3555 Avion Woods Ct #501 · Naples, FL 34104

$347,900

2 bd · 2.5 ba · 1,407 sqft · Condo public records · 97 Days on market

Built 2005 $667/mo HOA · 18% 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 +16.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• DSCR +5.2/10.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked within the greenery of Avion Woods, 3555 Avion Woods Court #501 offers a rare sense of privacy, calm, and ease in the heart of Naples. This end-unit residence lives more like a private villa than a townhome, with 2 bedrooms, 2.5 baths, and 1,407 square feet of beautifully refreshed living space. Vaulted ceilings, expansive windows, and serene preserve views fill the home with natural light and create an inviting connection to the outdoors. The interior has been updated with large-format tile flooring, fresh paint, and thoughtful improvements throughout, giving the home a clean, modern feel. A new 2024 hot water heater adds an important layer of comfort and confidence. The main-level

Key facts

• End-unit residence
• New hot water heater
• $667 HOA

Tags

• END-UNIT RESIDENCE
• PEACEFUL PRESERVE VIEWS
• LARGE-FORMAT TILE FLOORING
• NEW HOT WATER HEATER
• QUIET RESIDENTIAL ENCLAVE

Property features AI

Finance

• Financial info: Total annual recurring HOA fees noted as $8,000; Total one-time fees noted as $150
• HOA & community: Quarterly condo fee (listed as $2,000); Professional management; Community pool; Extra storage; Internet access; Sidewalks and streetlights; Maintenance covers insurance, irrigation water, lawn/land maintenance, manager, exterior pest control, reserves, sewer and water; Non-gated community

Exterior

• Parking: Attached 1-car garage
• Security: Security system; Impact resistant doors and windows
• Utilities: Central water; Central sewer; Cable available
• Home design: Townhouse, end-unit; 2 stories; Rear exposure to the northwest; Part of AVION WOODS development
• Construction: Concrete block construction; Stucco exterior finish; Metal roof; Built in 2005
• Exterior features: Patio; Storage; Zero lot line; Preserve and wooded area view; Central irrigation

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator/ice maker; Self-cleaning oven; Breakfast bar; Formal dining area
• Bedrooms: 2 bedrooms (2-story floor plan)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with dual sinks and shower
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Cable prewire; High-speed internet available; Foyer; Pantry; Smoke detectors; Vaulted/volume ceilings; Walk-in closet; Screened lanai/porch; Laundry in residence; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $348k.

Deal economics

• At list price, monthly cash flow is $-212 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $310k (10.8% below list).
• Meets the 1% rule at list price ($4k rent vs $348k).
• Recommended offer: $310k (10.8% below list) — sets the bar for cash-flow.

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 soft (-1.1%/yr); 436 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $3,715/mo this rent would consume 62% of the median local household income ($72k/yr) (locally 1423% 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 $2k of loan paydown is wiped out by about $10k 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 97 days — a 9% lower offer ($317k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago; this cycle's ask has dropped $27k (7%) 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; extreme-heat days projected 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $310,427 (10.8% 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 97 days. Have you received any prior offers? Is the seller open to a 11% 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 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?
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: 1.07% ✓
• Cap rate: 7.03%
• Cash-on-cash: 2.64%
• DSCR: 1.12
• GRM: 7.8

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: -25.1%
• Equity multiple: 0.18×
• Total profit: $-80,259
• Equity at exit: $51,873

10-year hold

• IRR: -41.0%
• Equity multiple: -0.31×
• Total profit: $-127,274
• Equity at exit: $30,080

Cash invested: $97,412 (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 34104

• Rents YoY: -1.1%
• Active inventory: 436
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,715 high
• Mortgage (P&I): −$1,824
• Tax from tax record: −$84 /mo · $1,005/yr
• Insurance: −$145
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$667
• Vacancy / Maint / Mgmt: −$780
• Net cashflow: $-212

Break-even live

Break-even rent $3,983

Max offer price $310,427

Occupancy floor —

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: $86,975
• Closing costs: $10,437
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1111 Central Dr Unit 417A Naples, FL	2.0	2.0	1265	$6,500	$5.14	23d	1	0.21mi
3400 Frosty Way #5 Naples, FL	2.0	2.0	1284	$3,500	$2.73	14d	1	0.56mi
3563 Antarctic Cir #2102 Naples, FL	2.0	2.0	1200	$3,800	$3.17	23d	1	0.59mi
3510 Antarctic Cir Unit 1 Naples, FL	2.0	2.0	1200	$2,350	$1.96	23d	1	0.63mi
3504 Antarctic Cir Naples, FL	2.0	2.0	1246	$3,000	$2.41	23d	1	0.63mi
3618 Arctic Cir #3618 Naples, FL	2.0	2.0	1200	$3,450	$2.88	23d	1	0.65mi
3676 Arctic Cir #112 Naples, FL	2.0	2.0	1246	$2,700	$2.17	21d	1	0.67mi
4069 Northlight Dr #1805 Naples, FL	2.0	2.0	1234	$3,000	$2.43	21d	1	0.67mi
3608 Arctic Cir #514 Naples, FL	2.0	2.0	1250	$4,200	$3.36	23d	1	0.70mi
4502 Parrot Ave Naples, FL	3.0	2.0	1200	$2,950	$2.46	23d	1	0.70mi
83 Glades Blvd #3 Naples, FL	2.0	2.0	1204	$5,200	$4.32	14d	1	0.72mi
1320 Embassy Ln Naples, FL	3.0	2.0	1251	$3,300	$2.64	14d	1	0.76mi
4021 Ice Castle Way #4 Naples, FL	2.0	2.0	1246	$2,600	$2.09	14d	1	0.76mi
4010 Ice Castle Way #7 Naples, FL	2.0	2.0	1314	$3,200	$2.44	23d	1	0.76mi
4060 Ice Castle Way #10 Naples, FL	2.0	2.0	1246	$3,600	$2.89	14d	1	0.81mi
96 Glades Blvd Unit 513 Naples, FL	2.0	2.0	1370	$4,500	$3.28	14d	1	0.81mi
882 Bluebird St Naples, FL	3.0	2.0	1308	$6,000	$4.59	23d	1	0.82mi
4040 Ice Castle Way Unit 2 Naples, FL	2.0	2.0	1246	$2,800	$2.25	23d	1	0.82mi
364 Tern Dr #4 Naples, FL	2.0	2.0	1264	$1,800	$1.42	14d	1	0.88mi
319 Reynolds Ct Unit M12 Naples, FL	2.0	2.0	1596	$2,400	$1.50	21d	1	0.89mi
3140 Caledonia Ave Naples, FL	3.0	2.0	1637	$2,695	$1.65	14d	1	0.90mi
348 Tern Dr Unit 4 Naples, FL	2.0	2.0	1270	$5,000	$3.94	23d	1	0.92mi
348 Tern Dr #2 Naples, FL	2.0	2.0	1270	$1,800	$1.42	14d	1	0.92mi
2155 Great Blue Dr Naples, FL	1.0–3.0	1.0–2.0	895	$1,910	$2.13	14d	43	0.92mi
4180 Looking Glass Ln Unit 4104 Naples, FL	2.0	2.0	1246	$4,000	$3.21	14d	1	0.95mi
2047 Harbor Ln Naples, FL	3.0	2.0	1382	$7,500	$5.43	21d	1	0.96mi
4210 Looking Glass Ln Unit 4210 Naples, FL	2.0	2.0	1300	$3,000	$2.31	14d	1	0.96mi
1075 Foxfire Ln Naples, FL	2.0	2.0	1092	$3,300	$3.02	23d	3	0.97mi
105 Penny Ln #5 Naples, FL	2.0	2.0	1564	$2,500	$1.60	14d	1	0.99mi
193 Fox Glen Dr Naples, FL	3.0	2.0	1345	$6,500	$4.83	23d	1	1.03mi
306 Palm Dr #2 Naples, FL	2.0	2.0	1270	$5,200	$4.09	23d	1	1.04mi
124 Penny Ln Unit 778 Naples, FL	2.0	2.0	1532	$5,000	$3.26	14d	1	1.08mi
1950 Mayfair St Naples, FL	3.0	1.0–3.5	1514	$8,752	$5.78	14d	109	1.09mi
265 Palm Dr Unit 265-2 Naples, FL	2.0	2.0	1215	$1,499	$1.23	14d	1	1.10mi
256 Palm Dr #6 Naples, FL	2.0	2.0	1010	$4,500	$4.46	14d	1	1.13mi
1950 Mayfair ST Unit 901 Naples, FL	2.0	2.0	1025	$4,560	$4.45	14d	1	1.14mi
1950 Mayfair ST Unit 1027 Naples, FL	1.0	1.0	888	$3,525	$3.97	14d	1	1.14mi
1950 Mayfair ST Unit 923 Naples, FL	2.0	2.0	1142	$4,490	$3.93	14d	1	1.14mi
1950 Mayfair ST Unit 818 Naples, FL	2.0	2.0	1142	$4,415	$3.87	14d	1	1.14mi
159 Quails Nest Rd Unit 1084 Naples, FL	2.0	2.0	1677	$2,100	$1.25	14d	1	1.15mi

HOA detail condo

• Monthly dues: $667 · $8,004/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-18
   days on market $347,900 Active 97 DOM
2. 2026-06-17
   days on market $347,900 Active 96 DOM
3. 2026-06-16
   days on market $347,900 Active 95 DOM
4. 2026-06-15
   days on market $347,900 Active 94 DOM
5. 2026-06-14
   days on market $347,900 Active 92 DOM
6. 2026-06-10
   days on market $347,900 Active 89 DOM
7. 2026-06-09
   days on market $347,900 Active 88 DOM
8. 2026-06-08
   days on market $347,900 Active 87 DOM
9. 2026-06-07
   days on market $347,900 Active 86 DOM
10. 2026-06-03
    days on market $347,900 Active 82 DOM
11. 2026-06-02
    days on market $347,900 Active 81 DOM
12. 2026-06-01
    days on market $347,900 Active 80 DOM
13. 2026-05-31
    days on market $347,900 Active 79 DOM
14. 2026-05-30
    days on market $347,900 Active 78 DOM
15. 2026-04-05
    price $347,900
16. 2026-03-28
    price $359,000
17. 2026-03-13
    listed $374,900 Active
18. 2026-03-06
    historical
19. 2026-01-16
    price $377,000
20. 2026-01-16
    price $377,000
21. 2025-10-10
    listed $395,000 Active
22. 2025-10-10
    listed $395,000 Active
23. 2025-10-09
    historical
24. 2025-06-05
    price $395,000
25. 2025-06-05
    price $395,000
26. 2025-04-29
    price $402,000
27. 2025-04-28
    price $403,000
28. 2025-04-28
    price $402,000
29. 2024-10-19
    listed $425,000 Active
30. 2024-10-18
    listed $425,000 Active
31. 2005-06-08
    soldstatus $315,000
32. 2005-02-10
    soldstatus $281,640
33. 2005-01-25
    soldstatus $281,640
34. 2004-11-11
    listed $240,200
35. 2004-11-04
    listed $240,200

ⓘ 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: $1,005 · $84/mo
• Projected year-2 tax: $2,888 · $241/mo
• Expected delta: +$1,882/yr (+$157/mo · 187.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,576
• − Mortgage interest: −$19,488
• − Property taxes: −$1,005
• − Insurance: −$6,858
• − Repairs & maintenance: −$3,566
• − Management: −$3,566
• − HOA: −$8,004
• − Depreciation: −$10,121
• Taxable loss: −$8,032
• Est. tax savings @ 24.0%: +$1,928
• After-tax cash flow: $-618/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): 26,408
• Household income: $71,686
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1423.0

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 30% Two or more races 19% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3% Cuban 6% Dominican 1%
• Common ancestry: Lithuanian 6% Romanian 3% Hispanic 2%
• Foreign-born: 30% · Canada, Jamaica, Dominican Republic
• Languages at home: 66% English-only · Spanish 24% French/Haitian/Cajun 5% 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: ▼ -252.48%
• Current HPI: 259.3498
• Rent YoY: ▼ -1.10%
• 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

+44.8% since first listed

21 events — show timeline

• 2026-04-05 Price Changed $347,900 NAPLESMLS
• 2026-03-28 Price Changed $359,000 NAPLESMLS
• 2026-03-13 Listed $374,900 NAPLESMLS
• 2026-03-06 Listing Removed — NAPLESMLS
• 2026-01-16 Price Changed $377,000 NAPLESMLS
• 2026-01-16 Price Changed $377,000 MIML
• 2025-10-10 Listed $395,000 NAPLESMLS
• 2025-10-10 Listed $395,000 MIML
• 2025-10-09 Listing Removed — NAPLESMLS
• 2025-06-05 Price Changed $395,000 NAPLESMLS
• 2025-06-05 Price Changed $395,000 MIML
• 2025-04-29 Price Changed $402,000 NAPLESMLS
• 2025-04-28 Price Changed $403,000 NAPLESMLS
• 2025-04-28 Price Changed $402,000 MIML
• 2024-10-19 Listed $425,000 MIML
• 2024-10-18 Listed $425,000 NAPLESMLS
• 2005-06-08 Sold (Public Records) $315,000 Public Records
• 2005-02-10 Sold (MLS) $281,640 MIML
• 2005-01-25 Sold (Public Records) $281,640 Public Records
• 2004-11-11 Listed $240,200 MIML
• 2004-11-04 Listed $240,200 MIML

Property tax history

+2.7%/yr

Latest (2025): $1,005 · +6.2% YoY. Source: county tax records.