555 Park Shore Dr Unit B212 · Naples, FL 34103

$349,000

1 bd · 2.0 ba · 1,045 sqft · Condo public records · 279 Days on market

Built 1977 $988/mo HOA · 23% 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 +14.8/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your slice of paradise in the heart of Park Shore, where this spacious 1-bedroom plus den, 2-bath condo offers 1,045 square feet of coastal elegance on the second floor of the amenity-rich Venetian Bayview. This is a rare chance to act now on an incredibly priced opportunity in one of Naples’ most sought-after communities. Originally designed as a 2-bedroom residence, the floor plan was masterfully opened to maximize light and living space, yet it retains the seamless ability to be converted back into a full 2-bedroom layout via louvered doors—perfect for hosting extended guests or creating a private retreat. The location is truly unbeatable: you are just one block fr

Key facts

• Deeded beach access
• Community pool
• $988 HOA

Tags

• DEEDED BEACH ACCESS
• RESORT STYLE AMENITIES
• COMMUNITY POOL
• SUNDECK OVERLOOKING SWAN LAKE

Property features AI

Finance

• Other: Property is part of Venetian Bayview subdivision; Complex has 64 units; building has 64 units and 1 floor per building section; 2 units per floor
• HOA & community: Mandatory HOA (Professional management); Quarterly condo fee; Condo fee $2,964 quarterly (total annual recurring fees $11,856); One-time fees $300; HOA maintenance covers insurance, irrigation water, lawn/land maintenance, legal/accounting, manager, exterior pest control, recreation facilities, repairs, reserves, sewer and water; Community amenities include beach access, billiards, clubhouse, community pool, community room, exercise room, library, pickleball, and tennis courts; Non-gated community

Exterior

• Parking: 1 assigned parking space; Common parking; Guest parking
• Security: Entry keypad
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential mid-rise building (4–7 stories); Built in 1977; Concrete block construction; Rear exposure faces north; Unit 212
• Construction: Built-up / flat roof
• Exterior features: Stucco exterior; Screened balcony; Zero lot line; Parking lot view; Central irrigation

Interior

• Kitchen: Electric cooktop; Range; Microwave; Dishwasher; Refrigerator/freezer
• Bedrooms: 1 bedroom 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 air conditioning; Ceiling fans
• Interior features: Built-in cabinets; Fire sprinkler system; Walk-in closet; Window coverings; Dining area open to living; Den / study; Screened balcony; Common elevator
• Laundry & utility: Washer and dryer included; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $349k.

Deal economics

• At list price, monthly cash flow is $-328 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (16.6% below list).
• Meets the 1% rule at list price ($4k rent vs $349k).
• Recommended offer: $291k (16.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 80/100 on livability (#126 in FL, #1,903 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute D+, cost of living 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: Sea Gate Elementary School (math 86% / reading 81%, grade A+, #60 of 2,144 statewide, top 3%, 703 students, 26% FRL); Gulfview Middle School (math 78% / reading 68%, grade A, #44 of 571 statewide, top 8%, 582 students, 40% FRL); Naples High School (math 47% / reading 52%, grade D, #179 of 667 statewide, top 29%, 1,719 students, 39% FRL) — zoned schools average 35% FRL vs 55% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+14.6%/yr); 481 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 43% of the median local income ($117k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 279 days — a 12% lower offer ($307k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 7171% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $200k; list at $349k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 23% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $291,061 (16.6% 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 279 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
10. 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.
11. 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.
12. 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: 1.21% ✓
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 6.9

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: -14.5%
• Equity multiple: 0.44×
• Total profit: $-54,261
• Equity at exit: $52,037

10-year hold

• IRR: 3.3%
• Equity multiple: 1.32×
• Total profit: $30,948
• Equity at exit: $30,175

Cash invested: $97,720 (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 34103

• Rents YoY: 14.6%
• Active inventory: 481
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $4,228 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$278 /mo · $3,337/yr
• Insurance: −$145
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$988
• Vacancy / Maint / Mgmt: −$888
• Net cashflow: $-328

Break-even live

Break-even rent $4,643

Max offer price $291,061

Occupancy floor —

Sensitivity live

Price	-10% $-130	-5% $-229	+0% $-328	+5% $-427	+10% $-526
Rent	-10% $-662	-5% $-495	+0% $-328	+5% $-161	+10% $6
Rate	-1.0pp $-152	-0.5pp $-239	base $-328	+0.5pp $-418	+1.0pp $-510

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
555 Park Shore Dr Unit B410 Naples, FL	2.0	2.0	1200	$6,000	$5.00	23d	1	0.03mi
600 Neapolitan Way Naples, FL	1.0–2.0	2.0	832	$5,200	$6.25	25d	2	0.30mi
3930 Belair Ln Naples, FL	2.0	2.0	1300	$6,000	$4.62	25d	1	0.36mi
4200 Belair Ln Naples, FL	2.0–3.0	2.0	1406	$6,500	$4.62	25d	5	0.39mi
788 Park Shore Dr Naples, FL	1.0–2.0	1.5–2.0	931	$5,300	$5.69	15d	3	0.47mi
4300 Belair Ln Naples, FL	2.0	2.0	1200	$6,750	$5.62	15d	2	0.47mi
4005 Gulf Shore Blvd N #605 Naples, FL	2.0	2.0	1267	$10,000	$7.89	25d	1	0.55mi
4005 Gulf Shore Blvd N #607 Naples, FL	2.0	2.0	1400	$14,000	$10.00	25d	1	0.55mi
4001 Gulf Shore Blvd N #505 Naples, FL	2.0	2.0	1271	$9,000	$7.08	15d	1	0.58mi
4001 Gulf Shore Blvd N #105 Naples, FL	2.0	2.0	1247	$12,000	$9.62	25d	1	0.58mi
4001 Gulf Shore Blvd N #1104 Naples, FL	2.0	2.0	1267	$11,000	$8.68	25d	1	0.58mi
4001 Gulf Shore Blvd N #707 Naples, FL	2.0	2.0	1267	$20,000	$15.79	25d	1	0.58mi
4001 Gulf Shore Blvd N #803 Naples, FL	2.0	2.0	1267	$13,000	$10.26	25d	1	0.58mi
4001 Gulf Shore Blvd N #303 Naples, FL	2.0	2.0	1248	$9,000	$7.21	25d	1	0.58mi
3500 Gulf Shore Blvd N Naples, FL	2.0	2.0	1258	$7,650	$6.08	25d	2	0.59mi
4560 Gulf Shore Blvd N Unit 3-213 Naples, FL	2.0	2.0	1321	$8,500	$6.43	25d	1	0.60mi
3443 Gulf Shore Blvd N Naples, FL	2.0	2.0	1171	$12,750	$10.88	15d	11	0.75mi
3400 Gulf Shore Blvd N Unit M3 Naples, FL	2.0	2.0	1337	$9,500	$7.11	25d	1	0.78mi
3200 Binnacle Dr Unit D3 Naples, FL	2.0	2.0	1180	$9,000	$7.63	23d	1	0.79mi
4751 Gulf Shore Blvd N #602 Naples, FL	2.0	2.0	1424	$12,500	$8.78	25d	1	0.79mi
4523 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	25d	1	0.86mi
4525 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	25d	1	0.86mi
3030 Binnacle Dr #201 Naples, FL	2.0	2.0	1092	$5,000	$4.58	25d	1	0.92mi
3200 Gulf Shore Blvd N #105 Naples, FL	2.0	2.0	1116	$8,500	$7.62	25d	1	0.92mi
3070 Gulf Shore Blvd N #103 Naples, FL	2.0	2.0	1300	$8,000	$6.15	25d	1	0.97mi
820 Ketch Dr #2 Naples, FL	2.0	2.0	1100	$5,700	$5.18	25d	1	1.00mi
820 Ketch Dr #3 Naples, FL	2.0	2.0	1100	$5,500	$5.00	25d	1	1.00mi
333 Harbour Dr #211 Naples, FL	2.0	2.0	975	$5,500	$5.64	15d	1	1.04mi
45 High Point Cir S #303 Naples, FL	2.0	2.0	1015	$5,500	$5.42	25d	1	1.06mi
50 Seagate Dr Unit 302B Naples, FL	2.0	2.0	1305	$6,500	$4.98	25d	1	1.07mi
222 Harbour Dr #105 Naples, FL	2.0	2.0	1393	$13,000	$9.33	25d	1	1.12mi
1400 Pompei Ln Naples, FL	2.0	2.0	1012	$1,888	$1.86	25d	2	1.16mi
1100 Pine Ridge Rd Naples, FL	1.0	1.0	868	$2,125	$2.45	15d	3	1.17mi
1400 Pompei Ln Unit S-21 Naples, FL	2.0	2.0	1025	$3,000	$2.93	25d	1	1.17mi
1400 Pompei Ln Unit O-21 Naples, FL	2.0	2.0	1025	$2,200	$2.15	25d	1	1.17mi
2885 Gulf Shore Blvd N #302 Naples, FL	2.0	2.0	1500	$20,000	$13.33	25d	1	1.18mi
611 Serendipity Dr #611 Naples, FL	2.0	2.0	1300	$10,000	$7.69	23d	1	1.21mi
5501 Heron Point Dr #204 Naples, FL	2.0	2.0	1230	$10,000	$8.13	25d	1	1.23mi
5501 Heron Point Dr #201 Naples, FL	2.0	2.0	1230	$12,000	$9.76	25d	1	1.23mi
5501 Heron Point Dr #702 Naples, FL	2.0	2.0	1155	$11,000	$9.52	25d	1	1.23mi

HOA detail condo

• Monthly dues: $988 · $11,856/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-22
   days on market $349,000 Active 279 DOM
2. 2026-06-18
   days on market $349,000 Active 276 DOM
3. 2026-06-17
   days on market $349,000 Active 275 DOM
4. 2026-06-16
   days on market $349,000 Active 274 DOM
5. 2026-06-15
   days on market $349,000 Active 273 DOM
6. 2026-06-10
   days on market $349,000 Active 268 DOM
7. 2026-06-09
   days on market $349,000 Active 267 DOM
8. 2026-06-08
   days on market $349,000 Active 266 DOM
9. 2026-06-07
   days on market $349,000 Active 265 DOM
10. 2026-06-03
    days on market $349,000 Active 261 DOM
11. 2026-06-02
    days on market $349,000 Active 260 DOM
12. 2026-06-01
    days on market $349,000 Active 259 DOM
13. 2026-05-31
    days on market $349,000 Active 258 DOM
14. 2026-05-30
    days on market $349,000 Active 257 DOM
15. 2026-03-05
    price $349,000
16. 2026-01-06
    price $389,000
17. 2026-01-06
    status Active
18. 2025-12-31
    historical $4,800
19. 2025-11-25
    listed $4,800
20. 2025-11-11
    historical
21. 2025-09-20
    price $419,000
22. 2025-07-22
    listed $435,000 Active
23. 2003-04-10
    soldstatus $200,000

ⓘ 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: $3,337 · $278/mo
• Projected year-2 tax: $3,337 · $278/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $50,738
• − Mortgage interest: −$19,549
• − Property taxes: −$3,337
• − Insurance: −$6,864
• − Repairs & maintenance: −$4,059
• − Management: −$4,059
• − HOA: −$11,856
• − Depreciation: −$10,153
• Taxable loss: −$9,139
• Est. tax savings @ 24.0%: +$2,193
• After-tax cash flow: $-1,742/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 — Naples

• Score: 80/100
• State rank: #126
• US rank: #1903

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Naples, FL
• County: Collier County · 396,295 people
• City population: 344,941
• Metro: Naples-Marco Island, FL
• Population (ZIP): 11,299
• Household income: $116,875
• Rent vs Own: 14.1% rent · 85.9% own
• Severe rent burden: 311.0

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 10% Two or more races 8% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 2% Portuguese 2%
• Foreign-born: 13% · Canada
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 2% German/W. Germanic 1%

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: ▼ -327.53%
• Current HPI: 315.1396
• Rent YoY: ▲ 14.55%
• 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

+74.5% since first listed

9 events — show timeline

• 2026-03-05 Price Changed $349,000 NAPLESMLS
• 2026-01-06 Price Changed $389,000 NAPLESMLS
• 2026-01-06 Relisted — NAPLESMLS
• 2025-12-31 Rental Removed $4,800 NAPLESMLS
• 2025-11-25 Listed for Rent $4,800 NAPLESMLS
• 2025-11-11 Listing Removed — NAPLESMLS
• 2025-09-20 Price Changed $419,000 NAPLESMLS
• 2025-07-22 Listed $435,000 NAPLESMLS
• 2003-04-10 Sold (Public Records) $200,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $3,337 · +4.1% YoY. Source: county tax records.