413 Augusta Blvd #206 · Lely, FL 34113

$195,000

2 bd · 2.0 ba · 1,390 sqft · Condo public records · 114 Days on market

Built 1983 $971/mo HOA · 28% 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 +28.0/30.0
• 1% rule +10.0/10.0
• DSCR +9.9/10.0
• 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 MLS

Wake up to fantastic panoramic views of the lake and golf course, where Snowy Egrets, ducks, and other waterfowl create a peaceful, ever-changing backdrop. This desirable second-floor condo, conveniently located near the elevator, offers the perfect blend of comfort, privacy, and opportunity. Inside, you'll find newer wood and luxury vinyl flooring throughout. The bright kitchen features updated appliances, a portable island for added prep space, a tray ceiling with fan, sunken can lighting, and a large window that fills the space with natural light--making meal preparation both functional and enjoyable. The thoughtfully designed split-bedroom floor plan places each bedroom on opposite sides of the spacious great room. Both bedrooms feature en-suite baths and sliding glass doors leading to the lanai, offering privacy for guests and the flexibility of dual master suites. The primary bath includes a separate vanity table with sink, large mirrors, and a comfortable sitting area. The dining area's tray ceiling adds architectural interest and easily accommodates a large table for entertaining. Step out onto the lanai and enjoy serene views, complete with storm shutters that allow you to quickly secure the unit when traveling or during storm season. Additional features include assigned covered parking with extra storage. Residents enjoy access to a large community pool with both sun-drenched lounging areas and a screened-in space for shaded relaxation. Ideally located just minutes from wonderful downtown Naples and our beautiful Gulf beaches, this condo is priced to allow for cosmetic updates while still remaining under market value. Even better--all special assessments will be paid in full by the seller. This is an exceptional opportunity to create your own slice of paradise in Naples.

Key facts

• Updated appliances
• Portable island
• Newer wood flooring

Tags

• PANORAMIC VIEWS
• LAKE AND GOLF COURSE
• NEWER WOOD FLOORING
• LUXURY VINYL FLOORING
• UPDATED APPLIANCES
• PORTABLE ISLAND

Property features AI

Finance

• Other: Part of a 36-unit complex with 1 floor (36 units in building); Unit number/lot unit 206; Property has lake and golf course views; waterfront: lake; irrigation via well; Restrictions include deeded limitations on number of vehicles, no motorcycles, no RVs, no trucks
• HOA & community: Monthly condo fee; Community amenities: BBQ/picnic area, community pool, community spa/hot tub, extra storage, sidewalks, streetlights, underground utilities; HOA maintenance covers cable, insurance, internet/Wi‑Fi access, lawn/land maintenance, management, exterior pest control, recreation facilities, reserves, and trash removal; Professional management; Non-gated community; Total annual recurring HOA fees listed

Exterior

• Parking: 1 assigned covered parking; Detached 1-car carport
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential low-rise (1–3 stories); Zero lot line; Rear exposure facing west; Located in Lely Country Club (Timbercreek subdivision)
• Construction: Concrete block construction; Stucco exterior finish; Shingle roof; Built in 1983
• Exterior features: Automatic sprinkler system; Shutters (electric and manual)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator/ice maker; Self-cleaning oven
• Bedrooms: 2 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 air conditioning; Ceiling fans
• Interior features: Cable prewire; Foyer; Dining area (combined with living); Screened lanai/porch; Common elevator; Partially furnished
• Laundry & utility: Washer; Dryer; Smoke detector

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $177k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#586 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; Watch: health & safety D, 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.
• Zoned schools: Lely Elementary School (math 45% / reading 46%, grade D-, #1,247 of 2,144 statewide, top 59%, 499 students, 62% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL) — zoned schools at 58% FRL track the district average.
• Zoned-school proficiency averages 42% at this address vs 58% district-wide (-16 pts) — the specific schools serving this property underperform the Collier average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.6%/yr); 597 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $3,496/mo this rent would consume 51% of the median local household income ($82k/yr) (locally 954% 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 (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $55k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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; HOA is 28% of rent.
• Climate carrying-cost: severe flood risk; 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 $177,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% 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 D-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: 1.79% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.32%
• DSCR: 1.59
• GRM: 4.6

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: 5.7%
• Equity multiple: 1.23×
• Total profit: $12,715
• Equity at exit: $29,075

10-year hold

• IRR: 18.3%
• Equity multiple: 2.80×
• Total profit: $98,173
• Equity at exit: $16,860

Cash invested: $54,600 (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: 4.6×

Monthly cashflow live

• Estimated rent: $3,496 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$80 /mo · $964/yr
• Insurance: −$81
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$971
• Vacancy / Maint / Mgmt: −$734
• Net cashflow: $540

Break-even live

Break-even rent $2,812

Max offer price $195,000

Occupancy floor 80%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 Augusta Blvd #302 Naples, FL	2.0	2.0	1390	$5,500	$3.96	21d	1	0.03mi
520 Augusta Blvd Unit B204 Naples, FL	3.0	2.0	1294	$2,200	$1.70	23d	1	0.10mi
555 Augusta Blvd Unit 3-1 Naples, FL	2.0	2.0	1249	$4,200	$3.36	23d	1	0.14mi
575 Augusta Blvd Naples, FL	3.0	2.0	1500	$2,100	$1.40	23d	1	0.18mi
265 Deerwood Cir Naples, FL	2.0	2.0	1179	$5,000	$4.24	23d	1	0.22mi
605 Augusta Blvd #14 Naples, FL	2.0	2.0	1125	$4,000	$3.56	23d	1	0.24mi
605 Augusta Blvd #4 Naples, FL	2.0	2.0	1125	$3,950	$3.51	13d	1	0.24mi
640 Augusta Blvd Naples, FL	2.0	2.0	1634	$2,700	$1.65	23d	1	0.25mi
701 Augusta Blvd Unit 701-8 Naples, FL	2.0	2.0	1250	$4,800	$3.84	13d	1	0.26mi
705 Augusta Blvd Unit 705-5 Naples, FL	2.0	2.0	1125	$2,000	$1.78	13d	1	0.28mi
709 Augusta Blvd Unit 709-5 Naples, FL	3.0	2.0	1480	$4,000	$2.70	13d	1	0.29mi
905 Augusta Blvd Naples, FL	2.0	2.0	1125	$1,850	$1.64	23d	1	0.35mi
760 Augusta Blvd Unit D204 Naples, FL	3.0	2.0	1294	$2,300	$1.78	23d	1	0.35mi
5651 Rattlesnake Hammock Rd Unit C-108 Naples, FL	2.0	2.0	1054	$1,800	$1.71	23d	1	0.36mi
5635 Rattlesnake Hammock Rd Apt 203D Naples, FL	2.0	2.0	1054	$1,700	$1.61	21d	1	0.39mi
940 Augusta Blvd Unit D939 Naples, FL	2.0	2.0	1419	$2,200	$1.55	23d	1	0.43mi
5859 Westbourgh Ct Naples, FL	3.0	2.0	1746	$8,500	$4.87	23d	1	0.45mi
5859 Westbourgh Ct Naples, FL	3.0	2.0	1746	$8,500	$4.87	13d	1	0.45mi
5535 Rattlesnake Hammock Rd #302 Naples, FL	2.0	2.0	1205	$2,800	$2.32	23d	1	0.45mi
452 Bristle Cone Ln #27 Naples, FL	2.0	2.0	1129	$2,000	$1.77	23d	1	0.46mi
494 Saint Andrews Blvd Naples, FL	3.0	2.0	1700	$2,800	$1.65	23d	1	0.48mi
5857 Rattlesnake Hammock Rd #208 Naples, FL	2.0	2.0	1133	$3,000	$2.65	13d	1	0.50mi
5502 Greenwood Cir #1 Naples, FL	3.0	2.0	1450	$2,400	$1.66	23d	1	0.50mi
315 Saint Andrews Blvd Unit A25 Naples, FL	2.0	2.0	1126	$1,530	$1.36	23d	1	0.51mi
5841 Rattlesnake Hammock Rd Unit 2 Naples, FL	2.0	2.0	1133	$2,500	$2.21	23d	1	0.52mi
5841 Rattlesnake Hammock Rd Unit I-203 Naples, FL	2.0	2.0	1015	$3,500	$3.45	13d	1	0.53mi
213 Bay Meadows Dr Naples, FL	3.0	2.0	1650	$5,500	$3.33	23d	1	0.53mi
255 Pine Valley Cir Naples, FL	3.0	1.5	1574	$3,500	$2.22	23d	1	0.58mi
5499 Rattlesnake Hammock Rd Naples, FL	2.0	2.0	1071	$1,775	$1.66	13d	2	0.61mi
326 Bradstrom Cir Unit 204F Naples, FL	3.0	2.0	1200	$3,500	$2.92	23d	1	0.62mi
326 Bradstrom Cir Unit 103F Naples, FL	2.0	2.0	1113	$1,800	$1.62	23d	1	0.62mi
5595 Greenwood Cir #92 Naples, FL	3.0	2.0	1450	$5,000	$3.45	23d	1	0.63mi
5778 Greenwood Cir Naples, FL	3.0	2.0	1450	$4,000	$2.76	23d	1	0.63mi
240 Pebble Beach Blvd #702 Naples, FL	2.0	2.0	1090	$4,000	$3.67	23d	1	0.65mi
4556 Andover Way Unit E104 Naples, FL	2.0	2.0	1072	$5,000	$4.66	13d	1	0.66mi
4556 Andover Way Unit E106 Naples, FL	2.0	2.0	1172	$1,900	$1.62	13d	1	0.66mi
332 Bradstrom Cir #201 Naples, FL	2.0	2.0	1257	$2,200	$1.75	23d	1	0.67mi
5419 Rattlesnake Hammock Rd Unit 307F Naples, FL	2.0	2.0	1071	$1,950	$1.82	13d	1	0.68mi
5293 Dixie Dr Unit 1546039P Naples, FL	2.0	2.0	1130	$1,561	$1.38	13d	1	0.72mi
190 Pebble Beach Blvd #301 Naples, FL	2.0	2.0	954	$1,700	$1.78	23d	1	0.73mi

HOA detail condo

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

Listing history 19 events

1. 2026-06-18
   days on market $195,000 Active 114 DOM
2. 2026-06-17
   days on market $195,000 Active 113 DOM
3. 2026-06-16
   days on market $195,000 Active 112 DOM
4. 2026-06-15
   days on market $195,000 Active 111 DOM
5. 2026-06-14
   days on market $195,000 Active 109 DOM
6. 2026-06-10
   days on market $195,000 Active 106 DOM
7. 2026-06-09
   days on market $195,000 Active 105 DOM
8. 2026-06-08
   days on market $195,000 Active 104 DOM
9. 2026-06-07
   days on market $195,000 Active 103 DOM
10. 2026-06-03
    days on market $195,000 Active 99 DOM
11. 2026-06-02
    days on market $195,000 Active 98 DOM
12. 2026-06-01
    days on market $195,000 Active 97 DOM
13. 2026-05-31
    days on market $195,000 Active 96 DOM
14. 2026-05-30
    days on market $195,000 Active 95 DOM
15. 2026-02-24
    listed $195,000 Active
16. 2026-02-23
    listed $195,000 Active 1817-char remark

    Show marketing remark (1817 chars)

    Wake up to fantastic panoramic views of the lake and golf course, where Snowy Egrets, ducks, and other waterfowl create a peaceful, ever-changing backdrop. This desirable second-floor condo, conveniently located near the elevator, offers the perfect blend of comfort, privacy, and opportunity. Inside, you'll find newer wood and luxury vinyl flooring throughout. The bright kitchen features updated appliances, a portable island for added prep space, a tray ceiling with fan, sunken can lighting, and a large window that fills the space with natural light--making meal preparation both functional and enjoyable. The thoughtfully designed split-bedroom floor plan places each bedroom on opposite sides of the spacious great room. Both bedrooms feature en-suite baths and sliding glass doors leading to the lanai, offering privacy for guests and the flexibility of dual master suites. The primary bath includes a separate vanity table with sink, large mirrors, and a comfortable sitting area. The dining area's tray ceiling adds architectural interest and easily accommodates a large table for entertaining. Step out onto the lanai and enjoy serene views, complete with storm shutters that allow you to quickly secure the unit when traveling or during storm season. Additional features include assigned covered parking with extra storage. Residents enjoy access to a large community pool with both sun-drenched lounging areas and a screened-in space for shaded relaxation. Ideally located just minutes from wonderful downtown Naples and our beautiful Gulf beaches, this condo is priced to allow for cosmetic updates while still remaining under market value. Even better--all special assessments will be paid in full by the seller. This is an exceptional opportunity to create your own slice of paradise in Naples.

17. 2005-05-12
    soldstatus $269,000
18. 1986-07-01
    soldstatus $109,000
19. 1983-04-01
    soldstatus $93,200

ⓘ 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: $964 · $80/mo
• Projected year-2 tax: $1,618 · $135/mo
• Expected delta: +$654/yr (+$55/mo · 67.8%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,946
• − Mortgage interest: −$10,923
• − Property taxes: −$964
• − Insurance: −$1,772
• − Repairs & maintenance: −$3,356
• − Management: −$3,356
• − HOA: −$11,652
• − Depreciation: −$5,673
• Taxable income: $4,250
• Est. tax owed @ 24.0%: −$1,020
• After-tax cash flow: $5,457/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 — Lely

• Score: 66/100
• State rank: #586
• US rank: #11224

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lely, FL
• 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

+109.2% since first listed

5 events — show timeline

• 2026-02-24 Listed $195,000 NAPLESMLS
• 2026-02-23 Listed $195,000 MIML
• 2005-05-12 Sold (Public Records) $269,000 Public Records
• 1986-07-01 Sold (Public Records) $109,000 Public Records
• 1983-04-01 Sold (Public Records) $93,200 Public Records

Property tax history

+1.3%/yr

Latest (2025): $964 · +7.6% YoY. Source: county tax records.