11804 Quail Village Way · Island Walk, FL 34119

$565,000

4 bd · 3.0 ba · 2,500 sqft · Townhouse · 58 Days on market

Built 1988 Good condition $891/mo HOA · 13% of rent ↓ 11% since listing

---

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 +18.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +5.7/10.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * * * * * * * * * * * * * * * * PRICE REDUCTED * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * Rarely available 4 Bedrooms 3 Bath 2 story Townhouse!!! * * * * * * * * * * * The living is easy at this spectacular club home! Enjoy resort style living in this beautiful appointed 2 story 2500 square foot townhome with 4 bedrooms ( 2 bedrooms on main level and 2 bedrooms on the 2nd floor), 3 full bathrooms, living room, dining room, family room, loft area, lanai, front courtyard, eat-in kitchen and 1st floor Primary bedroom! Step inside to discover an inviting layout that seamlessly connects the living areas, perfect for

Key facts

• Natural light
• Swimming pool
• Breathtaking view

Tags

• BREATHTAKING VIEW
• NATURAL LIGHT
• GOLF COURSE
• SWIMMING POOL

Property features AI

Finance

• Other: Complex contains 262 units; building contains 4 units and has 2 floors; Restrictions: architectural, deeded, no commercial, no RV, no truck
• HOA & community: Mandatory HOA; Monthly HOA fee; HOA fee includes cable, irrigation water, lawn/land maintenance, manager, master antenna/satellite, recreation facilities, reserve, security, sewer, street lights, street maintenance, trash removal, and water; Professional management; Community amenities include clubhouse, community pool, tennis courts, bocce court, putting green, and restaurant; Golf course community (non-equity); Total annual recurring HOA fees listed; Total one-time fees listed

Exterior

• Parking: Detached 2-car garage; Paved private road access
• Security: Gated community; Guard at gate
• Utilities: Central water; Central sewer; Electric service
• Home design: Residential townhouse; 2-story building design; Zero lot line; Rear exposure faces west; Located in Quail Creek Village (golf course community)
• Construction: Concrete block construction; Built in 1988
• Exterior features: Courtyard; Deck; Patio; Privacy wall; Room for pool; Automatic sprinkler system; Tennis court; Skylight and sliding windows; Stucco exterior; Tile roof; Gated community with guard at gate

Interior

• Kitchen: Built-in desk and pantry; Dishwasher; Disposal; Microwave; Range; Self-cleaning oven; Refrigerator/Freezer; Refrigerator/ice maker; Reverse osmosis
• Bedrooms: 4 bedrooms; First-floor bedroom; Master bedroom on ground level; Split bedroom floor plan
• Flooring: Carpet; Tile; Wood
• Bathrooms: 3 full bathrooms; Master bath with dual sinks, jetted tub, multiple shower heads, and separate tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans; Exhaust fan; Thermal fan; Whole house fan; Cable available
• Interior features: Built-in cabinets; Cable prewire; Cathedral ceiling; Foyer; High-speed internet available; Laundry tub; Smoke detectors; Vaulted ceiling; Wet bar; Window coverings; Built-in desk; Pantry; Breakfast room and formal dining; Balcony; Den/Study; Family room; Great room; Guest bath; Guest room; Loft; Screened lanai/porch; 7 ceiling fans
• Laundry & utility: Washer; Dryer; Washer/dryer hookup; Laundry in residence; Water treatment system (owned); Auto garage door

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath townhouse listed at $565k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $565k).
• Recommended offer: $548k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#692 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing B+; Watch: health & safety D, amenities F, commute 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 soft (-2.5%/yr); 586 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $6,697/mo this rent would consume 71% of the median local household income ($113k/yr) (locally 741% 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 $4k of loan paydown is wiped out by about $17k 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 58 days — a 3% lower offer ($548k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $548,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 7.34%
• Cash-on-cash: 3.75%
• DSCR: 1.17
• GRM: 7.0

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: -14.4%
• Equity multiple: 0.50×
• Total profit: $-79,025
• Equity at exit: $84,243

10-year hold

• IRR: -13.1%
• Equity multiple: 0.36×
• Total profit: $-101,453
• Equity at exit: $48,851

Cash invested: $158,200 (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 34119

• Rents YoY: -2.5%
• Active inventory: 586
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $6,697 high
• Mortgage (P&I): −$2,963
• Tax est. 1.5%: −$706 /mo · $8,475/yr
• Insurance: −$235
• HOA: −$891
• Vacancy / Maint / Mgmt: −$1,406
• Net cashflow: $495

Break-even live

Break-even rent $6,070

Max offer price $565,000

Occupancy floor 88%

Sensitivity live

Price	-10% $885	-5% $690	+0% $495	+5% $299	+10% $104
Rent	-10% $-34	-5% $230	+0% $495	+5% $759	+10% $1,024
Rate	-1.0pp $779	-0.5pp $638	base $495	+0.5pp $348	+1.0pp $199

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: $141,250
• Closing costs: $16,950
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11762 Quail Village Way Naples, FL	3.0	2.5	1800	$3,800	$2.11	24d	1	0.18mi
2600 Marshcreek Ln #201 Naples, FL	3.0	2.0	1765	$2,595	$1.47	14d	1	0.25mi
10033 Heather Ln Unit 5-502 Naples, FL	3.0	2.0	1774	$2,300	$1.30	24d	1	0.60mi
3435 Laurelgreens Ln S Unit 1 Naples, FL	3.0	2.0	1758	$6,000	$3.41	24d	1	0.69mi
3455 Laurel Greens Ln S #103 Naples, FL	3.0	2.0	1758	$5,500	$3.13	24d	1	0.73mi
3425 Grand Cypress Dr #102 Naples, FL	3.0	2.0	1763	$6,500	$3.69	24d	1	0.77mi
3126 Terramar Ct Naples, FL	3.0	3.0	2990	$13,500	$4.52	14d	1	0.80mi
3445 Grand Cypress Dr #202 Naples, FL	3.0	2.0	1853	$6,500	$3.51	24d	1	0.81mi
5815 Persimmon Way Naples, FL	3.0	2.5	2900	$9,995	$3.45	24d	1	0.84mi
5945 Paradise Cir Naples, FL	3.0	3.5	2564	$3,610	$1.41	24d	1	0.94mi
5632 Whisperwood Blvd #1601 Naples, FL	3.0	2.0	1856	$8,000	$4.31	24d	1	0.97mi
6247 Ashwood Ln Naples, FL	3.0	2.0	2837	$8,900	$3.14	24d	1	0.98mi
5886 Paradise Cir Naples, FL	3.0	3.0	1922	$6,800	$3.54	24d	1	1.00mi
6522 Waverly Green Way Naples, FL	3.0	2.0	2039	$4,500	$2.21	24d	1	1.16mi
5360 Andover Dr #202 Naples, FL	3.0	2.0	1928	$6,500	$3.37	24d	1	1.17mi
5125 Cedar Springs Dr #204 Naples, FL	3.0	2.0	2177	$5,650	$2.60	24d	1	1.18mi
7546 Lantana Cir Naples, FL	4.0	3.5	3141	$15,000	$4.78	24d	1	1.22mi
3910 Jasmine Lake Cir Naples, FL	3.0	2.0	1848	$5,500	$2.98	24d	1	1.23mi
3745 Pleasant Springs Dr Naples, FL	3.0	3.0	2129	$4,200	$1.97	14d	1	1.26mi
5630 Sherborn Dr #202 Naples, FL	3.0	2.0	2005	$7,500	$3.74	24d	1	1.26mi
2004 Tarpon Bay Dr N #101 Naples, FL	3.0	2.0	1759	$2,450	$1.39	24d	1	1.27mi
2004 Tarpon Bay Dr N #201 Naples, FL	3.0	2.0	2170	$6,000	$2.76	24d	1	1.27mi
5873 Three Iron Dr #503 Naples, FL	3.0	2.0	2400	$9,000	$3.75	14d	1	1.29mi
2438 Butterfly Palm Dr Naples, FL	3.0	2.0	1996	$10,500	$5.26	24d	1	1.32mi
5130 Cobble Creek Ct Unit B202 Naples, FL	3.0	2.0	2050	$2,800	$1.37	14d	1	1.35mi
5901 Ashford Ln Naples, FL	4.0	3.5	3200	$11,500	$3.59	24d	1	1.35mi
1890 Oakes Blvd Unit Se Naples, FL	5.0	4.0	2302	$12,500	$5.43	24d	1	1.45mi
1890 Oakes Blvd Unit A Naples, FL	5.0	4.0	2302	$9,500	$4.13	24d	1	1.45mi
3326 Baltic Dr Naples, FL	3.0	2.5	2234	$7,000	$3.13	24d	1	1.49mi

HOA detail

• Monthly dues: $891 · $10,692/yr

Listing history 19 events

1. 2026-06-18
   days on market $565,000 Active 58 DOM
2. 2026-06-17
   days on market $565,000 Active 57 DOM
3. 2026-06-16
   days on market $565,000 Active 56 DOM
4. 2026-06-15
   days on market $565,000 Active 55 DOM
5. 2026-06-14
   days on market $565,000 Active 53 DOM
6. 2026-06-10
   days on market $565,000 Active 50 DOM
7. 2026-06-09
   days on market $565,000 Active 49 DOM
8. 2026-06-08
   days on market $565,000 Active 48 DOM
9. 2026-06-07
   days on market $565,000 Active 47 DOM
10. 2026-06-03
    days on market $565,000 Active 43 DOM
11. 2026-06-02
    days on market $565,000 Active 42 DOM
12. 2026-06-01
    days on market $565,000 Active 41 DOM
13. 2026-05-31
    days on market $565,000 Active 40 DOM
14. 2026-05-30
    days on market $565,000 Active 39 DOM
15. 2026-05-05
    price $565,000
16. 2026-04-21
    listed $585,000 Active
17. 2024-10-02
    historical
18. 2024-07-09
    price $617,000
19. 2024-07-08
    listed $637,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 31 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: $80,358
• − Mortgage interest: −$31,649
• − Property taxes: −$8,475
• − Insurance: −$2,825
• − Repairs & maintenance: −$6,429
• − Management: −$6,429
• − HOA: −$10,692
• − Depreciation: −$16,436
• Taxable loss: −$2,576
• Est. tax savings @ 24.0%: +$618
• After-tax cash flow: $6,554/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained townhouse is move-in ready with a good condition score and minimal repairs needed. Upgrades to the exterior and interior can significantly enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Updating flooring in living areas — Improves aesthetics and adds value
• Both Upgrading kitchen appliances — Modernizes the space and adds value
• Both Renovating bathrooms — Enhances functionality and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Updating flooring in living areas — Improves aesthetics and adds value ↑
• Both Upgrading kitchen appliances — Modernizes the space and adds value ↑
• Both Renovating bathrooms — Enhances functionality and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Island Walk

• Score: 64/100
• State rank: #692
• US rank: #14444

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 36,807
• Household income: $113,391
• Rent vs Own: 16.4% rent · 83.6% own
• Severe rent burden: 741.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 20% Two or more races 14% Black 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2% Cuban 4% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 2%
• Foreign-born: 17% · Canada, Jamaica, Dominican Republic
• Languages at home: 78% English-only · Spanish 15% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -243.12%
• Current HPI: 269.3208
• Rent YoY: ▼ -2.51%
• 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

-11.3% since first listed

5 events — show timeline

• 2026-05-05 Price Changed $565,000 NAPLESMLS
• 2026-04-21 Listed $585,000 NAPLESMLS
• 2024-10-02 Listing Removed — FORTMLS
• 2024-07-09 Price Changed $617,000 FORTMLS
• 2024-07-08 Listed $637,000 FORTMLS