8345 Whisper Trace Way #102 · Marco Shores-Hammock Bay, FL 34114

$299,000

3 bd · 2.0 ba · 1,413 sqft · Condo public records · 88 Days on market

Built 1998 $971/mo HOA · 16% of rent

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Appreciation +4.3/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming move-in-ready coach home in the prestigious Fiddler's Creek community features three spacious bedrooms and two full baths, boasting a fully updated kitchen with modern coach-style design. Offering exceptional privacy in a friendly, intimate neighborhood setting, the home provides seamless low maintenance living with access to a resort-style community pool and other amenities. Ideally situated between vibrant Downtown Naples and the pristine beaches of Marco Island, Fiddler's Creek enjoys a prime location near the Marco Island Executive Airport, world-class beaches, premier shopping, fine dining, and boating opportunities. Residents benefit from quick, convenient access to Naples' renowned Fifth Avenue South and Naples International Airport, all within a beautifully maintained, gated master-planned community renowned for its natural sanctuary, lush preserves, and luxurious lifestyle.

Key facts

• Natural sanctuary
• Prime location
• Lush preserves

Tags

• FULLY UPDATED KITCHEN
• RESORT-STYLE COMMUNITY POOL
• PRIME LOCATION
• GATED MASTER-PLANNED COMMUNITY
• NATURAL SANCTUARY
• LUSH PRESERVES

Property features AI

Finance

• Other: Dock lease available for boat access; Deeded property restrictions: no commercial, no RV, no truck
• Financial info: Total units in complex: 132; units in building: 12; 1 unit per floor; building has 2 floors
• HOA & community: Professional management; Quarterly mandatory club fee; Quarterly condo fee; Club and resort-style community amenities including beach club access, golf course (golf equity), marina, full service spa, fitness center (attended), exercise room, tennis, pickleball, bocce, putting green, restaurant, clubhouse, community room, community spa/hot tub, sauna, play area, sidewalks, streetlights, underground utilities; Maintenance covers cable, insurance, internet/WiFi access, irrigation water, lawn/land maintenance, legal/accounting, manager, exterior pest control, reserves, sewer and water; One-time mandatory club fee and other one-time fees apply

Exterior

• Parking: Detached carport (1 car)
• Security: Gated community with guard at gate and patrols
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential carriage/coach style; Low rise (1-3 stories); Rear exposure facing east; Located in Fiddler's Creek community (Whisper Trace sub-condo)
• Construction: Concrete block construction; Stucco exterior; Tile roof; Impact resistant windows; Built in 1998
• Exterior features: Automatic sprinkler system; Landscaped area and preserve views; Zero lot line

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Range; Refrigerator/Freezer
• Bedrooms: 3 bedrooms (split bedroom floor plan)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Cable prewire; Foyer; Pantry; Smoke detectors; Laundry in residence; Screened lanai/porch; Furnished
• Laundry & utility: Washer and dryer in unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $299k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $299k).
• Recommended offer: $281k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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 rising (+3.2%/yr); 905 active listings in the ZIP; 22 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).
• At $5,973/mo this rent would consume 80% 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 $2k of loan paydown is wiped out by about $4k 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.
• At projected returns (-1.5% appreciation + 3.2% rent growth), your $84k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 2.00% ✓
• Cap rate: 12.98%
• Cash-on-cash: 23.89%
• DSCR: 2.06
• GRM: 4.2

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: 20.0%
• Equity multiple: 1.90×
• Total profit: $74,959
• Equity at exit: $65,335

10-year hold

• IRR: 26.4%
• Equity multiple: 3.66×
• Total profit: $222,561
• Equity at exit: $62,936

Cash invested: $83,720 (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: 905
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $5,973 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$388 /mo · $4,661/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$971
• Vacancy / Maint / Mgmt: −$1,254
• Net cashflow: $1,600

Break-even live

Break-even rent $3,947

Max offer price $299,000

Occupancy floor 68%

Sensitivity live

Price	-10% $1,769	-5% $1,685	+0% $1,600	+5% $1,515	+10% $1,431
Rent	-10% $1,128	-5% $1,364	+0% $1,600	+5% $1,836	+10% $2,072
Rate	-1.0pp $1,751	-0.5pp $1,676	base $1,600	+0.5pp $1,522	+1.0pp $1,444

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8355 Whisper Trace Way Unit K104 Naples, FL	3.0	2.0	1674	$6,500	$3.88	15d	1	0.05mi
8365 Whisper Trace Way Unit L204 Naples, FL	3.0	2.0	1752	$6,500	$3.71	15d	1	0.07mi
262 Indies Dr E Unit 101 Naples, FL	3.0	2.0	1537	$7,500	$4.88	24d	1	0.30mi
286 Indies Dr E Unit 202 Naples, FL	3.0	2.0	1509	$3,200	$2.12	24d	1	0.30mi
268 Indies Dr E #102 Naples, FL	2.0	2.0	1537	$7,500	$4.88	24d	1	0.31mi
244 Indies Dr E #101 Naples, FL	3.0	2.0	1537	$7,500	$4.88	22d	1	0.31mi
232 Indies Dr E #101 Naples, FL	3.0	2.0	1537	$7,500	$4.88	24d	1	0.34mi
163 Indies Dr E #203 Naples, FL	2.0	2.0	1448	$7,200	$4.97	24d	1	0.42mi
163 Indies Dr E #106 Naples, FL	3.0	2.0	1698	$7,500	$4.42	24d	1	0.42mi
163 Indies Dr E #206 Naples, FL	3.0	2.0	1698	$6,000	$3.53	24d	1	0.42mi
4650 Hawks Nest Way Unit M202 Naples, FL	3.0	2.0	1840	$9,600	$5.22	15d	1	0.76mi
4680 Hawks Nest Way Unit D-103 Naples, FL	2.0	2.0	1414	$3,000	$2.12	15d	1	0.85mi
4529 Cardinal Cove Ln #7 Naples, FL	2.0	2.0	1539	$6,500	$4.22	24d	1	0.85mi
4685 Hawks Nest Way #103 Naples, FL	2.0	2.0	1440	$6,500	$4.51	15d	1	0.89mi
3955 Deer Crossing Ct #103 Naples, FL	3.0	2.0	1812	$7,500	$4.14	24d	1	0.97mi
1305 Mainsail Dr Naples, FL	2.0	2.0	871	$1,912	$2.19	22d	2	1.21mi
1305 Mainsail Dr Naples, FL	2.0	2.0	925	$1,862	$2.01	24d	2	1.21mi
1042 Mainsail Dr #822 Naples, FL	3.0	2.0	1276	$1,895	$1.49	24d	1	1.33mi
1510 Mainsail Dr #7 Naples, FL	2.0	2.0	966	$4,500	$4.66	15d	1	1.35mi
1024 Mainsail Dr #512 Naples, FL	3.0	2.0	1276	$2,300	$1.80	15d	1	1.36mi
1516 Mainsail Dr #2 Naples, FL	2.0	2.0	966	$1,900	$1.97	15d	1	1.40mi
1522 Mainsail Dr #2 Naples, FL	2.0	2.0	900	$1,895	$2.11	15d	1	1.47mi

HOA detail condo

• Monthly dues: $971 · $11,652/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-08
   days on market $299,000 Active 88 DOM
2. 2026-06-07
   days on market $299,000 Active 87 DOM
3. 2026-06-03
   days on market $299,000 Active 83 DOM
4. 2026-06-03
   remarks 699-char remark
5. 2026-06-03
   listed $299,000 Active 82 DOM

ⓘ 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: $4,661 · $388/mo
• Projected year-2 tax: $4,661 · $388/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $71,671
• − Mortgage interest: −$16,749
• − Property taxes: −$4,661
• − Insurance: −$2,292
• − Repairs & maintenance: −$5,734
• − Management: −$5,734
• − HOA: −$11,652
• − Depreciation: −$8,698
• Taxable income: $16,152
• Est. tax owed @ 24.0%: −$3,876
• After-tax cash flow: $15,323/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 — Marco Shores-Hammock Bay

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): 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

+126.3% since first listed

9 events — show timeline

• 2026-03-12 Listed $299,000 NAPLESMLS
• 2026-03-12 Listed $299,000 MIML
• 2021-06-19 Sold (Public Records) $283,000 Public Records
• 2021-06-11 Sold (MLS) $283,000 NAPLESMLS
• 2021-05-21 Pending — NAPLESMLS
• 2021-05-11 Pending — NAPLESMLS
• 2021-05-08 Listed $279,000 NAPLESMLS
• 2005-05-17 Sold (Public Records) $229,000 Public Records
• 1998-09-30 Sold (Public Records) $132,100 Public Records

Property tax history

+13.0%/yr

Latest (2025): $4,661 · -1.3% YoY. Source: county tax records.