1094 Forest Lakes Dr · Naples, FL 34105

$240,000

2 bd · 2.0 ba · 1,250 sqft · Condo · 107 Days on market

Built 1974 $754/mo HOA · 23% of rent ↓ 28% since listing

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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 +17.9/30.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Seller says SELL! Now priced below maket value! Worry free living in Florida , no stairs, no maintenance just sunshine! The perfect lock-and-leave villa that lives like a single family home- ideal for snowbirds or year round living! Welcome to this beautifully maintained 2-bedroom, 2-bathroom villa in the sought-after Forest Lakes community. This unique residence offers the perfect blend of comfort, privacy, and convenience, making it ideal for both seasonal and full-time living. Inside, you'll find a bright and airy living space, with recent updates including fresh interior paint, new vinyl plank flooring in the kitchen and bathrooms, a new ceiling fan in the living room, and upgraded ligh

Key facts

• In garage laundry
• Golf course view
• Florida room

Tags

• FLORIDA ROOM
• VAULTED CEILINGS
• GOLF COURSE VIEW
• COMMUNITY POOLS
• TENNIS COURTS
• IN GARAGE LAUNDRY

Property features AI

Finance

• Other: Complex has 352 units; building contains 2 units; Single unit per floor; building has 1 floor; Restrictions on property: limited number of vehicles, no commercial use, no motorcycles, no RVs
• Financial info: Condo fee listed as $2,263 (quarterly)
• HOA & community: Mandatory HOA; Quarterly condo fee; Community is non-gated; Professional management; Quarterly fee covers cable, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, manager, exterior pest control, reserves, sewer, street lights, trash removal, and water; Community amenities include clubhouse, community pool, tennis court, bike/jog path, billiards, library, shuffleboard, sidewalks, streetlights, and vehicle wash area; Total annual recurring HOA fees: $9,052; One-time fees: $200

Exterior

• Parking: Paved driveway; Attached garage (1 car); Garage is secured
• Security: Garage secured
• Utilities: Central water; Central sewer; Cable available; Power: central electric
• Home design: Residential single-story (ranch) home; Low-rise building (1-3); Rear exposure facing southwest; Zero lot line
• Construction: Concrete block construction; Stucco and wood siding exterior; Tile roof; Double-hung windows; Impact-resistant windows; Built in 1974; Foundation: (information not provided)
• Exterior features: Courtyard; Patio

Interior

• Kitchen: Cooktop (electric); Range; Microwave; Dishwasher; Disposal; Refrigerator / freezer; Refrigerator with icemaker; Pantry; Eat-in kitchen
• Bedrooms: 2 bedrooms; Master bedroom on ground level; Split-bedroom floor plan
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; Master bath with shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Cable pre-wired; Custom mirrors; High-speed internet available; Smoke detectors; Volume ceiling; Window coverings; Pantry; Eat-in kitchen; Den / study; Florida room; Guest bath; Guest room; Laundry in garage; Open porch / lanai; Negotiable furnishings; 2 ceiling fans
• Laundry & utility: Washer; Dryer; Laundry located in garage; Auto garage door

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $218k (9.0% below list) — sets the bar for market timing.

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); Barron Collier High School (math 62% / reading 68%, grade B, #76 of 667 statewide, top 11%, 1,650 students, 26% FRL) — zoned schools average 26% FRL vs 55% district-wide (29 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 74% at this address vs 58% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Collier average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 334 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 43% of the median local income ($92k/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 $7k 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 107 days — a 9% lower offer ($218k) 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

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.38% ✓
• Cap rate: 7.30%
• Cash-on-cash: 3.61%
• DSCR: 1.16
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.52×
• Total profit: $-32,510
• Equity at exit: $35,785

10-year hold

• IRR: -10.5%
• Equity multiple: 0.45×
• Total profit: $-37,192
• Equity at exit: $20,751

Cash invested: $67,200 (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 34105

• Home prices YoY: -30.5%
• Rents YoY: 0.8%
• Active inventory: 334
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $3,310 high
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$754
• Vacancy / Maint / Mgmt: −$695
• Net cashflow: $202

Break-even live

Break-even rent $3,054

Max offer price $240,000

Occupancy floor 89%

Sensitivity live

Price	-10% $368	-5% $285	+0% $202	+5% $119	+10% $36
Rent	-10% $-59	-5% $71	+0% $202	+5% $333	+10% $464
Rate	-1.0pp $323	-0.5pp $263	base $202	+0.5pp $140	+1.0pp $77

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1614 Forest Lakes Blvd Naples, FL	3.0	2.0	1869	$10,000	$5.35	24d	1	0.08mi
1086 Forest Lakes Dr Unit 9303 Naples, FL	2.0	2.0	1000	$2,395	$2.40	15d	1	0.09mi
1719 Camelia Ln Naples, FL	3.0	2.0	1534	$3,900	$2.54	24d	1	0.15mi
1085 Forest Lakes Dr Unit 8106 Naples, FL	2.0	2.0	1000	$1,900	$1.90	15d	1	0.17mi
1085 Forest Lakes Dr Unit 8202 Naples, FL	2.0	2.0	1086	$2,800	$2.58	15d	1	0.17mi
260 Quail Forest Blvd Naples, FL	1.0–2.0	1.0–2.0	875	$2,533	$2.89	15d	22	0.18mi
287 Quail Forest Blvd #117 Naples, FL	2.0	2.0	993	$1,995	$2.01	22d	1	0.20mi
287 Quail Forest Blvd #117 Naples, FL	2.0	2.0	993	$1,695	$1.71	15d	1	0.20mi
499 Forest Lakes Blvd #105 Naples, FL	2.0	2.0	919	$1,950	$2.12	15d	1	0.39mi
1044 Woodshire Ln Unit B212 Naples, FL	3.0	2.0	1250	$8,000	$6.40	24d	1	0.51mi
501 Forest Lakes Blvd #111 Naples, FL	2.0	2.0	919	$2,300	$2.50	15d	1	0.51mi
5934 Premier Way Naples, FL	1.0–3.0	1.0–3.0	1350	$3,618	$2.68	15d	29	0.59mi
1545 Oyster Catcher Pt Unit A Naples, FL	2.0	2.0	1124	$2,200	$1.96	15d	1	0.59mi
1554 Oyster Catcher Pt Unit C Naples, FL	2.0	2.0	1124	$2,900	$2.58	24d	1	0.62mi
1400 Pompei Ln Unit O-21 Naples, FL	2.0	2.0	1025	$2,200	$2.15	24d	1	0.69mi
1400 Pompei Ln Unit S-21 Naples, FL	2.0	2.0	1025	$3,000	$2.93	24d	1	0.69mi
1400 Pompei Ln Naples, FL	2.0	2.0	1012	$1,888	$1.86	24d	2	0.69mi
6453 Autumn Woods Blvd Naples, FL	3.0	2.0	1729	$9,500	$5.49	22d	1	0.69mi
1629 Spoonbill Ln Unit 1629-A Naples, FL	2.0	2.0	1250	$2,000	$1.60	15d	1	0.69mi
1265 Pompei Ln Naples, FL	3.0	2.0	1650	$3,495	$2.12	15d	1	0.79mi
1860 Bald Eagle Dr Unit 403B Naples, FL	2.0	2.0	1325	$3,000	$2.26	15d	1	0.84mi
4525 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	24d	1	0.93mi
4523 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	24d	1	0.94mi
1350 Misty Pines Cir Unit E-204 Naples, FL	2.0	2.0	1200	$7,500	$6.25	15d	1	0.98mi
500 Misty Pines Cir #206 Naples, FL	2.0	2.0	1260	$6,000	$4.76	15d	1	1.01mi
500 Misty Pines Cir Unit 2-204 Naples, FL	2.0	2.0	1260	$5,750	$4.56	14d	1	1.01mi
1082 Capri Dr Naples, FL	3.0	2.0	1500	$9,000	$6.00	24d	1	1.10mi
1240 Shady Rest Ln #102 Naples, FL	3.0	2.0	1619	$6,000	$3.71	15d	1	1.15mi
3308 Europa Dr #30 Naples, FL	2.0	2.0	1205	$5,500	$4.56	24d	1	1.21mi
5301 Summerwind Dr Naples, FL	1.0–2.0	1.0–2.0	836	$1,864	$2.23	15d	12	1.24mi
2058 Arbour Walk Cir #3322 Naples, FL	2.0	2.0	918	$2,000	$2.18	24d	1	1.28mi
2130 Arbour Walk Cir #2724 Naples, FL	2.0	2.0	1022	$1,800	$1.76	24d	1	1.29mi
2602 Fountain View Cir Naples, FL	1.0–2.0	1.0–2.0	995	$2,277	$2.29	14d	41	1.36mi
6855 Old Banyan Way Naples, FL	2.0	2.0	1684	$7,000	$4.16	24d	1	1.37mi
301 Ridge Dr Naples, FL	2.0	2.0	900	$6,000	$6.67	24d	1	1.39mi
2581 Poinciana St Naples, FL	3.0	2.0	1255	$9,000	$7.17	24d	1	1.41mi
3520 Bolero Way Unit 1325569P Naples, FL	3.0	2.0	1399	$5,021	$3.59	15d	1	1.45mi
2277 Arbour Walk Cir Naples, FL	1.0–2.0	1.0–2.0	937	$2,540	$2.71	15d	25	1.46mi
4300 Belair Ln Naples, FL	2.0	2.0	1200	$6,750	$5.62	15d	2	1.47mi
13379 Silktail Dr Naples, FL	3.0	2.0	1837	$4,400	$2.40	24d	1	1.47mi

HOA detail condo

• Monthly dues: $754 · $9,048/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $240,000 Active 107 DOM
2. 2026-06-18
   days on market $240,000 Active 104 DOM
3. 2026-06-17
   days on market $240,000 Active 103 DOM
4. 2026-06-16
   days on market $240,000 Active 102 DOM
5. 2026-06-15
   days on market $240,000 Active 101 DOM
6. 2026-06-14
   days on market $240,000 Active 99 DOM
7. 2026-06-10
   days on market $240,000 Active 96 DOM
8. 2026-06-09
   days on market $240,000 Active 95 DOM
9. 2026-06-08
   days on market $240,000 Active 94 DOM
10. 2026-06-07
    days on market $240,000 Active 93 DOM
11. 2026-06-03
    days on market $240,000 Active 89 DOM
12. 2026-06-02
    days on market $240,000 Active 88 DOM
13. 2026-06-01
    days on market $240,000 Active 87 DOM
14. 2026-05-31
    days on market $240,000 Active 86 DOM
15. 2026-05-30
    days on market $240,000 Active 85 DOM
16. 2026-04-09
    price $240,000
17. 2026-03-06
    listed $250,000 Active
18. 2026-03-05
    historical
19. 2026-03-05
    price $250,000
20. 2026-02-03
    price $270,000
21. 2025-11-28
    price $289,900
22. 2025-09-17
    price $299,000
23. 2025-05-27
    price $299,900
24. 2025-05-21
    price $300,000
25. 2025-04-04
    price $325,000
26. 2025-03-06
    listed $335,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $39,718
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$3,177
• − Management: −$3,177
• − HOA: −$9,048
• − Depreciation: −$6,982
• Taxable loss: −$910
• Est. tax savings @ 24.0%: +$218
• After-tax cash flow: $2,645/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

• County: Collier County · 396,295 people
• City population: 344,941
• Metro: Naples-Marco Island, FL
• Population (ZIP): 15,441
• Household income: $92,214
• Rent vs Own: 29.7% rent · 70.3% own
• Severe rent burden: 780.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 14% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Cuban 3% Salvadoran 1%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 3%
• Foreign-born: 22% · Canada, China, Jamaica
• Languages at home: 77% English-only · Spanish 11% Other Indo-European 3% Russian/Polish/Slavic 3%

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: ▼ -124.65%
• Current HPI: 283.9084
• Rent YoY: ▲ 0.85%
• 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

-28.4% since first listed

11 events — show timeline

• 2026-04-09 Price Changed $240,000 NAPLESMLS
• 2026-03-06 Listed $250,000 NAPLESMLS
• 2026-03-05 Listing Removed — NAPLESMLS
• 2026-03-05 Price Changed $250,000 NAPLESMLS
• 2026-02-03 Price Changed $270,000 NAPLESMLS
• 2025-11-28 Price Changed $289,900 NAPLESMLS
• 2025-09-17 Price Changed $299,000 NAPLESMLS
• 2025-05-27 Price Changed $299,900 NAPLESMLS
• 2025-05-21 Price Changed $300,000 NAPLESMLS
• 2025-04-04 Price Changed $325,000 NAPLESMLS
• 2025-03-06 Listed $335,000 NAPLESMLS