173 Belle Isle Cir · Lely, FL 34112

$249,900

2 bd · 2.0 ba · 1,482 sqft · Manufactured public records · 113 Days on market

Built 1987 0.34 ac lot $144/mo HOA · 4% 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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Have you been looking for a home in the sought after 55+ community of Riviera Golf Estates? Low HOA fees and location make this community very desirable. 173 Belle Isle Circle has two bedrooms, two bathrooms and ample storage. This community is close to many SWFL attractions including downtown shopping, dining and beaches, Sugden Park, Tin City, Celebration Park, Marco Island and more.

Key facts

• 0.34 acre lot
• Garage
• Community pool

Property features AI

Finance

• Other: Part of a community of ~1,800 units; Well irrigation source
• Financial info: Pets allowed with conditions (call for details)
• HOA & community: Homeowners association (quarterly fee); Association amenities include clubhouse, fitness center, and pool; Association fee covers golf, street lights, and trash

Exterior

• Parking: Attached garage; Attached carport; 1 garage space; 1 carport space; 2 covered parking spaces
• Utilities: Cable not available; Sewer assessment paid
• Home design: Manufactured home; Vinyl siding; Single-story; Faces west; Exposures to the east
• Construction: Shingle roof
• Exterior features: Patio; Glass-enclosed patio/porch; Porch; Community pool; Well irrigation; Has view; Property resale condition

Interior

• Kitchen: Dishwasher; Freezer; Microwave; Range; Refrigerator; Water purifier; Eat-in kitchen layout; Pantry
• Bedrooms: Bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Arched windows; Skylights; Shutters; Cathedral ceilings; Custom mirrors; Pantry; Closet cabinetry; Separate shower; Bathtub; Tub/shower combination; Fireplace; Eat-in kitchen; Split bedroom floorplan; Furnished
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $606 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $227k (9.0% 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: schools D+, health & safety D, 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 soft (-1.7%/yr); 771 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $3,446/mo this rent would consume 59% of the median local household income ($70k/yr) (locally 980% 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 $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.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $215k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 4→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.38% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.71%
• DSCR: 1.79
• GRM: 6.0

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: -4.7%
• Equity multiple: 0.83×
• Total profit: $-11,711
• Equity at exit: $37,261

10-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $1,651
• Equity at exit: $21,607

Cash invested: $69,972 (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 34112

• Rents YoY: -1.7%
• Active inventory: 771
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $3,446 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$131 /mo · $1,575/yr
• Insurance: −$104
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$144
• Vacancy / Maint / Mgmt: −$724
• Net cashflow: $606

Break-even live

Break-even rent $2,679

Max offer price $249,900

Occupancy floor 77%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3250 W Crown Pointe Blvd #101 Naples, FL	3.0	2.0	1653	$7,000	$4.23	23d	1	0.21mi
3380 W Crown Pointe Blvd #102 Naples, FL	3.0	2.0	1516	$5,000	$3.30	23d	1	0.45mi
3308 Duchess Dr Naples, FL	3.0	3.0	1735	$3,600	$2.07	23d	1	0.51mi
148 Lake Point Ln Naples, FL	2.0	2.5	1530	$2,100	$1.37	23d	1	0.60mi
30 Maui Cir #30 Naples, FL	3.0	2.0	1552	$2,795	$1.80	23d	1	0.62mi
5792 Deauville Cir Unit A103 Naples, FL	2.0	2.0	1209	$3,900	$3.23	23d	1	0.65mi
5708 Deauville Cir Unit 308 Naples, FL	3.0	2.0	1500	$4,500	$3.00	23d	1	0.68mi
4410 Chantelle Dr Unit H-205 Naples, FL	2.0	2.0	1349	$3,500	$2.59	13d	1	0.69mi
360 Charlemagne Blvd Unit D105 Naples, FL	2.0	2.0	1082	$3,200	$2.96	23d	1	0.70mi
5665 Whitaker Rd #202 Naples, FL	2.0	2.0	1099	$1,900	$1.73	21d	1	0.70mi
2712 Kings Lake Blvd #201 Naples, FL	1.0	1.0	1076	$2,850	$2.65	23d	1	0.73mi
2093 Pine Isle Ln #2093 Naples, FL	2.0	2.0	927	$1,695	$1.83	23d	1	0.74mi
3195 Boca Ciega Dr Unit C10 Naples, FL	2.0	2.0	1400	$3,000	$2.14	23d	1	0.75mi
4261 Pearl Harbor Dr Unit 1546170P Naples, FL	3.0	2.0	1797	$3,387	$1.88	13d	1	0.75mi
2648 Kings Lake Blvd Unit 6-201 Naples, FL	3.0	2.0	1060	$2,200	$2.08	21d	1	0.76mi
2644 Kings Lake Blvd Unit 6-103 Naples, FL	2.0	2.0	911	$1,875	$2.06	23d	1	0.77mi
5737 Whitaker Rd Unit C101 Naples, FL	3.0	2.0	1281	$2,300	$1.80	23d	1	0.77mi
4911 Catalina Dr Unit 22 Naples, FL	3.0	1.5	1200	$1,950	$1.62	13d	1	0.77mi
4231 Gulfstream Dr Apt 102 Naples, FL	3.0	2.0	1178	$1,995	$1.69	13d	1	0.78mi
4907 Catalina Dr Unit 45 Naples, FL	3.0	2.0	1270	$1,900	$1.50	13d	1	0.79mi
5741 Whitaker Rd Unit D203 Naples, FL	3.0	2.0	1281	$2,200	$1.72	23d	1	0.79mi
5754 Deauville Cir Unit E104 Naples, FL	1.0	2.0	1209	$1,190	$0.98	23d	1	0.79mi
332 Charlemagne Blvd Unit H101 Naples, FL	2.0	2.0	1082	$3,500	$3.23	23d	1	0.80mi
332 Charlemagne Blvd Unit H103 Naples, FL	2.0	2.0	1082	$3,495	$3.23	23d	1	0.80mi
2103 Tama Cir Unit 2 Naples, FL	2.0	2.0	1368	$4,000	$2.92	21d	1	0.82mi
2103 Tama Cir #202 Naples, FL	3.0	2.0	1792	$5,000	$2.79	13d	1	0.82mi
2050 W Crown Pointe Blvd Unit C214 Naples, FL	3.0	2.0	1267	$4,200	$3.31	23d	1	0.84mi
4290 Gulfstream Dr #5 Naples, FL	2.0	2.0	956	$1,600	$1.67	23d	1	0.84mi
2132 Tama Cir #102 Naples, FL	2.0	2.0	1368	$4,000	$2.92	23d	1	0.84mi
2373 Ariane Dr Naples, FL	2.0	2.0	1632	$2,995	$1.84	23d	1	0.84mi
5741 Deauville Cir Unit F108 Naples, FL	3.0	2.0	1427	$3,600	$2.52	23d	1	0.85mi
5778 Greenwood Cir Naples, FL	3.0	2.0	1450	$4,000	$2.76	23d	1	0.85mi
153 Bristol Ln Unit F102 Naples, FL	2.0	2.0	1009	$4,900	$4.86	23d	1	0.85mi
153 Bristol Ln Unit A Naples, FL	2.0	2.0	1009	$2,250	$2.23	13d	1	0.85mi
5733 Deauville Cir Unit G308 Naples, FL	3.0	2.0	1427	$3,600	$2.52	23d	1	0.86mi
141 Bristol Ln Unit C21 Naples, FL	2.0	2.0	1400	$5,900	$4.21	23d	1	0.87mi
4300 Gulfstream Dr Unit 2D Naples, FL	2.0	2.0	1115	$1,295	$1.16	23d	1	0.87mi
5595 Greenwood Cir #92 Naples, FL	3.0	2.0	1450	$5,000	$3.45	23d	1	0.88mi
4830 Cortez Cir Naples, FL	3.0	2.0	1218	$3,100	$2.55	23d	1	0.88mi
3685 Amberly Cir Unit D305 Naples, FL	2.0	2.0	1320	$5,100	$3.86	23d	1	0.90mi

HOA detail

• Monthly dues: $144 · $1,728/yr

Listing history 14 events

1. 2026-06-03
   days on market $249,900 Active 113 DOM
2. 2026-06-02
   days on market $249,900 Active 112 DOM
3. 2026-06-01
   days on market $249,900 Active 111 DOM
4. 2026-05-31
   days on market $249,900 Active 110 DOM
5. 2026-05-30
   days on market $249,900 Active 109 DOM
6. 2026-05-12
   price $249,900
7. 2026-04-10
   price $264,900
8. 2026-02-10
   listed $274,900 Active
9. 2022-04-19
   soldstatus $215,000
10. 2022-04-12
    soldstatus $215,000 Sold 388-char remark

    Show marketing remark (388 chars)

    Have you been looking for a home in the sought after 55+ community of Riviera Golf Estates? Low HOA fees and location make this community very desirable. 173 Belle Isle Circle has two bedrooms, two bathrooms and ample storage. This community is close to many SWFL attractions including downtown shopping, dining and beaches, Sugden Park, Tin City, Celebration Park, Marco Island and more.

11. 2022-03-12
    status Pending 388-char remark

    Show marketing remark (388 chars)

    Have you been looking for a home in the sought after 55+ community of Riviera Golf Estates? Low HOA fees and location make this community very desirable. 173 Belle Isle Circle has two bedrooms, two bathrooms and ample storage. This community is close to many SWFL attractions including downtown shopping, dining and beaches, Sugden Park, Tin City, Celebration Park, Marco Island and more.

12. 2022-03-04
    listed $215,000 Active 388-char remark

    Show marketing remark (388 chars)

    Have you been looking for a home in the sought after 55+ community of Riviera Golf Estates? Low HOA fees and location make this community very desirable. 173 Belle Isle Circle has two bedrooms, two bathrooms and ample storage. This community is close to many SWFL attractions including downtown shopping, dining and beaches, Sugden Park, Tin City, Celebration Park, Marco Island and more.

13. 2014-03-24
    soldstatus $76,000 170-char remark

    Show marketing remark (170 chars)

    GREAT VIEWS OF THE GOLF COURSE, ENCLOSED LANAI OPEN FLOOR PLAN TILED GREAT ROOM, DINING AREA AND MASTER BEDROOM KITCHEN FEATURES ISLAND, WITH BUILT IN STOVE TOP, SKYLIGHT

14. 2014-01-03
    listed $76,000 170-char remark

    Show marketing remark (170 chars)

    GREAT VIEWS OF THE GOLF COURSE, ENCLOSED LANAI OPEN FLOOR PLAN TILED GREAT ROOM, DINING AREA AND MASTER BEDROOM KITCHEN FEATURES ISLAND, WITH BUILT IN STOVE TOP, SKYLIGHT

ⓘ 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: $1,575 · $131/mo
• Projected year-2 tax: $2,074 · $173/mo
• Expected delta: +$500/yr (+$42/mo · 31.7%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 4 d/yr ≥107°F today · 16 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: $41,351
• − Mortgage interest: −$13,998
• − Property taxes: −$1,575
• − Insurance: −$6,368
• − Repairs & maintenance: −$3,308
• − Management: −$3,308
• − HOA: −$1,728
• − Depreciation: −$7,270
• Taxable income: $3,797
• Est. tax owed @ 24.0%: −$911
• After-tax cash flow: $6,360/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

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 27,193
• Household income: $69,842
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 980.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 18% Two or more races 9% Black 6% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2% Cuban 4% Dominican 1%
• Common ancestry: Hispanic 4% Romanian 3% Portuguese 2%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 17% French/Haitian/Cajun 4% 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: ▼ -235.10%
• Current HPI: 256.9182
• Rent YoY: ▼ -1.69%
• 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

+228.8% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $249,900 FORTMLS
• 2026-04-10 Price Changed $264,900 FORTMLS
• 2026-02-10 Listed $274,900 FORTMLS
• 2022-04-19 Sold (Public Records) $215,000 Public Records
• 2022-04-12 Sold (MLS) $215,000 NAPLESMLS
• 2022-03-12 Pending — NAPLESMLS
• 2022-03-04 Listed $215,000 NAPLESMLS
• 2014-03-24 Sold (MLS) $76,000 NAPLESMLS
• 2014-01-03 Listed $76,000 NAPLESMLS

Property tax history

+6.0%/yr

Latest (2025): $1,575 · +4.2% YoY. Source: county tax records.