970 Peggy Cir #604 · Lely, FL 34113

$324,900

3 bd · 2.0 ba · 1,659 sqft · Condo public records · 143 Days on market

Built 2006 $546/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 +22.9/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Schools +5.0/10.0
• Rent growth +3.9/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lely Landings is a smaller Community located on the corner of Rattlesnake Hammock & St. Andrews that's close to everything Naples has to offer. This 1,650 sf 3 bedroom 2 bath 1 car garage Condo boast wood floors in living area's and 1 bedroom with carpet in the other 2 bedrooms, granite countertop's, stainless steel appliance's, and pantry. Perfect for an Annual or Seasonal Owner who want's to enjoy Naples living.

Key facts

• Community pool
• Ample closet space
• Updated residence

Tags

• UPDATED RESIDENCE
• AMPLE CLOSET SPACE
• FLEXIBLE USE AS A DEN
• COMMUNITY POOL

Property features AI

Finance

• Other: No RV allowed (restrictions)
• HOA & community: Mandatory HOA; Quarterly HOA fee ($1,639); Total annual recurring fees $6,556; Total one-time fees $150; Professional management; HOA maintenance includes cable, internet/WiFi access, master association fee, trash removal; Community amenities: clubhouse, community pool, community room, sidewalks, streetlights, underground utilities; Community type: Condo/Hotel, Non-gated

Exterior

• Parking: 1 assigned deeded parking space; Detached garage (1 car)
• Security: Impact resistant doors and windows
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Carriage/coach style; Low rise (1-3 stories); Rear exposure: North; Located in Lely Country Club (The Landings subdivision, building 6, unit 604)
• Construction: Built in 2006; Concrete block construction; Stucco exterior finish; Tile roof; Impact resistant single-hung windows; Foundation information not provided
• Exterior features: Patio; Zero lot line; Access road; city maintained; paved road; View: wooded area (see remarks)

Interior

• Kitchen: Cooktop (electric); Dishwasher; Disposal; Microwave; Refrigerator/Freezer; Pantry; Breakfast bar; Eat-in kitchen
• Bedrooms: 3 bedrooms; Split bedroom floor plan
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Central electric heating; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; High-speed internet available; Smoke detectors; Open porch/lanai; Guest bath; Guest room; Laundry in residence; Pantry; Breakfast bar; Dining (family); Eat-in kitchen; Auto garage door; Unfurnished; 4 ceiling fans
• 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 $325k.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#586 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Collier (suburban): math 60% / reading 56% proficiency, ranked #16 of 73 in FL (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lely Elementary School (math 45% / reading 46%, grade D-, #1,247 of 2,144 statewide, top 59%, 499 students, 62% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL) — zoned schools at 58% FRL track the district average.
• Zoned-school proficiency averages 42% at this address vs 58% district-wide (-16 pts) — the specific schools serving this property underperform the Collier average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.6%/yr); 597 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; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $4,110/mo this rent would consume 60% of the median local household income ($82k/yr) (locally 954% 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.
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $91k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask is 14340% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $242k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $285,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.27% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.50%
• DSCR: 1.33
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.59% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.94×
• Total profit: $-5,134
• Equity at exit: $48,444

10-year hold

• IRR: 11.2%
• Equity multiple: 2.00×
• Total profit: $91,022
• Equity at exit: $28,091

Cash invested: $90,972 (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 34113

• Rents YoY: 5.6%
• Active inventory: 597
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $4,110 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$294 /mo · $3,522/yr
• Insurance: −$135
• HOA: −$546
• Vacancy / Maint / Mgmt: −$863
• Net cashflow: $568

Break-even live

Break-even rent $3,391

Max offer price $324,900

Occupancy floor 81%

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5841 Rattlesnake Hammock Rd Unit 2 Naples, FL	2.0	2.0	1133	$2,500	$2.21	23d	1	0.13mi
5857 Rattlesnake Hammock Rd #208 Naples, FL	2.0	2.0	1133	$3,000	$2.65	14d	1	0.17mi
940 Augusta Blvd Unit D939 Naples, FL	2.0	2.0	1419	$2,200	$1.55	23d	1	0.25mi
760 Augusta Blvd Unit D204 Naples, FL	3.0	2.0	1294	$2,300	$1.78	23d	1	0.28mi
905 Augusta Blvd Naples, FL	2.0	2.0	1125	$1,850	$1.64	23d	1	0.32mi
709 Augusta Blvd Unit 709-5 Naples, FL	3.0	2.0	1480	$4,000	$2.70	14d	1	0.34mi
705 Augusta Blvd Unit 705-5 Naples, FL	2.0	2.0	1125	$2,000	$1.78	14d	1	0.35mi
701 Augusta Blvd Unit 701-8 Naples, FL	2.0	2.0	1250	$4,800	$3.84	14d	1	0.37mi
605 Augusta Blvd #4 Naples, FL	2.0	2.0	1125	$3,950	$3.51	14d	1	0.40mi
605 Augusta Blvd #14 Naples, FL	2.0	2.0	1125	$4,000	$3.56	23d	1	0.40mi
640 Augusta Blvd Naples, FL	2.0	2.0	1634	$2,700	$1.65	23d	1	0.43mi
5859 Westbourgh Ct Naples, FL	3.0	2.0	1746	$8,500	$4.87	14d	1	0.44mi
5859 Westbourgh Ct Naples, FL	3.0	2.0	1746	$8,500	$4.87	23d	1	0.44mi
6560 Roma Way Naples, FL	3.0	2.0	2188	$11,000	$5.03	23d	1	0.45mi
575 Augusta Blvd Naples, FL	3.0	2.0	1500	$2,100	$1.40	23d	1	0.46mi
6604 Roma Way Naples, FL	3.0	2.0	2114	$10,500	$4.97	23d	1	0.48mi
6608 Roma Way Naples, FL	3.0	2.0	2189	$16,000	$7.31	23d	1	0.48mi
555 Augusta Blvd Unit 3-1 Naples, FL	2.0	2.0	1249	$4,200	$3.36	23d	1	0.50mi
6254 Vista Garden Way Unit A Naples, FL	3.0	2.0	1266	$2,400	$1.90	21d	1	0.54mi
182 Palmetto Dunes Cir Naples, FL	3.0	2.0	2175	$3,300	$1.52	23d	1	0.55mi
4556 Andover Way Unit E106 Naples, FL	2.0	2.0	1172	$1,900	$1.62	14d	1	0.60mi
4556 Andover Way Unit E104 Naples, FL	2.0	2.0	1072	$5,000	$4.66	14d	1	0.60mi
413 Augusta Blvd #302 Naples, FL	2.0	2.0	1390	$5,500	$3.96	21d	1	0.60mi
265 Deerwood Cir Naples, FL	2.0	2.0	1179	$5,000	$4.24	23d	1	0.63mi
127 Palmetto Dunes Cir Naples, FL	3.0	2.0	1906	$7,500	$3.93	23d	1	0.66mi
5932 Cranbrook Way Naples, FL	2.0	2.0	1310	$2,200	$1.68	23d	1	0.69mi
520 Augusta Blvd Unit B204 Naples, FL	3.0	2.0	1294	$2,200	$1.70	23d	1	0.69mi
5651 Rattlesnake Hammock Rd Unit C-108 Naples, FL	2.0	2.0	1054	$1,800	$1.71	23d	1	0.75mi
5635 Rattlesnake Hammock Rd Apt 203D Naples, FL	2.0	2.0	1054	$1,700	$1.61	21d	1	0.78mi
6276 Shadowood Cir #1503 Naples, FL	3.0	2.0	1350	$6,000	$4.44	23d	1	0.79mi
5908 Cranbrook Way Unit I202 Naples, FL	2.0	2.0	1318	$2,500	$1.90	23d	1	0.80mi
3650 Sunset Blvd Naples, FL	3.0	3.5	1728	$4,950	$2.86	23d	1	0.81mi
7425 Inspira Cir Naples, FL	1.0–3.0	1.0–2.0	1066	$2,660	$2.50	14d	17	0.84mi
494 Saint Andrews Blvd Naples, FL	3.0	2.0	1700	$2,800	$1.65	23d	1	0.84mi
5733 Deauville Cir Unit G308 Naples, FL	3.0	2.0	1427	$3,600	$2.52	23d	1	0.85mi
6473 Conning Tower Cir Unit 1 Naples, FL	3.0	2.0	1140	$1,600	$1.40	23d	1	0.87mi
5741 Deauville Cir Unit F108 Naples, FL	3.0	2.0	1427	$3,600	$2.52	23d	1	0.88mi
3655 Amberly Cir Naples, FL	2.0	2.0	1216	$2,500	$2.06	23d	1	0.88mi
5535 Rattlesnake Hammock Rd #302 Naples, FL	2.0	2.0	1205	$2,800	$2.32	23d	1	0.88mi
5502 Greenwood Cir #1 Naples, FL	3.0	2.0	1450	$2,400	$1.66	23d	1	0.89mi

HOA detail condo

• Monthly dues: $546 · $6,552/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $324,900 Active 143 DOM
2. 2026-06-17
   days on market $324,900 Active 142 DOM
3. 2026-06-16
   days on market $324,900 Active 141 DOM
4. 2026-06-15
   days on market $324,900 Active 140 DOM
5. 2026-06-14
   days on market $324,900 Active 138 DOM
6. 2026-06-10
   days on market $324,900 Active 135 DOM
7. 2026-06-09
   days on market $324,900 Active 134 DOM
8. 2026-06-08
   days on market $324,900 Active 133 DOM
9. 2026-06-07
   days on market $324,900 Active 132 DOM
10. 2026-06-03
    days on market $324,900 Active 128 DOM
11. 2026-06-02
    days on market $324,900 Active 127 DOM
12. 2026-06-01
    days on market $324,900 Active 126 DOM
13. 2026-05-31
    days on market $324,900 Active 125 DOM
14. 2026-05-30
    days on market $324,900 Active 124 DOM
15. 2026-04-28
    listed $2,250
16. 2026-04-28
    historical $2,250
17. 2026-04-21
    listed $2,250
18. 2026-03-10
    price $324,900
19. 2026-01-26
    listed $339,000 Active
20. 2021-10-01
    soldstatus $242,500
21. 2015-07-16
    soldstatus $160,000
22. 2015-07-15
    price $160,000 423-char remark

    Show marketing remark (423 chars)

    Lely Landings is a smaller Community located on the corner of Rattlesnake Hammock & St. Andrews that's close to everything Naples has to offer. This 1,650 sf 3 bedroom 2 bath 1 car garage Condo boast wood floors in living area's and 1 bedroom with carpet in the other 2 bedrooms, granite countertop's, stainless steel appliance's, and pantry. Perfect for an Annual or Seasonal Owner who want's to enjoy Naples living.

23. 2015-07-15
    soldstatus $160,000 Sold 423-char remark

    Show marketing remark (423 chars)

    Lely Landings is a smaller Community located on the corner of Rattlesnake Hammock & St. Andrews that's close to everything Naples has to offer. This 1,650 sf 3 bedroom 2 bath 1 car garage Condo boast wood floors in living area's and 1 bedroom with carpet in the other 2 bedrooms, granite countertop's, stainless steel appliance's, and pantry. Perfect for an Annual or Seasonal Owner who want's to enjoy Naples living.

24. 2015-06-13
    price $175,400 423-char remark

    Show marketing remark (423 chars)

    Lely Landings is a smaller Community located on the corner of Rattlesnake Hammock & St. Andrews that's close to everything Naples has to offer. This 1,650 sf 3 bedroom 2 bath 1 car garage Condo boast wood floors in living area's and 1 bedroom with carpet in the other 2 bedrooms, granite countertop's, stainless steel appliance's, and pantry. Perfect for an Annual or Seasonal Owner who want's to enjoy Naples living.

25. 2015-06-13
    historical 423-char remark

    Show marketing remark (423 chars)

    Lely Landings is a smaller Community located on the corner of Rattlesnake Hammock & St. Andrews that's close to everything Naples has to offer. This 1,650 sf 3 bedroom 2 bath 1 car garage Condo boast wood floors in living area's and 1 bedroom with carpet in the other 2 bedrooms, granite countertop's, stainless steel appliance's, and pantry. Perfect for an Annual or Seasonal Owner who want's to enjoy Naples living.

26. 2015-06-01
    price $175,400 423-char remark

    Show marketing remark (423 chars)

    Lely Landings is a smaller Community located on the corner of Rattlesnake Hammock & St. Andrews that's close to everything Naples has to offer. This 1,650 sf 3 bedroom 2 bath 1 car garage Condo boast wood floors in living area's and 1 bedroom with carpet in the other 2 bedrooms, granite countertop's, stainless steel appliance's, and pantry. Perfect for an Annual or Seasonal Owner who want's to enjoy Naples living.

27. 2015-05-07
    listed $179,500 Active 423-char remark

    Show marketing remark (423 chars)

    Lely Landings is a smaller Community located on the corner of Rattlesnake Hammock & St. Andrews that's close to everything Naples has to offer. This 1,650 sf 3 bedroom 2 bath 1 car garage Condo boast wood floors in living area's and 1 bedroom with carpet in the other 2 bedrooms, granite countertop's, stainless steel appliance's, and pantry. Perfect for an Annual or Seasonal Owner who want's to enjoy Naples living.

ⓘ 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: $3,522 · $294/mo
• Projected year-2 tax: $3,522 · $294/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 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,322
• − Mortgage interest: −$18,199
• − Property taxes: −$3,522
• − Insurance: −$1,624
• − Repairs & maintenance: −$3,946
• − Management: −$3,946
• − HOA: −$6,552
• − Depreciation: −$9,452
• Taxable income: $2,081
• Est. tax owed @ 24.0%: −$499
• After-tax cash flow: $6,321/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: Collier
• NCES district ID: 1200330
• Math proficiency: 60% ▼ -4.00%
• Reading proficiency: 56% ▼ -2.00%
• Median HH income: $58,275
• Composite: 50.23/100
• National rank: #1892
• State rank: #16 of 73 in FL

Livability — Lely

• Score: 66/100
• State rank: #586
• US rank: #11224

Category grades

Amenities F Commute F Cost of living C+ Crime A+ Employment C+ Housing A+ Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lely, FL
• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 26,056
• Household income: $81,674
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 954.0

Population outlook (Collier County) Hauer SSP2

• Today (2025): 420,858 people
• By 2030: 450,054 · +6.9%
• By 2040: 502,232 · +19.3%
• By 2050: 544,932 · +29.5%
• By 2075: 627,203 · +49.0%
• By 2100: 659,015 · +56.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 28% Black 12% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 3% Cuban 2%
• Common ancestry: Hispanic 10% Romanian 3% Lithuanian 2%
• Foreign-born: 26% · Canada, Jamaica, Vietnam
• Languages at home: 63% English-only · Spanish 24% French/Haitian/Cajun 9% Other Indo-European 2%

Political lean MEDSL · Collier

• 2024 margin: Solid R (+33.1) · D 33.1% · R 66.2%
• 2008→2024 swing: -10.6pp toward R · 2008: -22.5pp · 2024: -33.1pp
• All cycles: 2024: R+33.1 2020: R+24.7 2016: R+26.0 2012: R+30.1 2008: R+22.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -194.86%
• Current HPI: 279.4232
• Rent YoY: ▲ 5.59%
• Metro: Naples-Marco Island, 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

-98.7% since first listed

13 events — show timeline

• 2026-04-28 Listed for Rent $2,250 FGCMLS
• 2026-04-28 Rental Removed $2,250 NAPLESMLS
• 2026-04-21 Listed for Rent $2,250 NAPLESMLS
• 2026-03-10 Price Changed $324,900 NAPLESMLS
• 2026-01-26 Listed $339,000 NAPLESMLS
• 2021-10-01 Sold (Public Records) $242,500 Public Records
• 2015-07-16 Sold (Public Records) $160,000 Public Records
• 2015-07-15 Price Changed $160,000 NAPLESMLS
• 2015-07-15 Sold (MLS) $160,000 NAPLESMLS
• 2015-06-13 Listing Removed — NAPLESMLS
• 2015-06-13 Price Changed $175,400 NAPLESMLS
• 2015-06-01 Price Changed $175,400 NAPLESMLS
• 2015-05-07 Listed $179,500 NAPLESMLS

Property tax history

+7.9%/yr

Latest (2025): $3,522 · +7.9% YoY. Source: county tax records.