7221 Bellini Way · Verona Walk, FL 34114

$494,000

2 bd · 2.0 ba · 1,554 sqft · SingleFamily public records · 42 Days on market

Built 2004 5,227 sqft lot $443/mo HOA · 9% of rent

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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 +15.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Schools +5.0/10.0
• DSCR +4.9/10.0
• Appreciation +4.3/10.0
• Rent growth +3.3/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 7221 Bellini Way, an exceptional Capri villa and former model in the highly sought-after gated community of VeronaWalk, where effortless Naples living meets resort-style amenities, serene waterfront surroundings, and your own private poolside retreat. Perfectly positioned on a beautiful lakefront homesite, this meticulously maintained 2-bedroom plus open den, 2-bath residence offers the ideal blend of comfort, privacy, and indoor-outdoor Florida living. Step inside to discover the popular split-bedroom floor plan with vaulted ceilings, abundant natural light, and spacious open-concept living areas designed for both everyday comfort and entertaining. The centrally located kitchen

Key facts

• Gated community
• Private pool
• Screened lanai

Tags

• PRIVATE POOL
• LAKEFRONT HOMESITE
• SCREENED LANAI
• RESORT STYLE AMENITIES
• GATED COMMUNITY
• ABUNDANT NATURAL LIGHT

Property features AI

Finance

• Financial info: Total annual recurring fees approximately $5,320; Total one-time fees approximately $1,430
• HOA & community: Mandatory HOA with on-site management; Quarterly HOA fee; HOA covers cable, lawn/land maintenance, legal/accounting, manager, exterior pest control, recreation facilities, security, and street maintenance; Community amenities include clubhouse, community pool, exercise/fitness center (attended), tennis courts, pickleball, bocce court, basketball, play area, bike/jog path, sidewalks, library, business center, restaurant, beauty salon, vehicle wash area, underground utilities, and streetlights; Gated community

Exterior

• Parking: Attached 2-car garage
• Security: Guard at gate
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential villa attached (duplex); One story; Rear exposure faces southwest; Located in Verona Walk development
• Construction: Concrete block construction; Tile roof; Built in 2004
• Exterior features: Patio; Automatic sprinkler system; Screened private pool (below-ground concrete); Above-ground fiberglass heated spa (electric); Stucco exterior; Single-hung and sliding windows; Manual shutters and fabric/screen shutters; Guarded gate community; Lake view / freshwater lake frontage; Irrigation from lake/canal

Interior

• Kitchen: Range; Self-cleaning oven; Microwave; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: 2 bedrooms plus den; First-floor bedroom; Split bedroom floor plan
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Built-in cabinets; Foyer; High-speed internet available; Laundry tub; Smoke detectors; Vaulted ceiling; Window coverings; Dining area in living room; Den (study); Family room; Guest bath; Guest room; Laundry in residence; Screened lanai/porch; Furnished negotiable
• Laundry & utility: Washer; Dryer; Laundry tub; Auto garage door

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $494k.

Deal economics

• At list price, monthly cash flow is $82 ($988/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $494k).
• Recommended offer: $479k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#746 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A, housing B+; Watch: health & safety D, schools F, amenities 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 rising (+3.2%/yr); 900 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 $4,983/mo this rent would consume 67% 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 $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 42 days — a 3% lower offer ($479k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $479,180 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 1.01% ✓
• Cap rate: 6.86%
• Cash-on-cash: 2.03%
• DSCR: 1.09
• GRM: 8.3

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: -7.1%
• Equity multiple: 0.70×
• Total profit: $-41,174
• Equity at exit: $107,946

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $6,178
• Equity at exit: $103,982

Cash invested: $138,320 (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.

Methodology + full state rankings →

ZIP-level market 34114

• Home prices YoY: -0.6%
• Rents YoY: 3.2%
• Active inventory: 900
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $4,983 high
• Mortgage (P&I): −$2,591
• Tax from tax record: −$463 /mo · $5,552/yr
• Insurance: −$206
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$443
• Vacancy / Maint / Mgmt: −$1,046
• Net cashflow: $82

Break-even live

Break-even rent $4,879

Max offer price $494,000

Occupancy floor 93%

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: $123,500
• Closing costs: $14,820
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7114 Marconi Ct Naples, FL	2.0	2.0	1554	$2,800	$1.80	23d	1	0.11mi
7278 Salerno Ct Unit 1049689P Naples, FL	3.0	2.0	1539	$6,683	$4.34	13d	1	0.24mi
7294 Salerno Ct Naples, FL	3.0	2.0	1542	$4,250	$2.76	23d	1	0.26mi
7864 Ionio Ct Naples, FL	2.0	2.0	1540	$4,500	$2.92	13d	1	0.27mi
7310 Salerno Ct Naples, FL	3.0	2.0	1540	$5,000	$3.25	23d	1	0.28mi
7840 Ionio Ct Naples, FL	2.0	2.0	1540	$2,700	$1.75	23d	1	0.30mi
8200 Saratoga Dr #401 Naples, FL	2.0	2.0	1880	$8,500	$4.52	23d	1	0.31mi
8109 Chianti Ln Naples, FL	3.0	3.0	1860	$5,500	$2.96	23d	1	0.32mi
8081 Players Cove Dr #101 Naples, FL	2.0	2.5	2091	$9,500	$4.54	23d	1	0.32mi
7390 Emilia Ln Naples, FL	2.0	2.0	1710	$2,100	$1.23	23d	1	0.33mi
8047 Sorrento Ln Naples, FL	3.0	3.0	1890	$2,750	$1.46	23d	1	0.37mi
8073 Panther Trl #1404 Naples, FL	2.0	2.0	1450	$5,500	$3.79	23d	1	0.37mi
8693 Querce Ct Naples, FL	2.0	2.0	1415	$5,000	$3.53	23d	1	0.38mi
8177 Saratoga Dr #1002 Naples, FL	2.0	2.0	1880	$9,000	$4.79	23d	1	0.38mi
8177 Saratoga Dr #1001 Naples, FL	2.0	2.0	1880	$8,000	$4.26	23d	1	0.38mi
7450 Emilia Ln Naples, FL	2.0	2.0	1554	$5,500	$3.54	23d	1	0.40mi
8060 Players Cove Dr #101 Naples, FL	2.0	2.5	2091	$4,800	$2.30	23d	1	0.42mi
8055 Tiger Cv Unit 6-606 Naples, FL	2.0	2.0	1439	$1,800	$1.25	23d	1	0.43mi
8138 Saratoga Dr #2201 Naples, FL	2.0	2.0	1880	$8,000	$4.26	23d	1	0.45mi
8065 Tiger Cv Naples, FL	2.0	2.0	1203	$2,495	$2.07	23d	1	0.46mi
8065 Tiger Cv #1604 Naples, FL	2.0	2.0	1203	$2,495	$2.07	21d	1	0.46mi
8949 Malibu St #304 Naples, FL	3.0	2.0	1771	$6,500	$3.67	23d	1	0.49mi
8051 Players Cove Dr #102 Naples, FL	3.0	2.5	2091	$8,000	$3.83	23d	1	0.52mi
7837 Hawthorne Dr #1102 Naples, FL	2.0	2.0	1880	$8,000	$4.26	23d	1	0.52mi
8085 Celeste Dr #812 Naples, FL	2.0	2.0	1480	$6,000	$4.05	13d	1	0.53mi
7832 Hawthorne Dr #1901 Naples, FL	2.0	2.0	1880	$8,325	$4.43	23d	1	0.53mi
8992 Cambria Cir Unit 1546062P Naples, FL	3.0	2.0	2002	$3,097	$1.55	13d	1	0.59mi
8539 Alessandria Ct Naples, FL	3.0	2.0	2000	$3,500	$1.75	21d	1	0.60mi
7539 Novara Ct Naples, FL	2.0	2.0	1680	$3,000	$1.79	23d	1	0.61mi
8989 Cambria Cir #1807 Naples, FL	3.0	2.5	2008	$7,000	$3.49	13d	1	0.63mi
8125 Celeste Dr #5113 Naples, FL	3.0	2.0	1635	$7,000	$4.28	23d	1	0.63mi
8125 Celeste Dr #5216 Naples, FL	3.0	2.0	1640	$4,500	$2.74	23d	1	0.63mi
8664 Genova Ct Naples, FL	3.0	2.0	1554	$3,200	$2.06	23d	1	0.64mi
317 Spiaggio Ct Naples, FL	3.0	2.0	2034	$4,200	$2.06	23d	1	0.67mi
8023 Players Cove Dr Unit 6-101 Naples, FL	2.0	2.5	2091	$10,000	$4.78	23d	1	0.69mi
8986 Cambria Cir Unit 22 Naples, FL	2.0	2.0	1404	$6,000	$4.27	23d	1	0.69mi
8986 Cambria Cir #2204 Naples, FL	3.0	2.0	1771	$7,500	$4.23	23d	1	0.69mi
7872 Umberto Ct Naples, FL	2.0	2.0	1540	$2,975	$1.93	23d	1	0.73mi
8419 Benelli Ct Naples, FL	3.0	2.0	1900	$3,300	$1.74	23d	1	0.74mi
8135 Celeste Dr #4218 Naples, FL	2.0	2.0	1476	$7,500	$5.08	23d	1	0.74mi

HOA detail

• Monthly dues: $443 · $5,316/yr
• Likely covers: waterpoolsecurity

Listing history 40 events

1. 2026-06-18
   days on market $494,000 Active 42 DOM
2. 2026-06-17
   days on market $494,000 Active 41 DOM
3. 2026-06-16
   days on market $494,000 Active 40 DOM
4. 2026-06-15
   days on market $494,000 Active 39 DOM
5. 2026-06-14
   pricedays on market $494,000 Active 37 DOM
6. 2026-06-10
   days on market $495,000 Active 34 DOM
7. 2026-06-09
   days on market $495,000 Active 33 DOM
8. 2026-06-08
   days on market $495,000 Active 32 DOM
9. 2026-06-07
   days on market $495,000 Active 31 DOM
10. 2026-06-03
    days on market $495,000 Active 27 DOM
11. 2026-06-02
    days on market $495,000 Active 26 DOM
12. 2026-06-01
    days on market $495,000 Active 25 DOM
13. 2026-05-31
    days on market $495,000 Active 24 DOM
14. 2026-05-30
    days on market $495,000 Active 23 DOM
15. 2026-05-07
    listed $495,000 Active
16. 2026-04-30
    historical
17. 2026-04-04
    price $499,900
18. 2026-03-17
    price $509,900
19. 2026-03-06
    price $514,900
20. 2026-02-11
    price $515,900
21. 2026-01-15
    price $519,900
22. 2026-01-10
    price $524,900
23. 2025-12-10
    price $525,900
24. 2025-11-05
    listed $529,900 Active
25. 2025-07-07
    historical
26. 2025-06-18
    price $529,900
27. 2025-06-09
    price $534,900
28. 2025-05-17
    historical $2,995
29. 2025-05-01
    price $2,995
30. 2025-04-26
    price $539,900
31. 2025-04-18
    price $544,900
32. 2025-03-26
    listed $3,295
33. 2025-03-25
    listed $547,900 Active
34. 2022-02-06
    soldstatus $435,000
35. 2018-08-09
    soldstatus $338,000
36. 2018-08-08
    soldstatus $338,000 Sold
37. 2018-07-14
    status Pending With Contingencies
38. 2018-04-16
    listed $349,000 Active
39. 2016-12-02
    historical
40. 2016-06-09
    listed $360,000 Active

ⓘ 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: $5,552 · $463/mo
• Projected year-2 tax: $5,552 · $463/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 5/10 Major FEMA zone AH · 23% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 29 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: $59,794
• − Mortgage interest: −$27,672
• − Property taxes: −$5,552
• − Insurance: −$4,294
• − Repairs & maintenance: −$4,784
• − Management: −$4,784
• − HOA: −$5,316
• − Depreciation: −$14,371
• Taxable loss: −$6,978
• Est. tax savings @ 24.0%: +$1,675
• After-tax cash flow: $2,663/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 — Verona Walk

• Score: 62/100
• State rank: #746
• US rank: #16132

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

• Census place: Verona Walk, FL
• 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

+37.5% since first listed

26 events — show timeline

• 2026-05-07 Listed $495,000 NAPLESMLS
• 2026-04-30 Listing Removed — NAPLESMLS
• 2026-04-04 Price Changed $499,900 NAPLESMLS
• 2026-03-17 Price Changed $509,900 NAPLESMLS
• 2026-03-06 Price Changed $514,900 NAPLESMLS
• 2026-02-11 Price Changed $515,900 NAPLESMLS
• 2026-01-15 Price Changed $519,900 NAPLESMLS
• 2026-01-10 Price Changed $524,900 NAPLESMLS
• 2025-12-10 Price Changed $525,900 NAPLESMLS
• 2025-11-05 Listed $529,900 NAPLESMLS
• 2025-07-07 Listing Removed — NAPLESMLS
• 2025-06-18 Price Changed $529,900 NAPLESMLS
• 2025-06-09 Price Changed $534,900 NAPLESMLS
• 2025-05-17 Rental Removed $2,995 NAPLESMLS
• 2025-05-01 Price Changed $2,995 NAPLESMLS
• 2025-04-26 Price Changed $539,900 NAPLESMLS
• 2025-04-18 Price Changed $544,900 NAPLESMLS
• 2025-03-26 Listed for Rent $3,295 NAPLESMLS
• 2025-03-25 Listed $547,900 NAPLESMLS
• 2022-02-06 Sold (Public Records) $435,000 Public Records
• 2018-08-09 Sold (Public Records) $338,000 Public Records
• 2018-08-08 Sold (MLS) $338,000 NAPLESMLS
• 2018-07-14 Pending — NAPLESMLS
• 2018-04-16 Listed $349,000 NAPLESMLS
• 2016-12-02 Listing Removed — NAPLESMLS
• 2016-06-09 Listed $360,000 NAPLESMLS

Property tax history

+6.8%/yr

Latest (2025): $5,552 · +3.3% YoY. Source: county tax records.