3584 Cartwright Ct · Bonita Springs, FL 34134

$649,999

3 bd · 2.0 ba · 1,711 sqft · SingleFamily public records · 259 Days on market

Built 1985 0.27 ac lot Est $710k · 8% under

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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 +12.2/30.0
• ARV discount +11.3/15.0
• Schools +4.1/10.0
• DSCR +3.6/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LOCATION and a NEW ROOF! This enchanting residence is more than just a house—it’s a place to call home. Ideal for those who crave a cozy, welcoming space in a peaceful neighborhood with easy access to the best of coastal living, this property invites you to settle in and make it your own. From lazy beach days to lively dinners at nearby restaurants, or relaxing by your private heated pool, this home is perfectly positioned for a life well-lived. Thoughtfully crafted with an open-concept layout this home welcomes you the moment you step inside. Relax by the fireplace in the spacious living room or gather in the airy family area to create lasting memories. A charming, well-appoin

Key facts

• Private heated pool
• Landscaped backyard
• Screened-in lanai

Tags

• PRIVATE HEATED POOL
• OPEN-CONCEPT LAYOUT
• LANDSCAPED BACKYARD
• SCREENED-IN LANAI
• STAINLESS STEEL APPLIANCES
• WOOD TOP ISLAND

Property features AI

Finance

• Other: Property is in Cartwrights Subdivision (Subdivision B1); Lot is a regular-shaped lot with paved public road access; Lot area approximately 0.267 acres; Landscaped and wooded views; Irrigation: central
• HOA & community: No HOA maintenance; Community listed as non-gated

Exterior

• Parking: Attached 2-car garage; Paved driveway and paved parking
• Security: Smoke detectors
• Utilities: Central water and well; Central sewer; Cable available; Electric power
• Home design: Single-family residence; One-story ranch design; Rear exposure faces north; Residential property
• Construction: Concrete block construction; Stucco exterior finish; Shingle roof; Built in 1985; Below-ground private pool (electric heated) with equipment that stays
• Exterior features: Fenced yard; Patio; Auto sprinkler (central); Screened lanai/porch; Impact-resistant windows

Interior

• Kitchen: Kitchen island; Pantry; Dishwasher; Range; Microwave; Refrigerator/freezer; Disposal
• Bedrooms: 2 bedrooms plus den; Primary bedroom on the ground/first floor; Additional first-floor bedroom
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Primary bathroom with dual sinks and a shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Bar; Built-in cabinets; Fireplace; Foyer; French doors; High-speed internet available; Laundry tub; Pantry; Pull-down attic stairs; Smoke detectors; Tray ceiling; Split bedroom floor plan; Seven ceiling fans
• Laundry & utility: Washer and dryer included; Laundry located in the residence; Laundry tub

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $650k.

Deal economics

• At list price, monthly cash flow is $-134 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $626k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $527k (18.9% below list).
• Recommended offer: $527k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 rising (+2.9%/yr); 699 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); high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $5,270/mo this rent would consume 48% of the median local household income ($131k/yr) (locally 554% 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 $4k of loan paydown is wiped out by about $20k 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 259 days — a 12% lower offer ($572k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $100k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $210k; list at $650k implies a 210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $526,990 (18.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 259 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.81% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $710,065
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3645 Cartwright Ct	0.07mi	3/2.0	1,703 (-0%)	7mo	$635,000	$373	90
3660 Cartwright Ct	0.08mi	3/2.0	1,606 (-6%)	5mo	$660,000	$411	82
3656 Mccomb Ln	0.11mi	3/2.0	1,640 (-4%)	18mo	$840,000	$512	72
28405 Mango Dr	0.34mi	3/2.0	1,581 (-8%)	3mo	$740,000	$468	69
9060 Palmas Grandes Blvd #206	0.75mi	3/2.0	1,533 (-10%)	1mo	$275,000	$179	47
28840 Regis Ct	0.68mi	3/2.5	1,927 (+13%)	6mo	$800,000	$415	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.85% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.37×
• Total profit: $-114,675
• Equity at exit: $96,917

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-114,232
• Equity at exit: $56,200

Cash invested: $182,000 (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 34134

• Rents YoY: 2.9%
• Active inventory: 699
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $5,270 high
• Mortgage (P&I): −$3,409
• Tax from tax record: −$617 /mo · $7,409/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,107
• Net cashflow: $-134

Break-even live

Break-even rent $5,439

Max offer price $626,387

Occupancy floor 98%

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3620 Bailes St Bonita Springs, FL	3.0	3.0	1992	$12,000	$6.02	23d	1	0.10mi
3503 Brink Cir Bonita Springs, FL	2.0	3.0	1300	$2,200	$1.69	23d	1	0.26mi
28450 Winthrop Cir Unit 1546014P Bonita Springs, FL	3.0	2.0	1894	$7,804	$4.12	13d	1	0.38mi
28327 Hidden Lake Dr Bonita Springs, FL	3.0	2.0	1567	$8,950	$5.71	23d	1	0.39mi
3921 Leeward Passage Ct #203 Bonita Springs, FL	2.0	2.0	1204	$3,500	$2.91	23d	1	0.47mi
11 2nd St Bonita Springs, FL	3.0	2.0	1595	$9,500	$5.96	23d	1	0.48mi
27921 Bonita Village Blvd Bonita Springs, FL	2.0–3.0	2.0	1429	$3,745	$2.62	23d	3	0.49mi
3941 Leeward Passage Ct #203 Bonita Springs, FL	2.0	2.0	1204	$2,000	$1.66	23d	1	0.49mi
28211 Winthrop Cir Bonita Springs, FL	3.0	2.0	1918	$10,500	$5.47	23d	1	0.56mi
28611 Carriage Home Dr #101 Bonita Springs, FL	2.0	2.0	1433	$2,550	$1.78	23d	1	0.56mi
3951 Windward Passage Cir #102 Bonita Springs, FL	2.0	2.0	1397	$5,200	$3.72	23d	1	0.57mi
3561 Imperial Crossing Dr Bonita Springs, FL	1.0–3.0	1.0–2.0	1122	$3,650	$3.25	2d	19	0.59mi
9021 Las Maderas Dr #202 Bonita Springs, FL	2.0	2.0	1674	$7,500	$4.48	23d	1	0.59mi
8981 Palmas Grandes Blvd #102 Bonita Springs, FL	2.0	2.0	1791	$7,500	$4.19	23d	1	0.59mi
9050 Las Maderas Dr #101 Bonita Springs, FL	2.0	2.0	1364	$2,100	$1.54	23d	1	0.59mi
3930 Windward Passage Cir #202 Bonita Springs, FL	2.0	2.0	1478	$1,900	$1.29	16d	1	0.59mi
9030 Las Maderas Dr #101 Bonita Springs, FL	2.0	2.0	1432	$2,500	$1.75	23d	1	0.60mi
8990 Palmas Grandes Blvd #201 Bonita Springs, FL	2.0	2.0	1797	$5,000	$2.78	23d	1	0.60mi
28712 Carmel Way Bonita Springs, FL	3.0	2.5	1626	$9,250	$5.69	23d	1	0.60mi
60 4th St Bonita Springs, FL	3.0	2.0	1860	$11,400	$6.13	23d	1	0.61mi
28650 Carriage Home Dr Unit 1049692P Bonita Springs, FL	3.0	2.0	1528	$3,980	$2.60	16d	1	0.62mi
64 4th St Bonita Springs, FL	2.0	2.0	1231	$3,700	$3.01	23d	2	0.65mi
75 3rd St Bonita Springs, FL	3.0	3.0	1630	$8,900	$5.46	23d	1	0.68mi
9111 Las Maderas Dr #102 Bonita Springs, FL	2.0	2.0	1624	$7,500	$4.62	23d	1	0.68mi
9050 Palmas Grandes Blvd #101 Bonita Springs, FL	2.0	2.0	1200	$2,000	$1.67	23d	1	0.68mi
28052 Palmas Grandes Ln #101 Bonita Springs, FL	2.0	2.0	1500	$7,200	$4.80	23d	1	0.68mi
28070 Winthrop Cir Bonita Springs, FL	3.0	3.0	2008	$12,000	$5.98	23d	1	0.68mi
9002 Somerset Ln Unit 9002 Bonita Springs, FL	2.0	2.0	1200	$2,500	$2.08	14d	1	0.69mi
28700 Trails Edge Blvd Bonita Springs, FL	3.0	2.0	1458	$2,175	$1.49	3d	2	0.69mi
28790 Versol Dr Bonita Springs, FL	1.0–3.0	1.0–2.0	1075	$3,391	$3.15	1d	19	0.69mi
27594 Shore Dr Bonita Springs, FL	3.0	2.0	1426	$5,500	$3.86	23d	1	0.70mi
74 7th St Bonita Springs, FL	3.0	2.0	1124	$3,150	$2.80	23d	1	0.71mi
28720 Bermuda Bay Way #205 Bonita Springs, FL	2.0	2.0	1097	$2,200	$2.01	14d	1	0.73mi
4212 Rita Ln Bonita Springs, FL	2.0	2.0	1428	$1,475	$1.03	23d	1	0.73mi
9040 Carolina St Unit 1073518P Bonita Springs, FL	4.0	3.0	1915	$7,937	$4.14	16d	1	0.75mi
62 8th St Unit 1073526P Bonita Springs, FL	2.0	2.0	1593	$5,435	$3.41	23d	1	0.76mi
27671 Arroyal Rd #108 Bonita Springs, FL	2.0	1.0	1090	$1,900	$1.74	23d	1	0.76mi
27601 Arroyal Rd #126 Bonita Springs, FL	2.0	2.0	1090	$1,900	$1.74	23d	1	0.78mi
4150 Tarpon Ave Bonita Springs, FL	2.0	2.0	2103	$2,700	$1.28	3d	1	0.79mi
4150 Tarpon Ave Bonita Springs, FL	2.0	2.0	2103	$2,700	$1.28	23d	1	0.79mi

Listing history 18 events

1. 2026-06-17
   days on market $649,999 Active 259 DOM
2. 2026-06-16
   days on market $649,999 Active 258 DOM
3. 2026-06-16
   days on market $649,999 Active 257 DOM
4. 2026-06-13
   pricedays on market $649,999 Active 255 DOM
5. 2026-06-09
   days on market $688,000 Active 251 DOM
6. 2026-06-07
   days on market $688,000 Active 249 DOM
7. 2026-06-02
   days on market $688,000 Active 244 DOM
8. 2026-06-01
   days on market $688,000 Active 243 DOM
9. 2026-06-01
   days on market $688,000 Active 242 DOM
10. 2026-05-12
    price $688,000
11. 2026-03-03
    price $698,000
12. 2025-12-08
    price $729,800
13. 2025-09-30
    listed $749,800 Active
14. 2025-06-12
    historical
15. 2025-03-17
    listed $795,000 Active
16. 2011-03-22
    soldstatus $210,000
17. 2003-10-07
    soldstatus $232,000
18. 1985-04-01
    soldstatus $25,000

ⓘ 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: $7,409 · $617/mo
• Projected year-2 tax: $7,409 · $617/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 6/10 Major FEMA zone X (shaded) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $63,239
• − Mortgage interest: −$36,410
• − Property taxes: −$7,409
• − Insurance: −$3,250
• − Repairs & maintenance: −$5,059
• − Management: −$5,059
• − Depreciation: −$18,909
• Taxable loss: −$12,857
• Est. tax savings @ 24.0%: +$3,086
• After-tax cash flow: $1,482/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): 16,475
• Household income: $130,719
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 554.0

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 3% Asian 1%
• Common ancestry: Slovak 5% Romanian 4% Serbian 2%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 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: ▼ -236.48%
• Current HPI: 237.4416
• Rent YoY: ▲ 2.85%
• 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

+2652.0% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $688,000 BEARMLS
• 2026-03-03 Price Changed $698,000 BEARMLS
• 2025-12-08 Price Changed $729,800 BEARMLS
• 2025-09-30 Listed $749,800 BEARMLS
• 2025-06-12 Listing Removed — NAPLESMLS
• 2025-03-17 Listed $795,000 NAPLESMLS
• 2011-03-22 Sold (Public Records) $210,000 Public Records
• 2003-10-07 Sold (Public Records) $232,000 Public Records
• 1985-04-01 Sold (Public Records) $25,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $7,409 · -3.0% YoY. Source: county tax records.