13521 Southampton Dr · Bonita Springs, FL 34135

$399,900

2 bd · 2.0 ba · 1,644 sqft · SingleFamily public records · 67 Days on market

Built 1994 7,365 sqft lot Est $625k · 36% under $1305/mo HOA · 45% of rent ↓ 7% since listing

---

Why this score? — see what drove the F 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).

• ARV discount +15.0/15.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Rent growth +2.3/5.0
• Cash flow +1.9/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Worthington Country Club, an 18-hole bundled golf community offering an exceptional investment opportunity with immediate golf membership. This single-family home is offered turnkey furnished and features 3 bedrooms, 2 full bathrooms, and 1,644 square feet of living space under air, with a total area of 2,172 square feet. Ideally situated on a premium lot, the home boasts breathtaking views of the 6th fairway. Designed for both comfort and entertaining, the open floor plan is enhanced by high ceilings and abundant natural light throughout. Additional features include a spacious screened-in lanai, perfect for enjoying the serene golf course setting, and a two-car extended garage.

Key facts

• Indoor outdoor bar
• Breathtaking views
• Screened-in lanai

Tags

• PREMIUM LOT
• BREATHTAKING VIEWS
• SCREENED-IN LANAI
• NEWLY REMODELED CABANA
• INDOOR OUTDOOR BAR
• FIVE NEW TENNIS COURTS

Property features AI

Other

• Possession: Possession at closing
• Location & lot: Lot is described as golf course lot; View: golf course; Irrigation includes lake/canal and reclaimed water; Zoning: RPD; Lot area and dimensions source: Property Appraiser Office; Development/Subdivision: Worthington (Villas)
• Multi-unit info: Single unit, single floor in a large development

Finance

• HOA & community: Mandatory HOA; Quarterly HOA fee ($653); Master HOA fee paid monthly ($1,088); Total annual recurring fees listed; Total one-time fees listed; On-site management; HOA maintenance covers golf course, internet/WiFi access, lawn/land maintenance, legal/accounting, manager, master antenna/satellite, reserves, street lights; Community amenities include clubhouse, community pool, spa/hot tub, exercise room, bocce court, tennis courts, putting green, golf course, restaurant, cabana, business center, library, electric vehicle charging, underground utilities, streetlights

Exterior

• Parking: Attached 2-car garage
• Security: Gated community with on-site management and guard gate access
• Utilities: Central water; Central sewer; Electric service (central)
• Home design: Single-family residence; One-story / ranch; Rear exposure faces north; Residential property in Worthington community
• Construction: Concrete block construction; Stucco exterior finish; Tile roof; Built in 1994; Foundation: (not specified)
• Exterior features: Automatic sprinkler system; Golf course view

Interior

• Kitchen: Range; Microwave; Refrigerator/Freezer; Garbage disposal
• Bedrooms: 3 bedrooms (split bedroom floor plan)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Primary bathroom with dual sinks and separate tub and shower
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Foyer; High-speed internet available; Pantry; Smoke detectors; Window coverings; Screened lanai/porch; Turnkey (furnished)
• Laundry & utility: Washer; Dryer; Washer/dryer hookup; Automatic garage door opener

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (66.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (27.1% below list).
• Recommended offer: $136k (66.0% below list) — sets the bar for cash-flow.

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); 843 active listings in the ZIP; 40 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).
• This rent runs 38% 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 $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 67 days — a 6% lower offer ($376k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 45% 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 $136,001 (66.0% 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 67 days. Have you received any prior offers? Is the seller open to a 66% 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. 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. 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 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: 0.73% ✗
• Cap rate: 1.81%
• Cash-on-cash: -16.01%
• DSCR: 0.29
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $624,720
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13460 Bridgeford Ave	0.30mi	3/2.0 (+1)	1,630 (-1%)	23mo	$619,000	$380	60
13121 Southampton Dr	0.51mi	3/2.0 (+1)	1,880 (+14%)	7mo	$615,000	$327	42

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: -52.7%
• Equity multiple: -0.50×
• Total profit: $-167,815
• Equity at exit: $59,626

10-year hold

• IRR: —
• Equity multiple: -1.67×
• Total profit: $-298,919
• Equity at exit: $34,576

Cash invested: $111,972 (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: 843
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,917 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$229 /mo · $2,753/yr
• Insurance: −$167
• HOA: −$1,305
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $-1,494

Break-even live

Break-even rent $4,808

Max offer price $136,001

Occupancy floor —

Sensitivity live

Price	-10% $-1,267	-5% $-1,381	+0% $-1,494	+5% $-1,607	+10% $-1,720
Rent	-10% $-1,724	-5% $-1,609	+0% $-1,494	+5% $-1,379	+10% $-1,263
Rate	-1.0pp $-1,292	-0.5pp $-1,392	base $-1,494	+0.5pp $-1,597	+1.0pp $-1,703

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13520 Southampton Dr Bonita Springs, FL	3.0	2.0	1642	$8,000	$4.87	25d	1	0.05mi
13962 Southampton Dr #4404 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	25d	1	0.24mi
28076 Cavendish Ct #2101 Bonita Springs, FL	3.0	2.0	1222	$6,250	$5.11	25d	1	0.31mi
28068 Cavendish Ct #2301 Bonita Springs, FL	3.0	2.0	1222	$6,000	$4.91	15d	1	0.34mi
28068 Cavendish Ct #2310 Bonita Springs, FL	2.0	2.0	1339	$5,500	$4.11	25d	1	0.34mi
13611 Worthington Way #1312 Bonita Springs, FL	3.0	2.0	1312	$5,500	$4.19	25d	1	0.35mi
28064 Cavendish Ct #2404 Bonita Springs, FL	2.0	2.0	1076	$5,300	$4.93	25d	1	0.37mi
13270 Sherburne Cir #2903 Bonita Springs, FL	2.0	2.0	1487	$6,000	$4.03	25d	1	0.39mi
28048 Cavendish Ct #5904 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	22d	1	0.40mi
13260 Sherburne Cir #2704 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	22d	1	0.40mi
13256 Sherburne Cir #2603 Bonita Springs, FL	3.0	2.0	1576	$6,500	$4.12	25d	1	0.41mi
13641 Worthington Way #1610 Bonita Springs, FL	2.0	2.0	1204	$5,799	$4.82	22d	1	0.45mi
13641 Worthington Way Bonita Springs, FL	2.0	2.0	1140	$4,150	$3.64	17d	2	0.45mi
13641 Worthington Way Bonita Springs, FL	2.0	2.0	1140	$4,000	$3.51	4d	2	0.45mi
13231 Sherburne Cir #1504 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	25d	1	0.49mi
13070 Amberley Ct #902 Bonita Springs, FL	2.0	2.0	1076	$5,800	$5.39	25d	1	0.54mi
13060 Amberley Ct #809 Bonita Springs, FL	2.0	2.0	1204	$5,500	$4.57	25d	1	0.57mi
13050 Amberley Ct #708 Bonita Springs, FL	2.0	2.0	1204	$5,500	$4.57	25d	1	0.60mi
28648 San Lucas Ln #102 Bonita Springs, FL	2.0	2.0	1940	$8,000	$4.12	25d	1	0.62mi
14099 Tivoli Ter Bonita Springs, FL	3.0	2.0	2205	$3,500	$1.59	15d	1	0.62mi
13080 Bridgeford Ave Bonita Springs, FL	2.0	2.0	1882	$9,000	$4.78	16d	1	0.63mi
13046 Amberley Ct Unit 602R Bonita Springs, FL	2.0	2.0	1076	$5,500	$5.11	25d	1	0.65mi
13046 Amberley Ct Unit 602RA Bonita Springs, FL	2.0	2.0	1076	$2,000	$1.86	25d	1	0.65mi
27906 Radiant Ct Bonita Springs, FL	3.0	2.5	1638	$2,650	$1.62	15d	1	0.76mi
27906 Radiant Ct Bonita Springs, FL	3.0	2.5	1637	$2,650	$1.62	4d	1	0.76mi
27906 Radiant Ct Bonita Springs, FL	3.0	2.5	1638	$2,650	$1.62	15d	1	0.76mi
27874 Radiant Ct Bonita Springs, FL	3.0	2.5	1657	$2,790	$1.68	3d	1	0.79mi
27874 Radiant Ct Bonita Springs, FL	3.0	2.5	1657	$2,950	$1.78	22d	1	0.79mi
27825 Solis Grande Dr Bonita Springs, FL	3.0	2.5	1831	$2,500	$1.37	25d	1	0.88mi
28008 Sosta Ln #4 Bonita Springs, FL	3.0	2.0	1541	$6,000	$3.89	25d	1	0.92mi
28536 F B Fowler Ct Bonita Springs, FL	3.0	2.0	1765	$6,500	$3.68	25d	1	0.95mi
28576 Alessandria Cir Bonita Springs, FL	3.0	3.0	1868	$2,595	$1.39	21d	1	1.02mi
28086 Sosta Ln #1 Bonita Springs, FL	2.0	2.0	1402	$2,300	$1.64	4d	1	1.05mi
12607 Fox Ridge Dr #4102 Bonita Springs, FL	2.0	2.0	1357	$2,000	$1.47	25d	1	1.07mi
12606 Fox Ridge Dr #7202 Bonita Springs, FL	3.0	3.0	1743	$2,400	$1.38	25d	1	1.07mi
12770 Bonita Vista Pl Bonita Springs, FL	1.0–3.0	1.0–2.0	1116	$2,759	$2.47	3d	70	1.08mi
12622 Hunters Ridge Dr Bonita Springs, FL	3.0	2.0	1787	$7,500	$4.20	4d	1	1.08mi
28050 Boccaccio Way Bonita Springs, FL	2.0	2.0	1534	$2,600	$1.69	25d	1	1.15mi
14706 Escalante Way Bonita Springs, FL	3.0	3.0	1868	$2,600	$1.39	25d	1	1.23mi
28719 Alessandria Cir Bonita Springs, FL	3.0	3.0	1868	$2,400	$1.28	25d	1	1.23mi

HOA detail

• Monthly dues: $1,305 · $15,660/yr

Listing history 15 events

1. 2026-06-22
   days on market $399,900 Active 67 DOM
2. 2026-06-17
   days on market $399,900 Active 63 DOM
3. 2026-06-16
   days on market $399,900 Active 62 DOM
4. 2026-06-15
   days on market $399,900 Active 61 DOM
5. 2026-06-13
   days on market $399,900 Active 59 DOM
6. 2026-06-10
   days on market $399,900 Active 56 DOM
7. 2026-06-09
   days on market $399,900 Active 55 DOM
8. 2026-06-07
   days on market $399,900 Active 53 DOM
9. 2026-06-03
   days on market $399,900 Active 49 DOM
10. 2026-06-02
    days on market $399,900 Active 48 DOM
11. 2026-06-01
    days on market $399,900 Active 47 DOM
12. 2026-05-31
    days on market $399,900 Active 46 DOM
13. 2026-05-18
    price $399,900
14. 2026-04-30
    price $425,900
15. 2026-04-15
    listed $429,900 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: $2,753 · $229/mo
• Projected year-2 tax: $3,319 · $277/mo
• Expected delta: +$566/yr (+$47/mo · 20.6%)

ⓘ 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: $35,002
• − Mortgage interest: −$22,401
• − Property taxes: −$2,753
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,800
• − Management: −$2,800
• − HOA: −$15,660
• − Depreciation: −$11,633
• Taxable loss: −$25,045
• Est. tax savings @ 24.0%: +$6,011
• After-tax cash flow: $-11,916/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

-7.0% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $399,900 BEARMLS
• 2026-04-30 Price Changed $425,900 BEARMLS
• 2026-04-15 Listed $429,900 BEARMLS

Property tax history

+0.6%/yr

Latest (2025): $2,753 · +4.5% YoY. Source: county tax records.