10265 Heritage Bay Blvd #615 · Heritage Bay, FL 34120

$315,000

2 bd · 2.0 ba · 1,194 sqft · Condo public records · 63 Days on market

Built 2006 $1223/mo HOA · 24% 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 +24.4/30.0
• 1% rule +10.0/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is the Ashbury you've been waiting for. Newer A/C (fall 2014) and is LOADED with many upgrades, including plantation shutters on ALL windows, crown molding in ALL common areas, & diagonal tile on lanai. The acrylic 'FLORIDA GLASS' sliders on lanai create an additional air conditioned room when you leave the back slider open! This first floor unit is in the CLOSEST condo building to the clubhouse & all amenities (pool, fitness center, etc) and also just couple buildings away from a small satellite pool as well. Enjoy your own private view golf view (you can see two greens!), or head over to the WORLD CLASS club and enjoy mingling with your neighbors while taking in the resort-style pool, spas gathering spaces and outdoor bar. Heritage Bay offers true Florida resort-style living with AMAZING amenities including 27 holes of championship golf, 7 Har-Tru tennis courts, and a state of the art fitness center. Golf Membership is INCLUDED with the purchase of this home!

Key facts

• Plantation shutters
• First floor
• Screened in lanai

Tags

• FIRST FLOOR
• SCREENED IN LANAI
• GOLF MEMBERSHIP INCLUDED
• PLANTATION SHUTTERS
• HURRICANE IMPACT WINDOWS
• ROLL DOWN LANAI SUN SHADES

Property features AI

Finance

• Other: Part of the Heritage Bay development (Terrace sub-condo)
• Financial info: Total annual recurring fees listed; Total one-time fees listed
• HOA & community: Mandatory HOA; Master HOA paid annually; Condo fee billed quarterly; HOA maintenance covers cable, golf course, internet/WiFi access, reserve, security and water; Community amenities include clubhouse, exercise room, community spa/hot tub, sauna, restaurant, extra storage, bike storage, putting green, pickleball, tennis courts and golf (golf-bundled community); Community types: gated, golf course, tennis

Exterior

• Parking: 1 assigned covered parking space; Detached 1-car carport; Guest parking
• Security: Gated community with guard at gate and patrolled security
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential mid-rise building (4–7 stories); Built in 2006; Stucco exterior; Great room floor plan; Rear exposure faces west
• Construction: Concrete block construction; Tile roof; Impact resistant doors and windows (single hung)
• Exterior features: Storage; Golf course lot; Central irrigation; Golf, lake, pond and preserve views; West rear exposure

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator/Icemaker; Pantry; Breakfast bar / eat-in kitchen / dining in living area
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Pantry; Screened lanai/porch; Common elevator access; Turnkey furnished
• Laundry & utility: Washer; Dryer; Smoke detector

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $315k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $315k).
• Recommended offer: $296k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Corkscrew Elementary School (math 76% / reading 73%, grade A, #230 of 2,144 statewide, top 12%, 863 students, 35% FRL); Palmetto Ridge High School (math 43% / reading 51%, grade D-, #207 of 667 statewide, top 32%, 2,347 students, 38% FRL) — zoned schools average 37% FRL vs 55% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-1.6%/yr); 1124 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $5,018/mo this rent would consume 64% of the median local household income ($94k/yr) (locally 409% 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 $2k of loan paydown is wiped out by about $9k 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 63 days — a 6% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y 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 $184k; list at $315k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 24% of rent.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→35/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $296,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.59% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.70%
• DSCR: 1.39
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.62×
• Total profit: $-33,842
• Equity at exit: $46,968

10-year hold

• IRR: -10.0%
• Equity multiple: 0.51×
• Total profit: $-42,791
• Equity at exit: $27,235

Cash invested: $88,200 (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 34120

• Rents YoY: -1.6%
• Active inventory: 1124
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $5,018 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$319 /mo · $3,829/yr
• Insurance: −$131
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$1,223
• Vacancy / Maint / Mgmt: −$1,054
• Net cashflow: $487

Break-even live

Break-even rent $4,402

Max offer price $315,000

Occupancy floor 85%

Sensitivity live

Price	-10% $666	-5% $576	+0% $487	+5% $398	+10% $309
Rent	-10% $91	-5% $289	+0% $487	+5% $685	+10% $884
Rate	-1.0pp $646	-0.5pp $567	base $487	+0.5pp $406	+1.0pp $323

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10275 Heritage Bay Blvd Naples, FL	2.0	2.0	1301	$4,500	$3.46	24d	2	0.08mi
10270 Heritage Bay Blvd #3422 Naples, FL	2.0	2.0	1414	$6,500	$4.60	24d	1	0.11mi
10313 Heritage Bay Blvd #1342 Naples, FL	2.0	2.0	1232	$6,500	$5.28	24d	1	0.38mi
10307 Heritage Bay Blvd Naples, FL	2.0	2.0	1194	$2,800	$2.35	14d	1	0.41mi
10330 Heritage Bay Blvd #2626 Naples, FL	2.0	2.0	1414	$6,900	$4.88	24d	1	0.42mi
10338 Heritage Bay Blvd #2514 Naples, FL	2.0	2.0	1414	$2,500	$1.77	24d	1	0.42mi
10317 Heritage Bay Blvd #1416 Naples, FL	2.0	2.0	1232	$7,000	$5.68	24d	1	0.43mi
10321 Heritage Bay Blvd Naples, FL	2.0–3.0	2.0	1320	$6,500	$4.92	21d	2	0.46mi
10321 Heritage Bay Blvd Naples, FL	2.0–3.0	2.0	1301	$5,400	$4.15	24d	3	0.46mi
10337 Heritage Bay Blvd Naples, FL	2.0	2.0	1213	$4,400	$3.63	24d	4	0.49mi
10333 Heritage Bay Blvd #1715 Naples, FL	2.0	2.0	1194	$6,000	$5.03	24d	1	0.50mi
10345 Heritage Bay Blvd Naples, FL	2.0	2.0	1232	$4,425	$3.59	14d	2	0.50mi
10329 Heritage Bay Blvd #1622 Naples, FL	2.0	2.0	1232	$5,500	$4.46	24d	1	0.50mi
10349 Heritage Bay Blvd #2117 Naples, FL	2.0	2.0	1232	$2,300	$1.87	14d	1	0.51mi
10353 Heritage Bay Blvd #2226 Naples, FL	2.0	2.0	1232	$6,500	$5.28	14d	1	0.52mi
10353 Heritage Bay Blvd #2226 Naples, FL	2.0	2.0	1232	$6,500	$5.28	24d	1	0.52mi
10044 Siesta Bay Dr #9412 Naples, FL	2.0	2.0	1414	$2,500	$1.77	24d	1	0.79mi
2335 Sawyers Hill Rd #503 Naples, FL	2.0	2.0	1467	$2,700	$1.84	24d	1	1.40mi

HOA detail condo

• Monthly dues: $1,223 · $14,676/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-18
   days on market $315,000 Active 63 DOM
2. 2026-06-17
   days on market $315,000 Active 62 DOM
3. 2026-06-16
   days on market $315,000 Active 61 DOM
4. 2026-06-15
   days on market $315,000 Active 60 DOM
5. 2026-06-14
   days on market $315,000 Active 58 DOM
6. 2026-06-10
   days on market $315,000 Active 55 DOM
7. 2026-06-09
   days on market $315,000 Active 54 DOM
8. 2026-06-08
   days on market $315,000 Active 53 DOM
9. 2026-06-07
   days on market $315,000 Active 52 DOM
10. 2026-06-03
    days on market $315,000 Active 48 DOM
11. 2026-06-02
    days on market $315,000 Active 47 DOM
12. 2026-06-01
    days on market $315,000 Active 46 DOM
13. 2026-05-31
    days on market $315,000 Active 45 DOM
14. 2026-05-30
    days on market $315,000 Active 44 DOM
15. 2026-04-16
    listed $315,000 Active
16. 2026-04-08
    historical
17. 2026-02-27
    price $338,000
18. 2025-10-30
    listed $358,000 Active
19. 2017-07-28
    soldstatus $184,000 Sold 991-char remark

    Show marketing remark (991 chars)

    This is the Ashbury you've been waiting for. Newer A/C (fall 2014) and is LOADED with many upgrades, including plantation shutters on ALL windows, crown molding in ALL common areas, & diagonal tile on lanai. The acrylic 'FLORIDA GLASS' sliders on lanai create an additional air conditioned room when you leave the back slider open! This first floor unit is in the CLOSEST condo building to the clubhouse & all amenities (pool, fitness center, etc) and also just couple buildings away from a small satellite pool as well. Enjoy your own private view golf view (you can see two greens!), or head over to the WORLD CLASS club and enjoy mingling with your neighbors while taking in the resort-style pool, spas gathering spaces and outdoor bar. Heritage Bay offers true Florida resort-style living with AMAZING amenities including 27 holes of championship golf, 7 Har-Tru tennis courts, and a state of the art fitness center. Golf Membership is INCLUDED with the purchase of this home!

20. 2017-07-26
    soldstatus $184,000
21. 2017-07-03
    status Pending 991-char remark

    Show marketing remark (991 chars)

    This is the Ashbury you've been waiting for. Newer A/C (fall 2014) and is LOADED with many upgrades, including plantation shutters on ALL windows, crown molding in ALL common areas, & diagonal tile on lanai. The acrylic 'FLORIDA GLASS' sliders on lanai create an additional air conditioned room when you leave the back slider open! This first floor unit is in the CLOSEST condo building to the clubhouse & all amenities (pool, fitness center, etc) and also just couple buildings away from a small satellite pool as well. Enjoy your own private view golf view (you can see two greens!), or head over to the WORLD CLASS club and enjoy mingling with your neighbors while taking in the resort-style pool, spas gathering spaces and outdoor bar. Heritage Bay offers true Florida resort-style living with AMAZING amenities including 27 holes of championship golf, 7 Har-Tru tennis courts, and a state of the art fitness center. Golf Membership is INCLUDED with the purchase of this home!

22. 2017-04-12
    listed $189,900 Active 991-char remark

    Show marketing remark (991 chars)

    This is the Ashbury you've been waiting for. Newer A/C (fall 2014) and is LOADED with many upgrades, including plantation shutters on ALL windows, crown molding in ALL common areas, & diagonal tile on lanai. The acrylic 'FLORIDA GLASS' sliders on lanai create an additional air conditioned room when you leave the back slider open! This first floor unit is in the CLOSEST condo building to the clubhouse & all amenities (pool, fitness center, etc) and also just couple buildings away from a small satellite pool as well. Enjoy your own private view golf view (you can see two greens!), or head over to the WORLD CLASS club and enjoy mingling with your neighbors while taking in the resort-style pool, spas gathering spaces and outdoor bar. Heritage Bay offers true Florida resort-style living with AMAZING amenities including 27 holes of championship golf, 7 Har-Tru tennis courts, and a state of the art fitness center. Golf Membership is INCLUDED with the purchase of this home!

23. 2015-10-04
    price $185,000
24. 2015-09-28
    soldstatus $185,000
25. 2015-09-25
    soldstatus $185,000 Sold
26. 2015-08-11
    price $191,000
27. 2015-08-11
    historical
28. 2015-07-30
    status Active
29. 2015-07-27
    historical
30. 2015-07-07
    listed $191,000 Active
31. 2015-05-15
    listed $184,900
32. 2015-05-15
    listed $195,000
33. 2015-05-14
    listed $219,999
34. 2009-07-01
    soldstatus $140,000
35. 2009-01-09
    historical
36. 2008-06-02
    historical
37. 2007-09-09
    historical

ⓘ 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: $3,829 · $319/mo
• Projected year-2 tax: $3,829 · $319/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 1/10 Low FEMA zone AH · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 8 d/yr ≥108°F today · 35 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: $60,221
• − Mortgage interest: −$17,645
• − Property taxes: −$3,829
• − Insurance: −$3,399
• − Repairs & maintenance: −$4,818
• − Management: −$4,818
• − HOA: −$14,676
• − Depreciation: −$9,164
• Taxable income: $1,872
• Est. tax owed @ 24.0%: −$449
• After-tax cash flow: $5,398/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 — Heritage Bay

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Heritage Bay, FL
• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 42,345
• Household income: $93,861
• Rent vs Own: 9.4% rent · 90.6% own
• Severe rent burden: 409.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 56% Hispanic / Latino 32% Two or more races 23% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2% Cuban 13%
• Common ancestry: Hispanic 4% Romanian 3% Italian 2%
• Foreign-born: 28% · Canada, Jamaica, China
• Languages at home: 62% English-only · Spanish 28% French/Haitian/Cajun 5% Other Indo-European 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: ▼ -223.18%
• Current HPI: 316.2474
• Rent YoY: ▼ -1.65%
• 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

+125.0% since first listed

23 events — show timeline

• 2026-04-16 Listed $315,000 NAPLESMLS
• 2026-04-08 Listing Removed — NAPLESMLS
• 2026-02-27 Price Changed $338,000 NAPLESMLS
• 2025-10-30 Listed $358,000 NAPLESMLS
• 2017-07-28 Sold (MLS) $184,000 NAPLESMLS
• 2017-07-26 Sold (Public Records) $184,000 Public Records
• 2017-07-03 Pending — NAPLESMLS
• 2017-04-12 Listed $189,900 NAPLESMLS
• 2015-10-04 Price Changed $185,000 NAPLESMLS
• 2015-09-28 Sold (Public Records) $185,000 Public Records
• 2015-09-25 Sold (MLS) $185,000 NAPLESMLS
• 2015-08-11 Listing Removed — NAPLESMLS
• 2015-08-11 Price Changed $191,000 NAPLESMLS
• 2015-07-30 Relisted — NAPLESMLS
• 2015-07-27 Listing Removed — NAPLESMLS
• 2015-07-07 Listed $191,000 NAPLESMLS
• 2015-05-15 Listed $184,900 FORTMLS
• 2015-05-15 Listed $195,000 FORTMLS
• 2015-05-14 Listed $219,999 FORTMLS
• 2009-07-01 Sold (Public Records) $140,000 Public Records
• 2009-01-09 Listing Removed — FORTMLS
• 2008-06-02 Listing Removed — FORTMLS
• 2007-09-09 Listing Removed — FORTMLS

Property tax history

+9.5%/yr

Latest (2025): $3,829 · +1.8% YoY. Source: county tax records.