13255 Sherburne Cir #2104 · Bonita Springs, FL 34135

$410,000

3 bd · 2.0 ba · 1,576 sqft · Condo public records · 66 Days on market

Built 1993 $1563/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 +15.5/30.0
• 1% rule +8.7/10.0
• 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 Carriage House overlooking the 14th fairway. This home is amazing and offers three bedrooms, two baths and one car garage. The kitchen features granite countertops, wood cabinetry and stainless steel appliances. Additionally, this home features a state-of-the-art wine bar with wine cooler. The flooring is tile and wood throughout. The master bath is brilliant. It was recently remodeled and shows like a model home with new tile, vanities and glass shower door. The large lanai offers ample room to enjoy the outdoors and golf course views and is protected with hurricane shutters. This elegant Worthington Country Club offers a distinctive lifestyle with easy access to Bonita Beach, shopping, dining and entertainment. Amenities include a Gordon Lewis-designed championship 18-hole golf course, lighted Har-Tru tennis courts, bocce courts and beautiful state-of-the-art clubhouse.

Key facts

• Open floor plan
• Pickleball courts
• New tennis courts

Tags

• GOLF COURSE VIEWS
• OPEN FLOOR PLAN
• REMODELED CABANA
• INDOOR OUTDOOR BAR AREA
• NEW TENNIS COURTS
• PICKLEBALL COURTS

Property features AI

Finance

• Other: Property is part of a multi-unit complex (4 units in building, 799 units in complex); 2 units per floor, single-story building
• Financial info: Total annual recurring fees: $19,756; Total one-time fees: $12,650
• HOA & community: Mandatory HOA; Master HOA fee of $1,088 monthly; Condo fee of $475 monthly; Master association provides: golf course access, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, manager, master antenna/satellite, exterior and interior pest control, reserves, street lights; On-site management; Community amenities include: clubhouse, community pool and spa/hot tub, exercise room, tennis courts, bocce court, putting green, restaurant, business center, library, cabana, community room, electric vehicle charging, underground utilities, private membership options; Community type: gated, golf course community with tennis (golf bundled)

Exterior

• Parking: Detached 1-car garage
• Security: Gated community with on-site management
• Utilities: Central water; Central sewer; Electric service (central)
• Home design: Residential carriage/coach style; Low-rise building (1–3 stories); Rear exposure faces south; Located in the Worthington community (WORTHINGTON development)
• Construction: Built in 1993; Concrete block construction; Stucco exterior; Tile roof
• Exterior features: Automatic sprinkler system; Exterior storage; Shutters (electric)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator/ice maker; Self-cleaning oven; Pantry
• Bedrooms: 3 bedrooms (split bedroom floor plan)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Fire sprinkler system; Foyer; French doors; High-speed internet available; Pantry; Smoke detectors; Volume (vaulted) ceiling; Walk-in closet; Window coverings; Screened lanai/porch; Turnkey (furnished)
• Laundry & utility: Washer; Dryer; Washer/Dryer hookup; Auto garage door opener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $410k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $410k).
• Recommended offer: $385k (6.0% 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: cost of living C-, health & safety D, amenities F.
• 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.
• Zoned schools: Pinewoods Elementary School (math 81% / reading 74%, grade A, #163 of 2,144 statewide, top 8%, 1,089 students, 25% FRL); Lexington Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 1,138 students, 44% FRL); South Fort Myers High School (math 23% / reading 30%, grade F, #489 of 667 statewide, top 74%, 1,917 students, 50% FRL) — zoned schools average 39% FRL vs 57% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• 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).
• At $5,602/mo this rent would consume 74% 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 66 days — a 6% lower offer ($385k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $285k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $385,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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. 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 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: 1.37% ✓
• Cap rate: 6.77%
• Cash-on-cash: 1.72%
• DSCR: 1.08
• GRM: 6.1

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: -18.4%
• Equity multiple: 0.38×
• Total profit: $-71,436
• Equity at exit: $61,132

10-year hold

• IRR: -23.9%
• Equity multiple: 0.06×
• Total profit: $-108,278
• Equity at exit: $35,449

Cash invested: $114,800 (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: 843
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $5,602 high
• Mortgage (P&I): −$2,150
• Tax from tax record: −$377 /mo · $4,529/yr
• Insurance: −$171
• HOA: −$1,563
• Vacancy / Maint / Mgmt: −$1,176
• Net cashflow: $164

Break-even live

Break-even rent $5,394

Max offer price $410,000

Occupancy floor 92%

Sensitivity live

Price	-10% $396	-5% $280	+0% $164	+5% $48	+10% $-68
Rent	-10% $-278	-5% $-57	+0% $164	+5% $385	+10% $607
Rate	-1.0pp $371	-0.5pp $268	base $164	+0.5pp $58	+1.0pp $-50

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: $102,500
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13256 Sherburne Cir #2603 Bonita Springs, FL	3.0	2.0	1576	$6,500	$4.12	25d	1	0.03mi
13260 Sherburne Cir #2704 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	23d	1	0.04mi
13270 Sherburne Cir #2903 Bonita Springs, FL	2.0	2.0	1487	$6,000	$4.03	25d	1	0.07mi
13231 Sherburne Cir #1504 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	25d	1	0.10mi
13611 Worthington Way #1312 Bonita Springs, FL	3.0	2.0	1312	$5,500	$4.19	25d	1	0.20mi
13641 Worthington Way Bonita Springs, FL	2.0	2.0	1140	$4,150	$3.64	17d	2	0.20mi
13641 Worthington Way Bonita Springs, FL	2.0	2.0	1140	$4,000	$3.51	4d	2	0.20mi
13641 Worthington Way #1610 Bonita Springs, FL	2.0	2.0	1204	$5,799	$4.82	23d	1	0.21mi
13080 Bridgeford Ave Bonita Springs, FL	2.0	2.0	1882	$9,000	$4.78	16d	1	0.23mi
13070 Amberley Ct #902 Bonita Springs, FL	2.0	2.0	1076	$5,800	$5.39	25d	1	0.27mi
13060 Amberley Ct #809 Bonita Springs, FL	2.0	2.0	1204	$5,500	$4.57	25d	1	0.29mi
13050 Amberley Ct #708 Bonita Springs, FL	2.0	2.0	1204	$5,500	$4.57	25d	1	0.32mi
13046 Amberley Ct Unit 602RA Bonita Springs, FL	2.0	2.0	1076	$2,000	$1.86	25d	1	0.35mi
13046 Amberley Ct Unit 602R Bonita Springs, FL	2.0	2.0	1076	$5,500	$5.11	25d	1	0.35mi
27906 Radiant Ct Bonita Springs, FL	3.0	2.5	1637	$2,650	$1.62	4d	1	0.38mi
27906 Radiant Ct Bonita Springs, FL	3.0	2.5	1638	$2,650	$1.62	16d	1	0.38mi
27906 Radiant Ct Bonita Springs, FL	3.0	2.5	1638	$2,650	$1.62	15d	1	0.38mi
13962 Southampton Dr #4404 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	25d	1	0.39mi
27874 Radiant Ct Bonita Springs, FL	3.0	2.5	1657	$2,790	$1.68	3d	1	0.42mi
27874 Radiant Ct Bonita Springs, FL	3.0	2.5	1657	$2,950	$1.78	23d	1	0.42mi
13520 Southampton Dr Bonita Springs, FL	3.0	2.0	1642	$8,000	$4.87	25d	1	0.44mi
27825 Solis Grande Dr Bonita Springs, FL	3.0	2.5	1831	$2,500	$1.37	25d	1	0.53mi
28048 Cavendish Ct #5904 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	23d	1	0.62mi
28076 Cavendish Ct #2101 Bonita Springs, FL	3.0	2.0	1222	$6,250	$5.11	25d	1	0.63mi
28536 F B Fowler Ct Bonita Springs, FL	3.0	2.0	1765	$6,500	$3.68	25d	1	0.64mi
28064 Cavendish Ct #2404 Bonita Springs, FL	2.0	2.0	1076	$5,300	$4.93	25d	1	0.64mi
28068 Cavendish Ct #2310 Bonita Springs, FL	2.0	2.0	1339	$5,500	$4.11	25d	1	0.64mi
28068 Cavendish Ct #2301 Bonita Springs, FL	3.0	2.0	1222	$6,000	$4.91	15d	1	0.64mi
12770 Bonita Vista Pl Bonita Springs, FL	1.0–3.0	1.0–2.0	1116	$3,454	$3.09	3d	70	0.69mi
12607 Fox Ridge Dr #4102 Bonita Springs, FL	2.0	2.0	1357	$2,000	$1.47	25d	1	0.74mi
12606 Fox Ridge Dr #7202 Bonita Springs, FL	3.0	3.0	1743	$2,400	$1.38	25d	1	0.76mi
12622 Hunters Ridge Dr Bonita Springs, FL	3.0	2.0	1787	$7,500	$4.20	4d	1	0.80mi
14099 Tivoli Ter Bonita Springs, FL	3.0	2.0	2205	$3,500	$1.59	15d	1	0.94mi
28648 San Lucas Ln #102 Bonita Springs, FL	2.0	2.0	1940	$8,000	$4.12	25d	1	0.98mi
12080 Matera Ln #204 Bonita Springs, FL	2.0	2.0	1467	$7,500	$5.11	17d	1	1.07mi
12040 Matera Ln #104 Bonita Springs, FL	2.0	2.0	1467	$7,500	$5.11	16d	1	1.17mi
12015 Matera Ln #102 Bonita Springs, FL	3.0	2.0	1467	$7,500	$5.11	25d	1	1.23mi
12015 Matera Ln #101 Bonita Springs, FL	2.0	2.0	1467	$6,000	$4.09	25d	1	1.23mi
28008 Sosta Ln #4 Bonita Springs, FL	3.0	2.0	1541	$6,000	$3.89	25d	1	1.25mi
28436 Altessa Way #204 Bonita Springs, FL	2.0	2.0	1621	$9,000	$5.55	25d	1	1.30mi

HOA detail condo

• Monthly dues: $1,563 · $18,756/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-22
   days on market $410,000 Active 66 DOM
2. 2026-06-17
   days on market $410,000 Active 62 DOM
3. 2026-06-16
   days on market $410,000 Active 61 DOM
4. 2026-06-15
   days on market $410,000 Active 60 DOM
5. 2026-06-13
   days on market $410,000 Active 58 DOM
6. 2026-06-10
   days on market $410,000 Active 55 DOM
7. 2026-06-09
   days on market $410,000 Active 54 DOM
8. 2026-06-07
   days on market $410,000 Active 52 DOM
9. 2026-06-03
   days on market $410,000 Active 48 DOM
10. 2026-06-02
    days on market $410,000 Active 47 DOM
11. 2026-06-01
    days on market $410,000 Active 46 DOM
12. 2026-05-31
    days on market $410,000 Active 45 DOM
13. 2026-04-16
    listed $410,000 Active
14. 2021-04-08
    soldstatus $285,000
15. 2018-04-10
    soldstatus $287,000
16. 2018-04-06
    soldstatus $287,000 Sold 893-char remark

    Show marketing remark (893 chars)

    Stunning Carriage House overlooking the 14th fairway. This home is amazing and offers three bedrooms, two baths and one car garage. The kitchen features granite countertops, wood cabinetry and stainless steel appliances. Additionally, this home features a state-of-the-art wine bar with wine cooler. The flooring is tile and wood throughout. The master bath is brilliant. It was recently remodeled and shows like a model home with new tile, vanities and glass shower door. The large lanai offers ample room to enjoy the outdoors and golf course views and is protected with hurricane shutters. This elegant Worthington Country Club offers a distinctive lifestyle with easy access to Bonita Beach, shopping, dining and entertainment. Amenities include a Gordon Lewis-designed championship 18-hole golf course, lighted Har-Tru tennis courts, bocce courts and beautiful state-of-the-art clubhouse.

17. 2018-02-09
    status Pending With Contingencies 893-char remark

    Show marketing remark (893 chars)

    Stunning Carriage House overlooking the 14th fairway. This home is amazing and offers three bedrooms, two baths and one car garage. The kitchen features granite countertops, wood cabinetry and stainless steel appliances. Additionally, this home features a state-of-the-art wine bar with wine cooler. The flooring is tile and wood throughout. The master bath is brilliant. It was recently remodeled and shows like a model home with new tile, vanities and glass shower door. The large lanai offers ample room to enjoy the outdoors and golf course views and is protected with hurricane shutters. This elegant Worthington Country Club offers a distinctive lifestyle with easy access to Bonita Beach, shopping, dining and entertainment. Amenities include a Gordon Lewis-designed championship 18-hole golf course, lighted Har-Tru tennis courts, bocce courts and beautiful state-of-the-art clubhouse.

18. 2018-01-26
    listed $299,000 Active 893-char remark

    Show marketing remark (893 chars)

    Stunning Carriage House overlooking the 14th fairway. This home is amazing and offers three bedrooms, two baths and one car garage. The kitchen features granite countertops, wood cabinetry and stainless steel appliances. Additionally, this home features a state-of-the-art wine bar with wine cooler. The flooring is tile and wood throughout. The master bath is brilliant. It was recently remodeled and shows like a model home with new tile, vanities and glass shower door. The large lanai offers ample room to enjoy the outdoors and golf course views and is protected with hurricane shutters. This elegant Worthington Country Club offers a distinctive lifestyle with easy access to Bonita Beach, shopping, dining and entertainment. Amenities include a Gordon Lewis-designed championship 18-hole golf course, lighted Har-Tru tennis courts, bocce courts and beautiful state-of-the-art clubhouse.

19. 2011-02-25
    soldstatus $162,000
20. 1993-08-17
    soldstatus $140,500

ⓘ 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: $4,529 · $377/mo
• Projected year-2 tax: $4,529 · $377/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 4/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $67,223
• − Mortgage interest: −$22,966
• − Property taxes: −$4,529
• − Insurance: −$2,050
• − Repairs & maintenance: −$5,378
• − Management: −$5,378
• − HOA: −$18,756
• − Depreciation: −$11,927
• Taxable loss: −$3,761
• Est. tax savings @ 24.0%: +$903
• After-tax cash flow: $2,873/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

+191.8% since first listed

8 events — show timeline

• 2026-04-16 Listed $410,000 BEARMLS
• 2021-04-08 Sold (Public Records) $285,000 Public Records
• 2018-04-10 Sold (Public Records) $287,000 Public Records
• 2018-04-06 Sold (MLS) $287,000 NAPLESMLS
• 2018-02-09 Pending — NAPLESMLS
• 2018-01-26 Listed $299,000 NAPLESMLS
• 2011-02-25 Sold (Public Records) $162,000 Public Records
• 1993-08-17 Sold (Public Records) $140,500 Public Records

Property tax history

+5.8%/yr

Latest (2025): $4,529 · -3.2% YoY. Source: county tax records.