6804 Satinleaf Rd S #102 · Pine Ridge, FL 34109

$349,000

2 bd · 2.0 ba · 1,282 sqft · Condo public records · 211 Days on market

Built 1997 $790/mo HOA · 18% of rent

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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 +20.9/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Appreciation +5.1/10.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

Price Reduced to SELL! Welcome to this bright and inviting 2-bedroom, 2-bath first-floor condo offering peaceful lake and fountain views in one of North Naples’ most desirable gated communities. With 1,282 square feet of comfortable living space, this move-in-ready residence features attractive wood-like laminate flooring throughout, no carpet, stainless steel appliances, and abundant natural light. The open floor plan creates an airy, welcoming feel with a split-bedroom layout, generous storage, and both a covered carport and ample guest parking for convenience. Ideally situated adjacent to the community amenities, this home makes it easy to enjoy e

Key facts

• Fountain views
• Open floor plan
• Lake views

Tags

• LAKE VIEWS
• FOUNTAIN VIEWS
• WOOD-LIKE LAMINATE FLOORING
• STAINLESS STEEL APPLIANCES
• NATURAL LIGHT
• OPEN FLOOR PLAN

Property features AI

Finance

• Financial info: Condo fee billed quarterly; Total annual recurring HOA fees reported
• HOA & community: Mandatory HOA with professional management; Quarterly condo fee; HOA covers cable, insurance, internet/Wi‑Fi, lawn/land maintenance, manager, exterior pest control, recreation facilities, repairs, reserves, sewer, street lights, street maintenance, trash removal and water; Community amenities include clubhouse, community pool and spa, exercise room, tennis and basketball courts, bike/jog path, fishing pier, BBQ/picnic area, library, sidewalks and underground utilities; Gated community

Exterior

• Parking: Covered parking; Detached 1-car carport
• Security: Gated community
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential low-rise (1–3 stories); Carriage/coach building style; Rear exposure facing east; Built in 1997
• Construction: Concrete block construction; Stucco exterior; Tile roof; Built in 1997
• Exterior features: Pond and water features with lake view; Water display; Reclaimed irrigation; Electric storm shutters; Double-hung and sliding windows

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator with icemaker; Pantry; Eat-in kitchen and breakfast bar
• Bedrooms: 2 bedrooms with a split layout; Walk-in closet in master
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and a shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Cable prewire; Foyer; High-speed internet available; Pantry; Smoke detectors; Window coverings; Screened lanai/porch; Breakfast bar and eat-in kitchen; Dining area in living room; Great room floor plan
• Laundry & utility: Washer and dryer in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $349k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $349k).
• Recommended offer: $307k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.4% in Pine Ridge — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#565 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: health & safety C-, amenities F, commute 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: Pelican Marsh Elementary School (math 87% / reading 83%, grade A+, #35 of 2,144 statewide, top 2%, 709 students, 29% FRL); Barron Collier High School (math 62% / reading 68%, grade B, #76 of 667 statewide, top 11%, 1,650 students, 26% FRL) — zoned schools average 28% FRL vs 55% district-wide (27 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 75% at this address vs 58% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Collier average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 424 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).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $1k appreciation (0.3% local appreciation)).
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.3% appreciation + 0.9% rent growth), your $98k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($307k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $150k; list at $349k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $307,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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?
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: 1.27% ✓
• Cap rate: 7.97%
• Cash-on-cash: 5.98%
• DSCR: 1.27
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.29% appreciation · 0.92% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.17×
• Total profit: $17,035
• Equity at exit: $106,515

10-year hold

• IRR: 7.0%
• Equity multiple: 1.74×
• Total profit: $72,211
• Equity at exit: $132,244

Cash invested: $97,720 (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 34109

• Home prices YoY: 0.1%
• Rents YoY: 0.9%
• Active inventory: 424
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $4,417 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$237 /mo · $2,847/yr
• Insurance: −$145
• HOA: −$790
• Vacancy / Maint / Mgmt: −$928
• Net cashflow: $487

Break-even live

Break-even rent $3,801

Max offer price $349,000

Occupancy floor 84%

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6800 Satinleaf Rd S #104 Naples, FL	3.0	2.0	1616	$3,200	$1.98	23d	1	0.04mi
6816 Satinleaf Rd S #102 Naples, FL	2.0	2.0	1282	$5,000	$3.90	23d	1	0.07mi
6883 Redbay Park Rd #102 Naples, FL	2.0	2.0	1570	$2,700	$1.72	23d	1	0.12mi
6934 Rain Lily Ct #103 Naples, FL	2.0	2.0	1282	$5,200	$4.06	23d	1	0.17mi
6934 Rain Lily Ct #102 Naples, FL	2.0	2.0	1282	$4,500	$3.51	23d	1	0.17mi
6910 Satinleaf Rd N #101 Naples, FL	3.0	2.0	1616	$6,000	$3.71	23d	1	0.25mi
6914 Satinleaf Rd N #103 Naples, FL	2.0	2.0	1404	$6,200	$4.42	23d	1	0.25mi
7117 Timberland Cir Naples, FL	3.0	2.0	1749	$3,995	$2.28	13d	1	0.26mi
516 Gordonia Rd Naples, FL	2.0	1.0	1100	$3,200	$2.91	23d	1	0.27mi
6984 Burnt Sienna Cir Naples, FL	3.0	2.0	1749	$12,000	$6.86	23d	1	0.42mi
6855 Old Banyan Way Naples, FL	2.0	2.0	1684	$7,000	$4.16	23d	1	0.52mi
7707 Jewel Ln #201 Naples, FL	3.0	2.0	1199	$2,900	$2.42	23d	1	0.66mi
7719 Jewel Ln #103 Naples, FL	2.0	2.0	1022	$3,800	$3.72	23d	1	0.67mi
7712 Jewel Ln Naples, FL	2.0	2.0	1022	$1,850	$1.81	23d	1	0.70mi
301 Ridge Dr Naples, FL	2.0	2.0	900	$6,000	$6.67	23d	1	0.72mi
7750 Jewel Ln #101 Naples, FL	3.0	2.0	1199	$2,400	$2.00	21d	1	0.76mi
7750 Jewel Ln #103 Naples, FL	2.0	2.0	1102	$2,100	$1.91	13d	1	0.76mi
7756 Jewel Ln #102 Naples, FL	2.0	2.0	1022	$3,700	$3.62	23d	1	0.77mi
7774 Jewel Ln #201 Naples, FL	3.0	2.0	1299	$2,800	$2.16	23d	1	0.82mi
7754 Emerald Cir Unit T202 Naples, FL	2.0	2.0	1022	$3,850	$3.77	13d	1	0.82mi
65 Emerald Woods Dr Unit E8 Naples, FL	2.0	2.5	1360	$2,400	$1.76	23d	1	0.86mi
61 Emerald Woods Dr Unit D2 Naples, FL	2.0	2.5	1360	$3,200	$2.35	23d	1	0.87mi
7800 Emerald Cir #104 Naples, FL	2.0	2.0	1022	$2,200	$2.15	21d	1	0.91mi
7800 Emerald Cir Unit B104 Naples, FL	2.0	2.0	1022	$2,200	$2.15	13d	1	0.91mi
7271 Mill Pond Cir Naples, FL	3.0	2.0	1700	$8,250	$4.85	23d	1	0.91mi
871 Tanbark Dr #102 Naples, FL	2.0	2.0	1203	$7,500	$6.23	23d	1	0.91mi
7546 Mill Pond Cir Naples, FL	3.0	2.0	1373	$6,500	$4.73	23d	1	0.91mi
7778 Emerald Cir #104 Naples, FL	3.0	2.0	1199	$2,300	$1.92	21d	1	0.92mi
7778 Emerald Cir #204 Naples, FL	3.0	2.0	1199	$6,750	$5.63	13d	1	0.92mi
2058 Arbour Walk Cir #3322 Naples, FL	2.0	2.0	918	$2,000	$2.18	23d	1	0.93mi
7794 Emerald Cir Unit A-102 Naples, FL	2.0	2.0	1022	$4,000	$3.91	13d	1	0.93mi
7287 Mill Pond Cir Naples, FL	3.0	2.0	1355	$3,800	$2.80	23d	1	0.93mi
886 Tanbark Dr #103 Naples, FL	2.0	2.0	1203	$9,500	$7.90	23d	1	0.94mi
818 Tanbark Dr #204 Naples, FL	3.0	2.0	1481	$5,000	$3.38	23d	1	0.94mi
818 Tanbark Dr #102 Naples, FL	2.0	2.0	1203	$7,500	$6.23	21d	1	0.94mi
818 Tanbark Dr #103 Naples, FL	2.0	2.0	1203	$8,000	$6.65	23d	1	0.94mi
322 Sugar Pine Ln #322 Naples, FL	2.0	2.0	1311	$2,350	$1.79	23d	1	0.95mi
859 Tanbark Dr Naples, FL	2.0	2.0	1252	$6,000	$4.79	21d	2	0.97mi
859 Tanbark Dr #205 Naples, FL	2.0	2.0	1203	$8,500	$7.07	13d	1	0.97mi
859 Tanbark Dr Naples, FL	2.0	2.0	1252	$5,875	$4.69	23d	3	0.97mi

HOA detail condo

• Monthly dues: $790 · $9,480/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-05-31
   days on market $349,000 Active 211 DOM
2. 2026-05-30
   days on market $349,000 Active 210 DOM
3. 2026-04-16
   price $349,000
4. 2026-03-08
   price $355,000
5. 2026-01-29
   price $369,000
6. 2025-11-01
   listed $379,000 Active
7. 2004-03-04
   soldstatus $150,000
8. 2001-05-25
   soldstatus $132,000

ⓘ 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: $2,847 · $237/mo
• Projected year-2 tax: $2,897 · $241/mo
• Expected delta: +$50/yr (+$4/mo · 1.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 13% 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: $53,008
• − Mortgage interest: −$19,549
• − Property taxes: −$2,847
• − Insurance: −$1,745
• − Repairs & maintenance: −$4,241
• − Management: −$4,241
• − HOA: −$9,480
• − Depreciation: −$10,153
• Taxable income: $752
• Est. tax owed @ 24.0%: −$181
• After-tax cash flow: $5,661/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 — Pine Ridge

• Score: 67/100
• State rank: #565
• US rank: #10798

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collier County · 396,295 people
• City population: 18,514
• Metro: Naples-Marco Island, FL
• Population (ZIP): 27,273
• Household income: $92,259
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 1712.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 9% Black 4% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Cuban 3%
• Common ancestry: Romanian 5% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 20% · Canada, Jamaica, Vietnam
• Languages at home: 77% English-only · Spanish 10% Other Indo-European 5% Russian/Polish/Slavic 3%

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: ▲ 0.29%
• Current HPI: 279.357
• Rent YoY: ▲ 0.92%
• 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

+164.4% since first listed

6 events — show timeline

• 2026-04-16 Price Changed $349,000 NAPLESMLS
• 2026-03-08 Price Changed $355,000 NAPLESMLS
• 2026-01-29 Price Changed $369,000 NAPLESMLS
• 2025-11-01 Listed $379,000 NAPLESMLS
• 2004-03-04 Sold (Public Records) $150,000 Public Records
• 2001-05-25 Sold (Public Records) $132,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $2,847 · +4.0% YoY. Source: county tax records.