28078 Sosta Ln #3 · Bonita Springs, FL 34135

$424,900

3 bd · 2.0 ba · 1,540 sqft · Condo public records · 67 Days on market

Built 2014 $671/mo HOA · 13% 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 +22.8/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 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

Enjoy your morning coffee as you watch the sunrise in this eastern exposure TURNKEY 2nd floor end unit with a one car garage in the Sorrento community. This 3 bedroom 2 bath plus den offers an open floor plan featuring a large kitchen with solid wood cabinets, granite countertops, stainless steel appliances, and a large pantry. This main living area leads in to the screened in balcony overlooking the nicely manicured grounds with soaring palm trees. The large master suite offers a walk in shower and a large walk in closet. This unit has been used sparingly by the original owners. A new high efficiency A/C was installed in 2023 and new water heater in 2024 making this a true move in ready property. Sorrento is a tight knit community with only 152 units offering a resort style pool with waterfall and a large community clubhouse all within walking distance. Conveniently located just east of I-75 minutes from the beaches and the airport!

Key facts

• $671 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Part of a complex with 152 units and 4 units per building; 2 units per floor and 2 total floors
• HOA & community: Mandatory HOA; Professional management; Quarterly master HOA fee; Master HOA fee paid quarterly (total annual recurring fees listed); HOA maintains cable, internet/WiFi, irrigation water, lawn/land maintenance, sewer, street lights, street maintenance, trash removal, water, insurance, legal/accounting; Community amenities include clubhouse, community pool, exercise room, bocce court, internet access, streetlights, underground utilities; Gated community

Exterior

• Parking: Attached garage (1 space); Additional 2+ paved driveway spaces
• Security: Gated community
• Utilities: Central water; Central sewer; Electric service (central)
• Home design: Residential property; Low-rise (1–3) carriage/coach building; Rear exposure to the east; Part of the SORRENTO development
• Construction: Built in 2014; Concrete block construction
• Exterior features: Stucco exterior; Tile roof; Impact resistant windows and doors; Single-hung windows; Gated community; Regular lot; Private road; Landscaped view; Central irrigation

Interior

• Kitchen: Island; Pantry; Breakfast bar / eat-in kitchen; Electric cooktop; Microwave; Refrigerator/freezer
• Bedrooms: 3 bedrooms plus den; Split bedroom floor plan
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Cable available
• Interior features: Cable prewire; Walk-in closet; Den / study; Screened lanai/porch; Negotiable furnishings
• Laundry & utility: Washer; Dryer; Automatic garage door opener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $425k.

Deal economics

• At list price, monthly cash flow is $736 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $425k).
• Recommended offer: $399k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 33 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 $5,312/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 $3k of loan paydown is wiped out by about $13k 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 67 days — a 6% lower offer ($399k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $355k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $399,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 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: 1.25% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.42%
• DSCR: 1.33
• GRM: 6.7

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: -8.8%
• Equity multiple: 0.69×
• Total profit: $-37,169
• Equity at exit: $63,354

10-year hold

• IRR: -4.6%
• Equity multiple: 0.74×
• Total profit: $-30,566
• Equity at exit: $36,738

Cash invested: $118,972 (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: 6.7×

Monthly cashflow live

• Estimated rent: $5,312 high
• Mortgage (P&I): −$2,228
• Tax from tax record: −$384 /mo · $4,613/yr
• Insurance: −$177
• HOA: −$671
• Vacancy / Maint / Mgmt: −$1,115
• Net cashflow: $736

Break-even live

Break-even rent $4,381

Max offer price $424,900

Occupancy floor 81%

Sensitivity live

Price	-10% $976	-5% $856	+0% $736	+5% $615	+10% $495
Rent	-10% $316	-5% $526	+0% $736	+5% $945	+10% $1,155
Rate	-1.0pp $950	-0.5pp $844	base $736	+0.5pp $625	+1.0pp $513

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: $106,225
• Closing costs: $12,747
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28086 Sosta Ln #1 Bonita Springs, FL	2.0	2.0	1402	$2,300	$1.64	4d	1	0.07mi
28050 Boccaccio Way Bonita Springs, FL	2.0	2.0	1534	$2,600	$1.69	25d	1	0.12mi
28008 Sosta Ln #4 Bonita Springs, FL	3.0	2.0	1541	$6,000	$3.89	25d	1	0.14mi
28576 Alessandria Cir Bonita Springs, FL	3.0	3.0	1868	$2,595	$1.39	20d	1	0.27mi
14706 Escalante Way Bonita Springs, FL	3.0	3.0	1868	$2,600	$1.39	25d	1	0.35mi
28719 Alessandria Cir Bonita Springs, FL	3.0	3.0	1868	$2,400	$1.28	25d	1	0.37mi
14099 Tivoli Ter Bonita Springs, FL	3.0	2.0	2205	$3,500	$1.59	15d	1	0.44mi
28000 Quiet Water Way Bonita Springs, FL	3.0	2.0	2174	$6,250	$2.87	25d	1	0.68mi
28068 Cavendish Ct #2310 Bonita Springs, FL	2.0	2.0	1339	$5,500	$4.11	25d	1	0.73mi
28068 Cavendish Ct #2301 Bonita Springs, FL	3.0	2.0	1222	$6,000	$4.91	15d	1	0.73mi
28064 Cavendish Ct #2404 Bonita Springs, FL	2.0	2.0	1076	$5,300	$4.93	25d	1	0.74mi
28076 Cavendish Ct #2101 Bonita Springs, FL	3.0	2.0	1222	$6,250	$5.11	25d	1	0.74mi
28048 Cavendish Ct #5904 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	22d	1	0.78mi
28495 Villagewalk Blvd Bonita Springs, FL	3.0	3.0	1868	$3,500	$1.87	17d	1	0.92mi
15107 Auk Way Bonita Springs, FL	3.0	3.0	1868	$6,200	$3.32	22d	1	0.92mi
15317 Laughing Gull Ln Bonita Springs, FL	3.0	3.0	1800	$6,700	$3.72	25d	1	0.95mi
28648 San Lucas Ln #102 Bonita Springs, FL	2.0	2.0	1940	$8,000	$4.12	25d	1	0.96mi
13962 Southampton Dr #4404 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	25d	1	0.99mi
28751 Xenon Way Bonita Springs, FL	3.0	2.0	1661	$2,650	$1.60	4d	1	1.00mi
13520 Southampton Dr Bonita Springs, FL	3.0	2.0	1642	$8,000	$4.87	25d	1	1.02mi
15369 Laughing Gull Ln Bonita Springs, FL	3.0	3.0	1868	$4,999	$2.68	25d	1	1.03mi
28869 Vermillion Ln Bonita Springs, FL	2.0	2.0	1534	$4,000	$2.61	17d	1	1.07mi
28207 Islet Trl Bonita Springs, FL	2.0	2.0	1534	$3,300	$2.15	25d	1	1.14mi
13611 Worthington Way #1312 Bonita Springs, FL	3.0	2.0	1312	$5,500	$4.19	25d	1	1.22mi
15561 Latitude Dr Bonita Springs, FL	3.0	3.0	1868	$5,600	$3.00	25d	1	1.28mi
13641 Worthington Way #1610 Bonita Springs, FL	2.0	2.0	1204	$5,799	$4.82	22d	1	1.29mi
13641 Worthington Way Bonita Springs, FL	2.0	2.0	1140	$4,150	$3.64	17d	2	1.30mi
13641 Worthington Way Bonita Springs, FL	2.0	2.0	1140	$4,000	$3.51	4d	2	1.30mi
13260 Sherburne Cir #2704 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	22d	1	1.39mi
13270 Sherburne Cir #2903 Bonita Springs, FL	2.0	2.0	1487	$6,000	$4.03	25d	1	1.40mi
13256 Sherburne Cir #2603 Bonita Springs, FL	3.0	2.0	1576	$6,500	$4.12	25d	1	1.40mi
15382 Queen Angel Way Bonita Springs, FL	2.0	2.0	1534	$1,500	$0.98	4d	1	1.42mi
13231 Sherburne Cir #1504 Bonita Springs, FL	2.0	2.0	1446	$6,500	$4.50	25d	1	1.44mi

HOA detail condo

• Monthly dues: $671 · $8,052/yr
• Likely covers: waterlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-01
   days on market $424,900 Active 67 DOM
2. 2026-06-01
   days on market $424,900 Active 66 DOM
3. 2026-03-26
   listed $424,900 Active
4. 2025-10-02
   soldstatus $355,000
5. 2025-09-17
   soldstatus $355,000 Sold 947-char remark

   Show marketing remark (947 chars)

   Enjoy your morning coffee as you watch the sunrise in this eastern exposure TURNKEY 2nd floor end unit with a one car garage in the Sorrento community. This 3 bedroom 2 bath plus den offers an open floor plan featuring a large kitchen with solid wood cabinets, granite countertops, stainless steel appliances, and a large pantry. This main living area leads in to the screened in balcony overlooking the nicely manicured grounds with soaring palm trees. The large master suite offers a walk in shower and a large walk in closet. This unit has been used sparingly by the original owners. A new high efficiency A/C was installed in 2023 and new water heater in 2024 making this a true move in ready property. Sorrento is a tight knit community with only 152 units offering a resort style pool with waterfall and a large community clubhouse all within walking distance. Conveniently located just east of I-75 minutes from the beaches and the airport!

6. 2025-08-15
   status Pending 947-char remark

   Show marketing remark (947 chars)

   Enjoy your morning coffee as you watch the sunrise in this eastern exposure TURNKEY 2nd floor end unit with a one car garage in the Sorrento community. This 3 bedroom 2 bath plus den offers an open floor plan featuring a large kitchen with solid wood cabinets, granite countertops, stainless steel appliances, and a large pantry. This main living area leads in to the screened in balcony overlooking the nicely manicured grounds with soaring palm trees. The large master suite offers a walk in shower and a large walk in closet. This unit has been used sparingly by the original owners. A new high efficiency A/C was installed in 2023 and new water heater in 2024 making this a true move in ready property. Sorrento is a tight knit community with only 152 units offering a resort style pool with waterfall and a large community clubhouse all within walking distance. Conveniently located just east of I-75 minutes from the beaches and the airport!

7. 2025-01-31
   price $389,000 947-char remark

   Show marketing remark (947 chars)

   Enjoy your morning coffee as you watch the sunrise in this eastern exposure TURNKEY 2nd floor end unit with a one car garage in the Sorrento community. This 3 bedroom 2 bath plus den offers an open floor plan featuring a large kitchen with solid wood cabinets, granite countertops, stainless steel appliances, and a large pantry. This main living area leads in to the screened in balcony overlooking the nicely manicured grounds with soaring palm trees. The large master suite offers a walk in shower and a large walk in closet. This unit has been used sparingly by the original owners. A new high efficiency A/C was installed in 2023 and new water heater in 2024 making this a true move in ready property. Sorrento is a tight knit community with only 152 units offering a resort style pool with waterfall and a large community clubhouse all within walking distance. Conveniently located just east of I-75 minutes from the beaches and the airport!

8. 2024-11-26
   price $395,000 947-char remark

   Show marketing remark (947 chars)

   Enjoy your morning coffee as you watch the sunrise in this eastern exposure TURNKEY 2nd floor end unit with a one car garage in the Sorrento community. This 3 bedroom 2 bath plus den offers an open floor plan featuring a large kitchen with solid wood cabinets, granite countertops, stainless steel appliances, and a large pantry. This main living area leads in to the screened in balcony overlooking the nicely manicured grounds with soaring palm trees. The large master suite offers a walk in shower and a large walk in closet. This unit has been used sparingly by the original owners. A new high efficiency A/C was installed in 2023 and new water heater in 2024 making this a true move in ready property. Sorrento is a tight knit community with only 152 units offering a resort style pool with waterfall and a large community clubhouse all within walking distance. Conveniently located just east of I-75 minutes from the beaches and the airport!

9. 2024-08-23
   listed $400,000 Active 947-char remark

   Show marketing remark (947 chars)

   Enjoy your morning coffee as you watch the sunrise in this eastern exposure TURNKEY 2nd floor end unit with a one car garage in the Sorrento community. This 3 bedroom 2 bath plus den offers an open floor plan featuring a large kitchen with solid wood cabinets, granite countertops, stainless steel appliances, and a large pantry. This main living area leads in to the screened in balcony overlooking the nicely manicured grounds with soaring palm trees. The large master suite offers a walk in shower and a large walk in closet. This unit has been used sparingly by the original owners. A new high efficiency A/C was installed in 2023 and new water heater in 2024 making this a true move in ready property. Sorrento is a tight knit community with only 152 units offering a resort style pool with waterfall and a large community clubhouse all within walking distance. Conveniently located just east of I-75 minutes from the beaches and the airport!

ⓘ 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: $4,613 · $384/mo
• Projected year-2 tax: $4,613 · $384/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 7/10 Severe
• 🌡 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: $63,740
• − Mortgage interest: −$23,801
• − Property taxes: −$4,613
• − Insurance: −$2,124
• − Repairs & maintenance: −$5,099
• − Management: −$5,099
• − HOA: −$8,052
• − Depreciation: −$12,361
• Taxable income: $2,590
• Est. tax owed @ 24.0%: −$622
• After-tax cash flow: $8,205/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

+6.2% since first listed

7 events — show timeline

• 2026-03-26 Listed $424,900 NAPLESMLS
• 2025-10-02 Sold (Public Records) $355,000 Public Records
• 2025-09-17 Sold (MLS) $355,000 NAPLESMLS
• 2025-08-15 Pending — NAPLESMLS
• 2025-01-31 Price Changed $389,000 NAPLESMLS
• 2024-11-26 Price Changed $395,000 NAPLESMLS
• 2024-08-23 Listed $400,000 NAPLESMLS

Property tax history

+19.6%/yr

Latest (2025): $4,613 · +2.9% YoY. Source: county tax records.