8335 Whisper Trace Way #205 · Marco Shores-Hammock Bay, FL 34114

$299,000

3 bd · 2.0 ba · 1,490 sqft · Condo public records · 49 Days on market

Built 1998 $971/mo HOA · 16% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Appreciation +4.3/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 8335 Whisper Trace Way #205. Get into one of the elegant communities in Naples for an affordable price with this stunning three-bedroom, two-bath second-floor condominium in sought-after Fiddler's Creek. This beautifully updated residence features a new kitchen with modern cabinetry, sleek countertops and stainless steel appliances, including an induction stove, ideal for culinary enthusiasts. Enter into the open and airy living space, adorned with abundant natural light, and enjoy serene views of the lake and preserve from the private lanai, a peaceful retreat for your morning coffee or evening relaxation. The spacious primary suite includes a walk-in closet and en-suite bath fo

Key facts

• $971 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Part of a multi-unit complex with 12 units in the building and 132 units in the complex; Two units per floor and two total floors; Sub-condo name: Whisper Trace
• Financial info: Special assessment (quarterly)
• HOA & community: Mandatory club fee (quarterly); Condo fee (quarterly); Professional management; Maintenance covers cable, insurance, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, manager, exterior pest control, reserves, sewer, street lights, and water; Community amenities include clubhouse, community pool and spa, exercise/fitness center (attended), full service spa, tennis, pickleball, bocce, putting green, golf course (golf equity), private beach pavilion, beach club available, restaurant, business center, library, play area, sidewalk and streetlights, underground utilities, and private membership options; Community type: boating, gated, tennis; One-time mandatory club fee; One-time other fee; Total annual recurring fees; Total one-time fees

Exterior

• Parking: Covered deeded parking; Detached 1-car carport; Paved driveway; Guest parking
• Security: Gated community with guard at gate
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Low-rise (1-3) carriage/coach style; Zero lot line; Rear exposure to the west; Located in Fiddler's Creek community; Built in 1998
• Construction: Concrete block construction; Stucco exterior; Tile roof; Impact resistant storm protection
• Exterior features: Automatic sprinkler system; Impact resistant windows

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator/Freezer; Breakfast bar; Breakfast room; Dining/living area
• Bedrooms: 3 bedrooms with split bedroom floor plan
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bathroom with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Cable prewire; Fire sprinkler system; Foyer; High-speed internet available; Volume ceilings; Walk-in closet; Screened lanai/porch; Guest bath; Guest room; Laundry in residence; Furnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $299k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $299k).
• Recommended offer: $290k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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 (+3.2%/yr); 900 active listings in the ZIP; 22 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 $5,988/mo this rent would consume 80% of the median local household income ($89k/yr) (locally 550% 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 (-1.5%/yr); year-one equity from $2k of loan paydown is wiped out by about $4k 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.
• At projected returns (-1.5% appreciation + 3.2% rent growth), your $84k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $51k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% 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. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 2.00% ✓
• Cap rate: 12.96%
• Cash-on-cash: 23.81%
• DSCR: 2.06
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.48% appreciation · 3.21% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 1.89×
• Total profit: $74,619
• Equity at exit: $65,335

10-year hold

• IRR: 26.4%
• Equity multiple: 3.65×
• Total profit: $221,867
• Equity at exit: $62,936

Cash invested: $83,720 (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 34114

• Home prices YoY: -0.6%
• Rents YoY: 3.2%
• Active inventory: 900
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $5,988 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$406 /mo · $4,873/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$971
• Vacancy / Maint / Mgmt: −$1,257
• Net cashflow: $1,594

Break-even live

Break-even rent $3,970

Max offer price $299,000

Occupancy floor 68%

Sensitivity live

Price	-10% $1,764	-5% $1,679	+0% $1,594	+5% $1,510	+10% $1,425
Rent	-10% $1,121	-5% $1,358	+0% $1,594	+5% $1,831	+10% $2,067
Rate	-1.0pp $1,745	-0.5pp $1,670	base $1,594	+0.5pp $1,517	+1.0pp $1,438

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8355 Whisper Trace Way Unit K104 Naples, FL	3.0	2.0	1674	$6,500	$3.88	14d	1	0.05mi
8365 Whisper Trace Way Unit L204 Naples, FL	3.0	2.0	1752	$6,500	$3.71	14d	1	0.07mi
262 Indies Dr E Unit 101 Naples, FL	3.0	2.0	1537	$7,500	$4.88	24d	1	0.30mi
286 Indies Dr E Unit 202 Naples, FL	3.0	2.0	1509	$3,200	$2.12	24d	1	0.30mi
268 Indies Dr E #102 Naples, FL	2.0	2.0	1537	$7,500	$4.88	24d	1	0.31mi
244 Indies Dr E #101 Naples, FL	3.0	2.0	1537	$7,500	$4.88	21d	1	0.31mi
232 Indies Dr E #101 Naples, FL	3.0	2.0	1537	$7,500	$4.88	24d	1	0.34mi
163 Indies Dr E #203 Naples, FL	2.0	2.0	1448	$7,200	$4.97	24d	1	0.42mi
163 Indies Dr E #106 Naples, FL	3.0	2.0	1698	$7,500	$4.42	24d	1	0.42mi
163 Indies Dr E #206 Naples, FL	3.0	2.0	1698	$6,000	$3.53	24d	1	0.42mi
4650 Hawks Nest Way Unit M202 Naples, FL	3.0	2.0	1840	$9,600	$5.22	14d	1	0.76mi
4680 Hawks Nest Way Unit D-103 Naples, FL	2.0	2.0	1414	$3,000	$2.12	14d	1	0.85mi
4529 Cardinal Cove Ln #7 Naples, FL	2.0	2.0	1539	$6,500	$4.22	24d	1	0.85mi
4685 Hawks Nest Way #103 Naples, FL	2.0	2.0	1440	$6,500	$4.51	14d	1	0.89mi
3955 Deer Crossing Ct #103 Naples, FL	3.0	2.0	1812	$7,500	$4.14	24d	1	0.97mi
1305 Mainsail Dr Naples, FL	2.0	2.0	871	$1,912	$2.19	21d	2	1.21mi
1305 Mainsail Dr Naples, FL	2.0	2.0	925	$1,862	$2.01	24d	2	1.21mi
1042 Mainsail Dr #822 Naples, FL	3.0	2.0	1276	$1,895	$1.49	24d	1	1.33mi
1510 Mainsail Dr #7 Naples, FL	2.0	2.0	966	$4,500	$4.66	14d	1	1.35mi
1024 Mainsail Dr #512 Naples, FL	3.0	2.0	1276	$2,300	$1.80	14d	1	1.36mi
1516 Mainsail Dr #2 Naples, FL	2.0	2.0	966	$1,900	$1.97	14d	1	1.40mi
1522 Mainsail Dr #2 Naples, FL	2.0	2.0	900	$1,895	$2.11	14d	1	1.47mi

HOA detail condo

• Monthly dues: $971 · $11,652/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $299,000 Active 49 DOM
2. 2026-06-17
   days on market $299,000 Active 48 DOM
3. 2026-06-16
   days on market $299,000 Active 47 DOM
4. 2026-06-15
   days on market $299,000 Active 46 DOM
5. 2026-06-14
   days on market $299,000 Active 44 DOM
6. 2026-06-10
   days on market $299,000 Active 41 DOM
7. 2026-06-09
   days on market $299,000 Active 40 DOM
8. 2026-06-09
   price $299,000 Active 39 DOM
9. 2026-06-08
   days on market $350,000 Active 39 DOM
10. 2026-06-07
    days on market $350,000 Active 38 DOM
11. 2026-06-03
    days on market $350,000 Active 34 DOM
12. 2026-06-02
    days on market $350,000 Active 33 DOM
13. 2026-06-01
    days on market $350,000 Active 32 DOM
14. 2026-05-31
    days on market $350,000 Active 31 DOM
15. 2026-05-30
    remarks 699-char remark
16. 2026-05-30
    listed $350,000 Active 30 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: $4,873 · $406/mo
• Projected year-2 tax: $4,873 · $406/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 9/10 Extreme FEMA zone X (shaded) · 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: $71,855
• − Mortgage interest: −$16,749
• − Property taxes: −$4,873
• − Insurance: −$2,292
• − Repairs & maintenance: −$5,748
• − Management: −$5,748
• − HOA: −$11,652
• − Depreciation: −$8,698
• Taxable income: $16,094
• Est. tax owed @ 24.0%: −$3,863
• After-tax cash flow: $15,270/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 — Marco Shores-Hammock Bay

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 23,559
• Household income: $89,334
• Rent vs Own: 15.3% rent · 84.7% own
• Severe rent burden: 550.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 17% Two or more races 13% Black 7%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1% Cuban 3%
• Common ancestry: Hispanic 5% Romanian 4% Lithuanian 1%
• Foreign-born: 21% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 15% French/Haitian/Cajun 5% Other Indo-European 4%

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: ▼ -1.48%
• Current HPI: 266.5545
• Rent YoY: ▲ 3.21%
• 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

+157.9% since first listed

10 events — show timeline

• 2026-04-30 Listed $350,000 NAPLESMLS
• 2021-08-24 Sold (Public Records) $290,000 Public Records
• 2019-12-30 Listing Removed — NAPLESMLS
• 2019-11-15 Listed $195,000 NAPLESMLS
• 2014-04-07 Listing Removed — NAPLESMLS
• 2012-09-25 Listed $115,000 NAPLESMLS
• 2012-09-23 Listing Removed — NAPLESMLS
• 2012-01-18 Listed $110,000 NAPLESMLS
• 2002-10-02 Sold (Public Records) $180,000 Public Records
• 1998-07-17 Sold (Public Records) $135,700 Public Records

Property tax history

+12.9%/yr

Latest (2025): $4,873 · -1.3% YoY. Source: county tax records.