1201 Solana Rd #7 · Naples, FL 34103

$377,700

3 bd · 2.0 ba · 1,407 sqft · Condo public records · 25 Days on market

Built 1978 $613/mo HOA · 10% 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
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely 3 bedroom, 2 bath condo located within a mile of Park Shore Beaches. Buyer to verify all!

Key facts

• Spacious floor plan
• Single story layout
• $613 HOA

Tags

• SINGLE STORY LAYOUT
• SPACIOUS FLOOR PLAN
• EXPANSIVE LIVING ROOM
• NEWER PGT IMPACT WINDOWS

Property features AI

Finance

• Other: Property type: Residential; 18 units in the complex; 4 units in the building; 1 unit per floor; 1 total floor; Restrictions: Architectural, Deeded, No Commercial, No RV
• Financial info: Details not provided
• HOA & community: Mandatory HOA; Quarterly condo fee of $1,840; Total annual recurring fees $7,360; One-time fees $100; HOA covers insurance, irrigation water, lawn/land maintenance, legal/accounting, exterior pest control, sewer, street maintenance, trash removal, and water; Professional management; Sidewalks in community; Non-gated community

Exterior

• Parking: Details not provided
• Security: Impact-resistant windows; Impact-resistant doors
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential low-rise (1–3 stories); Zero lot line; Rear exposure facing west; Located in the Solana Oaks development
• Construction: Built in 1978; Wood frame construction; Stucco exterior; Shingle roof
• Exterior features: Automatic sprinkler system; Landscaped area view; Reclaimed irrigation

Interior

• Kitchen: Pantry; Dishwasher; Microwave; Range; Self-cleaning oven; Refrigerator/Freezer
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Cable prewire; Pantry; Window coverings; Split-bedroom floor plan; Screened lanai/porch; Guest room and guest bath; Laundry in residence
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $378k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $378k).
• Recommended offer: $372k (1.5% 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.
• Market conditions: Rents rising fast (+14.6%/yr); 480 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).
• At $6,202/mo this rent would consume 64% of the median local household income ($117k/yr) (locally 311% 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 $3k of loan paydown is wiped out by about $11k 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 + 8.0% rent growth), your $106k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($372k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $91k; list at $378k implies a 313% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• 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 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $372,034 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.64% ✓
• Cap rate: 12.36%
• Cash-on-cash: 21.66%
• DSCR: 1.96
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 1.79×
• Total profit: $83,900
• Equity at exit: $56,316

10-year hold

• IRR: 30.4%
• Equity multiple: 4.48×
• Total profit: $368,046
• Equity at exit: $32,657

Cash invested: $105,756 (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 34103

• Rents YoY: 14.6%
• Active inventory: 480
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $6,202 medium
• Mortgage (P&I): −$1,981
• Tax from tax record: −$240 /mo · $2,875/yr
• Insurance: −$157
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$613
• Vacancy / Maint / Mgmt: −$1,302
• Net cashflow: $1,757

Break-even live

Break-even rent $3,978

Max offer price $377,700

Occupancy floor 67%

Sensitivity live

Price	-10% $1,971	-5% $1,864	+0% $1,757	+5% $1,650	+10% $1,543
Rent	-10% $1,267	-5% $1,512	+0% $1,757	+5% $2,002	+10% $2,247
Rate	-1.0pp $1,947	-0.5pp $1,853	base $1,757	+0.5pp $1,659	+1.0pp $1,560

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: $94,425
• Closing costs: $11,331
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1240 Shady Rest Ln #102 Naples, FL	3.0	2.0	1619	$6,000	$3.71	15d	1	0.09mi
1082 Capri Dr Naples, FL	3.0	2.0	1500	$9,000	$6.00	24d	1	0.29mi
4082 Belair Ln #11 Naples, FL	3.0	2.0	1600	$6,000	$3.75	24d	1	0.32mi
4092 Belair Ln #15 Naples, FL	3.0	3.0	1500	$6,200	$4.13	24d	1	0.34mi
3930 Belair Ln Naples, FL	2.0	2.0	1300	$6,000	$4.62	24d	1	0.36mi
4523 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	24d	1	0.36mi
4525 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	24d	1	0.36mi
1097 Frank Whiteman Blvd Naples, FL	4.0	3.0	1590	$10,900	$6.86	24d	1	0.41mi
723 Willowhead Dr Naples, FL	3.0	3.0	1776	$18,000	$10.14	24d	1	0.53mi
4200 Belair Ln Naples, FL	2.0–3.0	2.0	1406	$9,000	$6.40	24d	5	0.53mi
788 Park Shore Dr Naples, FL	1.0–2.0	1.5–2.0	931	$5,500	$5.90	15d	3	0.55mi
4300 Belair Ln Naples, FL	2.0	2.0	1200	$6,750	$5.62	15d	2	0.60mi
555 Park Shore Dr Unit B410 Naples, FL	2.0	2.0	1200	$6,000	$5.00	22d	1	0.62mi
4180 Crayton Rd Unit E7 Naples, FL	3.0	2.0	1600	$8,900	$5.56	24d	1	0.62mi
1400 Pompei Ln Naples, FL	2.0	2.0	1012	$1,888	$1.86	24d	2	0.74mi
1400 Pompei Ln Unit S-21 Naples, FL	2.0	2.0	1025	$3,000	$2.93	24d	1	0.75mi
1400 Pompei Ln Unit O-21 Naples, FL	2.0	2.0	1025	$2,200	$2.15	24d	1	0.75mi
656 Binnacle Dr Naples, FL	3.0	2.0	1808	$10,000	$5.53	24d	1	0.75mi
355 Park Shore Dr Unit 1-114 Naples, FL	2.0	2.0	1574	$13,000	$8.26	24d	1	0.77mi
3200 Binnacle Dr Unit D3 Naples, FL	2.0	2.0	1180	$9,000	$7.63	22d	1	0.82mi
1265 Pompei Ln Naples, FL	3.0	2.0	1650	$3,495	$2.12	15d	1	0.82mi
45 High Point Cir S #303 Naples, FL	2.0	2.0	1015	$5,500	$5.42	24d	1	0.83mi
250 Park Shore Dr #803 Naples, FL	3.0	2.0	1690	$15,000	$8.88	24d	1	0.83mi
3105 Riviera Dr Unit A201 Naples, FL	2.0	2.0	1625	$8,000	$4.92	24d	1	0.91mi
3030 Binnacle Dr #201 Naples, FL	2.0	2.0	1092	$5,000	$4.58	24d	1	0.99mi
4530 Gulf Shore Blvd N Unit 2-122 Naples, FL	3.0	2.5	1786	$15,000	$8.40	24d	1	1.04mi
4560 Gulf Shore Blvd N Unit 3-213 Naples, FL	2.0	2.0	1321	$8,500	$6.43	24d	1	1.06mi
4255 Gulf Shore Blvd N #1403 Naples, FL	2.0	2.0	1536	$12,500	$8.14	24d	1	1.07mi
820 Ketch Dr #2 Naples, FL	2.0	2.0	1100	$5,700	$5.18	24d	1	1.07mi
820 Ketch Dr #3 Naples, FL	2.0	2.0	1100	$5,500	$5.00	24d	1	1.07mi
4041 Gulf Shore Blvd N #105 Naples, FL	2.0	2.0	1735	$6,900	$3.98	24d	1	1.09mi
4041 Gulf Shore Blvd N #305 Naples, FL	2.0	2.0	1735	$12,000	$6.92	24d	1	1.09mi
4041 Gulf Shore Blvd N #1505 Naples, FL	2.0	2.0	1735	$18,000	$10.37	24d	1	1.09mi
4041 Gulf Shore Blvd N #1705 Naples, FL	2.0	2.0	1850	$18,500	$10.00	24d	1	1.09mi
3500 Gulf Shore Blvd N Naples, FL	2.0	2.0	1258	$7,650	$6.08	24d	2	1.13mi
1085 Forest Lakes Dr Unit 8106 Naples, FL	2.0	2.0	1000	$1,900	$1.90	15d	1	1.14mi
1085 Forest Lakes Dr Unit 8202 Naples, FL	2.0	2.0	1086	$2,800	$2.58	15d	1	1.14mi
4551 Gulf Shore Blvd N #306 Naples, FL	2.0	2.0	1600	$7,000	$4.38	24d	1	1.16mi
4551 Gulf Shore Blvd N #301 Naples, FL	2.0	2.0	1792	$11,900	$6.64	24d	1	1.16mi
4551 Gulf Shore Blvd N #1500 Naples, FL	2.0	2.0	1671	$15,000	$8.98	24d	1	1.16mi

HOA detail condo

• Monthly dues: $613 · $7,356/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $377,700 Active 25 DOM
2. 2026-06-18
   days on market $377,700 Active 22 DOM
3. 2026-06-17
   days on market $377,700 Active 21 DOM
4. 2026-06-16
   days on market $377,700 Active 20 DOM
5. 2026-06-15
   days on market $377,700 Active 19 DOM
6. 2026-06-14
   days on market $377,700 Active 17 DOM
7. 2026-06-10
   days on market $377,700 Active 14 DOM
8. 2026-06-09
   days on market $377,700 Active 13 DOM
9. 2026-06-08
   days on market $377,700 Active 12 DOM
10. 2026-06-07
    days on market $377,700 Active 11 DOM
11. 2026-06-03
    days on market $377,700 Active 7 DOM
12. 2026-06-02
    days on market $377,700 Active 6 DOM
13. 2026-06-01
    days on market $377,700 Active 5 DOM
14. 2026-05-31
    days on market $377,700 Active 4 DOM
15. 2026-05-30
    days on market $377,700 Active 3 DOM
16. 2026-05-27
    listed $377,700 Active
17. 2011-03-09
    soldstatus $91,350 96-char remark

    Show marketing remark (96 chars)

    Lovely 3 bedroom, 2 bath condo located within a mile of Park Shore Beaches. Buyer to verify all!

18. 2010-11-18
    listed $85,000 96-char remark

    Show marketing remark (96 chars)

    Lovely 3 bedroom, 2 bath condo located within a mile of Park Shore Beaches. Buyer to verify all!

ⓘ 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: $2,875 · $240/mo
• Projected year-2 tax: $3,135 · $261/mo
• Expected delta: +$260/yr (+$22/mo · 9.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AH · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $74,426
• − Mortgage interest: −$21,157
• − Property taxes: −$2,875
• − Insurance: −$3,713
• − Repairs & maintenance: −$5,954
• − Management: −$5,954
• − HOA: −$7,356
• − Depreciation: −$10,988
• Taxable income: $16,429
• Est. tax owed @ 24.0%: −$3,943
• After-tax cash flow: $17,141/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

• County: Collier County · 396,295 people
• City population: 344,941
• Metro: Naples-Marco Island, FL
• Population (ZIP): 11,299
• Household income: $116,875
• Rent vs Own: 14.1% rent · 85.9% own
• Severe rent burden: 311.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 10% Two or more races 8% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 2% Portuguese 2%
• Foreign-born: 13% · Canada
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 2% 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: ▼ -327.53%
• Current HPI: 315.1396
• Rent YoY: ▲ 14.55%
• 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

+344.4% since first listed

3 events — show timeline

• 2026-05-27 Listed $377,700 BEARMLS
• 2011-03-09 Sold (MLS) $91,350 NAPLESMLS
• 2010-11-18 Listed $85,000 NAPLESMLS

Property tax history

+12.0%/yr

Latest (2025): $2,875 · -0.8% YoY. Source: county tax records.