5483 Rattlesnake Hammock Rd #207 · Lely, FL
Flood risk 8/10 · Major
- FEMA flood zone
- X (shaded)
- Chance of flooding over 30 yrs
- 0.97%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 2/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 9/10 · Severe
- Hot days now (above 107°F)
- 4 days/yr
- Hot days in 30 yrs
- 16 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 +20.5/30.0
- ARV discount +10.4/15.0
- 1% rule +9.5/10.0
- DSCR +6.5/10.0
- Schools +4.6/10.0
- Rent growth +3.9/5.0
- Condition / age +3.8/5.0
- Livability +3.3/5.0
- Appreciation +0.0/10.0
$194,000
5483 Rattlesnake Hammock Rd #207 · Lely, FL 34113
2 bd · 2.0 ba · 1,107 sqft · Condo
· 239 Days on market
Built 1975
$175/sqft
· 6% below area
Est $207k · 6% under
$622/mo HOA · 22% of rent
↓ 3% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
This inviting 2nd-floor condo in Country Club Manor, a 55 and better boutique community, offers a relaxed Naples lifestyle just minutes from downtown Olde Naples, vibrant Fifth Avenue South, renowned dining and shopping, and the sun-drenched Gulf beaches. Perfectly suited for year-round living or as a seasonal winter escape, the residence combines comfort, convenience, and an ideal location. Light and airy with desirable southwest exposure, the home is filled with natural light throughout the day. The kitchen features stainless steel appliances, white cabinetry, light countertops, crown molding, and a tray ceiling, creating a bright, timeless look.
Key facts
- Community pool
- Screened lanai
- Peaceful waterway
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 $194k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $188 ($2k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($3k rent vs $194k).
- Recommended offer: $171k (12.0% below list) — sets the bar for market timing.
- Cap rate 7.9% 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 110d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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).
- This rent runs 41% of the median local income ($82k/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 $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 239 days — a 12% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: flood insurance adds $66/mo; HOA is 22% of rent.
- Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 4→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$170,720
(12.0% below list)
Questions for the listing agent
- It's been on market 239 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- 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
- 1.45% ✓
- Cap rate
- 7.87%
- Cash-on-cash
- 5.63%
- DSCR
- 1.25
- GRM
- 5.8
CMA / ARV
- ARV (median comp)
- $207,210
- List price
- $194,000
- Delta
- -6.38%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 234 Pebble Beach Blvd #307 | 0.31mi | 2/2.0 | 1,090 (-2%) | 0mo | $200,000 | $183 | 83 |
| 325 Charlemagne Blvd Unit A209 | 0.20mi | 2/2.0 | 1,025 (-7%) | 0mo | $175,000 | $171 | 78 |
| 325 Charlemagne Blvd Unit C104 | 0.20mi | 2/2.0 | 1,025 (-7%) | 1mo | $208,000 | $203 | 78 |
| 325 Charlemagne Blvd Unit C204 | 0.20mi | 2/2.0 | 1,025 (-7%) | 1mo | $180,000 | $176 | 78 |
| 5467 Rattlesnake Hamm Rd Unit C-308 | 0.88mi | 2/2.0 | 1,071 (-3%) | 1mo | $125,000 | $117 | 59 |
| 621 Charlemagne Blvd | 0.85mi | 2/2.0 | 1,040 (-6%) | 1mo | $160,700 | $155 | 54 |
| 4300 Gulfstream Dr Unit 1C | 0.99mi | 2/2.0 | 1,200 (+8%) | 1mo | $130,000 | $108 | 50 |
| 6968 Saona Ct | 0.85mi | 2/2.0 | 1,204 (+9%) | 0mo | $600,000 | $498 | 50 |
| 5724 Deauville Cir Unit H107 | 0.74mi | 2/2.0 | 1,210 (+9%) | 1mo | $285,000 | $236 | 49 |
| 5326 Dixie Dr | 1.06mi | 3/1.0 (+1) | 1,038 (-6%) | 1mo | $175,000 | $169 | 45 |
| 3645 Boca Ciega Dr #214 | 1.18mi | 2/2.0 | 966 (-13%) | 0mo | $125,000 | $129 | 43 |
| 3271 Boca Ciega Dr Unit D50 | 1.13mi | 3/2.0 (+1) | 1,375 (+24%) | 1mo | $320,000 | $233 | 34 |
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
- -5.5%
- Equity multiple
- 0.79×
- Total profit
- $-11,462
- Equity at exit
- $28,926
10-year hold
- IRR
- 8.2%
- Equity multiple
- 1.73×
- Total profit
- $39,842
- Equity at exit
- $16,774
Cash invested: $54,320 (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
- 31 active · 15 under contract
- Median asking
- $225,000 ($207/sqft)
- Median days on market
- 129 d
- This list price
- 19% of active listings are priced below it
- ARV vs active asking
- -9.6% 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
- 5.8×
Monthly cashflow live
↻
- Estimated rent
- $2,807 high interval (Pro) →
- Mortgage (P&I)
- −$1,017
- Tax est. 1.5%
- −$242 /mo · $2,910/yr
- Insurance
- −$81
- Flood insurance flood zone
- −$66 /mo · $798/yr
- HOA
- −$622
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$589
- Net cashflow
- $188
Break-even live
Break-even rent
$2,569
Max offer price
$194,000
Occupancy floor
88%
Sensitivity live
| Price | -10% $323 | -5% $256 | +0% $188 | +5% $121 | +10% $54 |
|---|---|---|---|---|---|
| Rent | -10% $-33 | -5% $78 | +0% $188 | +5% $299 | +10% $410 |
| Rate | -1.0pp $286 | -0.5pp $238 | base $188 | +0.5pp $138 | +1.0pp $87 |
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
- $48,500
- Closing costs
- $5,820
- 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 |
|---|---|---|---|---|---|---|---|---|
| 5467 Rattlesnake Hammock Rd Unit C207 Naples, FL | 2.0 | 2.0 | 1071 | $1,750 | $1.63 | 6d | 1 | 0.03mi |
| 5419 Rattlesnake Hammock Rd Unit 307F Naples, FL | 2.0 | 2.0 | 1071 | $1,950 | $1.82 | 109d | 1 | 0.05mi |
| 5499 Rattlesnake Hammock Rd Naples, FL | 2.0 | 2.0 | 1071 | $1,775 | $1.66 | 109d | 2 | 0.05mi |
| 5501 Rattlesnake Hammock Rd Unit 601 Naples, FL | 2.0 | 2.0 | 1031 | $2,000 | $1.94 | 6d | 1 | 0.10mi |
| 4640 Chantelle Dr Unit N204 Naples, FL | 2.0 | 2.0 | 1082 | $1,850 | $1.71 | 6d | 1 | 0.11mi |
| 332 Charlemagne Blvd Unit H103 Naples, FL | 2.0 | 2.0 | 1082 | $3,495 | $3.23 | 6d | 1 | 0.13mi |
| 332 Charlemagne Blvd Unit H101 Naples, FL | 2.0 | 2.0 | 1082 | $3,500 | $3.23 | 119d | 1 | 0.13mi |
| 332 Charlemagne Blvd Unit H101 Naples, FL | 2.0 | 2.0 | 1082 | $1,650 | $1.52 | 6d | 1 | 0.13mi |
| 332 Charlemagne Blvd Unit H103 Naples, FL | 2.0 | 2.0 | 1082 | $3,495 | $3.23 | 119d | 1 | 0.13mi |
| 5595 Greenwood Cir #92 Naples, FL | 3.0 | 2.0 | 1450 | $5,000 | $3.45 | 119d | 1 | 0.15mi |
| 5535 Rattlesnake Hammock Rd #302 Naples, FL | 2.0 | 2.0 | 1205 | $2,800 | $2.32 | 119d | 1 | 0.24mi |
| 360 Charlemagne Blvd Unit D105 Naples, FL | 2.0 | 2.0 | 1082 | $3,200 | $2.96 | 119d | 1 | 0.24mi |
| 5502 Greenwood Cir #1 Naples, FL | 3.0 | 2.0 | 1450 | $2,400 | $1.66 | 119d | 1 | 0.24mi |
| 4410 Chantelle Dr Unit H-205 Naples, FL | 2.0 | 2.0 | 1349 | $3,500 | $2.59 | 109d | 1 | 0.26mi |
| 5708 Greenwood Cir Unit Annual Naples, FL | 3.0 | 2.0 | 1450 | $2,250 | $1.55 | 6d | 1 | 0.29mi |
| 4241 Chantelle Dr Unit D202 Naples, FL | 2.0 | 2.0 | 1317 | $1,695 | $1.29 | 6d | 1 | 0.33mi |
| 232 Pebble Beach Blvd #104 Naples, FL | 3.0 | 2.0 | 1298 | $1,975 | $1.52 | 119d | 1 | 0.33mi |
| 5635 Rattlesnake Hammock Rd Apt 203D Naples, FL | 2.0 | 2.0 | 1054 | $1,700 | $1.61 | 116d | 1 | 0.34mi |
| 5778 Greenwood Cir Naples, FL | 3.0 | 2.0 | 1450 | $4,000 | $2.76 | 119d | 1 | 0.34mi |
| 240 Pebble Beach Blvd #702 Naples, FL | 2.0 | 2.0 | 1090 | $4,000 | $3.67 | 119d | 1 | 0.34mi |
| 5651 Rattlesnake Hammock Rd Unit C-108 Naples, FL | 2.0 | 2.0 | 1054 | $1,750 | $1.66 | 6d | 1 | 0.37mi |
| 190 Pebble Beach Blvd #502 Naples, FL | 2.0 | 2.0 | 954 | $2,195 | $2.30 | 6d | 1 | 0.40mi |
| 190 Pebble Beach Blvd #301 Naples, FL | 2.0 | 2.0 | 954 | $1,700 | $1.78 | 119d | 1 | 0.40mi |
| 200 Valley Stream Dr Unit 8B Naples, FL | 2.0 | 2.0 | 979 | $1,750 | $1.79 | 119d | 1 | 0.50mi |
| 300 Valley Stream Dr Apt 12R Naples, FL | 2.0 | 2.0 | 979 | $1,195 | $1.22 | 6d | 1 | 0.52mi |
| 300 Valley Stream Dr Unit 3D Naples, FL | 2.0 | 2.0 | 979 | $1,795 | $1.83 | 116d | 1 | 0.52mi |
| 300 Valley Stream Dr Unit 3D Naples, FL | 2.0 | 2.0 | 979 | $1,795 | $1.83 | 119d | 1 | 0.52mi |
| 4977 Pepper Cir #205 Naples, FL | 2.0 | 2.0 | 1250 | $2,250 | $1.80 | 116d | 1 | 0.58mi |
| 4977 Pepper Cir #205 Naples, FL | 2.0 | 2.0 | 1235 | $2,000 | $1.62 | 6d | 1 | 0.58mi |
| 600 Valley Stream Dr Unit F6 Naples, FL | 2.0 | 2.0 | 1406 | $2,500 | $1.78 | 6d | 1 | 0.63mi |
| 4955 Pepper Cir #105 Naples, FL | 2.0 | 2.0 | 1118 | $1,950 | $1.74 | 6d | 1 | 0.63mi |
| 4955 Pepper Cir Unit B-204 Naples, FL | 2.0 | 2.0 | 1118 | $1,800 | $1.61 | 6d | 1 | 0.63mi |
| 700 Valley Stream Dr Naples, FL | 2.0 | 2.0 | 1200 | $2,425 | $2.02 | 6d | 2 | 0.65mi |
| 4963 Pepper Cir Unit D106 Naples, FL | 2.0 | 2.0 | 1118 | $1,945 | $1.74 | 6d | 1 | 0.67mi |
| 413 Augusta Blvd #302 Naples, FL | 2.0 | 2.0 | 1390 | $2,200 | $1.58 | 6d | 1 | 0.68mi |
| 413 Augusta Blvd #302 Naples, FL | 2.0 | 2.0 | 1390 | $5,500 | $3.96 | 116d | 1 | 0.68mi |
| 452 Bristle Cone Ln #27 Naples, FL | 2.0 | 2.0 | 1129 | $2,000 | $1.77 | 119d | 1 | 0.69mi |
| 4911 Catalina Dr Unit 22 Naples, FL | 3.0 | 1.5 | 1200 | $1,950 | $1.62 | 109d | 1 | 0.70mi |
| 520 Augusta Blvd Unit B204 Naples, FL | 3.0 | 2.0 | 1294 | $2,200 | $1.70 | 119d | 1 | 0.70mi |
| 4907 Catalina Dr Unit 45 Naples, FL | 3.0 | 2.0 | 1270 | $1,900 | $1.50 | 109d | 1 | 0.72mi |
Property features AI
Finance
- Other
- Unit in a complex of 144 units; 24 units in the building; 2 units per floor; single-story buildingProperty restrictions: no commercial use, no RV
- Financial info
- Total annual recurring HOA fees statedTotal one-time fees stated
- HOA & community
- Mandatory condo associationQuarterly condo feeCondo managementCommunity poolBBQ/picnic areaStreetlightsNon-gated condo/hotel communityHOA covers cable, insurance, internet/Wi-Fi access, irrigation water, lawn/land maintenance, manager, recreation facilities, sewer, trash removal, and water
Exterior
- Parking
- 1 assigned parking spaceGuest parkingDetached 1-car carport
- Utilities
- Central waterCentral sewerCable available
- Home design
- Residential property in a low-rise (1–3) buildingRear exposure faces southwestLocated in Country Club Manor development
- Construction
- Concrete block constructionStucco exteriorBuilt-up or flat roofBuilt in 1975No canal/dock (none)
- Exterior features
- PondWater viewCentral irrigation
Interior
- Kitchen
- RangeDishwasherRefrigerator
- Bedrooms
- 2 bedrooms (split bedroom layout)
- Flooring
- Tile
- Bathrooms
- 2 full bathroomsMaster bathroom with shower only
- Heating & cooling
- Central electric heatCentral electric coolingWindow unit(s)
- Interior features
- Built-in cabinetsCable prewireHigh-speed internet availableWalk-in closetWindow coveringsScreened lanai/porchCommon elevator
- Laundry & utility
- WasherDryerLaundry in residence
HOA detail $622/mo · $7,464/yr condo
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-09-23days on market $194,000 Active 239 DOM
-
2026-09-22days on market $194,000 Active 238 DOM
-
2026-09-21days on market $194,000 Active 237 DOM
-
2026-09-20days on market $194,000 Active 236 DOM
-
2026-09-18days on market $194,000 Active 234 DOM
-
2026-09-17days on market $194,000 Active 233 DOM
-
2026-09-16days on market $194,000 Active 232 DOM
-
2026-09-15days on market $194,000 Active 231 DOM
-
2026-09-14days on market $194,000 Active 230 DOM
-
2026-09-13days on market $194,000 Active 229 DOM
-
2026-09-12days on market $194,000 Active 228 DOM
-
2026-09-11days on market $194,000 Active 227 DOM
-
2026-09-05days on market $194,000 Active 221 DOM
-
2026-09-04days on market $194,000 Active 220 DOM
-
2026-09-03days on market $194,000 Active 219 DOM
-
2026-08-31days on market $194,000 Active 216 DOM
-
2026-08-30days on market $194,000 Active 215 DOM
-
2026-08-29days on market $194,000 Active 214 DOM
-
2026-08-28days on market $194,000 Active 213 DOM
-
2026-08-27days on market $194,000 Active 212 DOM
-
2026-08-26days on market $194,000 Active 211 DOM
-
2026-08-25days on market $194,000 Active 210 DOM
-
2026-08-24days on market $194,000 Active 209 DOM
-
2026-08-23days on market $194,000 Active 208 DOM
-
2026-08-22days on market $194,000 Active 207 DOM
-
2026-08-21days on market $194,000 Active 206 DOM
-
2026-08-20days on market $194,000 Active 205 DOM
-
2026-08-19days on market $194,000 Active 204 DOM
-
2026-08-18days on market $194,000 Active 203 DOM
-
2026-08-16days on market $194,000 Active 201 DOM
-
2026-08-15days on market $194,000 Active 200 DOM
-
2026-08-13days on market $194,000 Active 198 DOM
-
2026-08-12days on market $194,000 Active 197 DOM
-
2026-08-11days on market $194,000 Active 196 DOM
-
2026-08-10days on market $194,000 Active 195 DOM
-
2026-08-09days on market $194,000 Active 194 DOM
-
2026-08-08days on market $194,000 Active 193 DOM
-
2026-08-07days on market $194,000 Active 192 DOM
-
2026-08-06days on market $194,000 Active 191 DOM
-
2026-08-05days on market $194,000 Active 190 DOM
-
2026-08-04days on market $194,000 Active 189 DOM
-
2026-08-03days on market $194,000 Active 188 DOM
-
2026-07-31days on market $194,000 Active 185 DOM
-
2026-07-30days on market $194,000 Active 184 DOM
-
2026-07-29days on market $194,000 Active 183 DOM
-
2026-07-27days on market $194,000 Active 181 DOM
-
2026-07-25days on market $194,000 Active 179 DOM
-
2026-07-24days on market $194,000 Active 178 DOM
-
2026-07-23days on market $194,000 Active 177 DOM
-
2026-07-22days on market $194,000 Active 176 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 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
- Wildfire 2/10 Low
- Heat 9/10 Extreme 4 d/yr ≥107°F today · 16 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
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Taxation est. · year 1
- Rental income
- $33,686
- − Mortgage interest
- −$10,867
- − Property taxes
- −$2,910
- − Insurance
- −$1,768
- − Repairs & maintenance
- −$2,695
- − Management
- −$2,695
- − HOA
- −$7,464
- − Depreciation
- −$5,644
- Taxable loss
- −$356
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$86
- After-tax cash flow
- $2,347/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
75/100
Cosmetic rehab
Est. rehab $5,535–$16,605 screening
This 2nd-floor condo in Country Club Manor is in good condition with a good condition score of 75. It has a neutral color palette and well-maintained landscaping. The home is move-in ready and would benefit from some cosmetic updates to the exterior and interior walls, as well as kitchen and bathroom updates to increase its value.
Value-add opportunities
- Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics, attracting more buyers and renters ↑
- Both Updating the kitchen backsplash — A modern backsplash can refresh the kitchen and make it more appealing to potential buyers and renters ↑
- Both Upgrading the flooring in the bathrooms — Replacing old or worn-out flooring with a more durable and stylish option can improve the overall look and feel of the home ↑
ⓘ 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
-2.5% since first listed2 events — show timeline
- 2026-02-26 Price Changed $194,000 NAPLESMLS
- 2026-01-27 Listed $199,000 NAPLESMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…