561 Charlemagne Blvd · Lely, FL 34112

$320,000

2 bd · 2.0 ba · 1,446 sqft · Manufactured public records · 106 Days on market

Manufactured home Built 2019 5,662 sqft lot $144/mo HOA · 7% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Schools +5.0/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.5/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious and well maintained 2BR+DEN/2BA home, built in 2019, has 1,446 s/f under air, and is being sold TURNKEY! Plus, in Riviera Golf Estates You Own the Land! Just some of the home's many appealing features include cathedral ceilings; crown molding; French doors on the den; a large island and stainless-steel appliances in the kitchen; beautiful laminate flooring throughout; dual sinks and walk-in shower in the MBA; walk-in closet in the MBR; and an inside laundry room. Outside features include an extra wide driveway (provides more maneuverability between side-by-side parked cars), and a well for lawn irrigation purposes (provides significant savings on your water bills). Riviera Golf estates is a quiet and friendly 55+ community located just a short drive from Gorgeous Beaches, Downtown Naples, Great Shopping and Many Fine Dining Establishments. Amenities include a new community pool, tennis/pickleball/bocce courts, exercise room, billiards room and a huge clubhouse where lots of fun activities take place. Riviera has something for everyone to enjoy and with a low HOA fee of just $128/mo. it continues to be one of the most affordable places to live in all of Naples.

Key facts

• Laminate flooring
• Cathedral ceilings
• French doors

Tags

• CATHEDRAL CEILINGS
• CROWN MOLDING
• FRENCH DOORS
• LARGE ISLAND
• STAINLESS STEEL APPLIANCES
• LAMINATE FLOORING

Property features AI

Finance

• Other: Property designated as residential within a 692-unit community; Lot/unit number 166; subdivision number 597400; Road access via county-maintained roads; Deeded restrictions: architectural, no commercial, no RV
• HOA & community: Mandatory HOA; Quarterly HOA fee of $431; Total annual recurring fees approximately $1,724; One-time fees approximately $500; Professional management; HOA maintenance covers internet/Wi‑Fi, legal/accounting, manager, recreation facilities, reserves, street lights; Community amenities include clubhouse, community pool, community room, exercise room, library, billiards, bocce, pickleball, shuffleboard, tennis courts, sidewalks and streetlights; Non-gated community

Exterior

• Parking: Attached 2-car carport; Driveway with paved parking; Additional parking: 2+ spaces
• Utilities: Central water; Central sewer; Cable available; Power: central electric
• Home design: Manufactured residential property; One-story / ranch layout; Rear faces west; Located in Riviera Golf Estates / Riviera Colony Golf Estates
• Construction: Built in 2019; Manufactured construction; Shingle roof; Vinyl exterior finish; Foundation: (not specified)
• Exterior features: Decorative shutters; Automatic sprinkler system; Single-hung windows; Vinyl siding; West rear exposure; Irregular-shaped lot; Landscaped view; Irrigation well

Interior

• Kitchen: Kitchen island; Pantry; Dishwasher; Disposal; Microwave; Range (oven/stove); Self-cleaning oven; Refrigerator
• Bedrooms: Two bedrooms plus a den; Primary bedroom on the ground/first floor; First-floor bedroom(s)
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Primary bath with dual sinks and a shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans; Exhaust fan
• Interior features: Built-in cabinets; Cable prewire; Cathedral ceiling; Foyer; High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Great room floor plan; Four ceiling fans; Unfurnished
• Laundry & utility: Laundry in residence; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $320k.

Deal economics

• At list price, monthly cash flow is $-577 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (31.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (34.9% below list).
• Recommended offer: $208k (34.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#586 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; Watch: health & safety D, 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: Lely Elementary School (math 45% / reading 46%, grade D-, #1,247 of 2,144 statewide, top 59%, 499 students, 62% FRL); East Naples Middle School (math 56% / reading 44%, grade C, #254 of 571 statewide, top 45%, 854 students, 63% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL) — zoned schools at 60% FRL track the district average.
• Zoned-school proficiency averages 45% at this address vs 58% district-wide (-13 pts) — the specific schools serving this property underperform the Collier average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.7%/yr); 780 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• This rent runs 36% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 106 days — a 9% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,248 (34.9% 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 106 days. Have you received any prior offers? Is the seller open to a 35% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 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: 0.65% ✗
• Cap rate: 4.38%
• Cash-on-cash: -6.84%
• DSCR: 0.70
• GRM: 12.8

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: -33.2%
• Equity multiple: -0.06×
• Total profit: $-94,697
• Equity at exit: $47,713

10-year hold

• IRR: -62.5%
• Equity multiple: -0.71×
• Total profit: $-153,248
• Equity at exit: $27,668

Cash invested: $89,600 (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: 780
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,082 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$201 /mo · $2,408/yr
• Insurance: −$133
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$144
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-577

Break-even live

Break-even rent $2,813

Max offer price $217,990

Occupancy floor —

Sensitivity live

Price	-10% $-396	-5% $-487	+0% $-577	+5% $-668	+10% $-759
Rent	-10% $-742	-5% $-660	+0% $-577	+5% $-495	+10% $-413
Rate	-1.0pp $-416	-0.5pp $-496	base $-577	+0.5pp $-660	+1.0pp $-745

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
148 Lake Point Ln Naples, FL	2.0	2.5	1530	$2,100	$1.37	26d	1	0.36mi
30 Maui Cir #30 Naples, FL	3.0	2.0	1552	$2,795	$1.80	26d	1	0.41mi
360 Charlemagne Blvd Unit D105 Naples, FL	2.0	2.0	1082	$3,200	$2.96	26d	1	0.45mi
4410 Chantelle Dr Unit H-205 Naples, FL	2.0	2.0	1349	$3,500	$2.59	16d	1	0.45mi
3250 W Crown Pointe Blvd #101 Naples, FL	3.0	2.0	1653	$7,000	$4.23	26d	1	0.49mi
3308 Duchess Dr Naples, FL	3.0	3.0	1735	$3,600	$2.07	26d	1	0.51mi
332 Charlemagne Blvd Unit H101 Naples, FL	2.0	2.0	1082	$3,500	$3.23	26d	1	0.55mi
332 Charlemagne Blvd Unit H103 Naples, FL	2.0	2.0	1082	$3,495	$3.23	26d	1	0.55mi
4911 Catalina Dr Unit 22 Naples, FL	3.0	1.5	1200	$1,950	$1.62	16d	1	0.55mi
4907 Catalina Dr Unit 45 Naples, FL	3.0	2.0	1270	$1,900	$1.50	16d	1	0.58mi
4261 Pearl Harbor Dr Unit 1546170P Naples, FL	3.0	2.0	1797	$3,387	$1.88	16d	1	0.61mi
5792 Deauville Cir Unit A103 Naples, FL	2.0	2.0	1209	$3,900	$3.23	26d	1	0.63mi
5708 Deauville Cir Unit 308 Naples, FL	3.0	2.0	1500	$4,500	$3.00	26d	1	0.63mi
5595 Greenwood Cir #92 Naples, FL	3.0	2.0	1450	$5,000	$3.45	26d	1	0.64mi
5778 Greenwood Cir Naples, FL	3.0	2.0	1450	$4,000	$2.76	26d	1	0.65mi
4231 Gulfstream Dr Apt 102 Naples, FL	3.0	2.0	1178	$1,995	$1.69	16d	1	0.66mi
2093 Pine Isle Ln #2093 Naples, FL	2.0	2.0	927	$1,695	$1.83	26d	1	0.66mi
5419 Rattlesnake Hammock Rd Unit 307F Naples, FL	2.0	2.0	1071	$1,950	$1.82	16d	1	0.67mi
4830 Cortez Cir Naples, FL	3.0	2.0	1218	$3,100	$2.55	26d	1	0.69mi
5499 Rattlesnake Hammock Rd Naples, FL	2.0	2.0	1071	$1,775	$1.66	16d	2	0.70mi
4290 Gulfstream Dr #5 Naples, FL	2.0	2.0	956	$1,600	$1.67	26d	1	0.71mi
200 Valley Stream Dr Unit 8B Naples, FL	2.0	2.0	979	$1,750	$1.79	26d	1	0.71mi
4300 Gulfstream Dr Unit 2D Naples, FL	2.0	2.0	1115	$1,295	$1.16	26d	1	0.72mi
3380 W Crown Pointe Blvd #102 Naples, FL	3.0	2.0	1516	$5,000	$3.30	26d	1	0.73mi
3195 Boca Ciega Dr Unit C10 Naples, FL	2.0	2.0	1400	$3,000	$2.14	26d	1	0.73mi
5665 Whitaker Rd #202 Naples, FL	2.0	2.0	1099	$1,900	$1.73	23d	1	0.74mi
5502 Greenwood Cir #1 Naples, FL	3.0	2.0	1450	$2,400	$1.66	26d	1	0.75mi
300 Valley Stream Dr Unit 3D Naples, FL	2.0	2.0	979	$1,795	$1.83	26d	1	0.75mi
300 Valley Stream Dr Unit 3D Naples, FL	2.0	2.0	979	$1,795	$1.83	23d	1	0.75mi
4977 Pepper Cir #205 Naples, FL	2.0	2.0	1250	$2,250	$1.80	23d	1	0.76mi
5754 Deauville Cir Unit E104 Naples, FL	1.0	2.0	1209	$1,190	$0.98	26d	1	0.77mi
5737 Whitaker Rd Unit C101 Naples, FL	3.0	2.0	1281	$2,300	$1.80	26d	1	0.79mi
5741 Deauville Cir Unit F108 Naples, FL	3.0	2.0	1427	$3,600	$2.52	26d	1	0.79mi
5733 Deauville Cir Unit G308 Naples, FL	3.0	2.0	1427	$3,600	$2.52	26d	1	0.80mi
3625 Boca Ciega Dr Naples, FL	2.0	2.0	930	$2,400	$2.58	26d	2	0.81mi
5535 Rattlesnake Hammock Rd #302 Naples, FL	2.0	2.0	1205	$2,800	$2.32	26d	1	0.81mi
5741 Whitaker Rd Unit D203 Naples, FL	3.0	2.0	1281	$2,200	$1.72	26d	1	0.81mi
4900 Biscayne Dr #22 Naples, FL	2.0	2.0	1108	$1,800	$1.62	23d	1	0.83mi
3655 Boca Ciega Dr #202 Naples, FL	2.0	2.0	966	$1,800	$1.86	26d	1	0.84mi
5635 Rattlesnake Hammock Rd Apt 203D Naples, FL	2.0	2.0	1054	$1,700	$1.61	23d	1	0.87mi

HOA detail

• Monthly dues: $144 · $1,728/yr
• Likely covers: waterpool

Listing history 30 events

1. 2026-06-23
   days on market $320,000 Active 106 DOM
2. 2026-06-21
   days on market $320,000 Active 105 DOM
3. 2026-06-18
   days on market $320,000 Active 102 DOM
4. 2026-06-17
   days on market $320,000 Active 101 DOM
5. 2026-06-16
   days on market $320,000 Active 100 DOM
6. 2026-06-15
   days on market $320,000 Active 99 DOM
7. 2026-06-14
   days on market $320,000 Active 97 DOM
8. 2026-06-10
   days on market $320,000 Active 94 DOM
9. 2026-06-09
   days on market $320,000 Active 93 DOM
10. 2026-06-08
    days on market $320,000 Active 92 DOM
11. 2026-06-07
    days on market $320,000 Active 91 DOM
12. 2026-06-03
    days on market $320,000 Active 87 DOM
13. 2026-06-02
    days on market $320,000 Active 86 DOM
14. 2026-06-01
    days on market $320,000 Active 85 DOM
15. 2026-05-31
    days on market $320,000 Active 84 DOM
16. 2026-05-30
    days on market $320,000 Active 83 DOM
17. 2026-05-09
    price $320,000
18. 2026-03-08
    listed $325,000 Active
19. 2023-05-26
    soldstatus $325,000
20. 2023-05-24
    soldstatus $325,000 Sold 1192-char remark

    Show marketing remark (1192 chars)

    This spacious and well maintained 2BR+DEN/2BA home, built in 2019, has 1,446 s/f under air, and is being sold TURNKEY! Plus, in Riviera Golf Estates You Own the Land! Just some of the home's many appealing features include cathedral ceilings; crown molding; French doors on the den; a large island and stainless-steel appliances in the kitchen; beautiful laminate flooring throughout; dual sinks and walk-in shower in the MBA; walk-in closet in the MBR; and an inside laundry room. Outside features include an extra wide driveway (provides more maneuverability between side-by-side parked cars), and a well for lawn irrigation purposes (provides significant savings on your water bills). Riviera Golf estates is a quiet and friendly 55+ community located just a short drive from Gorgeous Beaches, Downtown Naples, Great Shopping and Many Fine Dining Establishments. Amenities include a new community pool, tennis/pickleball/bocce courts, exercise room, billiards room and a huge clubhouse where lots of fun activities take place. Riviera has something for everyone to enjoy and with a low HOA fee of just $128/mo. it continues to be one of the most affordable places to live in all of Naples.

21. 2023-04-10
    status Pending With Contingencies 1192-char remark

    Show marketing remark (1192 chars)

    This spacious and well maintained 2BR+DEN/2BA home, built in 2019, has 1,446 s/f under air, and is being sold TURNKEY! Plus, in Riviera Golf Estates You Own the Land! Just some of the home's many appealing features include cathedral ceilings; crown molding; French doors on the den; a large island and stainless-steel appliances in the kitchen; beautiful laminate flooring throughout; dual sinks and walk-in shower in the MBA; walk-in closet in the MBR; and an inside laundry room. Outside features include an extra wide driveway (provides more maneuverability between side-by-side parked cars), and a well for lawn irrigation purposes (provides significant savings on your water bills). Riviera Golf estates is a quiet and friendly 55+ community located just a short drive from Gorgeous Beaches, Downtown Naples, Great Shopping and Many Fine Dining Establishments. Amenities include a new community pool, tennis/pickleball/bocce courts, exercise room, billiards room and a huge clubhouse where lots of fun activities take place. Riviera has something for everyone to enjoy and with a low HOA fee of just $128/mo. it continues to be one of the most affordable places to live in all of Naples.

22. 2023-03-27
    price $324,900 1192-char remark

    Show marketing remark (1192 chars)

    This spacious and well maintained 2BR+DEN/2BA home, built in 2019, has 1,446 s/f under air, and is being sold TURNKEY! Plus, in Riviera Golf Estates You Own the Land! Just some of the home's many appealing features include cathedral ceilings; crown molding; French doors on the den; a large island and stainless-steel appliances in the kitchen; beautiful laminate flooring throughout; dual sinks and walk-in shower in the MBA; walk-in closet in the MBR; and an inside laundry room. Outside features include an extra wide driveway (provides more maneuverability between side-by-side parked cars), and a well for lawn irrigation purposes (provides significant savings on your water bills). Riviera Golf estates is a quiet and friendly 55+ community located just a short drive from Gorgeous Beaches, Downtown Naples, Great Shopping and Many Fine Dining Establishments. Amenities include a new community pool, tennis/pickleball/bocce courts, exercise room, billiards room and a huge clubhouse where lots of fun activities take place. Riviera has something for everyone to enjoy and with a low HOA fee of just $128/mo. it continues to be one of the most affordable places to live in all of Naples.

23. 2023-03-10
    price $334,900 1192-char remark

    Show marketing remark (1192 chars)

    This spacious and well maintained 2BR+DEN/2BA home, built in 2019, has 1,446 s/f under air, and is being sold TURNKEY! Plus, in Riviera Golf Estates You Own the Land! Just some of the home's many appealing features include cathedral ceilings; crown molding; French doors on the den; a large island and stainless-steel appliances in the kitchen; beautiful laminate flooring throughout; dual sinks and walk-in shower in the MBA; walk-in closet in the MBR; and an inside laundry room. Outside features include an extra wide driveway (provides more maneuverability between side-by-side parked cars), and a well for lawn irrigation purposes (provides significant savings on your water bills). Riviera Golf estates is a quiet and friendly 55+ community located just a short drive from Gorgeous Beaches, Downtown Naples, Great Shopping and Many Fine Dining Establishments. Amenities include a new community pool, tennis/pickleball/bocce courts, exercise room, billiards room and a huge clubhouse where lots of fun activities take place. Riviera has something for everyone to enjoy and with a low HOA fee of just $128/mo. it continues to be one of the most affordable places to live in all of Naples.

24. 2023-02-15
    listed $349,900 Active 1192-char remark

    Show marketing remark (1192 chars)

    This spacious and well maintained 2BR+DEN/2BA home, built in 2019, has 1,446 s/f under air, and is being sold TURNKEY! Plus, in Riviera Golf Estates You Own the Land! Just some of the home's many appealing features include cathedral ceilings; crown molding; French doors on the den; a large island and stainless-steel appliances in the kitchen; beautiful laminate flooring throughout; dual sinks and walk-in shower in the MBA; walk-in closet in the MBR; and an inside laundry room. Outside features include an extra wide driveway (provides more maneuverability between side-by-side parked cars), and a well for lawn irrigation purposes (provides significant savings on your water bills). Riviera Golf estates is a quiet and friendly 55+ community located just a short drive from Gorgeous Beaches, Downtown Naples, Great Shopping and Many Fine Dining Establishments. Amenities include a new community pool, tennis/pickleball/bocce courts, exercise room, billiards room and a huge clubhouse where lots of fun activities take place. Riviera has something for everyone to enjoy and with a low HOA fee of just $128/mo. it continues to be one of the most affordable places to live in all of Naples.

25. 2018-11-05
    soldstatus $45,000
26. 2011-04-01
    soldstatus $65,000
27. 2011-03-31
    soldstatus $65,000 669-char remark

    Show marketing remark (669 chars)

    Nicely maintained home has a newer roof & well for irrigation. It is located off the 7th green of the public golf course. All furnishings stay and there is a screened lanai to sit & enjoy the view of the golf course. A dining el is off the living room and has a built in china cabinet. You own your lot in this area of over 100 manufactured home & over 600 concrete block homes. One of the lowest homeowner fees at $210 a quarter. This gives you use of all the amenities & functions including a swimming pool, tennis court, scuffleboard & bocce courts & numerous activities. Only a few minutes from downtown Naples & the beach.

28. 2010-10-18
    listed $69,900 669-char remark

    Show marketing remark (669 chars)

    Nicely maintained home has a newer roof & well for irrigation. It is located off the 7th green of the public golf course. All furnishings stay and there is a screened lanai to sit & enjoy the view of the golf course. A dining el is off the living room and has a built in china cabinet. You own your lot in this area of over 100 manufactured home & over 600 concrete block homes. One of the lowest homeowner fees at $210 a quarter. This gives you use of all the amenities & functions including a swimming pool, tennis court, scuffleboard & bocce courts & numerous activities. Only a few minutes from downtown Naples & the beach.

29. 2005-04-04
    soldstatus $137,500
30. 2003-02-25
    soldstatus $72,000

ⓘ 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: $2,408 · $201/mo
• Projected year-2 tax: $2,656 · $221/mo
• Expected delta: +$248/yr (+$21/mo · 10.3%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 97% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,990
• − Mortgage interest: −$17,925
• − Property taxes: −$2,408
• − Insurance: −$2,398
• − Repairs & maintenance: −$1,999
• − Management: −$1,999
• − HOA: −$1,728
• − Depreciation: −$9,309
• Taxable loss: −$12,777
• Est. tax savings @ 24.0%: +$3,066
• After-tax cash flow: $-3,863/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

+344.4% since first listed

14 events — show timeline

• 2026-05-09 Price Changed $320,000 NAPLESMLS
• 2026-03-08 Listed $325,000 NAPLESMLS
• 2023-05-26 Sold (Public Records) $325,000 Public Records
• 2023-05-24 Sold (MLS) $325,000 NAPLESMLS
• 2023-04-10 Pending — NAPLESMLS
• 2023-03-27 Price Changed $324,900 NAPLESMLS
• 2023-03-10 Price Changed $334,900 NAPLESMLS
• 2023-02-15 Listed $349,900 NAPLESMLS
• 2018-11-05 Sold (Public Records) $45,000 Public Records
• 2011-04-01 Sold (Public Records) $65,000 Public Records
• 2011-03-31 Sold (MLS) $65,000 NAPLESMLS
• 2010-10-18 Listed $69,900 NAPLESMLS
• 2005-04-04 Sold (Public Records) $137,500 Public Records
• 2003-02-25 Sold (Public Records) $72,000 Public Records

Property tax history

+11.9%/yr

Latest (2025): $2,408 · +6.0% YoY. Source: county tax records.