7749 Jewel Ln #101 · Pelican Marsh, FL 34109

$274,999

2 bd · 2.0 ba · 1,022 sqft · Condo public records · 92 Days on market

Built 1993 $550/mo HOA · 17% 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 +19.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• DSCR +6.1/10.0
• Appreciation +5.1/10.0
• Schools +5.0/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

MOTIVATED SELLER! Perfect for the ideal North Naples lifestyle located just 3 miles to Vanderbilt Beach, minutes to Mercato, dining, and shopping — this rarely available FIRST-FLOOR END UNIT in Emerald Lakes checks every box. Emerald Lakes is a hidden treasure in Naples! Owners are open to selling Turnkey/Furnished with a few exclusions based on the offer. Inside, the condo is truly move-in ready with tile throughout (including patio), remodeled primary bath, updated guest bath, fresh interior paint, removed popcorn ceilings, new light and fan fixtures, and an opened kitchen with island/breakfast bar (2019). Appliances were all updated in 2019. Major upgrades include AC (2021), hot wa

Key facts

• Emerald lakes
• Updated guest bath
• First floor end unit

Tags

• FIRST FLOOR END UNIT
• EMERALD LAKES
• REMODELED PRIMARY BATH
• UPDATED GUEST BATH
• FRESH INTERIOR PAINT
• REMOVED POPCORN CEILINGS

Property features AI

Finance

• Other: 392 units in complex; 8 units in building; 2 floors in building; 1 unit per floor; Gated access via Airport Road only (Orange Blossom Rd gate is resident-only); Restrictions: limited number of vehicles, no commercial vehicles, no motorcycles, no RVs
• HOA & community: Mandatory HOA (professional management); Quarterly condo fee; Condo fee $1,650 quarterly; Total annual recurring fees $6,600; Total one-time fees $2,650; HOA maintenance includes insurance, irrigation water, lawn/land maintenance, manager, master association fee, exterior pest control, recreation facilities, reserves, sewer, street lights, street maintenance, and water; Community amenities: clubhouse, community pool, exercise room, library, community room, cabana, BBQ/picnic, basketball, tennis, pickleball, shuffleboard, bike storage, billiards, sidewalks, underground utilities

Exterior

• Parking: 1 assigned parking space; Guest parking; Paved parking
• Security: Entry keypad; Entry phone; Gated community
• Utilities: Central water; Central sewer; Electric service
• Home design: Residential low-rise (1-3 stories); Corner/end unit; Rear exposure faces west; Part of Emerald Lakes development
• Construction: Built in 1993; Concrete block construction; Stucco exterior finish; Tile roof; Double-hung and sliding windows
• Exterior features: Automatic sprinkler system; Storage; Landscaped area view; Cul-de-sac location; Paved road

Interior

• Kitchen: Electric cooktop; Self-cleaning oven; Dishwasher; Microwave; Refrigerator/freezer; Refrigerator with icemaker; Disposal; Warming tray
• Bedrooms: 2 bedrooms; First-floor bedroom; Split bedroom floor plan
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bath with bidet and shower-only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans; Humidistat
• Interior features: Bar; Cable prewire; Smoke detectors; Walk-in closet; Breakfast bar and dining in living area; Family room; Screened lanai/porch; Guest bath and guest room; Laundry in residence; Negotiable furnishings; 3 ceiling fans
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $250k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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 flat; 424 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 41% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $811 appreciation (0.3% local appreciation)).
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $50k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $212k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $250,249 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.16% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.77%
• DSCR: 1.21
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.29% appreciation · 0.92% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.12×
• Total profit: $8,988
• Equity at exit: $83,930

10-year hold

• IRR: 6.0%
• Equity multiple: 1.63×
• Total profit: $48,655
• Equity at exit: $104,203

Cash invested: $77,000 (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 34109

• Home prices YoY: 0.1%
• Rents YoY: 0.9%
• Active inventory: 424
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,185 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$103 /mo · $1,239/yr
• Insurance: −$115
• HOA: −$550
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $306

Break-even live

Break-even rent $2,797

Max offer price $274,999

Occupancy floor 85%

Sensitivity live

Price	-10% $462	-5% $384	+0% $306	+5% $228	+10% $150
Rent	-10% $54	-5% $180	+0% $306	+5% $432	+10% $558
Rate	-1.0pp $444	-0.5pp $376	base $306	+0.5pp $235	+1.0pp $162

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7750 Jewel Ln #103 Naples, FL	2.0	2.0	1102	$2,100	$1.91	14d	1	0.05mi
7750 Jewel Ln #101 Naples, FL	3.0	2.0	1199	$2,400	$2.00	21d	1	0.05mi
7756 Jewel Ln #102 Naples, FL	2.0	2.0	1022	$3,700	$3.62	24d	1	0.07mi
7719 Jewel Ln #103 Naples, FL	2.0	2.0	1022	$3,800	$3.72	24d	1	0.11mi
7754 Emerald Cir Unit T202 Naples, FL	2.0	2.0	1022	$3,850	$3.77	14d	1	0.12mi
7712 Jewel Ln Naples, FL	2.0	2.0	1022	$1,850	$1.81	24d	1	0.13mi
7774 Jewel Ln #201 Naples, FL	3.0	2.0	1299	$2,800	$2.16	24d	1	0.14mi
7707 Jewel Ln #201 Naples, FL	3.0	2.0	1199	$2,900	$2.42	24d	1	0.16mi
7778 Emerald Cir #204 Naples, FL	3.0	2.0	1199	$6,750	$5.63	14d	1	0.23mi
7778 Emerald Cir #104 Naples, FL	3.0	2.0	1199	$2,300	$1.92	21d	1	0.23mi
7800 Emerald Cir #104 Naples, FL	2.0	2.0	1022	$2,200	$2.15	21d	1	0.27mi
7800 Emerald Cir Unit B104 Naples, FL	2.0	2.0	1022	$2,200	$2.15	14d	1	0.27mi
7794 Emerald Cir Unit A-102 Naples, FL	2.0	2.0	1022	$4,000	$3.91	14d	1	0.27mi
7791 Esmeralda Way #203 Naples, FL	2.0	2.0	1022	$1,950	$1.91	14d	1	0.32mi
7546 Mill Pond Cir Naples, FL	3.0	2.0	1373	$6,500	$4.73	24d	1	0.32mi
6914 Satinleaf Rd N #103 Naples, FL	2.0	2.0	1404	$6,200	$4.42	24d	1	0.56mi
7287 Mill Pond Cir Naples, FL	3.0	2.0	1355	$3,800	$2.80	24d	1	0.56mi
2608 Sailors Way #122 Naples, FL	2.0	2.0	1387	$5,500	$3.97	24d	1	0.69mi
6934 Rain Lily Ct #103 Naples, FL	2.0	2.0	1282	$5,200	$4.06	24d	1	0.71mi
6934 Rain Lily Ct #102 Naples, FL	2.0	2.0	1282	$4,500	$3.51	24d	1	0.71mi
2460 Old Groves Rd Unit E102 Naples, FL	2.0	2.0	1226	$2,400	$1.96	14d	1	0.72mi
6816 Satinleaf Rd S #102 Naples, FL	2.0	2.0	1282	$5,000	$3.90	24d	1	0.76mi
7416 Plumbago Bridge Rd #103 Naples, FL	2.0	2.0	1223	$2,400	$1.96	14d	1	0.77mi
2651 Citrus Lake Dr Unit D302 Naples, FL	2.0	2.0	1250	$5,000	$4.00	14d	1	0.82mi
2671 Citrus Lake Dr Unit E-303 Naples, FL	2.0	2.0	1380	$3,500	$2.54	14d	1	0.85mi
2671 Citrus Lake Dr Unit E-201 Naples, FL	3.0	2.0	1380	$5,250	$3.80	14d	1	0.85mi
2711 Citrus Lake Dr Unit F305 Naples, FL	3.0	2.0	1480	$5,500	$3.72	14d	1	0.88mi
2711 Citrus Lake Dr Unit F302 Naples, FL	2.0	2.0	1272	$4,500	$3.54	14d	1	0.88mi
516 Gordonia Rd Naples, FL	2.0	1.0	1100	$3,200	$2.91	24d	1	0.89mi
7518 Silver Trumpet Ln Unit Q102 Naples, FL	2.0	2.0	1300	$2,600	$2.00	14d	1	0.90mi
2731 Citrus Lake Dr #202 Naples, FL	2.0	2.0	1260	$2,500	$1.98	14d	1	0.92mi
2516 Orchid Bay Dr #203 Naples, FL	2.0	2.0	1360	$4,750	$3.49	24d	1	0.92mi
2585 Old Groves Rd Unit L203 Naples, FL	2.0	2.0	1448	$5,500	$3.80	14d	1	0.98mi
2058 Arbour Walk Cir #3322 Naples, FL	2.0	2.0	918	$2,000	$2.18	24d	1	0.98mi
2864 Mizzen Way Unit Y106 Naples, FL	2.0	2.0	1350	$5,200	$3.85	14d	1	1.00mi
2070 Arbour Walk Cir #3214 Naples, FL	1.0	1.0	760	$1,600	$2.11	21d	1	1.01mi
2118 Arbour Walk Cir Naples, FL	1.0	1.0	750	$1,300	$1.73	24d	1	1.02mi
2277 Arbour Walk Cir Naples, FL	1.0–2.0	1.0–2.0	937	$2,540	$2.71	14d	25	1.02mi
2130 Arbour Walk Cir #2724 Naples, FL	2.0	2.0	1022	$1,800	$1.76	24d	1	1.03mi
2885 Citrus Lake Dr Unit N103 Naples, FL	2.0	2.0	1249	$5,250	$4.20	14d	1	1.05mi

HOA detail condo

• Monthly dues: $550 · $6,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-04-22
   price $274,999
2. 2026-03-23
   price $299,999
3. 2026-03-10
   price $312,500
4. 2026-02-24
   listed $324,900 Active
5. 2023-03-23
   historical
6. 2023-03-14
   listed $367,000 Active
7. 2022-05-02
   historical
8. 2022-04-22
   price $424,998
9. 2022-04-04
   price $449,998
10. 2022-04-03
    listed $424,998 Active
11. 2019-04-19
    soldstatus $212,000 Sold
12. 2019-04-16
    soldstatus $212,000
13. 2019-04-09
    status Pending
14. 2019-03-09
    status Pending With Contingencies
15. 2019-01-29
    price $220,000
16. 2019-01-23
    price $224,000
17. 2019-01-08
    listed $234,900 Active
18. 2016-02-22
    price $162,000
19. 2016-02-22
    soldstatus $162,000
20. 2016-02-19
    soldstatus $162,000 Sold
21. 2015-12-14
    historical
22. 2015-12-14
    price $167,500
23. 2015-11-03
    listed $167,500 Active
24. 1994-01-07
    soldstatus $64,300

ⓘ 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: $1,239 · $103/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$1,044/yr (+$87/mo · 84.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $38,217
• − Mortgage interest: −$15,404
• − Property taxes: −$1,239
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,057
• − Management: −$3,057
• − HOA: −$6,600
• − Depreciation: −$8,000
• Taxable loss: −$516
• Est. tax savings @ 24.0%: +$124
• After-tax cash flow: $3,796/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 — Pelican Marsh

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): 27,273
• Household income: $92,259
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 1712.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 9% Black 4% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Cuban 3%
• Common ancestry: Romanian 5% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 20% · Canada, Jamaica, Vietnam
• Languages at home: 77% English-only · Spanish 10% Other Indo-European 5% Russian/Polish/Slavic 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: ▲ 0.29%
• Current HPI: 279.357
• Rent YoY: ▲ 0.92%
• 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

+327.7% since first listed

24 events — show timeline

• 2026-04-22 Price Changed $274,999 NAPLESMLS
• 2026-03-23 Price Changed $299,999 NAPLESMLS
• 2026-03-10 Price Changed $312,500 NAPLESMLS
• 2026-02-24 Listed $324,900 NAPLESMLS
• 2023-03-23 Listing Removed — NAPLESMLS
• 2023-03-14 Listed $367,000 NAPLESMLS
• 2022-05-02 Listing Removed — NAPLESMLS
• 2022-04-22 Price Changed $424,998 NAPLESMLS
• 2022-04-04 Price Changed $449,998 NAPLESMLS
• 2022-04-03 Listed $424,998 NAPLESMLS
• 2019-04-19 Sold (MLS) $212,000 NAPLESMLS
• 2019-04-16 Sold (Public Records) $212,000 Public Records
• 2019-04-09 Pending — NAPLESMLS
• 2019-03-09 Pending — NAPLESMLS
• 2019-01-29 Price Changed $220,000 NAPLESMLS
• 2019-01-23 Price Changed $224,000 NAPLESMLS
• 2019-01-08 Listed $234,900 NAPLESMLS
• 2016-02-22 Price Changed $162,000 NAPLESMLS
• 2016-02-22 Sold (Public Records) $162,000 Public Records
• 2016-02-19 Sold (MLS) $162,000 NAPLESMLS
• 2015-12-14 Price Changed $167,500 NAPLESMLS
• 2015-12-14 Listing Removed — NAPLESMLS
• 2015-11-03 Listed $167,500 NAPLESMLS
• 1994-01-07 Sold (Public Records) $64,300 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,239 · +2.7% YoY. Source: county tax records.