1686 Blue Point Ave Unit A1 · Naples, FL 34102

$389,000

2 bd · 2.0 ba · 1,102 sqft · Condo public records · 146 Days on market

Built 1968 $1011/mo HOA · 18% of rent

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Why this score? — see what drove the B 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 +24.9/30.0
• 1% rule +9.1/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor and Boaters Dream! Best-priced waterfront condo with dock access in Naples! Completely renovated 2BR/2BA end-unit in the highly desirable Blue Point community in Oyster Bay/Royal Harbor. Boat slips available to lease for only $300/year with direct dock access steps from the unit—ideal for boaters. This first-floor residence offers a split-bedroom layout, new LPV floors, and a screened enclosed lanai with canal and pool views. Brand new appliances, butcher block countertops, new Air Conditioner, updated baths, Brand-new 2025 seawall (raised ~3 ft), dock, and roof. Assessments paid in full! Low-density, walkable community minutes to Olde Naples, 5th Avenue South, downtown, and

Key facts

• Pool views
• Waterfront condo
• Dock access

Tags

• WATERFRONT CONDO
• DOCK ACCESS
• COMPLETELY RENOVATED
• SCREENED ENCLOSED LANAI
• CANAL VIEWS
• POOL VIEWS

Property features AI

Finance

• Other: Part of a complex with 16 units (6 units in building); 1 unit per floor; building has 2 floors
• Financial info: Condo fee billed semi-annually (total annual recurring fees listed); Total one-time fees apply
• HOA & community: Semi-annual condo fee; Professional management; Community amenities include BBQ/picnic area, community pool, community boat dock, common laundry, extra storage, fish cleaning station, and internet access; Maintenance covers cable, insurance, internet/WiFi, laundry facilities, lawn/land maintenance, legal/accounting, master association fee, exterior pest control, reserves, sewer, street lights, trash removal, and water; Community type: Boating, non-gated

Exterior

• Parking: 1 assigned parking space; Guest parking; Paved parking
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential low-rise (1–3) building; Traditional style; Built in 1968; Rear exposure faces south; Located in the Oyster Bay / Blue Point community
• Construction: Concrete block construction; Stucco finish
• Exterior features: Decorative shutters; Exterior storage; Shingle roof; Sliding windows; Stucco exterior; Zero lot line; Canal frontage with seawall and navigable access; Canal view and pool/club view; Boat slip available; Gulf access with no bridges (canal width 31–80 ft)

Interior

• Kitchen: Electric cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator with icemaker
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Master bathroom with shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning
• Interior features: Cable prewire and high-speed internet available; Smoke detectors; Window coverings; Great room floor plan; Dining area open to family room; Open porch/lanai; Furnished negotiable
• Laundry & utility: Laundry facilities in community

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $389k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $389k).
• Recommended offer: $342k (12.0% 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: Lake Park Elementary School (math 76% / reading 77%, grade A, #185 of 2,144 statewide, top 9%, 502 students, 39% FRL); Naples High School (math 47% / reading 52%, grade D, #179 of 667 statewide, top 29%, 1,719 students, 39% FRL) — zoned schools average 39% FRL vs 55% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+8.8%/yr); 616 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• In year one you build about $19k of equity ($3k loan paydown + $16k appreciation (4.1% local appreciation)).
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.1% appreciation + 8.0% rent growth), your $109k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($342k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $245k; list at $389k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $342,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 1.41% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.17%
• DSCR: 1.41
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.08% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 2.15×
• Total profit: $125,324
• Equity at exit: $199,130

10-year hold

• IRR: 22.1%
• Equity multiple: 5.02×
• Total profit: $438,281
• Equity at exit: $327,219

Cash invested: $108,920 (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 34102

• Home prices YoY: 1.3%
• Rents YoY: 8.8%
• Active inventory: 616
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $5,487 high
• Mortgage (P&I): −$2,040
• Tax from tax record: −$289 /mo · $3,468/yr
• Insurance: −$162
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,011
• Vacancy / Maint / Mgmt: −$1,152
• Net cashflow: $406

Break-even live

Break-even rent $4,973

Max offer price $389,000

Occupancy floor 88%

Sensitivity live

Price	-10% $626	-5% $516	+0% $406	+5% $296	+10% $186
Rent	-10% $-27	-5% $189	+0% $406	+5% $623	+10% $839
Rate	-1.0pp $602	-0.5pp $505	base $406	+0.5pp $305	+1.0pp $203

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1686 Blue Point Ave Unit B1 Naples, FL	2.0	2.0	1198	$6,500	$5.43	24d	1	0.01mi
1686 Blue Point Ave Naples, FL	2.0	2.0	1057	$5,500	$5.20	15d	2	0.01mi
1625 Chesapeake Ave #203 Naples, FL	2.0	2.0	1200	$4,500	$3.75	24d	1	0.03mi
1605 Chesapeake Ave #2 Naples, FL	2.0	1.0	850	$2,300	$2.71	24d	1	0.04mi
1751 Smugglers Cv Unit 2 1 Naples, FL	2.0	1.0	800	$1,995	$2.49	15d	1	0.05mi
1535 Chesapeake Ave Unit A2 Naples, FL	2.0	2.0	1080	$2,000	$1.85	24d	1	0.10mi
1155 Sandpiper St Naples, FL	2.0	2.0	1062	$4,050	$3.81	24d	2	0.11mi
1155 Sandpiper St Naples, FL	2.0	2.0	1062	$3,950	$3.72	22d	3	0.11mi
1555 Blue Point Ave Unit 3 Naples, FL	2.0	2.0	1025	$1,745	$1.70	15d	1	0.12mi
1437 Sandpiper St Naples, FL	3.0	2.0	1200	$16,000	$13.33	24d	1	0.12mi
1501 Chesapeake Ave Unit 1296210P Naples, FL	2.0	2.0	1377	$4,110	$2.98	15d	1	0.12mi
1186 Cherrystone Ct Naples, FL	2.0	2.0	1163	$1,995	$1.72	24d	1	0.12mi
1200 Cherrystone Ct Unit A203 Naples, FL	2.0	2.0	1276	$4,950	$3.88	24d	1	0.13mi
1165 Clam Ct #7 Naples, FL	2.0	2.5	1449	$2,900	$2.00	24d	1	0.17mi
12 Knights Bridge Rd Unit A32 Naples, FL	2.0	2.0	1095	$3,200	$2.92	22d	1	0.19mi
1549 Sandpiper St #36 Naples, FL	2.0	2.0	1073	$2,195	$2.05	24d	1	0.19mi
9 Knights Bridge Rd #30 Naples, FL	2.0	2.0	1296	$3,000	$2.31	14d	1	0.20mi
1666 Osprey Ave #203 Naples, FL	2.0	2.0	1200	$7,000	$5.83	24d	1	0.23mi
1376 Chesapeake Ave #2 Naples, FL	2.0	2.0	1218	$2,300	$1.89	24d	1	0.24mi
24 Rivard Rd Naples, FL	3.0	2.0	1314	$6,500	$4.95	24d	1	0.24mi
1120 Little Neck Ct Unit E40 Naples, FL	3.0	2.0	1400	$2,999	$2.14	24d	1	0.30mi
105 Georgetown Blvd #105 Naples, FL	2.0	2.0	1450	$6,500	$4.48	24d	1	0.30mi
1353 Pelican Ave Naples, FL	2.0	2.0	1203	$8,500	$7.07	24d	1	0.30mi
1950 Mayfair ST Unit 1027 Naples, FL	1.0	1.0	888	$3,525	$3.97	15d	1	0.33mi
1950 Mayfair ST Unit 818 Naples, FL	2.0	2.0	1142	$4,415	$3.87	15d	1	0.33mi
1950 Mayfair ST Unit 923 Naples, FL	2.0	2.0	1142	$4,490	$3.93	15d	1	0.33mi
1950 Mayfair ST Unit 716 Naples, FL	1.0	1.0	710	$3,330	$4.69	15d	1	0.33mi
1950 Mayfair ST Unit 901 Naples, FL	2.0	2.0	1025	$4,560	$4.45	15d	1	0.33mi
1950 Mayfair ST Unit 802 Naples, FL	1.0	1.0	710	$3,355	$4.73	15d	1	0.33mi
1950 Mayfair ST Unit 1021 Naples, FL	1.0	1.0	710	$3,520	$4.96	15d	1	0.33mi
1950 Mayfair ST Unit 817 Naples, FL	1.0	1.0	710	$3,295	$4.64	15d	1	0.33mi
1950 Mayfair ST Unit 921 Naples, FL	1.0	1.0	710	$3,420	$4.82	15d	1	0.33mi
91 Georgetown Blvd #91 Naples, FL	2.0	2.0	1450	$7,000	$4.83	24d	1	0.34mi
69 Georgetown Blvd #69 Naples, FL	2.0	2.0	1450	$5,500	$3.79	24d	1	0.34mi
1501 Curlew Ave Naples, FL	2.0	1.0	1180	$2,000	$1.69	24d	1	0.37mi
84 Georgetown Blvd #84 Naples, FL	2.0	2.0	1450	$5,500	$3.79	24d	1	0.38mi
1950 Mayfair St Naples, FL	3.0	1.0–3.5	1514	$8,752	$5.78	15d	109	0.38mi
1435 Curlew Ave #1 Naples, FL	2.0	2.0	975	$2,850	$2.92	24d	1	0.40mi
1435 Curlew Ave #1 Naples, FL	2.0	2.0	975	$2,850	$2.92	22d	1	0.40mi
235 Lanchester Ct #42 Naples, FL	2.0	2.0	1200	$2,350	$1.96	24d	1	0.41mi

HOA detail condo

• Monthly dues: $1,011 · $12,132/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-16
   days on market $389,000 Active 146 DOM
2. 2026-06-15
   days on market $389,000 Active 145 DOM
3. 2026-06-14
   days on market $389,000 Active 143 DOM
4. 2026-06-10
   days on market $389,000 Active 140 DOM
5. 2026-06-09
   days on market $389,000 Active 139 DOM
6. 2026-06-08
   days on market $389,000 Active 138 DOM
7. 2026-06-07
   days on market $389,000 Active 137 DOM
8. 2026-06-03
   days on market $389,000 Active 133 DOM
9. 2026-06-02
   days on market $389,000 Active 132 DOM
10. 2026-06-01
    days on market $389,000 Active 131 DOM
11. 2026-05-31
    days on market $389,000 Active 130 DOM
12. 2026-05-30
    days on market $389,000 Active 129 DOM
13. 2026-03-19
    price $389,000
14. 2026-02-02
    status Active
15. 2026-01-30
    status Pending With Contingencies
16. 2026-01-18
    listed $399,000 Active
17. 2025-12-01
    historical
18. 2025-11-03
    listed $375,000 Active
19. 2025-10-31
    historical
20. 2025-04-29
    price $399,900
21. 2025-04-10
    price $425,000
22. 2025-03-04
    price $449,900
23. 2025-01-23
    price $499,900
24. 2024-12-22
    listed $525,000 Active
25. 2007-12-26
    soldstatus $245,000
26. 1999-03-31
    soldstatus $87,500

ⓘ 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: $3,468 · $289/mo
• Projected year-2 tax: $3,468 · $289/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 2/10 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $65,841
• − Mortgage interest: −$21,790
• − Property taxes: −$3,468
• − Insurance: −$7,064
• − Repairs & maintenance: −$5,267
• − Management: −$5,267
• − HOA: −$12,132
• − Depreciation: −$11,316
• Taxable loss: −$463
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $4,983/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): 11,179
• Household income: $130,929
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 333.0

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 9% Two or more races 8% Black 8% Asian 1%
• Hispanic origin (detail): Cuban 6%
• Common ancestry: Hispanic 4% Lithuanian 4% Romanian 4%
• Foreign-born: 17% · Canada, China
• Languages at home: 87% English-only · Spanish 7% French/Haitian/Cajun 4% 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: ▲ 4.08%
• Current HPI: 328.2755
• Rent YoY: ▲ 8.75%
• 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

+344.6% since first listed

14 events — show timeline

• 2026-03-19 Price Changed $389,000 NAPLESMLS
• 2026-02-02 Relisted — NAPLESMLS
• 2026-01-30 Pending — NAPLESMLS
• 2026-01-18 Listed $399,000 NAPLESMLS
• 2025-12-01 Listing Removed — NAPLESMLS
• 2025-11-03 Listed $375,000 NAPLESMLS
• 2025-10-31 Listing Removed — NAPLESMLS
• 2025-04-29 Price Changed $399,900 NAPLESMLS
• 2025-04-10 Price Changed $425,000 NAPLESMLS
• 2025-03-04 Price Changed $449,900 NAPLESMLS
• 2025-01-23 Price Changed $499,900 NAPLESMLS
• 2024-12-22 Listed $525,000 NAPLESMLS
• 2007-12-26 Sold (Public Records) $245,000 Public Records
• 1999-03-31 Sold (Public Records) $87,500 Public Records

Property tax history

+5.6%/yr

Latest (2025): $3,468 · +3.6% YoY. Source: county tax records.