28750 Trails Edge Blvd #205 · Bonita Springs, FL 34134

$325,000

3 bd · 2.0 ba · 1,519 sqft · Condo public records · 101 Days on market

Built 2007 $569/mo HOA · 10% 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
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Carlysle at Woods Edge: A Superb Location With Peace of Mind - I’m not sure if it’s for you, but for the individual who refuses to compromise between an attainable price point and a premier location, this residence at The Carlysle at Woods Edge emerges as the definitive solution. Positioned strategically West of US 41, this second-floor sanctuary provides an expansive 1,519 square feet of meticulously maintained living area - a rare find in Bonita Springs that balances architectural scale with genuine warmth. Just imagine a lifestyle where the white sands of the Gulf beaches, the upscale shopping of Coconut Point, and the vibrant dining and entertainment of Mercato are all j

Key facts

• Barbecue area
• Spacious kitchen
• Heated swimming pool

Tags

• OPEN CONCEPT FLOOR PLAN
• SPACIOUS KITCHEN
• PRIVATE SCREENED LANAI
• IMPACT RESISTANT WINDOWS
• HEATED SWIMMING POOL
• BARBECUE AREA

Property features AI

Finance

• Other: Condo/Subdivision identified as The Carlysle (sub condo name); Zoning/Section reference: The Carlysle, Section 04
• Financial info: Multifamily/building details: 2 units per floor, 30 units in building, 60 units in complex, single floor for this unit count
• HOA & community: Quarterly condo fee; Professional management; Maintenance coverage includes cable, insurance, internet/WiFi, irrigation water, lawn/land maintenance, pest control (exterior), sewer, street lights, trash removal, water, repairs, reserves, recreation facilities, manager, and master association fee; Community amenities include BBQ/picnic area, bike and jog path, bike storage, community pool, internet access, sidewalks, streetlights, and underground utilities; Non-gated community; Total annual recurring HOA fees listed as an annual amount; One-time fees apply

Exterior

• Parking: One assigned parking space; Guest parking available; Paved parking; Attached 1-car carport
• Security: Impact-resistant storm protection for doors and windows
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential mid-rise building (4–7 stories); Building constructed in 2007; Rear exposure faces west; Concrete block and metal frame construction; Part of Woods Edge development (The Carlysle)
• Construction: Concrete block and metal frame construction; Stucco finish; Built-up/flat and tile roof; Year built: 2007
• Exterior features: Stucco exterior; Built-up/flat and tile roofing; Impact-resistant doors and windows; Single-hung and sliding windows; Solar-tinted windows; Screened balcony; Landscaped views with pond and lagoon waterfront; Paved road access

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Range / Self-cleaning oven; Refrigerator / Freezer
• Bedrooms: 3 bedrooms plus den; Split bedroom floor plan
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and a shower (no tub)
• Heating & cooling: Central electric heating; Central electric air conditioning; Ceiling fans; Exhaust fan
• Interior features: Cable prewire; Fire sprinkler system; High-speed internet available; Pantry; Walk-in closet; Window coverings; Common elevator
• Laundry & utility: Washer and dryer included; Smoke detector

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $325k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $325k).
• Recommended offer: $296k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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 rising (+2.9%/yr); 699 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $5,893/mo this rent would consume 54% 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 $2k of loan paydown is wiped out by about $10k 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 + 2.9% rent growth), your $91k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $295,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.81% ✓
• Cap rate: 13.42%
• Cash-on-cash: 25.47%
• DSCR: 2.13
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.9%
• Equity multiple: 1.77×
• Total profit: $69,837
• Equity at exit: $48,459

10-year hold

• IRR: 27.2%
• Equity multiple: 3.39×
• Total profit: $217,125
• Equity at exit: $28,100

Cash invested: $91,000 (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: 4.6×

Monthly cashflow live

• Estimated rent: $5,893 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$316 /mo · $3,787/yr
• Insurance: −$135
• HOA: −$569
• Vacancy / Maint / Mgmt: −$1,238
• Net cashflow: $1,931

Break-even live

Break-even rent $3,449

Max offer price $325,000

Occupancy floor 62%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28700 Trails Edge Blvd Bonita Springs, FL	3.0	2.0	1458	$2,175	$1.49	3d	2	0.03mi
28611 Carriage Home Dr #101 Bonita Springs, FL	2.0	2.0	1433	$2,550	$1.78	23d	1	0.17mi
28650 Carriage Home Dr Unit 1049692P Bonita Springs, FL	3.0	2.0	1528	$3,980	$2.60	15d	1	0.19mi
1345 Sweetwater Cv #203 Naples, FL	2.0	2.0	1279	$4,800	$3.75	23d	1	0.26mi
28790 Versol Dr Bonita Springs, FL	1.0–3.0	1.0–2.0	1075	$3,391	$3.15	1d	19	0.26mi
1340 Sweetwater Cv #103 Naples, FL	2.0	2.0	1279	$5,000	$3.91	23d	1	0.26mi
28452 Del Lago Way Bonita Springs, FL	4.0	3.0	2201	$7,700	$3.50	23d	1	0.28mi
1325 Sweetwater Cv #201 Naples, FL	3.0	2.0	1381	$6,000	$4.34	23d	1	0.30mi
1415 Sweetwater Cv #104 Naples, FL	3.0	2.0	1381	$6,500	$4.71	23d	1	0.31mi
1360 Sweetwater Cv #202 Naples, FL	2.0	2.0	1279	$5,500	$4.30	23d	1	0.32mi
1420 Sweetwater Cv #102 Naples, FL	2.0	2.0	1279	$5,000	$3.91	21d	1	0.32mi
1420 Sweetwater Cv #102 Naples, FL	2.0	2.0	1279	$5,000	$3.91	23d	1	0.32mi
1405 Sweetwater Cv #204 Naples, FL	3.0	2.0	1381	$6,000	$4.34	23d	1	0.33mi
1405 Sweetwater Cv #204 Naples, FL	3.0	2.0	1381	$6,000	$4.34	13d	1	0.33mi
28327 Hidden Lake Dr Bonita Springs, FL	3.0	2.0	1567	$8,950	$5.71	23d	1	0.33mi
28070 Winthrop Cir Bonita Springs, FL	3.0	3.0	2008	$12,000	$5.98	23d	1	0.34mi
1390 Sweetwater Cv #203 Naples, FL	2.0	2.0	1279	$2,200	$1.72	13d	1	0.37mi
28211 Winthrop Cir Bonita Springs, FL	3.0	2.0	1918	$10,500	$5.47	23d	1	0.37mi
1117 Sweetwater Ln #2201 Naples, FL	2.0	2.0	1193	$6,500	$5.45	23d	1	0.44mi
1214 Sweetwater Ln #2306 Naples, FL	2.0	2.0	1378	$6,500	$4.72	23d	1	0.49mi
28450 Winthrop Cir Unit 1546014P Bonita Springs, FL	3.0	2.0	1894	$7,804	$4.12	13d	1	0.54mi
9021 Las Maderas Dr #202 Bonita Springs, FL	2.0	2.0	1674	$7,500	$4.48	23d	1	0.59mi
1250 Silverstrand Dr Naples, FL	3.0	2.0	1848	$5,000	$2.71	23d	1	0.59mi
28712 Carmel Way Bonita Springs, FL	3.0	2.5	1626	$9,250	$5.69	23d	1	0.60mi
9030 Las Maderas Dr #101 Bonita Springs, FL	2.0	2.0	1432	$2,500	$1.75	23d	1	0.62mi
9050 Las Maderas Dr #101 Bonita Springs, FL	2.0	2.0	1364	$2,100	$1.54	23d	1	0.64mi
9111 Las Maderas Dr #102 Bonita Springs, FL	2.0	2.0	1624	$7,500	$4.62	23d	1	0.64mi
3620 Bailes St Bonita Springs, FL	3.0	3.0	1992	$12,000	$6.02	23d	1	0.65mi
9855 Costa Mesa Ln #403 Bonita Springs, FL	2.0	2.0	1146	$1,600	$1.40	23d	1	0.65mi
3921 Leeward Passage Ct #203 Bonita Springs, FL	2.0	2.0	1204	$3,500	$2.91	23d	1	0.65mi
9851 Costa Mesa Ln Unit 1546344P Bonita Springs, FL	2.0	2.0	1194	$1,935	$1.62	15d	1	0.65mi
8981 Palmas Grandes Blvd #102 Bonita Springs, FL	2.0	2.0	1791	$7,500	$4.19	23d	1	0.68mi
14907 Sterling Oaks Dr Naples, FL	3.0	3.0	1760	$6,500	$3.69	23d	1	0.69mi
3941 Leeward Passage Ct #203 Bonita Springs, FL	2.0	2.0	1204	$2,000	$1.66	23d	1	0.70mi
8990 Palmas Grandes Blvd #201 Bonita Springs, FL	2.0	2.0	1797	$5,000	$2.78	23d	1	0.72mi
28720 Bermuda Bay Way #205 Bonita Springs, FL	2.0	2.0	1097	$2,200	$2.01	14d	1	0.72mi
28940 Bermuda Pointe Cir #102 Bonita Springs, FL	2.0	2.0	1076	$5,500	$5.11	23d	1	0.73mi
3930 Windward Passage Cir #202 Bonita Springs, FL	2.0	2.0	1478	$1,900	$1.29	15d	1	0.74mi
28052 Palmas Grandes Ln #101 Bonita Springs, FL	2.0	2.0	1500	$7,200	$4.80	23d	1	0.74mi
3951 Windward Passage Cir #102 Bonita Springs, FL	2.0	2.0	1397	$5,200	$3.72	23d	1	0.76mi

HOA detail condo

• Monthly dues: $569 · $6,828/yr
• Likely covers: trash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-17
   days on market $325,000 Active 101 DOM
2. 2026-06-16
   days on market $325,000 Active 100 DOM
3. 2026-06-15
   days on market $325,000 Active 99 DOM
4. 2026-06-13
   days on market $325,000 Active 97 DOM
5. 2026-06-10
   days on market $325,000 Active 94 DOM
6. 2026-06-09
   days on market $325,000 Active 93 DOM
7. 2026-06-07
   days on market $325,000 Active 91 DOM
8. 2026-06-02
   days on market $325,000 Active 86 DOM
9. 2026-06-01
   days on market $325,000 Active 85 DOM
10. 2026-06-01
    days on market $325,000 Active 84 DOM
11. 2026-03-08
    listed $325,000 Active
12. 2025-09-11
    historical
13. 2025-06-04
    listed $425,000 Active
14. 2010-05-28
    soldstatus $4,223,100

ⓘ 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: $3,787 · $316/mo
• Projected year-2 tax: $3,787 · $316/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) · 52% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $70,719
• − Mortgage interest: −$18,205
• − Property taxes: −$3,787
• − Insurance: −$1,625
• − Repairs & maintenance: −$5,657
• − Management: −$5,657
• − HOA: −$6,828
• − Depreciation: −$9,455
• Taxable income: $19,504
• Est. tax owed @ 24.0%: −$4,681
• After-tax cash flow: $18,495/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

-92.3% since first listed

4 events — show timeline

• 2026-03-08 Listed $325,000 NAPLESMLS
• 2025-09-11 Listing Removed — NAPLESMLS
• 2025-06-04 Listed $425,000 NAPLESMLS
• 2010-05-28 Sold (Public Records) $4,223,100 Public Records

Property tax history

+4.8%/yr

Latest (2025): $3,787 · +4.6% YoY. Source: county tax records.