75 Saint Andrews Blvd Unit C301 · Lely, FL 34113

$224,900

2 bd · 2.0 ba · 1,233 sqft · Condo · 85 Days on market

Built 1980 Good condition $725/mo HOA · 21% of rent ↓ 4% 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 +23.4/30.0
• 1% rule +10.0/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Livability +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks

LOCATION. LIFESTYLE. VALUE. Exceptional Opportunity in a desirable Naples corridor! Enjoy effortless Florida Living in the desirable 55+ community of Cypress Gate in Lely Golf Estates in Naples! This beautifully appointed 3rd-floor furnished, turnkey residence offers a perfect blend of comfort, style, and sweeping golf course & lake views! Step inside to a light - filled impeccably maintained 2-bedroom, 2-bath layout designed for easy Florida Living! COMMON ELEVATOR, 1-CARPORT w/ STORAGE CLOSET, UPGRADES INCLUDE HURRICANE IMPACT WINDOWS & ELECTRIC HURRICANE SHUTTER ON LANAI, AC 2019, Water Heater 2023, beautiful PLANK TILE in en

Key facts

• Quartz countertops
• Lake views
• Renovated kitchen

Tags

• GOLF COURSE VIEWS
• LAKE VIEWS
• HURRICANE IMPACT WINDOWS
• ELECTRIC HURRICANE SHUTTER
• RENOVATED KITCHEN
• QUARTZ COUNTERTOPS

Property features AI

Finance

• Other: Property is part of a complex with 36 units (12 per building), 3 units per floor, single-story on this building; Deeded restrictions: no RV
• Financial info: Total annual recurring HOA fees reported; One-time HOA fee reported
• HOA & community: Mandatory HOA (professional management); Quarterly condo fee; Community pool; HOA covers insurance, irrigation water, laundry facilities, lawn/land maintenance, exterior pest control, repairs, reserves, trash removal, and water

Exterior

• Parking: Assigned parking (deeded); Guest and paved parking available; Driveway paved; Detached 1-car carport
• Security: Impact resistant doors and windows; Electric shutters; Impact resistant windows; Smoke detectors
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property in a low-rise (1-3) building; Florida-style building; Rear exposure faces north; Located in Lely Golf Estates (Cypress Gate), unit 301
• Construction: Concrete block construction; Stucco exterior; Metal roof; Built in 1980
• Exterior features: Patio; Screened balcony/lanai; Located on cul-de-sac / dead-end road (county maintained)

Interior

• Kitchen: Cooktop (electric); Range; Microwave; Dishwasher; Disposal; Refrigerator/ice maker; Pot filler
• Bedrooms: 2 bedrooms (split bedroom floor plan)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Primary bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; Closet cabinets; High-speed internet available; Smoke detectors; Vaulted ceiling; Walk-in closet; Window coverings; Built-in desk; Breakfast bar / dining in living; Balcony (screened); Guest room and guest bath; Laundry in garage and in residence; Screened lanai/porch; Common elevator; Five ceiling fans; Furnished
• Laundry & utility: Washer and dryer included; Laundry available in garage and inside residence; Safe

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-12 ($-145/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (0.8% below list).
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $211k (6.0% 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: 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 High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL) — zoned schools at 54% FRL track the district average.
• Zoned-school proficiency averages 40% at this address vs 58% district-wide (-18 pts) — the specific schools serving this property underperform the Collier average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.6%/yr); 597 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).
• At $3,410/mo this rent would consume 50% of the median local household income ($82k/yr) (locally 954% 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 85 days — a 6% lower offer ($211k) 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,406 (6.0% 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 85 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
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: 1.52% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.90%
• DSCR: 1.35
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.59% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.57×
• Total profit: $-27,336
• Equity at exit: $33,533

10-year hold

• IRR: 3.3%
• Equity multiple: 1.28×
• Total profit: $17,738
• Equity at exit: $19,445

Cash invested: $62,972 (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 34113

• Rents YoY: 5.6%
• Active inventory: 597
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $3,410 medium
• Mortgage (P&I): −$1,179
• Tax est. 1.5%: −$281 /mo · $3,374/yr
• Insurance: −$94
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$725
• Vacancy / Maint / Mgmt: −$716
• Net cashflow: $-12

Break-even live

Break-even rent $3,425

Max offer price $223,157

Occupancy floor 95%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6984 Saona Ct Naples, FL	2.0	2.0	1472	$7,500	$5.10	23d	1	0.13mi
7110 Cayo Coco Ln Naples, FL	2.0	2.0	1387	$9,250	$6.67	23d	1	0.19mi
7124 Saona Ct Naples, FL	2.0	2.0	1387	$8,000	$5.77	23d	1	0.20mi
7142 Cayo Coco Ln Naples, FL	2.0	2.0	1490	$10,000	$6.71	23d	1	0.21mi
7138 Cayo Coco Ln Naples, FL	2.0	2.0	1205	$6,500	$5.39	23d	1	0.22mi
7197 Saona Ct Unit 1545994P Naples, FL	2.0	2.0	1291	$4,152	$3.22	13d	1	0.22mi
7213 Saona Ct Naples, FL	2.0	2.0	1308	$7,500	$5.73	23d	1	0.24mi
7162 Saona Ct Naples, FL	2.0	2.0	1482	$9,000	$6.07	23d	1	0.24mi
7204 Cayo Coco Ln Naples, FL	2.0	2.0	1308	$7,500	$5.73	23d	1	0.27mi
7289 Saona Ct Naples, FL	2.0	2.0	1411	$10,000	$7.09	23d	1	0.28mi
7242 Saona Ct Naples, FL	2.0	2.0	1204	$7,750	$6.44	23d	1	0.28mi
248 Pebble Beach Cir Unit G201 Naples, FL	2.0	2.0	1163	$2,300	$1.98	23d	1	0.30mi
7286 Saona Ct Naples, FL	2.0	2.0	1205	$10,000	$8.30	23d	1	0.31mi
7263 Cayo Coco Ln Naples, FL	2.0	2.0	1321	$6,500	$4.92	23d	1	0.32mi
7259 Cayo Coco Ln Naples, FL	2.0	2.0	1411	$6,500	$4.61	23d	1	0.33mi
7299 Cayo Coco Ln Naples, FL	2.0	2.0	1476	$6,500	$4.40	23d	1	0.34mi
190 Pebble Beach Blvd #301 Naples, FL	2.0	2.0	954	$1,700	$1.78	23d	1	0.39mi
452 Bristle Cone Ln #27 Naples, FL	2.0	2.0	1129	$2,000	$1.77	23d	1	0.42mi
240 Pebble Beach Blvd #702 Naples, FL	2.0	2.0	1090	$4,000	$3.67	23d	1	0.44mi
326 Bradstrom Cir Unit 103F Naples, FL	2.0	2.0	1113	$1,800	$1.62	23d	1	0.46mi
326 Bradstrom Cir Unit 204F Naples, FL	3.0	2.0	1200	$3,500	$2.92	23d	1	0.46mi
232 Pebble Beach Blvd #104 Naples, FL	3.0	2.0	1298	$1,975	$1.52	23d	1	0.47mi
332 Bradstrom Cir #201 Naples, FL	2.0	2.0	1257	$2,200	$1.75	23d	1	0.47mi
5293 Dixie Dr Unit 1546039P Naples, FL	2.0	2.0	1130	$1,561	$1.38	13d	1	0.48mi
315 Saint Andrews Blvd Unit A25 Naples, FL	2.0	2.0	1126	$1,530	$1.36	23d	1	0.49mi
300 Valley Stream Dr Unit 3D Naples, FL	2.0	2.0	979	$1,795	$1.83	23d	1	0.75mi
300 Valley Stream Dr Unit 3D Naples, FL	2.0	2.0	979	$1,795	$1.83	21d	1	0.75mi
5419 Rattlesnake Hammock Rd Unit 307F Naples, FL	2.0	2.0	1071	$1,950	$1.82	13d	1	0.75mi
200 Valley Stream Dr Unit 8B Naples, FL	2.0	2.0	979	$1,750	$1.79	23d	1	0.77mi
5499 Rattlesnake Hammock Rd Naples, FL	2.0	2.0	1071	$1,775	$1.66	13d	2	0.78mi
4977 Pepper Cir #205 Naples, FL	2.0	2.0	1250	$2,250	$1.80	21d	1	0.79mi
520 Augusta Blvd Unit B204 Naples, FL	3.0	2.0	1294	$2,200	$1.70	23d	1	0.79mi
9509 Avellino Way Naples, FL	2.0	2.0	1434	$7,350	$5.13	13d	2	0.83mi
9509 Avellino Way #1815 Naples, FL	2.0	2.0	1454	$7,500	$5.16	23d	1	0.84mi
5535 Rattlesnake Hammock Rd #302 Naples, FL	2.0	2.0	1205	$2,800	$2.32	23d	1	0.85mi
9513 Avellino Way #2024 Naples, FL	2.0	2.0	1454	$7,000	$4.81	23d	1	0.87mi
413 Augusta Blvd #302 Naples, FL	2.0	2.0	1390	$5,500	$3.96	21d	1	0.87mi
9510 Avellino Way #1926 Naples, FL	3.0	2.0	1454	$8,000	$5.50	23d	1	0.88mi
332 Charlemagne Blvd Unit H101 Naples, FL	2.0	2.0	1082	$3,500	$3.23	23d	1	0.90mi
332 Charlemagne Blvd Unit H103 Naples, FL	2.0	2.0	1082	$3,495	$3.23	23d	1	0.90mi

HOA detail condo

• Monthly dues: $725 · $8,700/yr
• Likely covers: waterelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $224,900 Active 85 DOM
2. 2026-06-17
   days on market $224,900 Active 84 DOM
3. 2026-06-16
   days on market $224,900 Active 83 DOM
4. 2026-06-15
   days on market $224,900 Active 82 DOM
5. 2026-06-14
   remarks 691-char remark
6. 2026-06-14
   days on market $224,900 Active 80 DOM
7. 2026-06-10
   days on market $224,900 Active 77 DOM
8. 2026-06-09
   days on market $224,900 Active 76 DOM
9. 2026-06-08
   days on market $224,900 Active 75 DOM
10. 2026-06-07
    days on market $224,900 Active 74 DOM
11. 2026-06-03
    days on market $224,900 Active 70 DOM
12. 2026-06-03
    remarks 681-char remark
13. 2026-06-03
    listed $224,900 Active 69 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $40,917
• − Mortgage interest: −$12,598
• − Property taxes: −$3,374
• − Insurance: −$6,243
• − Repairs & maintenance: −$3,273
• − Management: −$3,273
• − HOA: −$8,700
• − Depreciation: −$6,543
• Taxable loss: −$3,086
• Est. tax savings @ 24.0%: +$741
• After-tax cash flow: $596/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 · 13 photos

Good 80/100 Cosmetic rehab

This well-maintained 2-bedroom, 2-bath condo in a desirable 55+ community offers a perfect blend of comfort and style with sweeping golf course and lake views.

Value-add opportunities

• Resale Paint the exterior siding and trim for a fresh look. — Fresh paint can enhance curb appeal and property value.
• Rental Replace the water heater if it's older than 5 years. — A reliable water heater is essential for tenants and can prevent costly repairs.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding and trim for a fresh look. — Fresh paint can enhance curb appeal and property value. ↑
• Rental Replace the water heater if it's older than 5 years. — A reliable water heater is essential for tenants and can prevent costly repairs. ↑

ⓘ 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 — 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

• Census place: Lely, FL
• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 26,056
• Household income: $81,674
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 954.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 28% Black 12% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 3% Cuban 2%
• Common ancestry: Hispanic 10% Romanian 3% Lithuanian 2%
• Foreign-born: 26% · Canada, Jamaica, Vietnam
• Languages at home: 63% English-only · Spanish 24% French/Haitian/Cajun 9% Other Indo-European 2%

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: ▼ -194.86%
• Current HPI: 279.4232
• Rent YoY: ▲ 5.59%
• 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

-4.3% since first listed

2 events — show timeline

• 2026-04-10 Price Changed $224,900 NAPLESMLS
• 2026-03-25 Listed $235,000 NAPLESMLS