8239 Parkstone Pl · Island Walk, FL 34120

$364,900

3 bd · 2.0 ba · 1,440 sqft · SingleFamily · 188 Days on market

Built 2000 ↓ 4% since listing

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Why this score? — see what drove the D- 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 +11.8/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

ASTON MODEL FIRST FLOOR 2 BEDROOM PLUS DEN 2 BATH 1440 SQ FEET UNDER AIR. 20" PORCELAIN TILE THROUGHOUT LIVING AREA INCLUDING LANAI. LUXURY VINAL PLANK WATERPROOF FLOORING IN BOTH BEDROOMS. 6" FLOOR MOLDINGS THROUGHOUT. UPDATED KITCHEN AND BATHS WITH WHITE SHACKER CABNETS. GRANIT COUNTER TOPS IN KITCHEN. SAMSUNG SS APPLIANCES. NEWER TRANE AIR CONDITIONER AND AO SMITH HOT WATER HEATER. PLUMBING SHUT OFF VALVES HAVE ALL BEEN UPDATED. YOU ARE ONLY STEPS AWAY FORM THE PARKSTONE POOL AND BARBECUE. ENJOY THE BEAUTIFUL VIEW OF THE GOLF COURSE, FOUNTAIN AND LAKE FROM YOUR HOME OR THE LANAI. ENJOY ALL AMENITIES THAT VANDERBILT COUNTRY CLUB HAS TO OFFER INCLUDING OUR BRAND NEW RESORT STYLE

Key facts

• 20 porcelain tile
• Updated kitchen
• Granit counter tops

Tags

• 20 PORCELAIN TILE
• LUXURY VINAL PLANK FLOORING
• UPDATED KITCHEN
• GRANIT COUNTER TOPS
• SAMSUNG SS APPLIANCES
• NEWER TRANE AIR CONDITIONER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $351k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $307k (15.9% below list).
• Recommended offer: $307k (15.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#692 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing B+; 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.
• Market conditions: Rents soft (-1.6%/yr); 1133 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 39% of the median local income ($94k/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 $3k of loan paydown is wiped out by about $11k 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 188 days — a 12% lower offer ($321k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $306,778 (15.9% 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 188 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 9.9

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: -21.6%
• Equity multiple: 0.27×
• Total profit: $-74,328
• Equity at exit: $54,408

10-year hold

• IRR: -24.7%
• Equity multiple: -0.05×
• Total profit: $-107,333
• Equity at exit: $31,550

Cash invested: $102,172 (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 34120

• Rents YoY: -1.6%
• Active inventory: 1133
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,068 high
• Mortgage (P&I): −$1,914
• Tax est. 1.5%: −$456 /mo · $5,474/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $-98

Break-even live

Break-even rent $3,192

Max offer price $350,691

Occupancy floor 98%

Sensitivity live

Price	-10% $154	-5% $28	+0% $-98	+5% $-224	+10% $-350
Rent	-10% $-341	-5% $-219	+0% $-98	+5% $23	+10% $144
Rate	-1.0pp $86	-0.5pp $-5	base $-98	+0.5pp $-193	+1.0pp $-289

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: $91,225
• Closing costs: $10,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8223 Parkstone Pl #102 Naples, FL	2.0	2.0	1440	$6,700	$4.65	15d	1	0.07mi
8217 Parkstone Pl #308 Naples, FL	3.0	2.0	1700	$7,000	$4.12	15d	1	0.12mi
8217 Parkstone Pl #102 Naples, FL	2.0	2.0	1449	$5,500	$3.80	15d	1	0.12mi
8217 Parkstone Pl #102 Naples, FL	2.0	2.0	1449	$5,500	$3.80	24d	1	0.13mi
14620 Kingfisher Loop Naples, FL	3.0	2.0	1650	$3,200	$1.94	24d	1	0.72mi
14759 Kingfisher Loop Naples, FL	3.0	2.0	1200	$4,800	$4.00	24d	1	0.88mi
7614 Bristol Cir Naples, FL	3.0	2.5	1814	$2,700	$1.49	24d	1	0.94mi
14760 Pinnacle Pl Naples, FL	3.0	2.5	1869	$2,595	$1.39	24d	1	1.04mi
15582 Summit Place Cir #405 Naples, FL	3.0	2.5	1667	$3,000	$1.80	24d	1	1.11mi
7044 Ambrosia Ln #104 Naples, FL	4.0	2.5	1828	$3,288	$1.80	22d	1	1.14mi
7044 Ambrosia Ln #101 Naples, FL	4.0	3.0	1828	$3,145	$1.72	22d	1	1.14mi
7033 Ambrosia Ln #408 Naples, FL	4.0	3.0	1828	$3,110	$1.70	24d	1	1.16mi
14758 Sutherland Ave #412 Naples, FL	3.0	3.0	1800	$3,000	$1.67	24d	1	1.16mi
7051 Ambrosia Ln #3501 Naples, FL	4.0	3.0	1828	$2,996	$1.64	24d	1	1.17mi
7047 Ambrosia Ln Naples, FL	3.0–4.0	2.5–3.0	1753	$2,951	$1.68	15d	38	1.18mi
7036 Ambrosia Ln #505 Naples, FL	3.0	2.5	1679	$3,079	$1.83	24d	1	1.19mi
14815 Triangle Bay Dr Naples, FL	2.0–4.0	2.0–4.0	1214	$1,610	$1.33	15d	11	1.20mi
7029 Ambrosia Ln #604 Naples, FL	4.0	2.5	1822	$2,495	$1.37	24d	1	1.22mi
7345 Rockefeller Dr Naples, FL	3.0	2.5	1868	$5,800	$3.10	15d	1	1.23mi
7028 Ambrosia Ln #801 Naples, FL	4.0	3.0	1828	$3,141	$1.72	24d	1	1.23mi
7073 Venice Way #2705 Naples, FL	3.0	2.5	1679	$3,179	$1.89	24d	1	1.24mi
7073 Venice Way #2701 Naples, FL	4.0	3.0	1828	$3,241	$1.77	24d	1	1.24mi
7074 Venice Way #2603 Naples, FL	3.0	2.5	1679	$2,951	$1.76	24d	1	1.24mi
7030 Torino Ter #2402 Naples, FL	4.0	2.5	1828	$3,291	$1.80	22d	1	1.24mi
7555 Rockefeller Dr Naples, FL	3.0	2.5	1841	$3,150	$1.71	24d	1	1.25mi
7320 Rockefeller Dr Naples, FL	3.0	2.5	1841	$3,200	$1.74	24d	1	1.26mi
14890 Pleasant Bay Ln Naples, FL	1.0–2.0	1.0–2.0	1100	$1,850	$1.68	15d	2	1.26mi
14885 Pleasant Bay Ln Unit 4202 Naples, FL	3.0	2.0	1252	$1,700	$1.36	15d	1	1.27mi
14885 Pleasant Bay Ln #202 Naples, FL	3.0	2.0	1252	$1,700	$1.36	22d	1	1.27mi
14895 Pleasant Bay Ln Apt 5202 Naples, FL	4.0	3.0	1528	$2,100	$1.37	15d	1	1.28mi
7501 Carnegie Way Naples, FL	3.0	2.5	1638	$3,100	$1.89	15d	1	1.28mi
7578 Rockefeller Dr Naples, FL	3.0	2.5	1712	$3,000	$1.75	24d	1	1.29mi
14905 Pleasant Bay Ln Unit 6204 Naples, FL	3.0	2.0	1252	$1,995	$1.59	15d	1	1.30mi
7024 Ambrosia Ln #905 Naples, FL	3.0	2.5	1679	$3,079	$1.83	24d	1	1.32mi
7012 Romana Way #1406 Naples, FL	4.0	2.5	1828	$3,328	$1.82	22d	1	1.33mi
7012 Romana Way #1408 Naples, FL	4.0	3.0	1828	$3,210	$1.76	22d	1	1.33mi
7012 Romana Way #1403 Naples, FL	4.0	2.5	1828	$3,291	$1.80	22d	1	1.33mi
7012 Romana Way #1405 Naples, FL	3.0	2.5	1679	$3,154	$1.88	22d	1	1.33mi
7012 Romana Way #1401 Naples, FL	4.0	3.0	1828	$3,216	$1.76	22d	1	1.33mi
7081 Venice Way #1808 Naples, FL	4.0	3.0	1833	$3,241	$1.77	24d	1	1.33mi

Listing history 14 events

1. 2026-06-18
   days on market $364,900 Active 188 DOM
2. 2026-06-17
   days on market $364,900 Active 187 DOM
3. 2026-06-16
   days on market $364,900 Active 186 DOM
4. 2026-06-15
   days on market $364,900 Active 185 DOM
5. 2026-06-10
   days on market $364,900 Active 180 DOM
6. 2026-06-09
   days on market $364,900 Active 179 DOM
7. 2026-06-08
   days on market $364,900 Active 178 DOM
8. 2026-06-07
   days on market $364,900 Active 177 DOM
9. 2026-06-02
   days on market $364,900 Active 172 DOM
10. 2026-06-01
    days on market $364,900 Active 171 DOM
11. 2026-05-31
    days on market $364,900 Active 170 DOM
12. 2026-05-30
    days on market $364,900 Active 169 DOM
13. 2026-01-31
    price $364,900
14. 2025-12-12
    listed $379,900 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $36,813
• − Mortgage interest: −$20,440
• − Property taxes: −$5,474
• − Insurance: −$1,824
• − Repairs & maintenance: −$2,945
• − Management: −$2,945
• − Depreciation: −$10,615
• Taxable loss: −$7,430
• Est. tax savings @ 24.0%: +$1,783
• After-tax cash flow: $605/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 — Island Walk

• Score: 64/100
• State rank: #692
• US rank: #14444

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing B+ Health & safety D User ratings B-

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): 42,345
• Household income: $93,861
• Rent vs Own: 9.4% rent · 90.6% own
• Severe rent burden: 409.0

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 0.58)
• Race & ethnicity: White 56% Hispanic / Latino 32% Two or more races 23% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2% Cuban 13%
• Common ancestry: Hispanic 4% Romanian 3% Italian 2%
• Foreign-born: 28% · Canada, Jamaica, China
• Languages at home: 62% English-only · Spanish 28% French/Haitian/Cajun 5% Other Indo-European 3%

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: ▼ -223.18%
• Current HPI: 316.2474
• Rent YoY: ▼ -1.65%
• 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

-3.9% since first listed

2 events — show timeline

• 2026-01-31 Price Changed $364,900 ForSaleByOwner.com
• 2025-12-12 Listed $379,900 ForSaleByOwner.com