1086 Forest Lakes Dr · Naples, FL 34105

$155,000

1 bd · 1.0 ba · 766 sqft · Condo · 38 Days on market

Built 1974

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Why this score? — see what drove the D 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 +9.2/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very Nice, Clean two bedroom, two bath second floor condo in Forest Lakes. Tile throughout, quiet location, short walk to pools and clubhouse. Forest Lakes is an over 55 development that is convenient to Mercato, Waterside Shops and More! This development does not allow pets.

Key facts

• Next to the elevator
• Community pools
• Built 1974

Tags

• NEXT TO THE ELEVATOR
• WALKING DISTANCE TO SHOPPING
• WALKING DISTANCE TO DINING
• WALKING DISTANCE TO BEACH
• WALKING DISTANCE TO TENNIS
• COMMUNITY POOLS

Property features AI

Exterior

• Home design: Built in 1974
• Construction: Living area of 766
• Exterior features: Located in the Central Naples subdivision

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% 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.
• Market conditions: Rents flat; 329 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 38 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago 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 $108k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,350 (3.0% 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 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.34% ✓
• Cap rate: 5.40%
• Cash-on-cash: -3.20%
• DSCR: 0.86
• GRM: 6.2

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: -25.5%
• Equity multiple: 0.16×
• Total profit: $-36,433
• Equity at exit: $23,111

10-year hold

• IRR: -38.5%
• Equity multiple: -0.31×
• Total profit: $-56,674
• Equity at exit: $13,402

Cash invested: $43,400 (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: 329
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,079 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA est. from 5 same-building comps: −$687
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-116

Break-even live

Break-even rent $2,226

Max offer price $138,264

Occupancy floor —

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1086 Forest Lakes Dr Unit 9303 Naples, FL	2.0	2.0	1000	$2,395	$2.40	13d	1	0.02mi
1085 Forest Lakes Dr Unit 8305 Naples, FL	1.0	1.0	766	$3,000	$3.92	13d	1	0.10mi
1085 Forest Lakes Dr Unit 8202 Naples, FL	2.0	2.0	1086	$2,800	$2.58	13d	1	0.10mi
1085 Forest Lakes Dr Unit 8106 Naples, FL	2.0	2.0	1000	$1,900	$1.90	13d	1	0.10mi
260 Quail Forest Blvd Naples, FL	1.0–2.0	1.0–2.0	875	$1,659	$1.90	13d	22	0.14mi
287 Quail Forest Blvd #117 Naples, FL	2.0	2.0	993	$1,695	$1.71	13d	1	0.14mi
287 Quail Forest Blvd #117 Naples, FL	2.0	2.0	993	$1,995	$2.01	21d	1	0.14mi
170 Turtle Lake Ct Naples, FL	2.0	2.0	842	$2,975	$3.53	13d	1	0.22mi
180 Turtle Lake Ct #102 Naples, FL	2.0	2.0	842	$1,850	$2.20	21d	1	0.23mi
100 Forest Lakes Blvd Naples, FL	1.0–2.0	2.0	842	$1,695	$2.01	13d	3	0.24mi
150 Turtle Lake Ct #307 Naples, FL	1.0	1.0	638	$1,500	$2.35	23d	1	0.26mi
200 Turtle Lake Ct #109 Naples, FL	2.0	2.0	842	$1,295	$1.54	23d	1	0.27mi
190 Turtle Lake Ct Unit 6 Naples, FL	2.0	2.0	842	$2,100	$2.49	13d	1	0.27mi
225 Turtle Lake Ct Naples, FL	1.0–2.0	1.0–2.0	740	$1,450	$1.96	23d	2	0.28mi
175 Turtle Lake Ct Naples, FL	1.0–2.0	1.0–2.0	740	$1,450	$1.96	13d	2	0.29mi
200 Forest Lakes Blvd #111 Naples, FL	2.0	2.0	842	$3,100	$3.68	13d	1	0.37mi
499 Forest Lakes Blvd #105 Naples, FL	2.0	2.0	919	$1,950	$2.12	13d	1	0.42mi
300 Forest Lakes Blvd Naples, FL	2.0	2.0	842	$2,700	$3.21	23d	2	0.45mi
400 Forest Lakes Blvd Naples, FL	2.0	2.0	842	$2,350	$2.79	21d	4	0.52mi
501 Forest Lakes Blvd #111 Naples, FL	2.0	2.0	919	$2,300	$2.50	13d	1	0.53mi
1545 Oyster Catcher Pt Unit A Naples, FL	2.0	2.0	1124	$2,200	$1.96	13d	1	0.58mi
1554 Oyster Catcher Pt Unit C Naples, FL	2.0	2.0	1124	$2,900	$2.58	23d	1	0.61mi
5934 Premier Way Naples, FL	1.0–3.0	1.0–3.0	1350	$2,353	$1.74	13d	29	0.63mi
1400 Pompei Ln Unit O-21 Naples, FL	2.0	2.0	1025	$2,200	$2.15	23d	1	0.68mi
1400 Pompei Ln Unit S-21 Naples, FL	2.0	2.0	1025	$3,000	$2.93	23d	1	0.68mi
1400 Pompei Ln Naples, FL	2.0	2.0	1012	$1,888	$1.86	23d	2	0.68mi
4525 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	23d	1	0.90mi
4523 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	23d	1	0.90mi
1100 Pine Ridge Rd Naples, FL	1.0	1.0	868	$2,125	$2.45	13d	3	0.99mi
5301 Summerwind Dr Naples, FL	1.0–2.0	1.0–2.0	836	$1,493	$1.78	13d	12	1.26mi
2070 Arbour Walk Cir #3214 Naples, FL	1.0	1.0	760	$1,600	$2.11	21d	1	1.32mi
2058 Arbour Walk Cir #3322 Naples, FL	2.0	2.0	918	$2,000	$2.18	23d	1	1.35mi
2130 Arbour Walk Cir #2724 Naples, FL	2.0	2.0	1022	$1,800	$1.76	23d	1	1.36mi
2094 Arbour Walk Cir Naples, FL	1.0	1.0	648	$1,588	$2.45	23d	2	1.38mi
2118 Arbour Walk Cir Naples, FL	1.0	1.0	750	$1,300	$1.73	23d	1	1.39mi
2602 Fountain View Cir Naples, FL	1.0–2.0	1.0–2.0	995	$1,634	$1.64	13d	41	1.41mi
2226 Arbour Walk Cir #1913 Naples, FL	1.0	1.0	740	$1,475	$1.99	23d	1	1.44mi
301 Ridge Dr Naples, FL	2.0	2.0	900	$6,000	$6.67	23d	1	1.45mi
600 Neapolitan Way Naples, FL	1.0–2.0	2.0	832	$5,200	$6.25	23d	2	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $155,000 Active 38 DOM
2. 2026-06-17
   days on market $155,000 Active 37 DOM
3. 2026-06-16
   days on market $155,000 Active 36 DOM
4. 2026-06-15
   days on market $155,000 Active 35 DOM
5. 2026-06-10
   days on market $155,000 Active 30 DOM
6. 2026-06-09
   days on market $155,000 Active 29 DOM
7. 2026-06-08
   days on market $155,000 Active 28 DOM
8. 2026-06-07
   days on market $155,000 Active 27 DOM
9. 2026-06-02
   days on market $155,000 Active 22 DOM
10. 2026-06-01
    days on market $155,000 Active 21 DOM
11. 2026-05-31
    days on market $155,000 Active 20 DOM
12. 2026-05-30
    days on market $155,000 Active 19 DOM
13. 2026-05-12
    listed $155,000 Active
14. 2025-01-16
    historical $2,250
15. 2024-06-05
    listed $2,250
16. 2015-05-04
    price $108,000 276-char remark

    Show marketing remark (276 chars)

    Very Nice, Clean two bedroom, two bath second floor condo in Forest Lakes. Tile throughout, quiet location, short walk to pools and clubhouse. Forest Lakes is an over 55 development that is convenient to Mercato, Waterside Shops and More! This development does not allow pets.

17. 2015-05-01
    historical 276-char remark

    Show marketing remark (276 chars)

    Very Nice, Clean two bedroom, two bath second floor condo in Forest Lakes. Tile throughout, quiet location, short walk to pools and clubhouse. Forest Lakes is an over 55 development that is convenient to Mercato, Waterside Shops and More! This development does not allow pets.

18. 2015-05-01
    listed $119,000 Active 276-char remark

    Show marketing remark (276 chars)

    Very Nice, Clean two bedroom, two bath second floor condo in Forest Lakes. Tile throughout, quiet location, short walk to pools and clubhouse. Forest Lakes is an over 55 development that is convenient to Mercato, Waterside Shops and More! This development does not allow pets.

19. 2015-05-01
    price $119,000 276-char remark

    Show marketing remark (276 chars)

    Very Nice, Clean two bedroom, two bath second floor condo in Forest Lakes. Tile throughout, quiet location, short walk to pools and clubhouse. Forest Lakes is an over 55 development that is convenient to Mercato, Waterside Shops and More! This development does not allow pets.

20. 2015-05-01
    soldstatus $108,000 Sold 276-char remark

    Show marketing remark (276 chars)

    Very Nice, Clean two bedroom, two bath second floor condo in Forest Lakes. Tile throughout, quiet location, short walk to pools and clubhouse. Forest Lakes is an over 55 development that is convenient to Mercato, Waterside Shops and More! This development does not allow pets.

21. 2015-04-06
    historical
22. 2015-04-02
    listed $119,000 Active
23. 2015-02-25
    soldstatus $85,837
24. 2015-02-25
    price $100,000
25. 2015-01-12
    listed $85,837
26. 2011-11-28
    listed $129,000

ⓘ 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) · 64% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $24,950
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,996
• − Management: −$1,996
• − HOA: −$8,244
• − Depreciation: −$4,509
• Taxable loss: −$3,578
• Est. tax savings @ 24.0%: +$859
• After-tax cash flow: $-529/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

+20.2% since first listed

14 events — show timeline

• 2026-05-12 Listed $155,000 FSBO.com
• 2025-01-16 Rental Removed $2,250 NAPLESMLS
• 2024-06-05 Listed for Rent $2,250 NAPLESMLS
• 2015-05-04 Price Changed $108,000 NAPLESMLS
• 2015-05-01 Listing Removed — NAPLESMLS
• 2015-05-01 Listed $119,000 NAPLESMLS
• 2015-05-01 Sold (MLS) $108,000 NAPLESMLS
• 2015-05-01 Price Changed $119,000 NAPLESMLS
• 2015-04-06 Listing Removed — NAPLESMLS
• 2015-04-02 Listed $119,000 NAPLESMLS
• 2015-02-25 Price Changed $100,000 NAPLESMLS
• 2015-02-25 Sold (MLS) $85,837 NAPLESMLS
• 2015-01-12 Listed $85,837 NAPLESMLS
• 2011-11-28 Listed $129,000 NAPLESMLS