5330 Treetops Dr Unit F4 · Naples Manor, FL 34113

$145,000

1 bd · 1.0 ba · 576 sqft · Condo · 179 Days on market

Built 1980 $642/mo HOA · 23% 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 +29.5/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +3.9/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Recently Renovated townhouse villa Condo 1 Bedroom/ 1 Bath, Remodeled kitchen white shaker cabinets, quartz counters, stainless steel appliances, wood floors, new baseboards & Crown moldings, remodeled bath with glass shower door, tankless water heater, laundry room w/ washer & Dryer and laundry sink, screened lanai Porch entry, central air, Turnkey Furnished or Not. The Treetops at Naples community appeals to both snowbirds and full-time residents: In close proximity to Downtown & Naples' beaches and Marco Island. Perfect Rental Investment or 1st Home. On Supra, Owner Occupied Please Knock

Key facts

• Quartz counters
• New baseboards
• Wood floors

Tags

• REMODELED KITCHEN
• QUARTZ COUNTERS
• STAINLESS STEEL APPLIANCES
• WOOD FLOORS
• NEW BASEBOARDS
• CROWN MOLDINGS

Property features AI

Finance

• Financial info: Pets allowed (call/conditional)
• HOA & community: Part of an HOA (community of 60 units); Quarterly association fee; HOA covers grounds maintenance and recreation facilities; Community pool; On-site management; Non-gated community

Exterior

• Parking: Assigned parking (one space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; Entry level: 1; Faces north; Resale property
• Construction: Built with wood siding and wood frame; Shingle roof
• Exterior features: Lanai; Porch; Screened porch; Paved road access; South exposure; Smoke detector(s)

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level; Screened porch (room type)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Breakfast bar; Kitchen island; Shower-only bath with separate shower; Window treatments; Window coverings; Furnishing negotiable
• Laundry & utility: Washer and dryer; Laundry tub; Tankless water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#615 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: schools F, 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 rising fast (+5.6%/yr); 597 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• This rent runs 40% of the median local income ($82k/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 $1k 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 (-3.0% appreciation + 5.6% rent growth), your $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 23% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
8. 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.
9. 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.
10. 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: 1.89% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.30%
• DSCR: 1.68
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.59% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.76×
• Total profit: $-9,684
• Equity at exit: $21,620

10-year hold

• IRR: 8.8%
• Equity multiple: 1.83×
• Total profit: $33,525
• Equity at exit: $12,537

Cash invested: $40,600 (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 34113

• Rents YoY: 5.6%
• Active inventory: 597
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,736 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$642
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $91

Break-even live

Break-even rent $2,621

Max offer price $145,000

Occupancy floor 92%

Sensitivity live

Price	-10% $191	-5% $141	+0% $91	+5% $41	+10% $-9
Rent	-10% $-125	-5% $-17	+0% $91	+5% $199	+10% $307
Rate	-1.0pp $164	-0.5pp $128	base $91	+0.5pp $53	+1.0pp $15

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5222 Treetops Dr Naples, FL	1.0	1.0	600	$1,800	$3.00	24d	1	0.03mi
5314 Gilchrist St Naples, FL	2.0	1.0	636	$2,000	$3.14	14d	1	0.43mi

HOA detail condo

• Monthly dues: $642 · $7,704/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $145,000 Active 179 DOM
2. 2026-06-17
   days on market $145,000 Active 178 DOM
3. 2026-06-16
   days on market $145,000 Active 177 DOM
4. 2026-06-15
   days on market $145,000 Active 176 DOM
5. 2026-06-10
   days on market $145,000 Active 171 DOM
6. 2026-06-09
   days on market $145,000 Active 170 DOM
7. 2026-06-08
   days on market $145,000 Active 169 DOM
8. 2026-06-07
   days on market $145,000 Active 168 DOM
9. 2026-06-03
   days on market $145,000 Active 164 DOM
10. 2026-06-02
    days on market $145,000 Active 163 DOM
11. 2026-06-01
    days on market $145,000 Active 162 DOM
12. 2026-05-31
    days on market $145,000 Active 161 DOM
13. 2026-05-30
    days on market $145,000 Active 160 DOM
14. 2025-12-21
    listed $145,000 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $32,835
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$5,844
• − Repairs & maintenance: −$2,627
• − Management: −$2,627
• − HOA: −$7,704
• − Depreciation: −$4,218
• Taxable loss: −$481
• Est. tax savings @ 24.0%: +$115
• After-tax cash flow: $1,208/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 Manor

• Score: 66/100
• State rank: #615
• US rank: #11875

Category grades

Amenities F Commute F Cost of living B+ Crime B Employment D- Housing A+ Health & safety A+ 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): 26,056
• Household income: $81,674
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 954.0

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 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 28% Black 12% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 3% Cuban 2%
• Common ancestry: Hispanic 10% Romanian 3% Lithuanian 2%
• Foreign-born: 26% · Canada, Jamaica, Vietnam
• Languages at home: 63% English-only · Spanish 24% French/Haitian/Cajun 9% 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: ▼ -194.86%
• Current HPI: 279.4232
• Rent YoY: ▲ 5.59%
• 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

1 event — show timeline

• 2025-12-21 Listed $145,000 FORTMLS