3 Bluebill Ave #206 · Naples Park, FL 34108

$369,000

1 bd · 1.0 ba · 810 sqft · Condo public records · 160 Days on market

Built 1972 $930/mo HOA · 22% of rent

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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 +14.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• DSCR +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 1BR, 1BA, is light and bright, with coastal colors and flare. It offers a great room design, screened balcony, and N. W. exposure with great views overlooking lush landscaping and mangroves. A highly sought after beach retreat is waiting to provide endless memories and SWFL living at its best. You will be within walking distance to Delnor Wiggins State Beach, and minutes to Vanderbilt Public Beach. Enjoy fine dining, upscale shopping and entertainment at the Shoppes located nearby at Mercato, Ritz Carlton and La Playa. Your well deserved vacation awaits! With amenities that include a community pool, tennis courts, and beach access within walking distance. AC 1.5 years and water heater 2 weeks old!

Key facts

• Steps from the beach
• $930 HOA
• Garage

Tags

• STEPS FROM THE BEACH
• CLOSE PROXIMITY TO ATTRACTIONS
• EXTRA SINK NEAR BATHROOM
• LAUNDRY AND STORAGE ROOM
• NICE VIEWS FROM BALCONY

Property features AI

Finance

• Other: Two units per floor; 93 units in building; 279 units in complex; single-floor unit
• Financial info: Condo fee quoted quarterly; Total annual recurring fees and one-time fees apply
• HOA & community: Gated community (Vanderbilt Towers / Vanderbilt Beach); Quarterly condo fee; Common amenities: community pool, community room, extra storage, internet access, streetlight, common laundry; Professional management; Maintenance covers internet/Wi-Fi, irrigation water, lawn/land maintenance, manager, pest control (interior & exterior), reserves, sewer; Total annual recurring fees listed

Exterior

• Parking: Common and guest parking
• Security: Entry keypad
• Utilities: Central water (assessment paid); Sewer (assessment paid); Cable available
• Home design: Residential property in a high-rise (8+ stories); Florida-style building; Rear exposure faces northwest; Unit 206
• Construction: Concrete block construction; Built in 1972
• Exterior features: Stucco exterior; Built-up/flat and tile roofs; Single-hung windows; Electric storm shutters; Landscaped area and parking lot views; Zero lot line

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator/Icemaker
• Bedrooms: 1 bedroom
• Flooring: Tile
• Bathrooms: 1 full bathroom; No master bath
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: High-speed internet available; Smoke detectors; Breakfast bar; Screened lanai/porch; Common elevator; Negotiable furnished status; Great room floor plan
• Laundry & utility: Common laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $369k.

Deal economics

• At list price, monthly cash flow is $-316 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (15.1% below list).
• Meets the 1% rule at list price ($4k rent vs $369k).
• Recommended offer: $313k (15.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 64/100 on livability (#696 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A-, employment 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 fast (+8.7%/yr); 679 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); high-income renter base; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• This rent runs 42% of the median local income ($119k/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 160 days — a 12% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $30k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $318k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 22% 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $313,121 (15.1% 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 160 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.14% ✓
• Cap rate: 6.65%
• Cash-on-cash: 1.28%
• DSCR: 1.06
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.45×
• Total profit: $-57,062
• Equity at exit: $55,019

10-year hold

• IRR: 2.9%
• Equity multiple: 1.27×
• Total profit: $28,142
• Equity at exit: $31,904

Cash invested: $103,320 (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 34108

• Rents YoY: 8.7%
• Active inventory: 679
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $4,192 medium
• Mortgage (P&I): −$1,935
• Tax from tax record: −$182 /mo · $2,189/yr
• Insurance: −$154
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$930
• Vacancy / Maint / Mgmt: −$880
• Net cashflow: $-316

Break-even live

Break-even rent $4,592

Max offer price $313,121

Occupancy floor —

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Bluebill Ave #610 Naples, FL	1.0	1.0	810	$5,000	$6.17	23d	1	0.01mi
3 Bluebill Ave #303 Naples, FL	2.0	2.0	1071	$8,000	$7.47	21d	1	0.01mi
5 Bluebill Ave Unit 303-1 Naples, FL	2.0	2.0	1068	$6,500	$6.09	23d	1	0.04mi
5 Bluebill Ave Unit 505/605 Naples, FL	2.0	2.5	1035	$6,500	$6.28	23d	1	0.04mi
5 Bluebill Ave #504 Naples, FL	1.0	1.0	896	$7,000	$7.81	23d	1	0.04mi
5 Bluebill Ave Unit 108s Naples, FL	1.0	1.0	859	$4,995	$5.81	23d	1	0.04mi
5 Bluebill Ave #403 Naples, FL	2.0	2.0	1086	$8,500	$7.83	21d	1	0.04mi
5 Bluebill Ave #103 Naples, FL	1.0	1.0	809	$2,750	$3.40	23d	1	0.04mi
5 Bluebill Ave Unit 108A Naples, FL	1.0	1.0	859	$1,995	$2.32	23d	1	0.04mi
5 Bluebill Ave #104 Naples, FL	1.0	1.0	817	$5,000	$6.12	23d	1	0.04mi
5 Bluebill Ave #209 Naples, FL	2.0	2.0	1076	$8,500	$7.90	23d	1	0.04mi
5 Bluebill Ave #210 Naples, FL	1.0	1.0	812	$6,000	$7.39	23d	1	0.04mi
1 Bluebill Ave #709 Naples, FL	1.0	1.0	800	$6,000	$7.50	23d	1	0.08mi
1 Bluebill Ave #707 Naples, FL	1.0	1.0	1040	$6,500	$6.25	23d	1	0.08mi
1 Bluebill Ave #501 Naples, FL	1.0	1.0	768	$2,095	$2.73	23d	1	0.08mi
1 Bluebill Ave #412 Naples, FL	2.0	2.0	1050	$8,000	$7.62	23d	1	0.08mi
1 Bluebill Ave #703 Naples, FL	1.0	1.0	800	$7,000	$8.75	23d	1	0.08mi
1 Bluebill Ave #210 Naples, FL	2.0	2.0	1040	$5,900	$5.67	23d	1	0.08mi
1 Bluebill Ave Naples, FL	2.0	2.0	1051	$7,500	$7.14	23d	1	0.08mi
10686 Gulf Shore Dr Unit A-104 Naples, FL	2.0	2.0	1107	$8,000	$7.23	14d	1	0.32mi
10420 Gulf Shore Dr #162 Naples, FL	1.0	1.0	1045	$8,500	$8.13	23d	1	0.56mi
527 109th Ave N Naples, FL	2.0	2.0	990	$2,750	$2.78	23d	1	0.64mi
564 109th Ave N Naples, FL	2.0	2.0	1080	$16,000	$14.81	23d	1	0.73mi
602 111th Ave N Naples, FL	2.0	2.0	1104	$4,000	$3.62	23d	1	0.79mi
10580 6th St Naples, FL	2.0	1.0	1000	$2,300	$2.30	23d	1	0.90mi
547 101st Ave N Naples, FL	2.0	1.0	768	$2,750	$3.58	23d	1	0.97mi
699 110th Ave N Unit B Naples, FL	2.0	2.0	910	$2,250	$2.47	23d	1	1.02mi
699 110th Ave N Unit A Naples, FL	2.0	1.0	1000	$2,150	$2.15	23d	1	1.02mi
531 99th Ave N Naples, FL	2.0	1.0	794	$2,000	$2.52	23d	1	1.04mi
706 111th Ave N Naples, FL	2.0	2.0	1080	$1,850	$1.71	23d	1	1.05mi
12945 Vanderbilt Dr Naples, FL	2.0	2.0	1301	$5,250	$4.04	23d	2	1.08mi
746 109th Ave N Naples, FL	2.0	1.0	850	$1,895	$2.23	23d	1	1.17mi
521 96th Ave N Unit B Naples, FL	1.0	1.0	808	$1,745	$2.16	23d	1	1.19mi
663 100th Ave N Naples, FL	2.0	1.0	1000	$2,650	$2.65	23d	1	1.22mi
778 107th Ave N Unit B Naples, FL	2.0	1.0	588	$1,750	$2.98	23d	1	1.28mi
800 108th Ave N Unit 1534808P Naples, FL	2.0	2.0	914	$5,897	$6.45	14d	1	1.33mi
271 Southbay Dr Naples, FL	2.0	2.0	1050	$2,700	$2.57	23d	1	1.36mi
271 Southbay Dr #235 Naples, FL	2.0	2.0	1075	$8,000	$7.44	23d	1	1.37mi
271 Southbay Dr #235 Naples, FL	2.0	2.0	1075	$8,000	$7.44	14d	1	1.37mi
271 Southbay Dr #155 Naples, FL	2.0	2.0	1056	$10,000	$9.47	23d	1	1.37mi

HOA detail condo

• Monthly dues: $930 · $11,160/yr
• Likely covers: waterlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $369,000 Active 160 DOM
2. 2026-06-17
   days on market $369,000 Active 159 DOM
3. 2026-06-16
   days on market $369,000 Active 158 DOM
4. 2026-06-15
   days on market $369,000 Active 157 DOM
5. 2026-06-14
   days on market $369,000 Active 155 DOM
6. 2026-06-10
   days on market $369,000 Active 152 DOM
7. 2026-06-09
   days on market $369,000 Active 151 DOM
8. 2026-06-08
   days on market $369,000 Active 150 DOM
9. 2026-06-07
   days on market $369,000 Active 149 DOM
10. 2026-06-03
    days on market $369,000 Active 145 DOM
11. 2026-06-02
    days on market $369,000 Active 144 DOM
12. 2026-06-01
    days on market $369,000 Active 143 DOM
13. 2026-05-31
    days on market $369,000 Active 142 DOM
14. 2026-05-30
    days on market $369,000 Active 141 DOM
15. 2026-05-23
    price $369,000
16. 2026-01-09
    listed $399,000 Active
17. 2025-05-13
    historical
18. 2025-02-22
    price $475,000
19. 2024-12-16
    listed $490,000 Active
20. 2024-07-11
    historical $4,000
21. 2024-05-23
    listed $4,000
22. 2021-07-07
    soldstatus $317,500
23. 2021-07-01
    soldstatus $317,500 Sold 711-char remark

    Show marketing remark (711 chars)

    This 1BR, 1BA, is light and bright, with coastal colors and flare. It offers a great room design, screened balcony, and N. W. exposure with great views overlooking lush landscaping and mangroves. A highly sought after beach retreat is waiting to provide endless memories and SWFL living at its best. You will be within walking distance to Delnor Wiggins State Beach, and minutes to Vanderbilt Public Beach. Enjoy fine dining, upscale shopping and entertainment at the Shoppes located nearby at Mercato, Ritz Carlton and La Playa. Your well deserved vacation awaits! With amenities that include a community pool, tennis courts, and beach access within walking distance. AC 1.5 years and water heater 2 weeks old!

24. 2021-06-05
    status Pending With Contingencies 711-char remark

    Show marketing remark (711 chars)

    This 1BR, 1BA, is light and bright, with coastal colors and flare. It offers a great room design, screened balcony, and N. W. exposure with great views overlooking lush landscaping and mangroves. A highly sought after beach retreat is waiting to provide endless memories and SWFL living at its best. You will be within walking distance to Delnor Wiggins State Beach, and minutes to Vanderbilt Public Beach. Enjoy fine dining, upscale shopping and entertainment at the Shoppes located nearby at Mercato, Ritz Carlton and La Playa. Your well deserved vacation awaits! With amenities that include a community pool, tennis courts, and beach access within walking distance. AC 1.5 years and water heater 2 weeks old!

25. 2021-05-24
    listed $331,000 Active 711-char remark

    Show marketing remark (711 chars)

    This 1BR, 1BA, is light and bright, with coastal colors and flare. It offers a great room design, screened balcony, and N. W. exposure with great views overlooking lush landscaping and mangroves. A highly sought after beach retreat is waiting to provide endless memories and SWFL living at its best. You will be within walking distance to Delnor Wiggins State Beach, and minutes to Vanderbilt Public Beach. Enjoy fine dining, upscale shopping and entertainment at the Shoppes located nearby at Mercato, Ritz Carlton and La Playa. Your well deserved vacation awaits! With amenities that include a community pool, tennis courts, and beach access within walking distance. AC 1.5 years and water heater 2 weeks old!

26. 2015-02-23
    soldstatus $188,000
27. 1993-07-22
    soldstatus $92,500

ⓘ 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: $2,189 · $182/mo
• Projected year-2 tax: $3,063 · $255/mo
• Expected delta: +$874/yr (+$73/mo · 39.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,301
• − Mortgage interest: −$20,670
• − Property taxes: −$2,189
• − Insurance: −$6,964
• − Repairs & maintenance: −$4,024
• − Management: −$4,024
• − HOA: −$11,160
• − Depreciation: −$10,735
• Taxable loss: −$9,464
• Est. tax savings @ 24.0%: +$2,271
• After-tax cash flow: $-1,524/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 — Naples Park

• Score: 64/100
• State rank: #696
• US rank: #14564

Category grades

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

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): 16,237
• Household income: $119,212
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 237.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 7% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 2% Cuban 3%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 16% · Canada, Dominican Republic, South Korea
• Languages at home: 86% English-only · Spanish 6% Russian/Polish/Slavic 2% 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: ▼ -587.97%
• Current HPI: 275.1872
• Rent YoY: ▲ 8.74%
• 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

+298.9% since first listed

13 events — show timeline

• 2026-05-23 Price Changed $369,000 NAPLESMLS
• 2026-01-09 Listed $399,000 NAPLESMLS
• 2025-05-13 Listing Removed — NAPLESMLS
• 2025-02-22 Price Changed $475,000 NAPLESMLS
• 2024-12-16 Listed $490,000 NAPLESMLS
• 2024-07-11 Rental Removed $4,000 NAPLESMLS
• 2024-05-23 Listed for Rent $4,000 NAPLESMLS
• 2021-07-07 Sold (Public Records) $317,500 Public Records
• 2021-07-01 Sold (MLS) $317,500 NAPLESMLS
• 2021-06-05 Pending — NAPLESMLS
• 2021-05-24 Listed $331,000 NAPLESMLS
• 2015-02-23 Sold (Public Records) $188,000 Public Records
• 1993-07-22 Sold (Public Records) $92,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,189 · -0.6% YoY. Source: county tax records.