494 Saint Andrews Blvd #14 · Lely Resort, FL 34113

$430,000

3 bd · 2.0 ba · 1,256 sqft · Condo public records · 107 Days on market

Built 1992 $60/mo HOA · 2% of rent

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Why this score? — see what drove the D 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 +13.3/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.0/10.0
• Rent growth +3.9/5.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready 3-bedroom, 2-bath attached villa with an attached 2-car garage, Split bedrooms, ideally located in the Tanglewood community of Lely Country Club. This light-filled, single-story home features a desirable split floor plan, vaulted ceilings, and an open living and dining area perfect for everyday living or entertaining. The spacious primary suite offers a walk-in closet and private bath, while two additional bedrooms provide flexibility for guests, a home office, or seasonal living. Enjoy the Florida lifestyle from the screened lanai, just steps from the community pool. Additional highlights include electric storm shutters, breakfast bar, ample storage, and a low-maintenance lif

Key facts

• Community pool
• Screened lanai
• Attached villa

Tags

• ATTACHED VILLA
• SPLIT BEDROOMS
• SCREENED LANAI
• COMMUNITY POOL
• ELECTRIC STORM SHUTTERS
• BREAKFAST BAR

Property features AI

Finance

• Other: Part of a 2-unit complex/building; Architectural plans used for lot measurements; No RVs allowed (restrictions)
• HOA & community: Mandatory HOA with professional management; Annual HOA fee: $720; Community amenities include a pool, sidewalks, and streetlights; Non-gated community

Exterior

• Parking: Attached 2-car garage
• Security: Storm protection with electric and manual shutters
• Utilities: Central water; Central sewer; Cable available
• Home design: Attached villa; Residential property; Single-story; Rear exposure faces south; Located in LELY COUNTRY CLUB (TANGLEWOOD)
• Construction: Concrete block construction; Stone exterior finish; Shingle roof; Built in 1992
• Exterior features: Shutters (electric and manual); Landscaped view; Cul-de-sac lot; Central irrigation

Interior

• Kitchen: Pantry; Cooktop - Electric; Self-cleaning oven; Dishwasher; Disposal; Microwave; Refrigerator/Freezer; Refrigerator/Icemaker
• Bedrooms: 3 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; No master bath (per listing)
• Heating & cooling: Central electric heat; Central electric cooling; Smoke detector
• Interior features: Walk-in closet; Window coverings; Screened lanai/porch; Laundry in residence; Split bedroom floor plan; Dining/family area and eat-in kitchen
• Laundry & utility: Washer/dryer hookup; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $430k.

Deal economics

• At list price, monthly cash flow is $-63 ($-755/yr) — negative.
• To cash-flow at today's rent, offer at most $419k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $355k (17.6% below list).
• Recommended offer: $355k (17.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#786 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A-; Watch: health & safety D, schools F, amenities 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 (+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).
• At $3,545/mo this rent would consume 52% of the median local household income ($82k/yr) (locally 954% 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 $13k 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 107 days — a 9% lower offer ($391k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $360k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $354,529 (17.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 10.1

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: -14.6%
• Equity multiple: 0.47×
• Total profit: $-64,221
• Equity at exit: $64,114

10-year hold

• IRR: -2.2%
• Equity multiple: 0.83×
• Total profit: $-20,121
• Equity at exit: $37,179

Cash invested: $120,400 (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 34113

• Rents YoY: 5.6%
• Active inventory: 597
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,545 high
• Mortgage (P&I): −$2,255
• Tax from tax record: −$303 /mo · $3,637/yr
• Insurance: −$179
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$60
• Vacancy / Maint / Mgmt: −$745
• Net cashflow: $-63

Break-even live

Break-even rent $3,625

Max offer price $418,885

Occupancy floor 97%

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: $107,500
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
494 Saint Andrews Blvd Naples, FL	3.0	2.0	1700	$2,800	$1.65	23d	1	0.04mi
265 Deerwood Cir Naples, FL	2.0	2.0	1179	$5,000	$4.24	23d	1	0.30mi
315 Saint Andrews Blvd Unit A25 Naples, FL	2.0	2.0	1126	$1,530	$1.36	23d	1	0.39mi
520 Augusta Blvd Unit B204 Naples, FL	3.0	2.0	1294	$2,200	$1.70	23d	1	0.41mi
326 Bradstrom Cir Unit 103F Naples, FL	2.0	2.0	1113	$1,800	$1.62	23d	1	0.43mi
326 Bradstrom Cir Unit 204F Naples, FL	3.0	2.0	1200	$3,500	$2.92	23d	1	0.43mi
332 Bradstrom Cir #201 Naples, FL	2.0	2.0	1257	$2,200	$1.75	23d	1	0.45mi
640 Augusta Blvd Naples, FL	2.0	2.0	1634	$2,700	$1.65	23d	1	0.47mi
5293 Dixie Dr Unit 1546039P Naples, FL	2.0	2.0	1130	$1,561	$1.38	13d	1	0.48mi
555 Augusta Blvd Unit 3-1 Naples, FL	2.0	2.0	1249	$4,200	$3.36	23d	1	0.48mi
413 Augusta Blvd #302 Naples, FL	2.0	2.0	1390	$5,500	$3.96	21d	1	0.49mi
452 Bristle Cone Ln #27 Naples, FL	2.0	2.0	1129	$2,000	$1.77	23d	1	0.49mi
575 Augusta Blvd Naples, FL	3.0	2.0	1500	$2,100	$1.40	23d	1	0.50mi
255 Pine Valley Cir Naples, FL	3.0	1.5	1574	$3,500	$2.22	23d	1	0.52mi
605 Augusta Blvd #14 Naples, FL	2.0	2.0	1125	$4,000	$3.56	23d	1	0.54mi
605 Augusta Blvd #4 Naples, FL	2.0	2.0	1125	$3,950	$3.51	13d	1	0.54mi
701 Augusta Blvd Unit 701-8 Naples, FL	2.0	2.0	1250	$4,800	$3.84	13d	1	0.57mi
705 Augusta Blvd Unit 705-5 Naples, FL	2.0	2.0	1125	$2,000	$1.78	13d	1	0.60mi
760 Augusta Blvd Unit D204 Naples, FL	3.0	2.0	1294	$2,300	$1.78	23d	1	0.62mi
709 Augusta Blvd Unit 709-5 Naples, FL	3.0	2.0	1480	$4,000	$2.70	13d	1	0.62mi
248 Pebble Beach Cir Unit G201 Naples, FL	2.0	2.0	1163	$2,300	$1.98	23d	1	0.65mi
905 Augusta Blvd Naples, FL	2.0	2.0	1125	$1,850	$1.64	23d	1	0.75mi
940 Augusta Blvd Unit D939 Naples, FL	2.0	2.0	1419	$2,200	$1.55	23d	1	0.80mi
9512 Napoli Ln Unit 101 Naples, FL	3.0	2.0	1741	$10,000	$5.74	13d	1	0.82mi
213 Bay Meadows Dr Naples, FL	3.0	2.0	1650	$5,500	$3.33	23d	1	0.82mi
5841 Rattlesnake Hammock Rd Unit 2 Naples, FL	2.0	2.0	1133	$2,500	$2.21	23d	1	0.84mi
5841 Rattlesnake Hammock Rd Unit I-203 Naples, FL	2.0	2.0	1015	$3,500	$3.45	13d	1	0.84mi
5857 Rattlesnake Hammock Rd #208 Naples, FL	2.0	2.0	1133	$3,000	$2.65	13d	1	0.84mi
5651 Rattlesnake Hammock Rd Unit C-108 Naples, FL	2.0	2.0	1054	$1,800	$1.71	23d	1	0.85mi
9115 Napoli Ct #101 Naples, FL	3.0	2.0	1741	$9,500	$5.46	23d	1	0.86mi
6065 Divot Ct Naples, FL	3.0	2.0	1738	$10,000	$5.75	23d	1	0.86mi
5635 Rattlesnake Hammock Rd Apt 203D Naples, FL	2.0	2.0	1054	$1,700	$1.61	21d	1	0.87mi
6101 Dogleg Dr Naples, FL	3.0	2.0	1694	$12,000	$7.08	23d	1	0.88mi
5859 Westbourgh Ct Naples, FL	3.0	2.0	1746	$8,500	$4.87	13d	1	0.90mi
5859 Westbourgh Ct Naples, FL	3.0	2.0	1746	$8,500	$4.87	23d	1	0.90mi
240 Pebble Beach Blvd #702 Naples, FL	2.0	2.0	1090	$4,000	$3.67	23d	1	0.92mi
5535 Rattlesnake Hammock Rd #302 Naples, FL	2.0	2.0	1205	$2,800	$2.32	23d	1	0.92mi
9250 Veneto Pl Naples, FL	2.0	2.5	1854	$6,000	$3.24	23d	1	0.95mi
190 Pebble Beach Blvd #301 Naples, FL	2.0	2.0	954	$1,700	$1.78	23d	1	0.97mi
5502 Greenwood Cir #1 Naples, FL	3.0	2.0	1450	$2,400	$1.66	23d	1	0.98mi

HOA detail condo

• Monthly dues: $60 · $720/yr
• Likely covers: electricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-18
   days on market $430,000 Active 107 DOM
2. 2026-06-17
   days on market $430,000 Active 106 DOM
3. 2026-06-16
   days on market $430,000 Active 105 DOM
4. 2026-06-15
   days on market $430,000 Active 104 DOM
5. 2026-06-14
   days on market $430,000 Active 102 DOM
6. 2026-06-10
   days on market $430,000 Active 99 DOM
7. 2026-06-09
   days on market $430,000 Active 98 DOM
8. 2026-06-08
   days on market $430,000 Active 97 DOM
9. 2026-06-07
   days on market $430,000 Active 96 DOM
10. 2026-06-03
    remarks 699-char remark
11. 2026-06-03
    listed $430,000 Active 92 DOM

ⓘ 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: $3,637 · $303/mo
• Projected year-2 tax: $3,637 · $303/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 30 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: $42,543
• − Mortgage interest: −$24,087
• − Property taxes: −$3,637
• − Insurance: −$2,948
• − Repairs & maintenance: −$3,403
• − Management: −$3,403
• − HOA: −$720
• − Depreciation: −$12,509
• Taxable loss: −$8,164
• Est. tax savings @ 24.0%: +$1,959
• After-tax cash flow: $1,204/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 Resort

• Score: 61/100
• State rank: #786
• US rank: #17981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lely Resort, 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

+377.8% since first listed

7 events — show timeline

• 2026-06-03 Relisted — NAPLESMLS
• 2026-05-11 Listing Removed — NAPLESMLS
• 2026-02-09 Listed $430,000 NAPLESMLS
• 2023-02-20 Sold (Public Records) $360,000 Public Records
• 2015-07-16 Sold (Public Records) $200,000 Public Records
• 2005-02-21 Sold (Public Records) $238,500 Public Records
• 1997-12-31 Sold (Public Records) $90,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $3,637 · +16.7% YoY. Source: county tax records.