315 Saint Andrews Blvd Unit D37 · Lely, FL 34113

$227,000

2 bd · 2.0 ba · 1,126 sqft · Condo public records · 58 Days on market

Built 1977 $567/mo HOA · 13% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +3.9/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BEST PRICED UNIT IN VISTA PALMS! Price is positioned to move. This beautiful furnished third-floor condo with sweeping Hibiscus Golf Course views in a VA-approved 55+ community. This light-filled residence offers 1,126 sq. ft. , elevator access, tall ceilings, a clean modern finish, and brand-new Category 5 impact hurricane windows for comfort and peace of mind. Enjoy a well-appointed kitchen with new over-the-range microwave, in-residence laundry, newer HVAC, and covered parking with extra storage. The air-conditioned lanai overlooks fairways, a tranquil pond, and mature palms perfect for relaxed Florida living. Located in Vista Palms, ideal as a full-time home, seasonal retreat, or inves

Key facts

• In-residence laundry
• Elevator access
• Newer hvac

Tags

• HIBISCUS GOLF COURSE VIEWS
• VA APPROVED COMMUNITY
• ELEVATOR ACCESS
• WELL-APPOINTED KITCHEN
• IN-RESIDENCE LAUNDRY
• NEWER HVAC

Property features AI

Finance

• Other: Property type: Residential; Units in building: 24; units in complex: 96; units per floor: 3; single-floor unit
• HOA & community: Mandatory condo association; Quarterly condo fee of $1,700 (total annual recurring fees $6,800); One-time fees $150; Condo-managed community (Condo/Hotel); Association maintenance covers insurance, irrigation water, lawn/land maintenance, legal/accounting, exterior pest control, trash removal, and water; Community amenities include billiards, community pool, extra storage, library, and shuffleboard

Exterior

• Parking: 1 assigned parking space; Guest parking available; Detached 1-car carport
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential low-rise (1–3 stories); Built in 1977; Concrete block construction; Rear exposure faces north; Located in Lely Golf Estates (Vista Palms sub-condo, lot/unit D-37)
• Construction: Concrete block construction; Built-up or flat roof; Stucco finish; Year built: 1977
• Exterior features: Stucco exterior; Built-up or flat roof; Casement and impact-resistant windows; Impact-resistant window storm protection; Zero lot line; Paved road access; Golf course and pond views; Central irrigation

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator/Freezer; Gas/electric range not specified
• Bedrooms: 2 bedrooms (split bedroom floor plan)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Dining area open to living room; Florida room; Screened lanai/porch; Common elevator; Furnished
• Laundry & utility: Washer and dryer included; Washer/dryer hookup; Laundry in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $227k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $227k).
• Recommended offer: $220k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#586 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; 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.
• Zoned schools: Lely Elementary School (math 45% / reading 46%, grade D-, #1,247 of 2,144 statewide, top 59%, 499 students, 62% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL) — zoned schools at 58% FRL track the district average.
• Zoned-school proficiency averages 42% at this address vs 58% district-wide (-16 pts) — the specific schools serving this property underperform the Collier average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.6%/yr); 597 active listings in the ZIP; 40 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).

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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $64k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $132k; list at $227k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,190 (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. Built in 1977 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.85% ✓
• Cap rate: 13.16%
• Cash-on-cash: 24.54%
• DSCR: 2.09
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 1.84×
• Total profit: $53,380
• Equity at exit: $33,846

10-year hold

• IRR: 30.1%
• Equity multiple: 4.11×
• Total profit: $197,813
• Equity at exit: $19,627

Cash invested: $63,560 (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 34113

• Rents YoY: 5.6%
• Active inventory: 597
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $4,205 high
• Mortgage (P&I): −$1,190
• Tax from tax record: −$170 /mo · $2,040/yr
• Insurance: −$95
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$567
• Vacancy / Maint / Mgmt: −$883
• Net cashflow: $1,233

Break-even live

Break-even rent $2,644

Max offer price $227,000

Occupancy floor 66%

Sensitivity live

Price	-10% $1,362	-5% $1,297	+0% $1,233	+5% $1,169	+10% $1,105
Rent	-10% $901	-5% $1,067	+0% $1,233	+5% $1,399	+10% $1,565
Rate	-1.0pp $1,347	-0.5pp $1,291	base $1,233	+0.5pp $1,174	+1.0pp $1,114

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: $56,750
• Closing costs: $6,810
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Saint Andrews Blvd Unit A25 Naples, FL	2.0	2.0	1126	$1,530	$1.36	24d	1	0.03mi
452 Bristle Cone Ln #27 Naples, FL	2.0	2.0	1129	$2,000	$1.77	24d	1	0.13mi
326 Bradstrom Cir Unit 204F Naples, FL	3.0	2.0	1200	$3,500	$2.92	24d	1	0.14mi
326 Bradstrom Cir Unit 103F Naples, FL	2.0	2.0	1113	$1,800	$1.62	24d	1	0.14mi
332 Bradstrom Cir #201 Naples, FL	2.0	2.0	1257	$2,200	$1.75	24d	1	0.19mi
5293 Dixie Dr Unit 1546039P Naples, FL	2.0	2.0	1130	$1,561	$1.38	14d	1	0.24mi
248 Pebble Beach Cir Unit G201 Naples, FL	2.0	2.0	1163	$2,300	$1.98	24d	1	0.32mi
520 Augusta Blvd Unit B204 Naples, FL	3.0	2.0	1294	$2,200	$1.70	24d	1	0.39mi
265 Deerwood Cir Naples, FL	2.0	2.0	1179	$5,000	$4.24	24d	1	0.44mi
413 Augusta Blvd #302 Naples, FL	2.0	2.0	1390	$5,500	$3.96	21d	1	0.49mi
555 Augusta Blvd Unit 3-1 Naples, FL	2.0	2.0	1249	$4,200	$3.36	24d	1	0.57mi
240 Pebble Beach Blvd #702 Naples, FL	2.0	2.0	1090	$4,000	$3.67	24d	1	0.58mi
575 Augusta Blvd Naples, FL	3.0	2.0	1500	$2,100	$1.40	24d	1	0.61mi
6984 Saona Ct Naples, FL	2.0	2.0	1472	$7,500	$5.10	24d	1	0.62mi
190 Pebble Beach Blvd #301 Naples, FL	2.0	2.0	954	$1,700	$1.78	24d	1	0.62mi
7124 Saona Ct Naples, FL	2.0	2.0	1387	$8,000	$5.77	24d	1	0.63mi
7162 Saona Ct Naples, FL	2.0	2.0	1482	$9,000	$6.07	24d	1	0.66mi
7110 Cayo Coco Ln Naples, FL	2.0	2.0	1387	$9,250	$6.67	24d	1	0.66mi
605 Augusta Blvd #4 Naples, FL	2.0	2.0	1125	$3,950	$3.51	14d	1	0.67mi
605 Augusta Blvd #14 Naples, FL	2.0	2.0	1125	$4,000	$3.56	24d	1	0.67mi
7197 Saona Ct Unit 1545994P Naples, FL	2.0	2.0	1291	$4,152	$3.22	14d	1	0.67mi
232 Pebble Beach Blvd #104 Naples, FL	3.0	2.0	1298	$1,975	$1.52	24d	1	0.67mi
7142 Cayo Coco Ln Naples, FL	2.0	2.0	1490	$10,000	$6.71	24d	1	0.69mi
7138 Cayo Coco Ln Naples, FL	2.0	2.0	1205	$6,500	$5.39	24d	1	0.69mi
7213 Saona Ct Naples, FL	2.0	2.0	1308	$7,500	$5.73	24d	1	0.69mi
701 Augusta Blvd Unit 701-8 Naples, FL	2.0	2.0	1250	$4,800	$3.84	14d	1	0.69mi
705 Augusta Blvd Unit 705-5 Naples, FL	2.0	2.0	1125	$2,000	$1.78	14d	1	0.72mi
5651 Rattlesnake Hammock Rd Unit C-108 Naples, FL	2.0	2.0	1054	$1,800	$1.71	24d	1	0.72mi
7242 Saona Ct Naples, FL	2.0	2.0	1204	$7,750	$6.44	24d	1	0.73mi
5635 Rattlesnake Hammock Rd Apt 203D Naples, FL	2.0	2.0	1054	$1,700	$1.61	21d	1	0.73mi
5535 Rattlesnake Hammock Rd #302 Naples, FL	2.0	2.0	1205	$2,800	$2.32	24d	1	0.74mi
709 Augusta Blvd Unit 709-5 Naples, FL	3.0	2.0	1480	$4,000	$2.70	14d	1	0.74mi
7204 Cayo Coco Ln Naples, FL	2.0	2.0	1308	$7,500	$5.73	24d	1	0.74mi
7289 Saona Ct Naples, FL	2.0	2.0	1411	$10,000	$7.09	24d	1	0.75mi
7286 Saona Ct Naples, FL	2.0	2.0	1205	$10,000	$8.30	24d	1	0.77mi
760 Augusta Blvd Unit D204 Naples, FL	3.0	2.0	1294	$2,300	$1.78	24d	1	0.78mi
5499 Rattlesnake Hammock Rd Naples, FL	2.0	2.0	1071	$1,775	$1.66	14d	2	0.78mi
7263 Cayo Coco Ln Naples, FL	2.0	2.0	1321	$6,500	$4.92	24d	1	0.80mi
5502 Greenwood Cir #1 Naples, FL	3.0	2.0	1450	$2,400	$1.66	24d	1	0.80mi
7259 Cayo Coco Ln Naples, FL	2.0	2.0	1411	$6,500	$4.61	24d	1	0.81mi

HOA detail condo

• Monthly dues: $567 · $6,804/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-03-31
   listed $227,000 Active
2. 2026-03-31
   historical
3. 2026-02-22
   price $229,000
4. 2026-01-22
   price $239,000
5. 2025-10-22
   historical
6. 2025-10-22
   listed $255,000 Active
7. 2025-08-20
   price $255,000
8. 2025-05-02
   price $265,000
9. 2025-03-20
   listed $279,000 Active
10. 2016-08-02
    soldstatus $132,000
11. 2016-08-01
    price $132,000
12. 2016-07-29
    soldstatus $132,000 Sold
13. 2016-07-29
    soldstatus $132,000
14. 2016-07-26
    price $139,000
15. 2016-07-21
    status Pending
16. 2016-07-06
    listed $139,000 Active
17. 2016-07-06
    listed $139,000
18. 2004-11-08
    soldstatus $147,000
19. 2001-09-18
    soldstatus $76,000

ⓘ 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: $2,040 · $170/mo
• Projected year-2 tax: $2,040 · $170/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 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 5 d/yr ≥107°F today · 19 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: $50,456
• − Mortgage interest: −$12,716
• − Property taxes: −$2,040
• − Insurance: −$1,932
• − Repairs & maintenance: −$4,036
• − Management: −$4,036
• − HOA: −$6,804
• − Depreciation: −$6,604
• Taxable income: $12,287
• Est. tax owed @ 24.0%: −$2,949
• After-tax cash flow: $11,849/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 — Lely

• Score: 66/100
• State rank: #586
• US rank: #11224

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lely, FL
• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 26,056
• Household income: $81,674
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 954.0

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 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 28% Black 12% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 3% Cuban 2%
• Common ancestry: Hispanic 10% Romanian 3% Lithuanian 2%
• Foreign-born: 26% · Canada, Jamaica, Vietnam
• Languages at home: 63% English-only · Spanish 24% French/Haitian/Cajun 9% Other Indo-European 2%

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: ▼ -194.86%
• Current HPI: 279.4232
• Rent YoY: ▲ 5.59%
• 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

+198.7% since first listed

19 events — show timeline

• 2026-03-31 Listing Removed — NAPLESMLS
• 2026-03-31 Listed $227,000 NAPLESMLS
• 2026-02-22 Price Changed $229,000 NAPLESMLS
• 2026-01-22 Price Changed $239,000 NAPLESMLS
• 2025-10-22 Listing Removed — NAPLESMLS
• 2025-10-22 Listed $255,000 NAPLESMLS
• 2025-08-20 Price Changed $255,000 NAPLESMLS
• 2025-05-02 Price Changed $265,000 NAPLESMLS
• 2025-03-20 Listed $279,000 NAPLESMLS
• 2016-08-02 Sold (Public Records) $132,000 Public Records
• 2016-08-01 Price Changed $132,000 NAPLESMLS
• 2016-07-29 Sold (MLS) $132,000 MIML
• 2016-07-29 Sold (MLS) $132,000 NAPLESMLS
• 2016-07-26 Price Changed $139,000 NAPLESMLS
• 2016-07-21 Pending — NAPLESMLS
• 2016-07-06 Listed $139,000 NAPLESMLS
• 2016-07-06 Listed $139,000 MIML
• 2004-11-08 Sold (Public Records) $147,000 Public Records
• 2001-09-18 Sold (Public Records) $76,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,040 · +9.3% YoY. Source: county tax records.