879 Meadowland Dr Unit C · Pine Ridge, FL 34108

$499,000

2 bd · 2.0 ba · 1,280 sqft · Condo public records · 31 Days on market

Built 1985 $669/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 +18.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +5.4/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Loft for living!This one has over $100,000 in upgrades and improvements !Fabulous one-story villa with one car attached oversized garage, completely renovated from top to bottom-No expense spared and attention to detail shows with quality materials and craftsmanship. Kitchen will please the gourmet cook as well as the entertainer -High-end counters - An abundance of cabinets, counters and roller drawers -High end light fixtures, top-of-the-line appliances, tile floors throughout villa and 2 bathrooms . Both baths have been completely renovated . Large lanai allows for dining and relaxing . No need to move the car-Easy Bike or walk to all of the shopping, dining and white sand beaches that N

Key facts

• One story villa
• High end counters
• Large lanai

Tags

• ONE STORY VILLA
• COMPLETELY RENOVATED
• HIGH END COUNTERS
• ABUNDANCE OF CABINETS
• TOP OF THE LINE APPLIANCES
• LARGE LANAI

Property features AI

Finance

• Other: Part of a multi-unit complex with 176 units; building has 3 units and is single story; Possession at closing
• HOA & community: Mandatory HOA (Pelican Ridge), professionally managed; Community amenities include community pool, cabana, BBQ/picnic area, and streetlights; HOA maintenance covers irrigation water, lawn/land maintenance, street maintenance and trash removal; Master HOA fee charged quarterly (total annual recurring fees listed)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential villa (attached); Traditional design; Built in 1985; Rear exposure faces east
• Construction: Concrete block construction
• Exterior features: Stucco exterior; Sliding windows; Shingle roof; Landscaped area view; Irrigation access to lake/canal; Zero lot line

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator / Refrigerator-Freezer / Icemaker
• Bedrooms: 2 bedrooms (split-bedroom floor plan)
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Smoke detectors; Dining area can serve family and living spaces; eat-in kitchen; Balcony and screened balcony; Florida room; Open porch/lanai
• Laundry & utility: Washer and dryer in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $499k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $499k).
• Recommended offer: $484k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.4% in Pine Ridge — 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 67/100 on livability (#565 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: health & safety C-, schools F, amenities 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.
• Market conditions: Rents rising fast (+8.7%/yr); 679 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; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $5,190/mo this rent would consume 52% of the median local household income ($119k/yr) (locally 237% 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 $15k 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 + 8.0% rent growth), your $140k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($484k) 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.
• Current owner paid $155k; list at $499k implies a 222% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $484,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.04% ✓
• Cap rate: 7.32%
• Cash-on-cash: 3.67%
• DSCR: 1.16
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.81×
• Total profit: $-25,972
• Equity at exit: $74,403

10-year hold

• IRR: 10.3%
• Equity multiple: 1.99×
• Total profit: $138,168
• Equity at exit: $43,144

Cash invested: $139,720 (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 34108

• Rents YoY: 8.7%
• Active inventory: 679
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $5,190 medium
• Mortgage (P&I): −$2,617
• Tax from tax record: −$178 /mo · $2,138/yr
• Insurance: −$208
• HOA: −$669
• Vacancy / Maint / Mgmt: −$1,090
• Net cashflow: $428

Break-even live

Break-even rent $4,648

Max offer price $499,000

Occupancy floor 87%

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
833 Meadowland Dr Unit 14-3 Naples, FL	2.0	2.5	1360	$5,500	$4.04	14d	1	0.02mi
823 Meadowland Dr Unit 41-2 Naples, FL	3.0	2.5	1784	$9,000	$5.04	14d	1	0.05mi
823 Meadowland Dr Unit H Naples, FL	3.0	2.5	1744	$6,500	$3.73	14d	1	0.05mi
840 Meadowland Dr Unit H Naples, FL	3.0	2.5	1748	$6,900	$3.95	14d	1	0.06mi
820 Meadowland Dr Unit D Naples, FL	2.0	2.5	1432	$5,500	$3.84	14d	1	0.07mi
840 Meadowland Dr Unit H Naples, FL	3.0	2.5	1748	$6,900	$3.95	23d	1	0.07mi
878 Meadowland Dr Unit B Naples, FL	3.0	2.5	1784	$3,200	$1.79	14d	1	0.09mi
878 Meadowland Dr Unit G Naples, FL	2.0	2.0	1282	$2,500	$1.95	14d	1	0.09mi
878 Meadowland Dr Unit 4 Naples, FL	2.0	2.0	1459	$6,500	$4.46	14d	1	0.09mi
790 Meadowland Dr Unit 29-2 Naples, FL	2.0	2.5	1432	$6,000	$4.19	14d	1	0.13mi
800 Meadowland Dr Unit N Naples, FL	2.0	2.5	1432	$5,500	$3.84	21d	1	0.13mi
800 Meadowland Dr Unit H Naples, FL	2.0	2.5	1432	$2,700	$1.89	14d	1	0.13mi
81 Emerald Woods Dr Unit M8 Naples, FL	2.0	2.0	1133	$4,200	$3.71	23d	1	0.15mi
81 Emerald Woods Dr Unit M8 Naples, FL	2.0	2.0	1133	$4,200	$3.71	13d	1	0.15mi
61 Emerald Woods Dr Unit D2 Naples, FL	2.0	2.5	1360	$3,200	$2.35	23d	1	0.27mi
65 Emerald Woods Dr Unit E8 Naples, FL	2.0	2.5	1360	$2,400	$1.76	23d	1	0.27mi
800 L Ambiance Cir #106 Naples, FL	3.0	2.0	1620	$8,500	$5.25	14d	1	0.27mi
322 Sugar Pine Ln #322 Naples, FL	2.0	2.0	1311	$2,350	$1.79	23d	1	0.29mi
200 L Ambiance Cir #101 Naples, FL	2.0	2.0	1395	$8,500	$6.09	14d	1	0.32mi
7087 Barrington Cir #201 Naples, FL	3.0	2.0	1663	$6,500	$3.91	23d	1	0.33mi
400 L Ambiance Cir #104 Naples, FL	2.0	2.0	1349	$6,500	$4.82	14d	1	0.33mi
400 L Ambiance Cir #204 Naples, FL	2.0	2.0	1693	$10,000	$5.91	14d	1	0.33mi
100 Lambiance Cir Unit 1-101 Naples, FL	2.0	2.0	1389	$8,800	$6.34	23d	1	0.35mi
7095 Barrington Cir Unit 6-102 Naples, FL	3.0	2.0	1521	$11,500	$7.56	23d	1	0.35mi
500 Lambiance Cir Unit 5-104 Naples, FL	2.0	2.0	1349	$8,000	$5.93	23d	1	0.35mi
7104 Barrington Cir #102 Naples, FL	3.0	2.0	1527	$2,320	$1.52	14d	1	0.37mi
7104 Barrington Cir Unit 3-102 Naples, FL	3.0	2.0	1527	$8,000	$5.24	23d	1	0.37mi
7108 Barrington Cir #101 Naples, FL	2.0	2.0	1527	$8,500	$5.57	14d	1	0.38mi
7050 Barrington Cir #202 Naples, FL	2.0	2.0	1663	$9,900	$5.95	23d	1	0.39mi
9115 Strada Pl Naples, FL	1.0–2.0	1.5–2.0	1489	$13,000	$8.73	23d	4	0.39mi
9123 Strada Pl Naples, FL	1.0–2.0	1.0–2.0	1267	$14,000	$11.05	14d	6	0.39mi
7046 Barrington Cir #202 Naples, FL	2.0	2.0	1663	$8,500	$5.11	23d	1	0.40mi
881 Gulf Pavilion Dr #201 Naples, FL	2.0	2.0	1516	$7,500	$4.95	23d	1	0.46mi
1033 Egrets Walk Cir Unit 6-101 Naples, FL	3.0	2.0	1584	$2,200	$1.39	23d	1	0.51mi
840 Gulf Pavilion Dr #103 Naples, FL	2.0	2.0	1179	$5,500	$4.66	23d	1	0.51mi
8385 Excalibur Cir Unit G3 Naples, FL	2.0	2.0	1382	$10,000	$7.24	23d	1	0.52mi
8415 Excalibur Cir Naples, FL	2.0–3.0	2.0	1522	$9,750	$6.40	23d	1	0.53mi
834 Gulf Pavilion Dr #204 Naples, FL	2.0	2.0	1516	$8,000	$5.28	23d	1	0.53mi
834 Gulf Pavilion Dr #204 Naples, FL	2.0	2.0	1516	$5,000	$3.30	21d	1	0.53mi
8405 Excalibur Cir Unit D3 Naples, FL	2.0	2.0	1382	$9,000	$6.51	23d	1	0.53mi

HOA detail condo

• Monthly dues: $669 · $8,028/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-10
   days on market $499,000 Active 31 DOM
2. 2026-06-09
   days on market $499,000 Active 30 DOM
3. 2026-06-08
   days on market $499,000 Active 29 DOM
4. 2026-06-07
   days on market $499,000 Active 28 DOM
5. 2026-06-03
   days on market $499,000 Active 24 DOM
6. 2026-06-03
   remarks 699-char remark
7. 2026-06-03
   listed $499,000 Active 23 DOM

ⓘ 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: $2,138 · $178/mo
• Projected year-2 tax: $4,142 · $345/mo
• Expected delta: +$2,003/yr (+$167/mo · 93.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $62,274
• − Mortgage interest: −$27,952
• − Property taxes: −$2,138
• − Insurance: −$2,495
• − Repairs & maintenance: −$4,982
• − Management: −$4,982
• − HOA: −$8,028
• − Depreciation: −$14,516
• Taxable loss: −$2,819
• Est. tax savings @ 24.0%: +$677
• After-tax cash flow: $5,810/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 — Pine Ridge

• Score: 67/100
• State rank: #565
• US rank: #10798

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Ridge, FL
• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 16,237
• Household income: $119,212
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 237.0

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: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 7% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 2% Cuban 3%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 16% · Canada, Dominican Republic, South Korea
• Languages at home: 86% English-only · Spanish 6% Russian/Polish/Slavic 2% 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: ▼ -587.97%
• Current HPI: 275.1872
• Rent YoY: ▲ 8.74%
• 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

+353.6% since first listed

5 events — show timeline

• 2026-05-10 Listed $499,000 NAPLESMLS
• 2026-04-13 Listed for Rent $3,000 FGCMLS
• 2013-07-31 Sold (Public Records) $155,000 Public Records
• 1999-06-09 Sold (Public Records) $94,900 Public Records
• 1985-09-01 Sold (Public Records) $110,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,138 · +2.5% YoY. Source: county tax records.