13050 Amberley Ct #712 · Bonita Springs, FL 34135

$239,900

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

Built 1993 $1493/mo HOA · 28% 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

ONE OF THE BEST AND MOST PRIVATE LAKE VIEWS IN WORTHINGTON… This beautifully positioned second-floor condo offers a rare north-facing lanai with serene lake and golf course views—without the concern of passing golfers or stray golf balls, providing exceptional privacy and peace of mind. This well-appointed 2-bedroom, 2-bath residence is offered fully furnished and features a spacious, open floor plan. Tile flooring runs throughout the main living areas, while both bedrooms have been updated with new carpeting. The bright, open kitchen is equipped with white appliances and offers extra counter space and cabinets. The generously sized primary suite showcases stunning lake views,

Key facts

• Bright kitchen
• North-facing lanai
• Open floor plan

Tags

• LAKE VIEWS
• NORTH-FACING LANAI
• GOLF COURSE VIEWS
• OPEN FLOOR PLAN
• TILE FLOORING
• BRIGHT KITCHEN

Property features AI

Finance

• Other: Property is one of 12 units in the building and one of 799 units in the complex; Two units per floor in the building; Single-story building (1 floor)
• Financial info: Total annual recurring fees (all assessments): $18,916; Total one-time fees: $12,650
• HOA & community: Mandatory HOA; Master HOA fee charged monthly; Condo fee charged quarterly; On-site management; Maintenance covers golf course, insurance, internet/WiFi, irrigation water, lawn/land maintenance, pest control (interior and exterior), trash removal, street lights, reserve, manager, legal/accounting, master antenna/satellite; Community amenities include clubhouse, community pool, spa/hot tub, exercise room, business center, library, restaurant, cabana, bocce court, putting green, tennis courts, electric vehicle charging, private membership, underground utilities, and streetlights; Community type: gated, golf course, tennis; Golf is bundled

Exterior

• Parking: 1 assigned parking space; Guest parking available; Detached 1-car carport
• Security: Gated community with on-site management
• Utilities: Central water; Central sewer; Central electric power
• Home design: Residential low-rise (1–3 stories); Traditional style; Built in 1993; Rear faces north; Part of the Worthington development (Amberley Court, unit 712)
• Construction: Concrete block construction
• Exterior features: Automatic sprinkler system; Exterior storage; Tile roof; Single-hung and sliding windows; Stucco exterior; Golf course frontage; Lakefront; Lake/canal and reclaimed irrigation

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator/Freezer; Pantry; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Primary bathroom with shower only
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Cathedral ceilings; Fire sprinkler system; Foyer; High-speed internet available; Pantry; Smoke detectors; Window coverings; Eat-in kitchen; Screened lanai/porch; Turnkey furnished; Great room floor plan; Split bedroom floor plan
• Laundry & utility: Washer; Dryer; Washer/Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $240k).
• Recommended offer: $226k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $5,347/mo this rent would consume 70% 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $67k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $135k; list at $240k implies a 78% gain — meaningful room to come down on a strong offer.

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→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,506 (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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 2.23% ✓
• Cap rate: 12.04%
• Cash-on-cash: 20.54%
• DSCR: 1.91
• GRM: 3.7

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: 7.9%
• Equity multiple: 1.29×
• Total profit: $19,625
• Equity at exit: $35,770

10-year hold

• IRR: 12.9%
• Equity multiple: 1.81×
• Total profit: $54,672
• Equity at exit: $20,742

Cash invested: $67,172 (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: 3.7×

Monthly cashflow live

• Estimated rent: $5,347 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$224 /mo · $2,686/yr
• Insurance: −$100
• HOA: −$1,493
• Vacancy / Maint / Mgmt: −$1,123
• Net cashflow: $1,150

Break-even live

Break-even rent $3,892

Max offer price $239,900

Occupancy floor 74%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13046 Amberley Ct Unit 602R Bonita Springs, FL	2.0	2.0	1076	$5,500	$5.11	24d	1	0.03mi
13046 Amberley Ct Unit 602RA Bonita Springs, FL	2.0	2.0	1076	$2,000	$1.86	24d	1	0.03mi
13050 Amberley Ct #708 Bonita Springs, FL	2.0	2.0	1204	$5,500	$4.57	24d	1	0.03mi
13060 Amberley Ct #809 Bonita Springs, FL	2.0	2.0	1204	$5,500	$4.57	24d	1	0.06mi
13070 Amberley Ct #902 Bonita Springs, FL	2.0	2.0	1076	$5,800	$5.39	24d	1	0.09mi
13270 Sherburne Cir #2903 Bonita Springs, FL	2.0	2.0	1487	$6,000	$4.03	24d	1	0.27mi
13260 Sherburne Cir #2704 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	21d	1	0.29mi
13256 Sherburne Cir #2603 Bonita Springs, FL	3.0	2.0	1576	$6,500	$4.12	24d	1	0.29mi
13231 Sherburne Cir #1504 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	24d	1	0.32mi
28536 F B Fowler Ct Bonita Springs, FL	3.0	2.0	1765	$6,500	$3.68	24d	1	0.33mi
12607 Fox Ridge Dr #4102 Bonita Springs, FL	2.0	2.0	1357	$2,000	$1.47	24d	1	0.44mi
12606 Fox Ridge Dr #7202 Bonita Springs, FL	3.0	3.0	1743	$2,400	$1.38	24d	1	0.45mi
12622 Hunters Ridge Dr Bonita Springs, FL	3.0	2.0	1787	$7,500	$4.20	3d	1	0.48mi
27906 Radiant Ct Bonita Springs, FL	3.0	2.5	1638	$2,650	$1.62	14d	1	0.48mi
27906 Radiant Ct Bonita Springs, FL	3.0	2.5	1638	$2,650	$1.62	14d	1	0.48mi
27906 Radiant Ct Bonita Springs, FL	3.0	2.5	1637	$2,650	$1.62	3d	1	0.48mi
13641 Worthington Way Bonita Springs, FL	2.0	2.0	1140	$4,000	$3.51	3d	2	0.50mi
13641 Worthington Way Bonita Springs, FL	2.0	2.0	1140	$4,150	$3.64	16d	2	0.50mi
13641 Worthington Way #1610 Bonita Springs, FL	2.0	2.0	1204	$5,799	$4.82	21d	1	0.51mi
13611 Worthington Way #1312 Bonita Springs, FL	3.0	2.0	1312	$5,500	$4.19	24d	1	0.52mi
27874 Radiant Ct Bonita Springs, FL	3.0	2.5	1657	$2,790	$1.68	2d	1	0.54mi
27874 Radiant Ct Bonita Springs, FL	3.0	2.5	1657	$2,950	$1.78	21d	1	0.54mi
13520 Southampton Dr Bonita Springs, FL	3.0	2.0	1642	$8,000	$4.87	24d	1	0.65mi
27825 Solis Grande Dr Bonita Springs, FL	3.0	2.5	1831	$2,500	$1.37	24d	1	0.65mi
12770 Bonita Vista Pl Bonita Springs, FL	1.0–3.0	1.0–2.0	1116	$3,454	$3.09	2d	70	0.69mi
13962 Southampton Dr #4404 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	24d	1	0.69mi
12080 Matera Ln #204 Bonita Springs, FL	2.0	2.0	1467	$7,500	$5.11	16d	1	0.83mi
28076 Cavendish Ct #2101 Bonita Springs, FL	3.0	2.0	1222	$6,250	$5.11	24d	1	0.91mi
28068 Cavendish Ct #2301 Bonita Springs, FL	3.0	2.0	1222	$6,000	$4.91	14d	1	0.93mi
28068 Cavendish Ct #2310 Bonita Springs, FL	2.0	2.0	1339	$5,500	$4.11	24d	1	0.93mi
12040 Matera Ln #104 Bonita Springs, FL	2.0	2.0	1467	$7,500	$5.11	15d	1	0.93mi
28048 Cavendish Ct #5904 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	21d	1	0.93mi
28064 Cavendish Ct #2404 Bonita Springs, FL	2.0	2.0	1076	$5,300	$4.93	24d	1	0.94mi
12015 Matera Ln #102 Bonita Springs, FL	3.0	2.0	1467	$7,500	$5.11	24d	1	1.00mi
12015 Matera Ln #101 Bonita Springs, FL	2.0	2.0	1467	$6,000	$4.09	24d	1	1.00mi
28436 Altessa Way #204 Bonita Springs, FL	2.0	2.0	1621	$9,000	$5.55	24d	1	1.05mi
11111 Corsia Trieste Way #204 Bonita Springs, FL	2.0	2.0	1551	$7,000	$4.51	24d	1	1.29mi
28000 Crest Preserve Cir Bonita Springs, FL	1.0–2.0	1.0–2.0	897	$2,519	$2.81	3d	23	1.31mi
11091 Corsia Trieste Way #106 Bonita Springs, FL	2.0	2.0	1696	$6,000	$3.54	24d	1	1.34mi
16352 Viansa Way #101 Naples, FL	3.0	2.0	1710	$8,000	$4.68	23d	1	1.48mi

HOA detail condo

• Monthly dues: $1,493 · $17,916/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-17
   days on market $239,900 Active 85 DOM
2. 2026-06-16
   days on market $239,900 Active 84 DOM
3. 2026-06-15
   days on market $239,900 Active 83 DOM
4. 2026-06-13
   days on market $239,900 Active 81 DOM
5. 2026-06-10
   days on market $239,900 Active 78 DOM
6. 2026-06-09
   days on market $239,900 Active 77 DOM
7. 2026-06-07
   days on market $239,900 Active 75 DOM
8. 2026-06-03
   days on market $239,900 Active 71 DOM
9. 2026-06-02
   days on market $239,900 Active 70 DOM
10. 2026-06-01
    days on market $239,900 Active 69 DOM
11. 2026-06-01
    days on market $239,900 Active 68 DOM
12. 2026-03-24
    listed $239,900 Active
13. 2003-05-08
    soldstatus $135,000
14. 1992-05-18
    soldstatus $117,500

ⓘ 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: $2,686 · $224/mo
• Projected year-2 tax: $2,686 · $224/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 · 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: $64,169
• − Mortgage interest: −$13,438
• − Property taxes: −$2,686
• − Insurance: −$1,200
• − Repairs & maintenance: −$5,134
• − Management: −$5,134
• − HOA: −$17,916
• − Depreciation: −$6,979
• Taxable income: $11,683
• Est. tax owed @ 24.0%: −$2,804
• After-tax cash flow: $10,991/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

+104.2% since first listed

3 events — show timeline

• 2026-03-24 Listed $239,900 BEARMLS
• 2003-05-08 Sold (Public Records) $135,000 Public Records
• 1992-05-18 Sold (Public Records) $117,500 Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,686 · -2.2% YoY. Source: county tax records.