27079 Matheson Ave #103 · Bonita Springs, FL 34135

$192,500

1 bd · 1.0 ba · 713 sqft · Condo public records · 45 Days on market

Built 2000 $224/mo HOA · 13% 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 +12.1/30.0
• ARV discount +7.5/15.0
• 1% rule +4.2/10.0
• Schools +4.1/10.0
• DSCR +3.6/10.0
• 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

Must see! This rarely available 1st floor, oversized 1 bedroom condo, is located in the The Gardens of Bonita Springs. Prepare to be impressed, as this is arguably the nicest home in the entire community! Condo has been completely renovated, and has both modern and elegant design features. Kitchen area has been expanded, and features bonus cabinet and counter space. Everything is new! Master bedroom is generously sized, and has a huge walk-in closet. The Gardens of Bonita Springs is an extremely well maintained community, with LOW fees. Located minutes from shopping, dining, I-75, downtown Bonita Springs, and of course, beaches! Call today to schedule your personal showing!

Key facts

• New ceiling fans
• New hvac
• New water heater

Tags

• FIRST FLOOR
• KITCHEN AND BATHROOM UPGRADES
• NEW CEILING FANS
• NEW HVAC
• NEW WATER HEATER
• NEW DISHWASHER

Property features AI

Finance

• Other: Partially furnished
• HOA & community: Monthly condo fee of $224.64; Total annual recurring HOA fees approximately $2,700; Professional management; Community amenities include BBQ/picnic area, community pool, community room, exercise room, play area, vehicle wash area and streetlighting; Maintenance covers irrigation water, lawn/land maintenance, pest control (exterior), recreation facilities, reserve, street maintenance, trash removal, legal/accounting and manager

Exterior

• Parking: 1 assigned parking space; Guest parking available
• Security: Fire sprinkler system; Smoke detectors
• Utilities: Central water (assessment paid); Central sewer; Cable available
• Home design: Residential property; Low-rise building (1–3 stories); Florida-style building design; Built in 2000; Located in Gardens of Bonita Springs development
• Construction: Concrete block construction
• Exterior features: Stucco exterior; Single-hung and sliding windows; Shingle roof; Zero lot line; Rear exposure facing southeast; Parking lot view; Reclaimed irrigation

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator/Freezer
• Bedrooms: 1 bedroom
• Flooring: Vinyl flooring
• Bathrooms: Master bath with combo tub and shower; 1 full bathroom
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Cable pre-wired; Fire sprinkler system; High-speed internet available; Smoke detectors; Walk-in closet; Window coverings; Screened lanai/porch; Dining area with breakfast bar
• Laundry & utility: Washer and dryer in residence

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $192k.

Deal economics

• At list price, monthly cash flow is $-42 ($-500/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (7.9% below list).
• Recommended offer: $177k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 8 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).

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 45 days — a 3% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $130k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $177,343 (7.9% 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 45 days. Have you received any prior offers? Is the seller open to a 8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.93%
• DSCR: 0.96
• GRM: 9.0

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: -21.5%
• Equity multiple: 0.28×
• Total profit: $-38,948
• Equity at exit: $28,702

10-year hold

• IRR: -25.6%
• Equity multiple: -0.06×
• Total profit: $-57,029
• Equity at exit: $16,644

Cash invested: $53,900 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,773 high
• Mortgage (P&I): −$1,009
• Tax from tax record: −$129 /mo · $1,548/yr
• Insurance: −$80
• HOA: −$224
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-42

Break-even live

Break-even rent $1,826

Max offer price $185,139

Occupancy floor 97%

Sensitivity live

Price	-10% $67	-5% $13	+0% $-42	+5% $-96	+10% $-151
Rent	-10% $-182	-5% $-112	+0% $-42	+5% $28	+10% $98
Rate	-1.0pp $55	-0.5pp $7	base $-42	+0.5pp $-92	+1.0pp $-142

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: $48,125
• Closing costs: $5,775
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27103 Matheson Ave #206 Bonita Springs, FL	1.0	1.0	713	$1,700	$2.38	15d	1	0.08mi
27095 Matheson Ave #206 Bonita Springs, FL	1.0	1.0	715	$1,500	$2.10	24d	1	0.11mi
27123 Matheson Ave #106 Bonita Springs, FL	1.0	1.0	713	$1,600	$2.24	24d	1	0.17mi
27250 Shriver Ave Unit 1073504P Bonita Springs, FL	2.0	1.0	661	$3,984	$6.02	4d	2	0.48mi
11355 Ridge Rd Bonita Springs, FL	1.0	1.0	704	$2,250	$3.20	22d	1	0.68mi
27020 Williams Rd #5 Bonita Springs, FL	1.0	1.0	595	$1,700	$2.86	24d	1	0.89mi
10284 Pennsylvania Ave Bonita Springs, FL	1.0	1.0	480	$2,000	$4.17	24d	1	0.89mi
28000 Crest Preserve Cir Bonita Springs, FL	1.0–2.0	1.0–2.0	897	$1,686	$1.88	3d	23	1.16mi

HOA detail condo

• Monthly dues: $224 · $2,688/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-17
   days on market $192,500 Active 45 DOM
2. 2026-06-16
   days on market $192,500 Active 44 DOM
3. 2026-06-15
   days on market $192,500 Active 43 DOM
4. 2026-06-13
   days on market $192,500 Active 41 DOM
5. 2026-06-10
   days on market $192,500 Active 38 DOM
6. 2026-06-09
   days on market $192,500 Active 37 DOM
7. 2026-06-08
   days on market $192,500 Active 36 DOM
8. 2026-06-07
   days on market $192,500 Active 35 DOM
9. 2026-06-03
   days on market $192,500 Active 31 DOM
10. 2026-06-02
    days on market $192,500 Active 30 DOM
11. 2026-06-01
    days on market $192,500 Active 29 DOM
12. 2026-05-31
    days on market $192,500 Active 28 DOM
13. 2026-05-03
    listed $195,000 Active
14. 2019-07-15
    soldstatus $129,850
15. 2019-07-11
    soldstatus $129,850 Sold 686-char remark

    Show marketing remark (686 chars)

    Must see! This rarely available 1st floor, oversized 1 bedroom condo, is located in the The Gardens of Bonita Springs. Prepare to be impressed, as this is arguably the nicest home in the entire community! Condo has been completely renovated, and has both modern and elegant design features. Kitchen area has been expanded, and features bonus cabinet and counter space. Everything is new! Master bedroom is generously sized, and has a huge walk-in closet. The Gardens of Bonita Springs is an extremely well maintained community, with LOW fees. Located minutes from shopping, dining, I-75, downtown Bonita Springs, and of course, beaches! Call today to schedule your personal showing!

16. 2019-06-07
    status Pending With Contingencies 686-char remark

    Show marketing remark (686 chars)

    Must see! This rarely available 1st floor, oversized 1 bedroom condo, is located in the The Gardens of Bonita Springs. Prepare to be impressed, as this is arguably the nicest home in the entire community! Condo has been completely renovated, and has both modern and elegant design features. Kitchen area has been expanded, and features bonus cabinet and counter space. Everything is new! Master bedroom is generously sized, and has a huge walk-in closet. The Gardens of Bonita Springs is an extremely well maintained community, with LOW fees. Located minutes from shopping, dining, I-75, downtown Bonita Springs, and of course, beaches! Call today to schedule your personal showing!

17. 2019-05-06
    listed $139,900 Active 686-char remark

    Show marketing remark (686 chars)

    Must see! This rarely available 1st floor, oversized 1 bedroom condo, is located in the The Gardens of Bonita Springs. Prepare to be impressed, as this is arguably the nicest home in the entire community! Condo has been completely renovated, and has both modern and elegant design features. Kitchen area has been expanded, and features bonus cabinet and counter space. Everything is new! Master bedroom is generously sized, and has a huge walk-in closet. The Gardens of Bonita Springs is an extremely well maintained community, with LOW fees. Located minutes from shopping, dining, I-75, downtown Bonita Springs, and of course, beaches! Call today to schedule your personal showing!

18. 2017-11-01
    soldstatus $108,500
19. 2017-10-27
    soldstatus $108,500 Sold 349-char remark

    Show marketing remark (349 chars)

    Great opportunity to own a sweet condo with very low Condo Fees in a great Bonita Springs location. The condo is steps away from the pool, clubhouse and picnic area. Dog park across the street. Gardens of Bonita is more pet friendly than most. Minutes away from Bonita Beach, Naples, FGCU, the airport and tons of shopping, dining and entertainment.

20. 2017-10-02
    status Pending 349-char remark

    Show marketing remark (349 chars)

    Great opportunity to own a sweet condo with very low Condo Fees in a great Bonita Springs location. The condo is steps away from the pool, clubhouse and picnic area. Dog park across the street. Gardens of Bonita is more pet friendly than most. Minutes away from Bonita Beach, Naples, FGCU, the airport and tons of shopping, dining and entertainment.

21. 2017-08-27
    listed $115,000 Active 349-char remark

    Show marketing remark (349 chars)

    Great opportunity to own a sweet condo with very low Condo Fees in a great Bonita Springs location. The condo is steps away from the pool, clubhouse and picnic area. Dog park across the street. Gardens of Bonita is more pet friendly than most. Minutes away from Bonita Beach, Naples, FGCU, the airport and tons of shopping, dining and entertainment.

22. 2005-07-29
    soldstatus $151,000

ⓘ 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: $1,548 · $129/mo
• Projected year-2 tax: $1,598 · $133/mo
• Expected delta: +$50/yr (+$4/mo · 3.2%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 38% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,281
• − Mortgage interest: −$10,783
• − Property taxes: −$1,548
• − Insurance: −$962
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − HOA: −$2,688
• − Depreciation: −$5,600
• Taxable loss: −$3,705
• Est. tax savings @ 24.0%: +$889
• After-tax cash flow: $389/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

+29.1% since first listed

10 events — show timeline

• 2026-05-03 Listed $195,000 NAPLESMLS
• 2019-07-15 Sold (Public Records) $129,850 Public Records
• 2019-07-11 Sold (MLS) $129,850 NAPLESMLS
• 2019-06-07 Pending — NAPLESMLS
• 2019-05-06 Listed $139,900 NAPLESMLS
• 2017-11-01 Sold (Public Records) $108,500 Public Records
• 2017-10-27 Sold (MLS) $108,500 NAPLESMLS
• 2017-10-02 Pending — NAPLESMLS
• 2017-08-27 Listed $115,000 NAPLESMLS
• 2005-07-29 Sold (Public Records) $151,000 Public Records

Property tax history

+32.7%/yr

Latest (2025): $1,548 · -10.6% YoY. Source: county tax records.