28080 Cavendish Ct #2006 · Bonita Springs, FL 34135

$319,000

3 bd · 2.0 ba · 1,222 sqft · Condo public records · 188 Days on market

Built 1994 $1730/mo HOA · 33% of rent

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Why this score? — see what drove the C 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 +19.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 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

This immaculate first-floor end unit is move-in ready at Worthington Country Club. With gorgeous golf course views and western exposure to enjoy the most incredible Florida sunsets, you won’t want to leave your new home. This charming condominium has three bedrooms, two baths and comes with tile flooring throughout. The back lanai attaches to both the master bedroom and living room, offering an abundance of natural light. Additional features of this home include a spacious walk-in closet attached to the master bedroom, an en-suite bath, a covered carport, AC installed in 2019 and an additional storage space. This residence is being sold turnkey with pristine furnishings. Worthington Country Club is a gated, bundled community offering a distinctive lifestyle featuring a guard and gatehouse, a newly renovated championship 18-hole golf course, five lighted Har-Tru tennis courts, beautiful state-of-the-art clubhouse with dining, pub, resort-style pool, hot tub, fitness center and outdoor cabana. Worthington Country Club is centrally located with easy access to Bonita Beach, Southwest Florida International Airport, world-class shopping and exquisite dining.

Key facts

• Quartz countertops
• Golf course views
• $1,730 HOA

Tags

• RENOVATED FIRST-FLOOR END UNIT
• QUARTZ COUNTERTOPS
• WHITE SHAKER CABINETS
• LUXURY VINYL FLOORING
• WHITE MARBLE-LIKE TILE
• GOLF COURSE VIEWS

Property features AI

Finance

• Other: Access via main gate off Bonita Grande Drive
• Financial info: Total annual recurring fees reported; Total one-time fees reported
• HOA & community: Mandatory HOA; Master HOA fee paid monthly; Quarterly condo fee; On-site management; HOA covers cable, golf course, insurance, internet/WiFi, irrigation water, lawn/land maintenance, pest control (exterior), recreation facilities, repairs, reserves, security, sewer, street lights/maintenance, trash removal; Community amenities include clubhouse, community pool and spa, exercise room, tennis courts, bocce court, putting green, restaurant, library, business center, cabana, electric vehicle charging, underground utilities, streetlights; Gated golf-course community with tennis; golf is bundled

Exterior

• Parking: One assigned space; Deeded parking; Guest parking available; Detached 1-car carport
• Security: Gated community with guard at gate
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential garden apartment in a low-rise (1–3) building; Built in 1994; Concrete block construction; Located in the Worthington development (Cavendish Court sub-condo)
• Construction: Concrete block construction; Tile roof; Stucco finish; Built in 1994
• Exterior features: Patio; Stucco exterior; Single-hung windows; West rear exposure; Golf course view

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator/Freezer; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms; Master bathroom with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Cable prewire; Fire sprinkler; High-speed internet available; Smoke detectors; Window coverings; Eat-in kitchen; Guest bath; Laundry in residence; Screened lanai/porch; Furnished; Split-bedroom floor plan
• Laundry & utility: Washer; Dryer; Laundry in residence

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $319k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $319k).
• Recommended offer: $281k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 21 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 $5,271/mo this rent would consume 69% 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 $2k of loan paydown is wiped out by about $10k 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 188 days — a 12% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $41k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→33/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $280,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.65% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 5.0

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: -13.7%
• Equity multiple: 0.53×
• Total profit: $-41,946
• Equity at exit: $47,564

10-year hold

• IRR: -15.6%
• Equity multiple: 0.32×
• Total profit: $-60,866
• Equity at exit: $27,581

Cash invested: $89,320 (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: 5.0×

Monthly cashflow live

• Estimated rent: $5,271 high
• Mortgage (P&I): −$1,673
• Tax from tax record: −$249 /mo · $2,990/yr
• Insurance: −$133
• HOA: −$1,730
• Vacancy / Maint / Mgmt: −$1,107
• Net cashflow: $379

Break-even live

Break-even rent $4,791

Max offer price $319,000

Occupancy floor 88%

Sensitivity live

Price	-10% $560	-5% $469	+0% $379	+5% $289	+10% $198
Rent	-10% $-37	-5% $171	+0% $379	+5% $587	+10% $795
Rate	-1.0pp $540	-0.5pp $460	base $379	+0.5pp $296	+1.0pp $212

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28076 Cavendish Ct #2101 Bonita Springs, FL	3.0	2.0	1222	$6,250	$5.11	24d	1	0.04mi
28068 Cavendish Ct #2301 Bonita Springs, FL	3.0	2.0	1222	$6,000	$4.91	15d	1	0.07mi
28068 Cavendish Ct #2310 Bonita Springs, FL	2.0	2.0	1339	$5,500	$4.11	24d	1	0.07mi
28064 Cavendish Ct #2404 Bonita Springs, FL	2.0	2.0	1076	$5,300	$4.93	24d	1	0.14mi
28048 Cavendish Ct #5904 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	22d	1	0.20mi
13962 Southampton Dr #4404 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	24d	1	0.27mi
13611 Worthington Way #1312 Bonita Springs, FL	3.0	2.0	1312	$5,500	$4.19	24d	1	0.49mi
13641 Worthington Way #1610 Bonita Springs, FL	2.0	2.0	1204	$5,799	$4.82	22d	1	0.58mi
13641 Worthington Way Bonita Springs, FL	2.0	2.0	1140	$4,000	$3.51	4d	2	0.59mi
13641 Worthington Way Bonita Springs, FL	2.0	2.0	1140	$4,150	$3.64	17d	2	0.59mi
13270 Sherburne Cir #2903 Bonita Springs, FL	2.0	2.0	1487	$6,000	$4.03	24d	1	0.64mi
13260 Sherburne Cir #2704 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	22d	1	0.64mi
13231 Sherburne Cir #1504 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	24d	1	0.70mi
28086 Sosta Ln #1 Bonita Springs, FL	2.0	2.0	1402	$2,300	$1.64	4d	1	0.77mi
13070 Amberley Ct #902 Bonita Springs, FL	2.0	2.0	1076	$5,800	$5.39	24d	1	0.81mi
13060 Amberley Ct #809 Bonita Springs, FL	2.0	2.0	1204	$5,500	$4.57	24d	1	0.84mi
13050 Amberley Ct #708 Bonita Springs, FL	2.0	2.0	1204	$5,500	$4.57	24d	1	0.88mi
13046 Amberley Ct Unit 602RA Bonita Springs, FL	2.0	2.0	1076	$2,000	$1.86	24d	1	0.92mi
13046 Amberley Ct Unit 602R Bonita Springs, FL	2.0	2.0	1076	$5,500	$5.11	24d	1	0.92mi
12770 Bonita Vista Pl Bonita Springs, FL	1.0–3.0	1.0–2.0	1116	$3,454	$3.09	3d	70	1.25mi
12607 Fox Ridge Dr #4102 Bonita Springs, FL	2.0	2.0	1357	$2,000	$1.47	24d	1	1.34mi

HOA detail condo

• Monthly dues: $1,730 · $20,760/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-17
   days on market $319,000 Active 188 DOM
2. 2026-06-16
   days on market $319,000 Active 187 DOM
3. 2026-06-15
   days on market $319,000 Active 186 DOM
4. 2026-06-13
   days on market $319,000 Active 184 DOM
5. 2026-06-10
   days on market $319,000 Active 181 DOM
6. 2026-06-09
   days on market $319,000 Active 180 DOM
7. 2026-06-07
   days on market $319,000 Active 178 DOM
8. 2026-06-02
   days on market $319,000 Active 173 DOM
9. 2026-06-01
   days on market $319,000 Active 172 DOM
10. 2026-06-01
    days on market $319,000 Active 171 DOM
11. 2026-04-03
    price $319,000
12. 2026-03-06
    price $339,999
13. 2026-01-16
    price $347,900
14. 2025-12-11
    listed $359,900 Active
15. 2024-05-02
    historical
16. 2024-02-29
    price $354,900
17. 2024-01-21
    listed $379,900 Active
18. 2022-03-17
    soldstatus $320,000 Sold 1176-char remark

    Show marketing remark (1176 chars)

    This immaculate first-floor end unit is move-in ready at Worthington Country Club. With gorgeous golf course views and western exposure to enjoy the most incredible Florida sunsets, you won’t want to leave your new home. This charming condominium has three bedrooms, two baths and comes with tile flooring throughout. The back lanai attaches to both the master bedroom and living room, offering an abundance of natural light. Additional features of this home include a spacious walk-in closet attached to the master bedroom, an en-suite bath, a covered carport, AC installed in 2019 and an additional storage space. This residence is being sold turnkey with pristine furnishings. Worthington Country Club is a gated, bundled community offering a distinctive lifestyle featuring a guard and gatehouse, a newly renovated championship 18-hole golf course, five lighted Har-Tru tennis courts, beautiful state-of-the-art clubhouse with dining, pub, resort-style pool, hot tub, fitness center and outdoor cabana. Worthington Country Club is centrally located with easy access to Bonita Beach, Southwest Florida International Airport, world-class shopping and exquisite dining.

19. 2022-03-17
    soldstatus $320,000

    Show marketing remark (1176 chars)

    This immaculate first-floor end unit is move-in ready at Worthington Country Club. With gorgeous golf course views and western exposure to enjoy the most incredible Florida sunsets, you won’t want to leave your new home. This charming condominium has three bedrooms, two baths and comes with tile flooring throughout. The back lanai attaches to both the master bedroom and living room, offering an abundance of natural light. Additional features of this home include a spacious walk-in closet attached to the master bedroom, an en-suite bath, a covered carport, AC installed in 2019 and an additional storage space. This residence is being sold turnkey with pristine furnishings. Worthington Country Club is a gated, bundled community offering a distinctive lifestyle featuring a guard and gatehouse, a newly renovated championship 18-hole golf course, five lighted Har-Tru tennis courts, beautiful state-of-the-art clubhouse with dining, pub, resort-style pool, hot tub, fitness center and outdoor cabana. Worthington Country Club is centrally located with easy access to Bonita Beach, Southwest Florida International Airport, world-class shopping and exquisite dining.

20. 2022-02-07
    status Pending With Contingencies 1176-char remark

    Show marketing remark (1176 chars)

    This immaculate first-floor end unit is move-in ready at Worthington Country Club. With gorgeous golf course views and western exposure to enjoy the most incredible Florida sunsets, you won’t want to leave your new home. This charming condominium has three bedrooms, two baths and comes with tile flooring throughout. The back lanai attaches to both the master bedroom and living room, offering an abundance of natural light. Additional features of this home include a spacious walk-in closet attached to the master bedroom, an en-suite bath, a covered carport, AC installed in 2019 and an additional storage space. This residence is being sold turnkey with pristine furnishings. Worthington Country Club is a gated, bundled community offering a distinctive lifestyle featuring a guard and gatehouse, a newly renovated championship 18-hole golf course, five lighted Har-Tru tennis courts, beautiful state-of-the-art clubhouse with dining, pub, resort-style pool, hot tub, fitness center and outdoor cabana. Worthington Country Club is centrally located with easy access to Bonita Beach, Southwest Florida International Airport, world-class shopping and exquisite dining.

21. 2022-02-04
    listed $320,000 Active 1176-char remark

    Show marketing remark (1176 chars)

    This immaculate first-floor end unit is move-in ready at Worthington Country Club. With gorgeous golf course views and western exposure to enjoy the most incredible Florida sunsets, you won’t want to leave your new home. This charming condominium has three bedrooms, two baths and comes with tile flooring throughout. The back lanai attaches to both the master bedroom and living room, offering an abundance of natural light. Additional features of this home include a spacious walk-in closet attached to the master bedroom, an en-suite bath, a covered carport, AC installed in 2019 and an additional storage space. This residence is being sold turnkey with pristine furnishings. Worthington Country Club is a gated, bundled community offering a distinctive lifestyle featuring a guard and gatehouse, a newly renovated championship 18-hole golf course, five lighted Har-Tru tennis courts, beautiful state-of-the-art clubhouse with dining, pub, resort-style pool, hot tub, fitness center and outdoor cabana. Worthington Country Club is centrally located with easy access to Bonita Beach, Southwest Florida International Airport, world-class shopping and exquisite dining.

22. 2014-08-15
    historical
23. 2014-02-24
    listed $135,000
24. 2013-03-15
    soldstatus $90,000
25. 2013-03-08
    soldstatus $90,000
26. 2013-02-15
    price $94,900
27. 2007-11-13
    soldstatus $195,000
28. 1996-05-16
    soldstatus $117,100

ⓘ 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: $2,990 · $249/mo
• Projected year-2 tax: $2,990 · $249/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 33 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: $63,250
• − Mortgage interest: −$17,869
• − Property taxes: −$2,990
• − Insurance: −$1,595
• − Repairs & maintenance: −$5,060
• − Management: −$5,060
• − HOA: −$20,760
• − Depreciation: −$9,280
• Taxable income: $637
• Est. tax owed @ 24.0%: −$153
• After-tax cash flow: $4,396/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

+172.4% since first listed

18 events — show timeline

• 2026-04-03 Price Changed $319,000 NAPLESMLS
• 2026-03-06 Price Changed $339,999 NAPLESMLS
• 2026-01-16 Price Changed $347,900 NAPLESMLS
• 2025-12-11 Listed $359,900 NAPLESMLS
• 2024-05-02 Listing Removed — NAPLESMLS
• 2024-02-29 Price Changed $354,900 NAPLESMLS
• 2024-01-21 Listed $379,900 NAPLESMLS
• 2022-03-17 Sold (Public Records) $320,000 Public Records
• 2022-03-17 Sold (MLS) $320,000 NAPLESMLS
• 2022-02-07 Pending — NAPLESMLS
• 2022-02-04 Listed $320,000 NAPLESMLS
• 2014-08-15 Listing Removed — NAPLESMLS
• 2014-02-24 Listed $135,000 NAPLESMLS
• 2013-03-15 Sold (Public Records) $90,000 Public Records
• 2013-03-08 Sold (MLS) $90,000 FORTMLS
• 2013-02-15 Price Changed $94,900 FORTMLS
• 2007-11-13 Sold (Public Records) $195,000 Public Records
• 1996-05-16 Sold (Public Records) $117,100 Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,990 · -13.8% YoY. Source: county tax records.