75 Saint Andrews Blvd Unit C301 · Lely, FL
Flood risk 9/10 · Severe
- FEMA flood zone
- AE
- Chance of flooding over 30 yrs
- 0.99%
- Est. flood insurance / yr
- $1,737 – $8,500
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 107°F)
- 7 days/yr
- Hot days in 30 yrs
- 27 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 2 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
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 +18.5/30.0
- ARV discount +13.9/15.0
- 1% rule +7.5/10.0
- DSCR +6.0/10.0
- Schools +4.6/10.0
- Condition / age +4.0/5.0
- Rent growth +3.9/5.0
- Livability +3.3/5.0
- Appreciation +0.0/10.0
$210,900
75 Saint Andrews Blvd Unit C301 · Lely, FL 34113
2 bd · 2.0 ba · 1,233 sqft · Condo
· 183 Days on market
55+ age-restricted
Built 1980
$171/sqft
· 14% below area
Est $246k · 14% under
$725/mo HOA · 23% of rent
↓ 4% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
MUST SEE! 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!
Key facts
- Quartz countertops
- Lake views
- Renovated kitchen
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath condo listed at $211k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
- To cash-flow at today's rent, offer at most $197k (6.4% below list).
- Meets the 1% rule at list price ($3k rent vs $211k).
- Recommended offer: $186k (12.0% below list) — sets the bar for market timing.
- Cap rate 8.2% vs local median 5.4% in Lely — 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 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); Manatee Middle School (math 61% / reading 43%, grade C+, #217 of 571 statewide, top 40%, 749 students, 64% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL).
- Zoned-school proficiency averages 46% at this address vs 58% district-wide (-12 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); 700 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 119d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
- At $3,185/mo this rent would consume 47% of the median local household income ($82k/yr) — 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 183 days — a 12% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: flood insurance adds $427/mo; HOA is 23% 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
$185,592
(12.0% below list)
Questions for the listing agent
- 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?
- It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.51% ✓
- Cap rate
- 8.19%
- Cash-on-cash
- 6.78%
- DSCR
- 1.30
- GRM
- 5.5
CMA / ARV
- ARV (median comp)
- $245,748
- List price
- $210,900
- Delta
- -14.18%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 6968 Saona Ct | 0.13mi | 2/2.0 | 1,204 (-2%) | 0mo | $600,000 | $498 | 90 |
| 4300 Gulfstream Dr Unit 1C | 1.29mi | 2/2.0 | 1,200 (-3%) | 1mo | $130,000 | $108 | 60 |
| 234 Pebble Beach Blvd #307 | 0.45mi | 2/2.0 | 1,090 (-12%) | 0mo | $200,000 | $183 | 59 |
| 5467 Rattlesnake Hamm Rd Unit C-308 | 0.88mi | 2/2.0 | 1,071 (-13%) | 1mo | $125,000 | $117 | 42 |
| 3271 Boca Ciega Dr Unit D50 | 1.49mi | 3/2.0 (+1) | 1,375 (+12%) | 1mo | $320,000 | $233 | 40 |
| 325 Charlemagne Blvd Unit A209 | 0.85mi | 2/2.0 | 1,025 (-17%) | 0mo | $175,000 | $171 | 40 |
| 3645 Boca Ciega Dr #214 | 1.49mi | 2/2.0 | 966 (-22%) | 0mo | $125,000 | $129 | 40 |
| 325 Charlemagne Blvd Unit C104 | 0.85mi | 2/2.0 | 1,025 (-17%) | 1mo | $208,000 | $203 | 39 |
| 325 Charlemagne Blvd Unit C204 | 0.85mi | 2/2.0 | 1,025 (-17%) | 1mo | $180,000 | $176 | 39 |
| 621 Charlemagne Blvd | 1.50mi | 2/2.0 | 1,040 (-16%) | 1mo | $160,700 | $155 | 39 |
| 5326 Dixie Dr | 0.61mi | 3/1.0 (+1) | 1,038 (-16%) | 1mo | $175,000 | $169 | 37 |
| 5510 Greenwood Cir #3 | 0.88mi | 3/2.0 (+1) | 1,450 (+18%) | 0mo | $355,000 | $245 | 35 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 5.59% rent growth · sell at horizon
5-year hold
- IRR
- -13.9%
- Equity multiple
- 0.48×
- Total profit
- $-30,835
- Equity at exit
- $31,446
10-year hold
- IRR
- 1.1%
- Equity multiple
- 1.09×
- Total profit
- $5,426
- Equity at exit
- $18,235
Cash invested: $59,052 (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.
Active competition Active MLS
- For sale now
- 24 active · 8 under contract
- Median asking
- $224,950 ($208/sqft)
- Median days on market
- 136 d
- This list price
- 33% of active listings are priced below it
- ARV vs active asking
- -4.1% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 34113
- Rents YoY
- 5.6%
- Active inventory
- 700
- Price-to-rent
- 5.5×
Monthly cashflow live
↻
- Estimated rent
- $3,185 medium interval (Pro) →
- Mortgage (P&I)
- −$1,106
- Tax est. 1.5%
- −$264 /mo · $3,164/yr
- Insurance
- −$88
- Flood insurance flood zone
- −$427 /mo · $5,118/yr
- HOA
- −$725
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$669
- Net cashflow
- $-93
Break-even live
Break-even rent
$3,303
Max offer price
$197,428
Occupancy floor
98%
Sensitivity live
| Price | -10% $53 | -5% $-20 | +0% $-93 | +5% $-166 | +10% $-239 |
|---|---|---|---|---|---|
| Rent | -10% $-345 | -5% $-219 | +0% $-93 | +5% $33 | +10% $158 |
| Rate | -1.0pp $13 | -0.5pp $-39 | base $-93 | +0.5pp $-148 | +1.0pp $-203 |
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
- $52,725
- Closing costs
- $6,327
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
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 | 119d | 1 | 0.13mi |
| 7111 Cayo Coco Ln Naples, FL | 2.0 | 2.0 | 1387 | $7,500 | $5.41 | 6d | 1 | 0.18mi |
| 7110 Cayo Coco Ln Naples, FL | 2.0 | 2.0 | 1387 | $9,250 | $6.67 | 119d | 1 | 0.19mi |
| 7110 Cayo Coco Ln Naples, FL | 2.0 | 2.0 | 1387 | $9,250 | $6.67 | 6d | 1 | 0.19mi |
| 7124 Saona Ct Naples, FL | 2.0 | 2.0 | 1387 | $8,000 | $5.77 | 6d | 1 | 0.20mi |
| 7124 Saona Ct Naples, FL | 2.0 | 2.0 | 1387 | $8,000 | $5.77 | 119d | 1 | 0.20mi |
| 7142 Cayo Coco Ln Naples, FL | 2.0 | 2.0 | 1490 | $10,000 | $6.71 | 119d | 1 | 0.21mi |
| 7138 Cayo Coco Ln Naples, FL | 2.0 | 2.0 | 1205 | $7,000 | $5.81 | 6d | 1 | 0.22mi |
| 7197 Saona Ct Unit 1545994P Naples, FL | 2.0 | 2.0 | 1291 | $4,152 | $3.22 | 109d | 1 | 0.22mi |
| 7150 Saona Ct Naples, FL | 2.0 | 2.0 | 1411 | $8,000 | $5.67 | 6d | 1 | 0.22mi |
| 7213 Saona Ct Naples, FL | 2.0 | 2.0 | 1308 | $7,500 | $5.73 | 119d | 1 | 0.24mi |
| 7162 Saona Ct Naples, FL | 2.0 | 2.0 | 1482 | $9,000 | $6.07 | 119d | 1 | 0.24mi |
| 7239 Saona Ct Naples, FL | 2.0 | 2.0 | 1321 | $6,000 | $4.54 | 6d | 1 | 0.25mi |
| 7184 Cayo Coco Ln Naples, FL | 2.0 | 2.0 | 1204 | $7,000 | $5.81 | 6d | 1 | 0.25mi |
| 7235 Saona Ct Naples, FL | 2.0 | 2.0 | 1204 | $7,000 | $5.81 | 6d | 1 | 0.25mi |
| 7204 Cayo Coco Ln Naples, FL | 2.0 | 2.0 | 1308 | $7,500 | $5.73 | 119d | 1 | 0.27mi |
| 7289 Saona Ct Naples, FL | 2.0 | 2.0 | 1411 | $10,000 | $7.09 | 119d | 1 | 0.28mi |
| 7242 Saona Ct Naples, FL | 2.0 | 2.0 | 1204 | $7,750 | $6.44 | 119d | 1 | 0.28mi |
| 248 Pebble Beach Cir Unit G201 Naples, FL | 2.0 | 2.0 | 1163 | $2,300 | $1.98 | 119d | 1 | 0.30mi |
| 7286 Saona Ct Naples, FL | 2.0 | 2.0 | 1205 | $10,000 | $8.30 | 119d | 1 | 0.31mi |
| 7263 Cayo Coco Ln Naples, FL | 2.0 | 2.0 | 1321 | $6,500 | $4.92 | 119d | 1 | 0.32mi |
| 7259 Cayo Coco Ln Naples, FL | 2.0 | 2.0 | 1411 | $6,500 | $4.61 | 119d | 1 | 0.33mi |
| 7299 Cayo Coco Ln Naples, FL | 2.0 | 2.0 | 1476 | $6,500 | $4.40 | 119d | 1 | 0.34mi |
| 190 Pebble Beach Blvd #502 Naples, FL | 2.0 | 2.0 | 954 | $2,195 | $2.30 | 6d | 1 | 0.39mi |
| 190 Pebble Beach Blvd #301 Naples, FL | 2.0 | 2.0 | 954 | $1,700 | $1.78 | 119d | 1 | 0.39mi |
| 4 Watercolor Way #4 Naples, FL | 2.0 | 2.5 | 1461 | $2,800 | $1.92 | 6d | 1 | 0.41mi |
| 15 Watercolor Way #15 Naples, FL | 2.0 | 2.5 | 1384 | $2,000 | $1.45 | 0d | 1 | 0.41mi |
| 452 Bristle Cone Ln #27 Naples, FL | 2.0 | 2.0 | 1129 | $2,000 | $1.77 | 119d | 1 | 0.42mi |
| 240 Pebble Beach Blvd #702 Naples, FL | 2.0 | 2.0 | 1090 | $4,000 | $3.67 | 119d | 1 | 0.44mi |
| 326 Bradstrom Cir Unit 103F Naples, FL | 2.0 | 2.0 | 1113 | $1,800 | $1.62 | 119d | 1 | 0.46mi |
| 326 Bradstrom Cir Unit 204F Naples, FL | 3.0 | 2.0 | 1200 | $3,500 | $2.92 | 119d | 1 | 0.46mi |
| 232 Pebble Beach Blvd #104 Naples, FL | 3.0 | 2.0 | 1298 | $1,975 | $1.52 | 119d | 1 | 0.47mi |
| 332 Bradstrom Cir #201 Naples, FL | 2.0 | 2.0 | 1257 | $2,200 | $1.75 | 119d | 1 | 0.47mi |
| 5293 Dixie Dr Unit 1546039P Naples, FL | 2.0 | 2.0 | 1130 | $1,561 | $1.38 | 109d | 1 | 0.48mi |
| 315 Saint Andrews Blvd Unit A25 Naples, FL | 2.0 | 2.0 | 1126 | $1,530 | $1.36 | 119d | 1 | 0.49mi |
| 315 Saint Andrews Blvd Unit A25 Naples, FL | 2.0 | 2.0 | 1126 | $3,500 | $3.11 | 6d | 1 | 0.49mi |
| 700 Valley Stream Dr Naples, FL | 2.0 | 2.0 | 1200 | $2,425 | $2.02 | 6d | 2 | 0.71mi |
| 600 Valley Stream Dr Unit F6 Naples, FL | 2.0 | 2.0 | 1406 | $2,500 | $1.78 | 6d | 1 | 0.73mi |
| 300 Valley Stream Dr Unit 3D Naples, FL | 2.0 | 2.0 | 979 | $1,795 | $1.83 | 117d | 1 | 0.75mi |
| 300 Valley Stream Dr Apt 12R Naples, FL | 2.0 | 2.0 | 979 | $1,195 | $1.22 | 6d | 1 | 0.75mi |
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 buildingDeeded restrictions: no RV
- Financial info
- Total annual recurring HOA fees reportedOne-time HOA fee reported
- HOA & community
- Mandatory HOA (professional management)Quarterly condo feeCommunity poolHOA 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 availableDriveway pavedDetached 1-car carport
- Security
- Impact resistant doors and windowsElectric shuttersImpact resistant windowsSmoke detectors
- Utilities
- Central waterCentral sewerCable available
- Home design
- Residential property in a low-rise (1-3) buildingFlorida-style buildingRear exposure faces northLocated in Lely Golf Estates (Cypress Gate), unit 301
- Construction
- Concrete block constructionStucco exteriorMetal roofBuilt in 1980
- Exterior features
- PatioScreened balcony/lanaiLocated on cul-de-sac / dead-end road (county maintained)
Interior
- Kitchen
- Cooktop (electric)RangeMicrowaveDishwasherDisposalRefrigerator/ice makerPot filler
- Bedrooms
- 2 bedrooms (split bedroom floor plan)
- Flooring
- Tile flooring
- Bathrooms
- 2 full bathroomsPrimary bath with dual sinks and shower (no tub)
- Heating & cooling
- Central electric heatCentral electric air conditioningCeiling fans
- Interior features
- Built-in cabinetsCable prewireCloset cabinetsHigh-speed internet availableSmoke detectorsVaulted ceilingWalk-in closetWindow coveringsBuilt-in deskBreakfast bar / dining in livingBalcony (screened)Guest room and guest bathLaundry in garage and in residenceScreened lanai/porchCommon elevatorFive ceiling fansFurnished
- Laundry & utility
- Washer and dryer includedLaundry available in garage and inside residenceSafe
HOA detail $725/mo · $8,700/yr condo
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-09-24days on market $210,900 Active 183 DOM
-
2026-09-23days on market $210,900 Active 182 DOM
-
2026-09-22days on market $210,900 Active 181 DOM
-
2026-09-21days on market $210,900 Active 180 DOM
-
2026-09-20days on market $210,900 Active 179 DOM
-
2026-09-18days on market $210,900 Active 177 DOM
-
2026-09-17days on market $210,900 Active 176 DOM
-
2026-09-16days on market $210,900 Active 175 DOM
-
2026-09-15days on market $210,900 Active 174 DOM
-
2026-09-14days on market $210,900 Active 173 DOM
-
2026-09-13days on market $210,900 Active 172 DOM
-
2026-09-12days on market $210,900 Active 171 DOM
-
2026-09-11days on market $210,900 Active 170 DOM
-
2026-09-05days on market $210,900 Active 164 DOM
-
2026-09-04days on market $210,900 Active 163 DOM
-
2026-09-03days on market $210,900 Active 162 DOM
-
2026-08-31days on market $210,900 Active 159 DOM
-
2026-08-30days on market $210,900 Active 158 DOM
-
2026-08-29days on market $210,900 Active 157 DOM
-
2026-08-28days on market $210,900 Active 156 DOM
-
2026-08-27days on market $210,900 Active 155 DOM
-
2026-08-26days on market $210,900 Active 154 DOM
-
2026-08-25days on market $210,900 Active 153 DOM
-
2026-08-24days on market $210,900 Active 152 DOM
-
2026-08-23days on market $210,900 Active 151 DOM
-
2026-08-22days on market $210,900 Active 150 DOM
-
2026-08-21days on market $210,900 Active 149 DOM
-
2026-08-20days on market $210,900 Active 148 DOM
-
2026-08-19days on market $210,900 Active 147 DOM
-
2026-08-18days on market $210,900 Active 146 DOM
-
2026-08-16days on market $210,900 Active 144 DOM
-
2026-08-15days on market $210,900 Active 143 DOM
-
2026-08-13pricedays on market $210,900 Active 141 DOM
-
2026-08-12days on market $220,900 Active 140 DOM
-
2026-08-11days on market $220,900 Active 139 DOM
-
2026-08-10days on market $220,900 Active 138 DOM
-
2026-08-09days on market $220,900 Active 137 DOM
-
2026-08-08days on market $220,900 Active 136 DOM
-
2026-08-07days on market $220,900 Active 135 DOM
-
2026-08-06days on market $220,900 Active 134 DOM
-
2026-08-05days on market $220,900 Active 133 DOM
-
2026-08-04days on market $220,900 Active 132 DOM
-
2026-08-03days on market $220,900 Active 131 DOM
-
2026-07-31days on market $220,900 Active 128 DOM
-
2026-07-30days on market $220,900 Active 127 DOM
-
2026-07-29days on market $220,900 Active 126 DOM
-
2026-07-27days on market $220,900 Active 124 DOM
-
2026-07-25days on market $220,900 Active 122 DOM
-
2026-07-24days on market $220,900 Active 121 DOM
-
2026-07-23days on market $220,900 Active 120 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $38,217
- − Mortgage interest
- −$11,814
- − Property taxes
- −$3,164
- − Insurance
- −$6,173
- − Repairs & maintenance
- −$3,057
- − Management
- −$3,057
- − HOA
- −$8,700
- − Depreciation
- −$6,135
- Taxable loss
- −$3,884
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$932
- After-tax cash flow
- $-185/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
80/100
Cosmetic rehab
Est. rehab $6,165–$18,495 screening
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. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 46/100
Zoned Schools
Elementary
Lely Elementary School
D-
FL #1,247/2,144
Nat'l #15,746/41,679
Middle
Manatee Middle School
C+
FL #217/571
Nat'l #3,033/14,009
High
Lely High School
F
FL #304/667
Nat'l #8,293/17,239
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
C
Composite livability gradescore 66/100
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 · 420,858 people
- Metro
- Naples-Marco Island, FL
- Population (ZIP)
- 26,056
- Household income
- $81,674
- Rent vs Own
- Severe rent burden
- 12% of renters
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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
-4.3% since first listed2 events — show timeline
- 2026-04-10 Price Changed $224,900 NAPLESMLS
- 2026-03-25 Listed $235,000 NAPLESMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…