365 Stella Maris Dr N #2905 · Goodland, FL 34114

$230,000

3 bd · 2.0 ba · 1,321 sqft · Condo public records · 128 Days on market

Built 2007 $487/mo HOA · 15% of rent ↓ 30% since listing

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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 +24.8/30.0
• 1% rule +9.4/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Appreciation +4.3/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks

This beautiful apartment has 3-bedroom, 2-bathroom, the condo is perfect for those who crave a serene waterfront lifestyle with easy access to adventure. Inside, you’ll find a well-appointed split floor plan featuring recently added vinyl plank flooring throughout, granite countertops and stainless-steel appliances. This Community is a perfect Paradise! Welcome to coastal living at its finest in the highly sought-after Stella Maris – Port of the Islands community! Do not miss this opportunity!

Key facts

• Split floor plan
• Granite countertops
• Vinyl plank flooring

Tags

• SPLIT FLOOR PLAN
• VINYL PLANK FLOORING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Unit is one of 2 units per building and 4 units in the complex; 2 floors in the building; Lot described as 4 lots (lot unit 2905)
• HOA & community: Mandatory HOA; Quarterly HOA fee of $1,462 (total annual recurring fees $5,848); Condo-managed community; Community amenities include basketball and a community pool

Exterior

• Parking: Attached 1-car garage
• Utilities: Well water; Central sewer; Cable available
• Home design: Residential property in Port of the Islands (Stella Maris); Low-rise building (1-3), 2-story design; Rear exposure facing north
• Construction: Concrete block construction; Built in 2007
• Exterior features: Stone exterior finish; Shingle roof; Storm protection details in remarks; Windows details in remarks; Pool/Club view

Interior

• Bedrooms: 3 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; No master bath
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: See remarks for additional interior details; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $61 ($728/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 47/100 on livability (#893 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime 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.
• Market conditions: Rents rising (+3.2%/yr); 900 active listings in the ZIP; solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• This rent runs 45% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k 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 128 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 21 sale attempts since 4y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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; severe wildfire risk; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
8. 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.
9. 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: 1.44% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.08%
• DSCR: 1.40
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.48% appreciation · 3.21% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.74×
• Total profit: $-17,055
• Equity at exit: $50,258

10-year hold

• IRR: 1.6%
• Equity multiple: 1.15×
• Total profit: $9,381
• Equity at exit: $48,412

Cash invested: $64,400 (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 34114

• Home prices YoY: -0.6%
• Rents YoY: 3.2%
• Active inventory: 900
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $3,314 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$342 /mo · $4,105/yr
• Insurance: −$96
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$487
• Vacancy / Maint / Mgmt: −$696
• Net cashflow: $61

Break-even live

Break-even rent $3,237

Max offer price $230,000

Occupancy floor 93%

Sensitivity live

Price	-10% $191	-5% $126	+0% $61	+5% $-4	+10% $-70
Rent	-10% $-201	-5% $-70	+0% $61	+5% $192	+10% $322
Rate	-1.0pp $176	-0.5pp $119	base $61	+0.5pp $1	+1.0pp $-60

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $487 · $5,844/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $230,000 Active 128 DOM
2. 2026-06-17
   days on market $230,000 Active 127 DOM
3. 2026-06-16
   days on market $230,000 Active 126 DOM
4. 2026-06-15
   days on market $230,000 Active 125 DOM
5. 2026-06-14
   days on market $230,000 Active 123 DOM
6. 2026-06-10
   days on market $230,000 Active 120 DOM
7. 2026-06-09
   days on market $230,000 Active 119 DOM
8. 2026-06-08
   days on market $230,000 Active 118 DOM
9. 2026-06-07
   days on market $230,000 Active 117 DOM
10. 2026-06-03
    days on market $230,000 Active 113 DOM
11. 2026-06-02
    days on market $230,000 Active 112 DOM
12. 2026-06-01
    days on market $230,000 Active 111 DOM
13. 2026-05-31
    days on market $230,000 Active 110 DOM
14. 2026-05-30
    days on market $230,000 Active 109 DOM
15. 2026-02-10
    price $230,000
16. 2026-02-10
    listed $250,000 Active
17. 2025-12-17
    historical
18. 2025-08-28
    price $250,000
19. 2025-08-07
    price $290,000
20. 2025-06-18
    listed $310,000 Active
21. 2025-06-11
    historical $2,000
22. 2025-06-11
    price $2,000
23. 2025-06-11
    historical
24. 2025-06-11
    historical
25. 2025-06-11
    historical
26. 2025-06-10
    price $300,000
27. 2025-06-10
    price $300,000
28. 2025-05-14
    price $300,000
29. 2025-05-09
    status Active
30. 2025-05-06
    historical
31. 2025-04-22
    listed $309,900 Active
32. 2025-04-10
    listed $2,400
33. 2025-04-10
    historical $2,400
34. 2025-04-09
    listed $309,900 Active
35. 2025-04-09
    listed $2,400
36. 2025-04-08
    listed $309,900 Active
37. 2025-03-12
    historical $2,500
38. 2025-03-11
    historical
39. 2025-03-11
    historical
40. 2025-03-11
    historical
41. 2025-02-19
    listed $319,900 Active
42. 2025-02-06
    price $319,900
43. 2025-02-06
    price $319,900
44. 2024-12-31
    historical
45. 2024-12-16
    status Active
46. 2024-12-03
    status Active
47. 2024-12-03
    status Active
48. 2024-10-31
    price $319,900
49. 2024-10-31
    price $319,900
50. 2024-10-31
    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: $4,105 · $342/mo
• Projected year-2 tax: $4,105 · $342/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 8/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 30 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,770
• − Mortgage interest: −$12,884
• − Property taxes: −$4,105
• − Insurance: −$6,268
• − Repairs & maintenance: −$3,182
• − Management: −$3,182
• − HOA: −$5,844
• − Depreciation: −$6,691
• Taxable loss: −$2,385
• Est. tax savings @ 24.0%: +$572
• After-tax cash flow: $1,300/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 — Goodland

• Score: 47/100
• State rank: #893
• US rank: #26197

Category grades

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

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): 23,559
• Household income: $89,334
• Rent vs Own: 15.3% rent · 84.7% own
• Severe rent burden: 550.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 17% Two or more races 13% Black 7%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1% Cuban 3%
• Common ancestry: Hispanic 5% Romanian 4% Lithuanian 1%
• Foreign-born: 21% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 15% French/Haitian/Cajun 5% Other Indo-European 4%

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: ▼ -1.48%
• Current HPI: 266.5545
• Rent YoY: ▲ 3.21%
• 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

-30.1% since first listed

65 events — show timeline

• 2026-02-10 Price Changed $230,000 NAPLESMLS
• 2026-02-10 Listed $250,000 NAPLESMLS
• 2025-12-17 Listing Removed — MARMLS
• 2025-08-28 Price Changed $250,000 MARMLS
• 2025-08-07 Price Changed $290,000 MARMLS
• 2025-06-18 Listed $310,000 MARMLS
• 2025-06-11 Rental Removed $2,000 STELLARMLS
• 2025-06-11 Price Changed $2,000 STELLARMLS
• 2025-06-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-11 Listing Removed — MARMLS
• 2025-06-11 Listing Removed — FORTMLS
• 2025-06-10 Price Changed $300,000 MARMLS
• 2025-06-10 Price Changed $300,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-14 Price Changed $300,000 FORTMLS
• 2025-05-09 Relisted — FORTMLS
• 2025-05-06 Listing Removed — FORTMLS
• 2025-04-22 Listed $309,900 MARMLS
• 2025-04-10 Listed for Rent $2,400 STELLARMLS
• 2025-04-10 Rental Removed $2,400 FORTMLS
• 2025-04-09 Listed $309,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-09 Listed for Rent $2,400 FORTMLS
• 2025-04-08 Listed $309,900 FORTMLS
• 2025-03-12 Rental Removed $2,500 NAPLESMLS
• 2025-03-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-11 Listing Removed — MARMLS
• 2025-03-11 Listing Removed — NAPLESMLS
• 2025-02-19 Listed $319,900 Stellar MLS as Distributed by MLS Grid
• 2025-02-06 Price Changed $319,900 NAPLESMLS
• 2025-02-06 Price Changed $319,900 MARMLS
• 2024-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-12-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-12-03 Relisted — NAPLESMLS
• 2024-12-03 Relisted — MARMLS
• 2024-10-31 Price Changed $319,900 MARMLS
• 2024-10-31 Price Changed $319,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-31 Price Changed $329,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-31 Price Changed $329,900 MARMLS
• 2024-10-31 Price Changed $329,900 NAPLESMLS
• 2024-10-31 Listing Removed — NAPLESMLS
• 2024-10-22 Price Changed $2,500 NAPLESMLS
• 2024-10-21 Price Changed $319,900 NAPLESMLS
• 2024-08-15 Listed for Rent $2,700 NAPLESMLS
• 2024-08-15 Rental Removed $4,000 NAPLESMLS
• 2024-08-07 Listed for Rent $4,000 NAPLESMLS
• 2024-07-16 Rental Removed $3,000 NAPLESMLS
• 2024-06-20 Price Changed $339,900 NAPLESMLS
• 2024-06-20 Price Changed $339,900 Stellar MLS as Distributed by MLS Grid
• 2024-06-20 Price Changed $339,900 MARMLS
• 2024-06-05 Listed for Rent $3,000 NAPLESMLS
• 2024-05-23 Listed $344,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-20 Price Changed $344,900 NAPLESMLS
• 2024-05-20 Price Changed $344,900 MARMLS
• 2024-04-02 Listed $349,900 MARMLS
• 2024-03-29 Listed $349,900 NAPLESMLS
• 2024-02-06 Rental Removed $3,000 FORTMLS
• 2024-01-31 Listed for Rent $3,000 FORTMLS
• 2023-07-09 Sold (Public Records) $310,000 Public Records
• 2023-07-01 Sold (MLS) $310,000 NAPLESMLS
• 2023-05-09 Pending — NAPLESMLS
• 2023-03-03 Price Changed $319,000 NAPLESMLS
• 2023-02-24 Price Changed $335,000 NAPLESMLS
• 2022-12-02 Price Changed $319,000 NAPLESMLS
• 2022-11-15 Listed $329,000 NAPLESMLS
• 2022-11-10 Listing Removed — NAPLESMLS
• 2022-10-25 Listed $329,000 NAPLESMLS

Property tax history

+9.3%/yr

Latest (2025): $4,105 · -24.3% YoY. Source: county tax records.