL	3.0	2.5	1657	$2,790	$1.68	2d	1	0.53mi
12770 Bonita Vista Pl Bonita Springs, FL	1.0–3.0	1.0–2.0	1116	$3,454	$3.09	2d	70	0.55mi
12080 Matera Ln #204 Bonita Springs, FL	2.0	2.0	1467	$7,500	$5.11	16d	1	0.57mi
27825 Solis Grande Dr Bonita Springs, FL	3.0	2.5	1831	$2,500	$1.37	24d	1	0.61mi
13641 Worthington Way Bonita Springs, FL	2.0	2.0	1140	$4,150	$3.64	16d	2	0.65mi
13641 Worthington Way Bonita Springs, FL	2.0	2.0	1140	$4,000	$3.51	3d	2	0.65mi
13641 Worthington Way #1610 Bonita Springs, FL	2.0	2.0	1204	$5,799	$4.82	21d	1	0.66mi
12040 Matera Ln #104 Bonita Springs, FL	2.0	2.0	1467	$7,500	$5.11	15d	1	0.67mi
13611 Worthington Way #1312 Bonita Springs, FL	3.0	2.0	1312	$5,500	$4.19	24d	1	0.70mi
12015 Matera Ln #101 Bonita Springs, FL	2.0	2.0	1467	$6,000	$4.09	24d	1	0.74mi
12015 Matera Ln #102 Bonita Springs, FL	3.0	2.0	1467	$7,500	$5.11	24d	1	0.74mi
28436 Altessa Way #204 Bonita Springs, FL	2.0	2.0	1621	$9,000	$5.55	24d	1	0.80mi
12060 Toscana Way #201 Bonita Springs, FL	3.0	2.0	2149	$8,000	$3.72	24d	1	0.87mi
13520 Southampton Dr Bonita Springs, FL	3.0	2.0	1642	$8,000	$4.87	24d	1	0.90mi
13962 Southampton Dr #4404 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	24d	1	0.90mi
28000 Crest Preserve Cir Bonita Springs, FL	1.0–2.0	1.0–2.0	897	$2,519	$2.81	3d	23	1.08mi
11111 Corsia Trieste Way #204 Bonita Springs, FL	2.0	2.0	1551	$7,000	$4.51	24d	1	1.11mi
28048 Cavendish Ct #5904 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	21d	1	1.14mi
28076 Cavendish Ct #2101 Bonita Springs, FL	3.0	2.0	1222	$6,250	$5.11	24d	1	1.14mi
11091 Corsia Trieste Way #106 Bonita Springs, FL	2.0	2.0	1696	$6,000	$3.54	24d	1	1.15mi
28068 Cavendish Ct #2310 Bonita Springs, FL	2.0	2.0	1339	$5,500	$4.11	24d	1	1.15mi
28068 Cavendish Ct #2301 Bonita Springs, FL	3.0	2.0	1222	$6,000	$4.91	14d	1	1.15mi

HOA detail condo

• Monthly dues: $1,710 · $20,520/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-17
   days on market $399,999 Active 48 DOM
2. 2026-06-16
   days on market $399,999 Active 47 DOM
3. 2026-06-15
   days on market $399,999 Active 46 DOM
4. 2026-06-13
   days on market $399,999 Active 44 DOM
5. 2026-06-10
   days on market $399,999 Active 41 DOM
6. 2026-06-09
   days on market $399,999 Active 40 DOM
7. 2026-06-08
   days on market $399,999 Active 39 DOM
8. 2026-06-07
   days on market $399,999 Active 38 DOM
9. 2026-06-03
   pricedays on market $399,999 Active 34 DOM
10. 2026-06-02
    days on market $415,000 Active 33 DOM
11. 2026-06-01
    days on market $415,000 Active 32 DOM
12. 2026-05-31
    days on market $415,000 Active 31 DOM
13. 2026-04-30
    listed $415,000 Active
14. 2021-06-03
    soldstatus $345,000
15. 2021-05-28
    soldstatus $345,000 Sold 225-char remark

    Show marketing remark (225 chars)

    Stunning! First Floor end unit. Beautiful decorated and renovated. Golf Membership included ($35,000 value) Enjoy this golf community, pool side food and beverage services, grill room, patio bar, tennis, pickle ball and MORE.

16. 2021-03-26
    status Pending 225-char remark

    Show marketing remark (225 chars)

    Stunning! First Floor end unit. Beautiful decorated and renovated. Golf Membership included ($35,000 value) Enjoy this golf community, pool side food and beverage services, grill room, patio bar, tennis, pickle ball and MORE.

17. 2021-03-23
    listed $340,000 Active 225-char remark

    Show marketing remark (225 chars)

    Stunning! First Floor end unit. Beautiful decorated and renovated. Golf Membership included ($35,000 value) Enjoy this golf community, pool side food and beverage services, grill room, patio bar, tennis, pickle ball and MORE.

18. 2018-05-09
    soldstatus $268,000
19. 2018-01-25
    soldstatus $139,000

ⓘ 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: $4,584 · $382/mo
• Projected year-2 tax: $4,584 · $382/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $68,619
• − Mortgage interest: −$22,406
• − Property taxes: −$4,584
• − Insurance: −$2,000
• − Repairs & maintenance: −$5,490
• − Management: −$5,490
• − HOA: −$20,520
• − Depreciation: −$11,636
• Taxable loss: −$3,507
• Est. tax savings @ 24.0%: +$842
• After-tax cash flow: $2,775/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

+198.6% since first listed

7 events — show timeline

• 2026-04-30 Listed $415,000 NAPLESMLS
• 2021-06-03 Sold (Public Records) $345,000 Public Records
• 2021-05-28 Sold (MLS) $345,000 NAPLESMLS
• 2021-03-26 Pending — NAPLESMLS
• 2021-03-23 Listed $340,000 NAPLESMLS
• 2018-05-09 Sold (Public Records) $268,000 Public Records
• 2018-01-25 Sold (Public Records) $139,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $4,584 · -9.5% YoY. Source: county tax records.