4070 Looking Glass Ln #3101 · Naples, FL 34112

$215,000

2 bd · 2.0 ba · 1,246 sqft · Condo · 107 Days on market

Built 1988 Good condition $640/mo HOA · 21% of rent ↓ 7% since listing

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Why this score? — see what drove the C 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 +19.9/30.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained first-floor condo in the highly desirable Winterpark community of Naples. This immaculate 2-bedroom, 2-bath residence is being offered turnkey furnished—simply bring your suitcase and start enjoying the Florida lifestyle. Thoughtfully updated, the unit has been repiped and features impact windows for added peace of mind. The building carries an association flood policy, and the current owners also maintain a separate flood policy on the unit—providing an extra layer of security and confidence for buyers. Hot water heater was replaced in 2023 and AC in 2024. Winterpark is known for its inviting, walkable setting and impressive resort-style

Key facts

• Turnkey furnished
• Resort style pool
• Walkable setting

Tags

• FIRST FLOOR CONDO
• IMPACT WINDOWS
• RESORT STYLE POOL
• WALKABLE SETTING
• TURNKEY FURNISHED
• UPDATED UNIT

Property features AI

Finance

• Financial info: Pets allowed with conditions (maximum 1 pet up to 49 lbs)
• HOA & community: Part of a 72-unit community; Homeowners association with quarterly fee; Association fee covers recreation facilities, reserve fund, trash and water; Association amenities include pool, spa/hot tub and management

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; Entry on level 1; Faces west; Exposures to the east; Resale property
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Lanai; Porch; Screened patio/porch; Community pool

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Screened porch listed as a room type
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Impact glass windows; Breakfast bar; Entrance foyer; Family/Dining room; Living/Dining room; Shower only with separate shower; Split bedroom floor plan; Furnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (11.2% below list).
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $191k (11.2% 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.
• Zoned schools: Shadowlawn Elementary School (math 44% / reading 40%, grade F, #1,403 of 2,144 statewide, top 67%, 457 students, 72% FRL); East Naples Middle School (math 56% / reading 44%, grade C, #254 of 571 statewide, top 45%, 854 students, 63% FRL); Naples High School (math 47% / reading 52%, grade D, #179 of 667 statewide, top 29%, 1,719 students, 39% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: Rents soft (-1.7%/yr); 776 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 $3,020/mo this rent would consume 52% 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 $1k of loan paydown is wiped out by about $6k 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 ($196k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 21% of rent.
• 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 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,909 (11.2% 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 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. 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.
10. 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.
11. 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: 1.40% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.18%
• DSCR: 1.23
• GRM: 5.9

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: -27.7%
• Equity multiple: 0.11×
• Total profit: $-53,593
• Equity at exit: $32,057

10-year hold

• IRR: -66.0%
• Equity multiple: -0.52×
• Total profit: $-91,678
• Equity at exit: $18,589

Cash invested: $60,200 (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: 776
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $3,020 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$640
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $-166

Break-even live

Break-even rent $3,231

Max offer price $190,909

Occupancy floor —

Sensitivity live

Price	-10% $-18	-5% $-92	+0% $-166	+5% $-241	+10% $-315
Rent	-10% $-405	-5% $-286	+0% $-166	+5% $-47	+10% $72
Rate	-1.0pp $-58	-0.5pp $-112	base $-166	+0.5pp $-222	+1.0pp $-279

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4060 Ice Castle Way #10 Naples, FL	2.0	2.0	1246	$3,600	$2.89	16d	1	0.02mi
4040 Ice Castle Way Unit 2 Naples, FL	2.0	2.0	1246	$2,800	$2.25	25d	1	0.05mi
4021 Ice Castle Way #4 Naples, FL	2.0	2.0	1246	$2,600	$2.09	16d	1	0.09mi
4010 Ice Castle Way #7 Naples, FL	2.0	2.0	1314	$3,200	$2.44	25d	1	0.13mi
4180 Looking Glass Ln Unit 4104 Naples, FL	2.0	2.0	1246	$4,000	$3.21	16d	1	0.14mi
4210 Looking Glass Ln Unit 4210 Naples, FL	2.0	2.0	1300	$3,000	$2.31	16d	1	0.17mi
4069 Northlight Dr #1805 Naples, FL	2.0	2.0	1234	$3,000	$2.43	23d	1	0.23mi
4502 Parrot Ave Naples, FL	3.0	2.0	1200	$2,950	$2.46	25d	1	0.34mi
1895 Courtyard Way #103 Naples, FL	3.0	2.0	1046	$2,200	$2.10	23d	1	0.39mi
1933 Courtyard Way Unit D-103 Naples, FL	2.0	2.0	947	$1,850	$1.95	16d	1	0.42mi
96 Glades Blvd Unit 513 Naples, FL	2.0	2.0	1370	$4,500	$3.28	16d	1	0.45mi
1826 Kings Lake Blvd #101 Naples, FL	3.0	2.0	1456	$2,700	$1.85	16d	1	0.45mi
1701 Courtyard Way Naples, FL	2.0	2.0	1072	$1,990	$1.86	25d	1	0.46mi
4472 Beechwood Lake Dr Naples, FL	3.0	2.0	1352	$3,050	$2.26	25d	1	0.46mi
1814 Kings Lake Blvd #204 Naples, FL	2.0	2.0	1400	$2,450	$1.75	25d	1	0.46mi
83 Glades Blvd #3 Naples, FL	2.0	2.0	1204	$5,200	$4.32	16d	1	0.47mi
1075 Foxfire Ln Naples, FL	2.0	2.0	1092	$3,300	$3.02	25d	3	0.47mi
3504 Antarctic Cir Naples, FL	2.0	2.0	1246	$3,000	$2.41	25d	1	0.48mi
1808 Kings Lake Blvd #203 Naples, FL	2.0	2.0	1312	$1,775	$1.35	16d	1	0.48mi
3510 Antarctic Cir Unit 1 Naples, FL	2.0	2.0	1200	$2,350	$1.96	25d	1	0.48mi
1765 Courtyard Way Unit C-104 Naples, FL	2.0	2.0	1132	$2,700	$2.39	16d	1	0.49mi
1765 Courtyard Way Unit C206 Naples, FL	2.0	2.5	1150	$1,650	$1.43	16d	1	0.49mi
3608 Arctic Cir #514 Naples, FL	2.0	2.0	1250	$4,200	$3.36	25d	1	0.51mi
3618 Arctic Cir #3618 Naples, FL	2.0	2.0	1200	$3,450	$2.88	25d	1	0.52mi
882 Bluebird St Naples, FL	3.0	2.0	1308	$6,000	$4.59	25d	1	0.53mi
364 Tern Dr #4 Naples, FL	2.0	2.0	1264	$1,800	$1.42	16d	1	0.53mi
1802 Kings Lake Blvd Unit 2-101 Naples, FL	2.0	2.0	1465	$5,500	$3.75	25d	1	0.55mi
348 Tern Dr #2 Naples, FL	2.0	2.0	1270	$1,800	$1.42	16d	1	0.56mi
348 Tern Dr Unit 4 Naples, FL	2.0	2.0	1270	$5,000	$3.94	25d	1	0.56mi
3563 Antarctic Cir #2102 Naples, FL	2.0	2.0	1200	$3,800	$3.17	25d	1	0.57mi
1059 San Remo Ave Naples, FL	2.0	1.0	845	$1,795	$2.12	25d	1	0.58mi
3400 Frosty Way #5 Naples, FL	2.0	2.0	1284	$3,500	$2.73	16d	1	0.58mi
3676 Arctic Cir #112 Naples, FL	2.0	2.0	1246	$2,700	$2.17	23d	1	0.58mi
306 Palm Dr #2 Naples, FL	2.0	2.0	1270	$5,200	$4.09	25d	1	0.59mi
146 Lollypop Ln #851 Naples, FL	2.0	2.0	1335	$3,750	$2.81	25d	1	0.59mi
265 Palm Dr Unit 265-2 Naples, FL	2.0	2.0	1215	$1,499	$1.23	16d	1	0.61mi
195 Peppermint Ln Unit 4 Naples, FL	2.0	2.0	1335	$2,500	$1.87	25d	1	0.61mi
202 Peppermint Ln #2 Naples, FL	2.0	2.0	1335	$5,000	$3.75	16d	1	0.61mi
195 Peppermint Ln #2 Naples, FL	2.0	2.0	1198	$2,600	$2.17	16d	1	0.61mi
195 Peppermint Ln Unit 884 Naples, FL	2.0	2.0	1335	$3,800	$2.85	16d	1	0.61mi

HOA detail condo

• Monthly dues: $640 · $7,680/yr
• Likely covers: watersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $215,000 Active 107 DOM
2. 2026-06-18
   days on market $215,000 Active 104 DOM
3. 2026-06-17
   days on market $215,000 Active 103 DOM
4. 2026-06-16
   days on market $215,000 Active 102 DOM
5. 2026-06-15
   days on market $215,000 Active 101 DOM
6. 2026-06-14
   days on market $215,000 Active 99 DOM
7. 2026-06-10
   days on market $215,000 Active 96 DOM
8. 2026-06-09
   days on market $215,000 Active 95 DOM
9. 2026-06-08
   days on market $215,000 Active 94 DOM
10. 2026-06-07
    days on market $215,000 Active 93 DOM
11. 2026-06-03
    days on market $215,000 Active 89 DOM
12. 2026-06-02
    days on market $215,000 Active 88 DOM
13. 2026-06-01
    days on market $215,000 Active 87 DOM
14. 2026-05-31
    remarks 687-char remark
15. 2026-05-31
    listed $215,000 Active 86 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $36,241
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$6,194
• − Repairs & maintenance: −$2,899
• − Management: −$2,899
• − HOA: −$7,680
• − Depreciation: −$6,255
• Taxable loss: −$4,954
• Est. tax savings @ 24.0%: +$1,189
• After-tax cash flow: $-809/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.

Condition & rehab AI · 14 photos

Good 75/100 Cosmetic rehab

This well-maintained first-floor condo in Winterpark, Naples, offers a good investment opportunity with minor updates needed for a fresh look.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — standard, could be updated

Value-add opportunities

• Resale update kitchen cabinets — modernizing the kitchen
• Both paint interior walls — enhances curb appeal and interior aesthetics
• Rental replace outdated fixtures — improves rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · standard, could be updated	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale update kitchen cabinets — modernizing the kitchen ↑
• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Rental replace outdated fixtures — improves rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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

-6.5% since first listed

2 events — show timeline

• 2026-04-07 Price Changed $215,000 FORTMLS
• 2026-03-06 Listed $230,000 FORTMLS