28076 Cavendish Ct #2107 · Bonita Springs, FL 34135

$310,000

3 bd · 2.0 ba · 1,312 sqft · Condo public records · 362 Days on market

Built 1994 $1718/mo HOA · 32% 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 +24.9/30.0
• 1% rule +10.0/10.0
• DSCR +8.1/10.0
• 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

This is your opportunity to lock in immediate golf privileges and the ultimate Florida lifestyle in Worthington Country Club, a highly sought-after bundled golf community! This beautifully updated 3-bedroom, 2-bath end-unit condo offers breathtaking southwestern views of the golf course and shimmering lake—perfect for enjoying spectacular Gulf Coast sunsets right from your screened lanai. Inside, you'll love the modern updates, including granite countertops, stainless steel appliances, tile and luxury vinyl flooring, and a new A/C and water heater—all thoughtfully chosen to blend comfort with style. Live where resort-style amenities are at your doorstep: championship golf, te

Key facts

• Southwestern views
• Screened lanai
• Granite countertops

Tags

• SOUTHWESTERN VIEWS
• SCREENED LANAI
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LUXURY VINYL FLOORING
• RESORT-STYLE AMENITIES

Property features AI

Finance

• Financial info: Pets allowed conditionally (call); maximum 2 pets, max weight 25 lbs
• HOA & community: Homeowners association with monthly fee; Association amenities: clubhouse, fitness center, pool, spa/hot tub, cabana, bocce court, tennis courts, putting greens, golf course, restaurant, business center, storage, private membership, recreation facilities; Association fee covers: management, cable TV, internet, golf, irrigation water, legal/accounting, grounds maintenance, pest control, recreation facilities, reserve fund, road maintenance, street lights, security, trash; Community features: golf, gated community, tennis courts, street lights; Community size: 799 units

Exterior

• Parking: Assigned covered parking; Detached carport; 1 carport space; Guest parking; Electric vehicle charging station(s)
• Security: Gated community with guard; Security gate; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; High speed internet available; Underground utilities
• Home design: 2-story building; Entry level: 2; Resale property; Northeast-facing; Has view (lake)
• Construction: Block, concrete and stucco construction; Tile roof
• Exterior features: Lanai / screened porch; Porch; Storage; Water feature on property; Sprinkler/irrigation system; Automatic sprinklers; Pond on lot; On golf course; Paved road

Interior

• Kitchen: Dishwasher; Electric cooktop; Freezer; Garbage disposal; Microwave; Range; Refrigerator
• Bedrooms: Master bedroom (14 x 14); Bedroom (13 x 10); Bedroom (11 x 12)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Vaulted ceilings; Split bedrooms; Breakfast bar; Eat-in kitchen; Living/dining room; Pantry; Sitting area in primary; Tub/shower; Cable TV available; High speed internet available; Single hung windows; Furnishing negotiable
• Laundry & utility: Washer hookup; Dryer hookup; Washer (present)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $310k.

Deal economics

• At list price, monthly cash flow is $665 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $310k).
• Recommended offer: $273k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 38 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 $5,377/mo this rent would consume 71% 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 $9k 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 362 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $39k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $272,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 362 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: 1.73% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.20%
• DSCR: 1.41
• GRM: 4.8

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: -7.4%
• Equity multiple: 0.74×
• Total profit: $-22,643
• Equity at exit: $46,222

10-year hold

• IRR: -4.9%
• Equity multiple: 0.75×
• Total profit: $-22,119
• Equity at exit: $26,803

Cash invested: $86,800 (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: 835
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $5,377 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$110 /mo · $1,317/yr
• Insurance: −$129
• HOA: −$1,718
• Vacancy / Maint / Mgmt: −$1,129
• Net cashflow: $665

Break-even live

Break-even rent $4,535

Max offer price $310,000

Occupancy floor 83%

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28068 Cavendish Ct #2301 Bonita Springs, FL	3.0	2.0	1222	$6,000	$4.91	13d	1	0.02mi
28068 Cavendish Ct #2310 Bonita Springs, FL	2.0	2.0	1339	$5,500	$4.11	23d	1	0.02mi
28076 Cavendish Ct #2101 Bonita Springs, FL	3.0	2.0	1222	$6,250	$5.11	23d	1	0.03mi
28064 Cavendish Ct #2404 Bonita Springs, FL	2.0	2.0	1076	$5,300	$4.93	23d	1	0.07mi
28048 Cavendish Ct #5904 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	21d	1	0.13mi
13962 Southampton Dr #4404 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	23d	1	0.25mi
13520 Southampton Dr Bonita Springs, FL	3.0	2.0	1642	$8,000	$4.87	23d	1	0.34mi
13611 Worthington Way #1312 Bonita Springs, FL	3.0	2.0	1312	$5,500	$4.19	23d	1	0.48mi
13641 Worthington Way #1610 Bonita Springs, FL	2.0	2.0	1204	$5,799	$4.82	21d	1	0.56mi
13641 Worthington Way Bonita Springs, FL	2.0	2.0	1140	$4,150	$3.64	15d	2	0.57mi
13641 Worthington Way Bonita Springs, FL	2.0	2.0	1140	$4,000	$3.51	3d	2	0.57mi
28008 Sosta Ln #4 Bonita Springs, FL	3.0	2.0	1541	$6,000	$3.89	23d	1	0.63mi
13260 Sherburne Cir #2704 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	21d	1	0.65mi
13270 Sherburne Cir #2903 Bonita Springs, FL	2.0	2.0	1487	$6,000	$4.03	23d	1	0.65mi
13256 Sherburne Cir #2603 Bonita Springs, FL	3.0	2.0	1576	$6,500	$4.12	23d	1	0.65mi
13231 Sherburne Cir #1504 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	23d	1	0.70mi
28086 Sosta Ln #1 Bonita Springs, FL	2.0	2.0	1402	$2,300	$1.64	3d	1	0.76mi
28576 Alessandria Cir Bonita Springs, FL	3.0	3.0	1868	$2,595	$1.39	19d	1	0.80mi
13070 Amberley Ct #902 Bonita Springs, FL	2.0	2.0	1076	$5,800	$5.39	23d	1	0.83mi
13060 Amberley Ct #809 Bonita Springs, FL	2.0	2.0	1204	$5,500	$4.57	23d	1	0.86mi
28050 Boccaccio Way Bonita Springs, FL	2.0	2.0	1534	$2,600	$1.69	23d	1	0.86mi
13050 Amberley Ct #708 Bonita Springs, FL	2.0	2.0	1204	$5,500	$4.57	23d	1	0.90mi
27906 Radiant Ct Bonita Springs, FL	3.0	2.5	1637	$2,650	$1.62	3d	1	0.90mi
27906 Radiant Ct Bonita Springs, FL	3.0	2.5	1638	$2,650	$1.62	13d	1	0.90mi
27906 Radiant Ct Bonita Springs, FL	3.0	2.5	1638	$2,650	$1.62	14d	1	0.90mi
27874 Radiant Ct Bonita Springs, FL	3.0	2.5	1657	$2,790	$1.68	1d	1	0.92mi
27874 Radiant Ct Bonita Springs, FL	3.0	2.5	1657	$2,950	$1.78	21d	1	0.92mi
13046 Amberley Ct Unit 602RA Bonita Springs, FL	2.0	2.0	1076	$2,000	$1.86	23d	1	0.94mi
13046 Amberley Ct Unit 602R Bonita Springs, FL	2.0	2.0	1076	$5,500	$5.11	23d	1	0.94mi
27825 Solis Grande Dr Bonita Springs, FL	3.0	2.5	1831	$2,500	$1.37	23d	1	0.99mi
14706 Escalante Way Bonita Springs, FL	3.0	3.0	1868	$2,600	$1.39	23d	1	1.00mi
28719 Alessandria Cir Bonita Springs, FL	3.0	3.0	1868	$2,400	$1.28	23d	1	1.01mi
12770 Bonita Vista Pl Bonita Springs, FL	1.0–3.0	1.0–2.0	1116	$3,454	$3.09	1d	70	1.23mi
28536 F B Fowler Ct Bonita Springs, FL	3.0	2.0	1765	$6,500	$3.68	23d	1	1.24mi
12607 Fox Ridge Dr #4102 Bonita Springs, FL	2.0	2.0	1357	$2,000	$1.47	23d	1	1.35mi
12606 Fox Ridge Dr #7202 Bonita Springs, FL	3.0	3.0	1743	$2,400	$1.38	23d	1	1.36mi
12622 Hunters Ridge Dr Bonita Springs, FL	3.0	2.0	1787	$7,500	$4.20	3d	1	1.39mi
15107 Auk Way Bonita Springs, FL	3.0	3.0	1868	$6,200	$3.32	21d	1	1.41mi

HOA detail condo

• Monthly dues: $1,718 · $20,616/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-01
   days on market $310,000 Active 362 DOM
2. 2026-02-19
   price $310,000
3. 2025-06-03
   listed $349,000 Active
4. 2025-05-01
   historical
5. 2025-03-26
   price $349,000
6. 2025-01-06
   price $365,000
7. 2024-12-17
   price $380,000
8. 2024-09-30
   price $395,000
9. 2024-04-25
   price $400,000
10. 2024-04-04
    listed $415,000 Active
11. 2005-12-20
    soldstatus $325,000
12. 1993-11-01
    soldstatus $120,500

ⓘ 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: $1,317 · $110/mo
• Projected year-2 tax: $2,573 · $214/mo
• Expected delta: +$1,256/yr (+$105/mo · 95.4%)

ⓘ 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 · 32 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: $64,527
• − Mortgage interest: −$17,365
• − Property taxes: −$1,317
• − Insurance: −$1,550
• − Repairs & maintenance: −$5,162
• − Management: −$5,162
• − HOA: −$20,616
• − Depreciation: −$9,018
• Taxable income: $4,337
• Est. tax owed @ 24.0%: −$1,041
• After-tax cash flow: $6,944/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: 31,926
• 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

+157.3% since first listed

11 events — show timeline

• 2026-02-19 Price Changed $310,000 FORTMLS
• 2025-06-03 Listed $349,000 FORTMLS
• 2025-05-01 Listing Removed — FORTMLS
• 2025-03-26 Price Changed $349,000 FORTMLS
• 2025-01-06 Price Changed $365,000 FORTMLS
• 2024-12-17 Price Changed $380,000 FORTMLS
• 2024-09-30 Price Changed $395,000 FORTMLS
• 2024-04-25 Price Changed $400,000 FORTMLS
• 2024-04-04 Listed $415,000 FORTMLS
• 2005-12-20 Sold (Public Records) $325,000 Public Records
• 1993-11-01 Sold (Public Records) $120,500 Public Records

Property tax history

-2.2%/yr

Latest (2025): $1,317 · +3.7% YoY. Source: county tax records.