13641 Worthington Way #1612 · Bonita Springs, FL 34135

$234,900

3 bd · 2.0 ba · 1,312 sqft · Condo public records · 85 Days on market

Built 1994 $1580/mo HOA · 31% of rent

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

IMMACULATE TURNKEY CONDO WITH GOLF AND LAKE VIEWS: This beautifully maintained 3-bedroom, 2-bathroom condo, 2nd floor, offers 1,311 sq. ft. of bright, inviting living space. The thoughtfully designed floor plan is filled with natural light and features elegant laminate wood flooring throughout the main areas, with tile flooring in both bathrooms for added durability and style. Step out onto the screened lanai and enjoy stunning views of the 10th fairway and tranquil lake—perfect for relaxing or entertaining. Ideally located near the clubhouse, this property offers unmatched convenience and a perfect blend of comfort, style, and accessibility. Offered turnkey, this condo comes fully fu

Key facts

• Golf and lake views
• Screened lanai
• New tennis courts

Tags

• GOLF AND LAKE VIEWS
• SCREENED LANAI
• REMODELED CABANA
• INDOOR OUTDOOR BAR AREA
• NEW TENNIS COURTS
• NEW PICKLEBALL COURTS

Property features AI

Finance

• Other: Property is part of a multi-unit complex (12 units in building, 799 in complex); Two units per floor in the building; Single-story building
• Financial info: Total annual recurring community fees reported; Total one-time community fees reported
• HOA & community: Mandatory HOA; Master HOA fee collected monthly; Condo fee collected quarterly; On-site management; HOA maintenance covers: golf course, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, master antenna/satellite, exterior and interior pest control, reserves, security, street lights, and trash removal; Community amenities include: clubhouse, community pool and spa/hot tub, exercise room, business center, library, restaurant, cabana, bocce court, putting green, tennis courts, electric vehicle charging, vehicle wash area, underground utilities and streetlights; Community type: gated, golf course community with tennis; Golf is bundled

Exterior

• Parking: 1 assigned covered parking space; Detached 1-car carport
• Security: Gated community; On-site community management; Community security included in HOA maintenance
• Utilities: Central water; Central sewer; Electric service for heating and cooling
• Home design: Residential end-unit in a low-rise (1–3) building; Traditional style; Rear exposure faces south; Part of the Worthington development
• Construction: Concrete block construction; Stucco exterior; Tile roof; Built in 1994
• Exterior features: Automatic sprinkler system; Storage; Golf course view; Irrigation from lake/canal and reclaimed water; Screened porch/lanai

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator/Icemaker; Pantry; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Master bathroom with shower (no tub)
• Heating & cooling: Central electric heating; Central electric cooling; Ceiling fans
• Interior features: Fire sprinkler system; Foyer; High-speed internet available; Pantry; Smoke detectors; Volume ceilings; Window coverings; Turnkey furnished; Split bedroom floor plan; Five total rooms; Screened porch/lanai (guest house description/additional room)
• Laundry & utility: Washer and dryer included; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $235k.

Deal economics

• At list price, monthly cash flow is $908 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $235k).
• Recommended offer: $221k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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 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 $5,117/mo this rent would consume 67% 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 $7k 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 85 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $163k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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. 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: 2.18% ✓
• Cap rate: 10.93%
• Cash-on-cash: 16.56%
• DSCR: 1.74
• GRM: 3.8

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $5,766
• Equity at exit: $35,024

10-year hold

• IRR: 6.6%
• Equity multiple: 1.39×
• Total profit: $25,608
• Equity at exit: $20,310

Cash invested: $65,772 (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: 3.8×

Monthly cashflow live

• Estimated rent: $5,117 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$225 /mo · $2,696/yr
• Insurance: −$98
• HOA: −$1,580
• Vacancy / Maint / Mgmt: −$1,075
• Net cashflow: $908

Break-even live

Break-even rent $3,968

Max offer price $234,900

Occupancy floor 77%

Sensitivity live

Price	-10% $1,041	-5% $974	+0% $908	+5% $841	+10% $775
Rent	-10% $504	-5% $706	+0% $908	+5% $1,110	+10% $1,312
Rate	-1.0pp $1,026	-0.5pp $968	base $908	+0.5pp $847	+1.0pp $785

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13641 Worthington Way Bonita Springs, FL	2.0	2.0	1140	$4,150	$3.64	17d	2	0.02mi
13641 Worthington Way Bonita Springs, FL	2.0	2.0	1140	$4,000	$3.51	4d	2	0.02mi
13641 Worthington Way #1610 Bonita Springs, FL	2.0	2.0	1204	$5,799	$4.82	22d	1	0.02mi
13611 Worthington Way #1312 Bonita Springs, FL	3.0	2.0	1312	$5,500	$4.19	24d	1	0.11mi
13231 Sherburne Cir #1504 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	24d	1	0.20mi
13256 Sherburne Cir #2603 Bonita Springs, FL	3.0	2.0	1576	$6,500	$4.12	24d	1	0.24mi
13260 Sherburne Cir #2704 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	22d	1	0.26mi
13270 Sherburne Cir #2903 Bonita Springs, FL	2.0	2.0	1487	$6,000	$4.03	24d	1	0.29mi
13962 Southampton Dr #4404 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	24d	1	0.33mi
27906 Radiant Ct Bonita Springs, FL	3.0	2.5	1637	$2,650	$1.62	4d	1	0.33mi
27906 Radiant Ct Bonita Springs, FL	3.0	2.5	1638	$2,650	$1.62	15d	1	0.33mi
27906 Radiant Ct Bonita Springs, FL	3.0	2.5	1638	$2,650	$1.62	15d	1	0.33mi
27874 Radiant Ct Bonita Springs, FL	3.0	2.5	1657	$2,950	$1.78	22d	1	0.35mi
27874 Radiant Ct Bonita Springs, FL	3.0	2.5	1657	$2,790	$1.68	3d	1	0.35mi
27825 Solis Grande Dr Bonita Springs, FL	3.0	2.5	1831	$2,500	$1.37	24d	1	0.43mi
13070 Amberley Ct #902 Bonita Springs, FL	2.0	2.0	1076	$5,800	$5.39	24d	1	0.48mi
13060 Amberley Ct #809 Bonita Springs, FL	2.0	2.0	1204	$5,500	$4.57	24d	1	0.50mi
13520 Southampton Dr Bonita Springs, FL	3.0	2.0	1642	$8,000	$4.87	24d	1	0.51mi
13050 Amberley Ct #708 Bonita Springs, FL	2.0	2.0	1204	$5,500	$4.57	24d	1	0.52mi
28048 Cavendish Ct #5904 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	22d	1	0.53mi
13046 Amberley Ct Unit 602R Bonita Springs, FL	2.0	2.0	1076	$5,500	$5.11	24d	1	0.54mi
13046 Amberley Ct Unit 602RA Bonita Springs, FL	2.0	2.0	1076	$2,000	$1.86	24d	1	0.54mi
28064 Cavendish Ct #2404 Bonita Springs, FL	2.0	2.0	1076	$5,300	$4.93	24d	1	0.57mi
28076 Cavendish Ct #2101 Bonita Springs, FL	3.0	2.0	1222	$6,250	$5.11	24d	1	0.59mi
28068 Cavendish Ct #2301 Bonita Springs, FL	3.0	2.0	1222	$6,000	$4.91	15d	1	0.59mi
28068 Cavendish Ct #2310 Bonita Springs, FL	2.0	2.0	1339	$5,500	$4.11	24d	1	0.59mi
12770 Bonita Vista Pl Bonita Springs, FL	1.0–3.0	1.0–2.0	1116	$3,454	$3.09	3d	70	0.65mi
28536 F B Fowler Ct Bonita Springs, FL	3.0	2.0	1765	$6,500	$3.68	24d	1	0.80mi
12607 Fox Ridge Dr #4102 Bonita Springs, FL	2.0	2.0	1357	$2,000	$1.47	24d	1	0.89mi
12606 Fox Ridge Dr #7202 Bonita Springs, FL	3.0	3.0	1743	$2,400	$1.38	24d	1	0.92mi
12622 Hunters Ridge Dr Bonita Springs, FL	3.0	2.0	1787	$7,500	$4.20	4d	1	0.97mi
12080 Matera Ln #204 Bonita Springs, FL	2.0	2.0	1467	$7,500	$5.11	17d	1	1.16mi
28008 Sosta Ln #4 Bonita Springs, FL	3.0	2.0	1541	$6,000	$3.89	24d	1	1.17mi
12040 Matera Ln #104 Bonita Springs, FL	2.0	2.0	1467	$7,500	$5.11	15d	1	1.25mi
28086 Sosta Ln #1 Bonita Springs, FL	2.0	2.0	1402	$2,300	$1.64	4d	1	1.30mi
12015 Matera Ln #102 Bonita Springs, FL	3.0	2.0	1467	$7,500	$5.11	24d	1	1.32mi
12015 Matera Ln #101 Bonita Springs, FL	2.0	2.0	1467	$6,000	$4.09	24d	1	1.32mi
28576 Alessandria Cir Bonita Springs, FL	3.0	3.0	1868	$2,595	$1.39	20d	1	1.38mi
28000 Crest Preserve Cir Bonita Springs, FL	1.0–2.0	1.0–2.0	897	$2,519	$2.81	4d	23	1.39mi
28436 Altessa Way #204 Bonita Springs, FL	2.0	2.0	1621	$9,000	$5.55	24d	1	1.40mi

HOA detail condo

• Monthly dues: $1,580 · $18,960/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-17
   days on market $234,900 Active 85 DOM
2. 2026-06-16
   days on market $234,900 Active 84 DOM
3. 2026-06-16
   price $234,900 Active 83 DOM
4. 2026-06-15
   days on market $244,900 Active 83 DOM
5. 2026-06-13
   days on market $244,900 Active 81 DOM
6. 2026-06-10
   days on market $244,900 Active 78 DOM
7. 2026-06-09
   days on market $244,900 Active 77 DOM
8. 2026-06-07
   days on market $244,900 Active 75 DOM
9. 2026-06-03
   days on market $244,900 Active 71 DOM
10. 2026-06-02
    days on market $244,900 Active 70 DOM
11. 2026-06-01
    days on market $244,900 Active 69 DOM
12. 2026-06-01
    days on market $244,900 Active 68 DOM
13. 2026-05-12
    price $244,900
14. 2026-04-14
    price $254,900
15. 2026-03-24
    listed $264,900 Active
16. 2025-10-05
    listed $289,900 Active
17. 2025-05-02
    listed $299,900 Active
18. 2019-05-30
    soldstatus $163,000
19. 2019-05-02
    soldstatus $163,000 Sold
20. 2019-03-22
    status Pending With Contingencies
21. 2019-03-04
    status Active
22. 2019-02-11
    status Pending With Contingencies
23. 2019-01-31
    listed $164,900 Active
24. 1993-08-13
    soldstatus $121,700

ⓘ 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: $2,696 · $225/mo
• Projected year-2 tax: $2,696 · $225/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 ≥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: $61,401
• − Mortgage interest: −$13,158
• − Property taxes: −$2,696
• − Insurance: −$1,174
• − Repairs & maintenance: −$4,912
• − Management: −$4,912
• − HOA: −$18,960
• − Depreciation: −$6,833
• Taxable income: $8,754
• Est. tax owed @ 24.0%: −$2,101
• After-tax cash flow: $8,793/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

+101.2% since first listed

12 events — show timeline

• 2026-05-12 Price Changed $244,900 BEARMLS
• 2026-04-14 Price Changed $254,900 BEARMLS
• 2026-03-24 Listed $264,900 BEARMLS
• 2025-10-05 Listed $289,900 BEARMLS
• 2025-05-02 Listed $299,900 BEARMLS
• 2019-05-30 Sold (Public Records) $163,000 Public Records
• 2019-05-02 Sold (MLS) $163,000 NAPLESMLS
• 2019-03-22 Pending — NAPLESMLS
• 2019-03-04 Relisted — NAPLESMLS
• 2019-02-11 Pending — NAPLESMLS
• 2019-01-31 Listed $164,900 NAPLESMLS
• 1993-08-13 Sold (Public Records) $121,700 Public Records

Property tax history

+7.8%/yr

Latest (2025): $2,696 · -0.7% YoY. Source: county tax records.