8375 Whisper Trace Ln #101 · Marco Shores-Hammock Bay, FL 34114

$399,900

3 bd · 3.0 ba · 1,629 sqft · Condo public records · 96 Days on market

Built 2003 $971/mo HOA · 15% 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 +28.3/30.0
• 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 MLS

Great Location!! 3 bedrooms, 3 full baths, 1 car garage. This unit is directly across from the community pool and mail box station. Very Spacious and private with a beautiful preserve view. This end unit is very bright and airy. Great opportunity to own a first floor unit with 3 bedrooms and 3 full baths. A MUST SEE to appreciate.

Key facts

• Newer impact windows
• Customized residence
• First floor end unit

Tags

• FIRST FLOOR END UNIT
• CUSTOMIZED RESIDENCE
• NEWER TILE ROOF
• NEWER EXTERIOR PAINT
• NEWER IMPACT WINDOWS
• MATURE LUSH LANDSCAPING

Property features AI

Finance

• HOA & community: Mandatory HOA with professional management; Quarterly mandatory club fee of $1,149; Quarterly condo fee of $1,763; One-time mandatory club fee of $30,000; Total annual recurring fees reported at $12,900; Total one-time fees reported at $35,150; HOA maintenance covers cable, insurance, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, manager, exterior pest control, reserves, security, sewer, street lights, and street maintenance; Community amenities: beach club available, bike/jog path, bocce court, business center, clubhouse, community pool, community spa/hot tub, exercise room, attended fitness center, full service spa, golf course (equity & non-equity options), internet access, pickleball, play area, private membership, restaurant, sidewalks, tennis court; Community type: gated, golf course, tennis

Exterior

• Parking: Covered parking; Driveway (paved); Street parking available; Guest parking; Paved parking; 1 attached garage space; 2+ total parking spaces (including common spaces)
• Security: Gated community; Guard at gate
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; 1-story ranch; Low-rise building (1-3 stories); Rear exposure faces north; Located in Fiddler's Creek development (Whisper Trace sub-condo)
• Construction: Concrete block construction; Built in 2003
• Exterior features: Private road; Automatic sprinkler system; Stucco exterior; Tile roof; Impact resistant windows; Single-hung windows; Sliding windows; Landscaped view

Interior

• Kitchen: Island; Pantry; Dishwasher; Disposal; Microwave; Range; Self-cleaning oven; Refrigerator/freezer; Refrigerator/ice maker
• Bedrooms: 3 bedrooms; First-floor bedroom; Master bedroom on ground level with sitting area; Split bedroom floor plan
• Flooring: Tile; Carpet
• Bathrooms: 3 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; Fire sprinkler system; Foyer; Pantry; Smoke detectors; Tray ceiling; Walk-in closet; Window coverings; Screened lanai/porch; Guest bath; Guest room; Laundry in residence; Turnkey furnished
• Laundry & utility: Washer; Dryer; Washer/Dryer hookup; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $400k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $400k).
• Recommended offer: $364k (9.0% 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; 28 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 $6,307/mo this rent would consume 85% 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 $3k 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.
• At projected returns (-1.5% appreciation + 3.2% rent growth), your $112k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $29k (7%) 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 $363,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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: 1.58% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.70%
• DSCR: 1.61
• GRM: 5.3

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: 8.3%
• Equity multiple: 1.36×
• Total profit: $40,526
• Equity at exit: $87,383

10-year hold

• IRR: 15.5%
• Equity multiple: 2.49×
• Total profit: $166,985
• Equity at exit: $84,175

Cash invested: $111,972 (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 34114

• Home prices YoY: -0.6%
• Rents YoY: 3.2%
• Active inventory: 900
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $6,307 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$469 /mo · $5,632/yr
• Insurance: −$167
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$971
• Vacancy / Maint / Mgmt: −$1,324
• Net cashflow: $1,212

Break-even live

Break-even rent $4,773

Max offer price $399,900

Occupancy floor 76%

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8375 Whisper Trace Ln #202 Naples, FL	3.0	2.0	2106	$3,000	$1.42	21d	1	0.03mi
8365 Whisper Trace Way Unit L204 Naples, FL	3.0	2.0	1752	$6,500	$3.71	14d	1	0.04mi
8355 Whisper Trace Way Unit K104 Naples, FL	3.0	2.0	1674	$6,500	$3.88	14d	1	0.05mi
8482 Bent Creek Way Naples, FL	3.0	2.0	2064	$8,000	$3.88	23d	1	0.17mi
286 Indies Dr E Unit 202 Naples, FL	3.0	2.0	1509	$3,200	$2.12	23d	1	0.27mi
262 Indies Dr E Unit 101 Naples, FL	3.0	2.0	1537	$7,500	$4.88	23d	1	0.27mi
268 Indies Dr E #102 Naples, FL	2.0	2.0	1537	$7,500	$4.88	23d	1	0.28mi
244 Indies Dr E #101 Naples, FL	3.0	2.0	1537	$7,500	$4.88	21d	1	0.29mi
8526 Pepper Tree Way Naples, FL	3.0	2.0	1990	$6,900	$3.47	23d	1	0.29mi
232 Indies Dr E #101 Naples, FL	3.0	2.0	1537	$7,500	$4.88	23d	1	0.32mi
163 Indies Dr E #106 Naples, FL	3.0	2.0	1698	$7,500	$4.42	23d	1	0.37mi
163 Indies Dr E #206 Naples, FL	3.0	2.0	1698	$6,000	$3.53	23d	1	0.37mi
163 Indies Dr E #203 Naples, FL	2.0	2.0	1448	$7,200	$4.97	23d	1	0.37mi
172 Indies Dr E Unit 8-102 Naples, FL	2.0	2.0	1980	$8,500	$4.29	23d	1	0.43mi
172 Indies Dr E #101 Naples, FL	3.0	2.0	1980	$7,500	$3.79	14d	1	0.43mi
4650 Hawks Nest Way Unit M202 Naples, FL	3.0	2.0	1840	$9,600	$5.22	14d	1	0.69mi
4680 Hawks Nest Way Unit D-103 Naples, FL	2.0	2.0	1414	$3,000	$2.12	14d	1	0.78mi
4529 Cardinal Cove Ln #7 Naples, FL	2.0	2.0	1539	$6,500	$4.22	23d	1	0.78mi
4685 Hawks Nest Way #103 Naples, FL	2.0	2.0	1440	$6,500	$4.51	14d	1	0.82mi
3985 Deer Crossing Ct #201 Naples, FL	3.0	2.0	1981	$5,795	$2.93	23d	1	0.86mi
3940 Deer Crossing Ct Unit 4-203 Naples, FL	3.0	2.0	2166	$7,500	$3.46	23d	1	0.87mi
3975 Deer Crossing Ct #201 Naples, FL	3.0	2.0	2101	$7,500	$3.57	23d	1	0.88mi
3930 Deer Crossing Ct #103 Naples, FL	3.0	2.0	1950	$2,530	$1.30	14d	1	0.88mi
3955 Deer Crossing Ct #103 Naples, FL	3.0	2.0	1812	$7,500	$4.14	23d	1	0.91mi
1042 Mainsail Dr #822 Naples, FL	3.0	2.0	1276	$1,895	$1.49	23d	1	1.39mi
1024 Mainsail Dr #512 Naples, FL	3.0	2.0	1276	$2,300	$1.80	14d	1	1.43mi
9571 Mussorie Ct Naples, FL	3.0	3.5	2117	$12,500	$5.90	23d	1	1.44mi
1446 Borghese Ln Naples, FL	3.0	2.5	2000	$3,600	$1.80	23d	1	1.45mi

HOA detail condo

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

Listing history 7 events

1. 2026-06-08
   days on market $399,900 Active 96 DOM
2. 2026-06-07
   days on market $399,900 Active 95 DOM
3. 2026-06-03
   days on market $399,900 Active 91 DOM
4. 2026-06-02
   days on market $399,900 Active 90 DOM
5. 2026-06-01
   days on market $399,900 Active 89 DOM
6. 2026-05-31
   remarks 693-char remark
7. 2026-05-31
   listed $399,900 Active 88 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: $5,632 · $469/mo
• Projected year-2 tax: $5,632 · $469/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: $75,683
• − Mortgage interest: −$22,401
• − Property taxes: −$5,632
• − Insurance: −$2,797
• − Repairs & maintenance: −$6,055
• − Management: −$6,055
• − HOA: −$11,652
• − Depreciation: −$11,633
• Taxable income: $9,458
• Est. tax owed @ 24.0%: −$2,270
• After-tax cash flow: $12,273/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

+91.3% since first listed

13 events — show timeline

• 2026-04-07 Price Changed $399,900 NAPLESMLS
• 2026-03-31 Price Changed $409,000 NAPLESMLS
• 2026-03-04 Listed $429,000 NAPLESMLS
• 2025-02-24 Sold (Public Records) $385,000 Public Records
• 2013-08-27 Sold (Public Records) $148,000 Public Records
• 2013-08-23 Price Changed $155,000 NAPLESMLS
• 2013-08-23 Sold (MLS) $148,000 NAPLESMLS
• 2013-04-05 Listed $148,000 NAPLESMLS
• 2012-07-18 Sold (Public Records) $112,500 Public Records
• 2011-04-18 Sold (MLS) $155,000 NAPLESMLS
• 2011-04-12 Sold (Public Records) $155,000 Public Records
• 2010-01-11 Listed $169,000 NAPLESMLS
• 2009-02-17 Listed $209,000 NAPLESMLS

Property tax history

+16.4%/yr

Latest (2025): $5,632 · -1.0% YoY. Source: county tax records.