1337 N Alhambra Cir · Naples, FL 34103

$599,990

3 bd · 2.0 ba · 1,451 sqft · SingleFamily public records · 33 Days on market

Built 1988 7,405 sqft lot Est $808k · 26% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Exceptionally renovated Naples residence with NO HOA — minutes from Gulf beaches, Waterside Shops, scenic marinas, and premier golf courses. This move-in-ready home features a newer metal roof, brand-new A/C, luxury vinyl flooring, and soaring vaulted ceilings with designer accent walls and large windows. A two-car garage adds convenience and storage. The chef-inspired kitchen showcases bay windows, stainless appliances, a quartz waterfall countertop, and full-height designer backsplash. The primary suite offers a walk-in closet and spa-like en-suite with a beautifully tiled walk-in shower and modern fixtures. A newly screened Florida room overlooks a private, fully fenced backyard fr

Key facts

• Large windows
• Brand-new a/c
• Newer metal roof

Tags

• NEWER METAL ROOF
• BRAND-NEW A/C
• LUXURY VINYL FLOORING
• SOARING VAULTED CEILINGS
• DESIGNER ACCENT WALLS
• LARGE WINDOWS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached 2-space garage; 2 covered parking spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; Entry on level 1; Faces south; Resale property
• Construction: Block and concrete construction with vinyl siding; Metal roof
• Exterior features: Fenced yard; Lanai; Screened porch; Porch; Rectangular lot; Paved road access; North exposure

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Vaulted ceilings; Dual sinks; Combined living and dining area; Single-hung windows; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $600k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $600k).
• Recommended offer: $582k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#126 in FL, #1,903 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute D+, cost of living 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 (+14.6%/yr); 479 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).
• At $7,691/mo this rent would consume 79% of the median local household income ($117k/yr) (locally 311% 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 $4k of loan paydown is wiped out by about $18k 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 + 8.0% rent growth), your $168k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($582k) 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.
• Current owner paid $368k; list at $600k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $581,990 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.28% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.39%
• DSCR: 1.73
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $808,207
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1523 Happolo Ln	0.64mi	3/2.0	1,571 (+8%)	15mo	$875,000	$557	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 11.3%
• Equity multiple: 1.48×
• Total profit: $79,852
• Equity at exit: $89,460

10-year hold

• IRR: 24.0%
• Equity multiple: 3.56×
• Total profit: $430,170
• Equity at exit: $51,876

Cash invested: $167,997 (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 34103

• Rents YoY: 14.6%
• Active inventory: 479
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $7,691 high
• Mortgage (P&I): −$3,146
• Tax from tax record: −$385 /mo · $4,625/yr
• Insurance: −$250
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,615
• Net cashflow: $2,142

Break-even live

Break-even rent $4,980

Max offer price $599,990

Occupancy floor 67%

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: $149,998
• Closing costs: $18,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 Pompei Ln Naples, FL	2.0	2.0	1012	$1,888	$1.86	23d	2	0.10mi
1400 Pompei Ln Unit S-21 Naples, FL	2.0	2.0	1025	$3,000	$2.93	23d	1	0.11mi
1400 Pompei Ln Unit O-21 Naples, FL	2.0	2.0	1025	$2,200	$2.15	23d	1	0.11mi
1265 Pompei Ln Naples, FL	3.0	2.0	1650	$3,495	$2.12	13d	1	0.19mi
4525 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	23d	1	0.29mi
4523 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	23d	1	0.29mi
1082 Capri Dr Naples, FL	3.0	2.0	1500	$9,000	$6.00	23d	1	0.39mi
1240 Shady Rest Ln #102 Naples, FL	3.0	2.0	1619	$6,000	$3.71	13d	1	0.56mi
5934 Premier Way Naples, FL	1.0–3.0	1.0–3.0	1350	$4,882	$3.62	13d	29	0.58mi
4300 Belair Ln Naples, FL	2.0	2.0	1200	$6,750	$5.62	13d	2	0.70mi
1614 Forest Lakes Blvd Naples, FL	3.0	2.0	1869	$10,000	$5.35	23d	1	0.70mi
4200 Belair Ln Naples, FL	2.0–3.0	2.0	1406	$9,000	$6.40	23d	5	0.72mi
1719 Camelia Ln Naples, FL	3.0	2.0	1534	$3,900	$2.54	23d	1	0.73mi
1085 Forest Lakes Dr Unit 8202 Naples, FL	2.0	2.0	1086	$2,800	$2.58	13d	1	0.74mi
1085 Forest Lakes Dr Unit 8106 Naples, FL	2.0	2.0	1000	$1,900	$1.90	13d	1	0.74mi
1086 Forest Lakes Dr Unit 9303 Naples, FL	2.0	2.0	1000	$2,395	$2.40	13d	1	0.77mi
4092 Belair Ln #15 Naples, FL	3.0	3.0	1500	$6,200	$4.13	23d	1	0.82mi
4082 Belair Ln #11 Naples, FL	3.0	2.0	1600	$6,000	$3.75	23d	1	0.84mi
287 Quail Forest Blvd #117 Naples, FL	2.0	2.0	993	$1,695	$1.71	13d	1	0.84mi
287 Quail Forest Blvd #117 Naples, FL	2.0	2.0	993	$1,995	$2.01	21d	1	0.84mi
260 Quail Forest Blvd Naples, FL	1.0–2.0	1.0–2.0	875	$2,533	$2.89	13d	22	0.89mi
4180 Crayton Rd Unit E7 Naples, FL	3.0	2.0	1600	$8,900	$5.56	23d	1	0.95mi
3930 Belair Ln Naples, FL	2.0	2.0	1300	$6,000	$4.62	23d	1	0.96mi
6453 Autumn Woods Blvd Naples, FL	3.0	2.0	1729	$9,500	$5.49	21d	1	0.96mi
723 Willowhead Dr Naples, FL	3.0	3.0	1776	$18,000	$10.14	23d	1	0.99mi
555 Park Shore Dr Unit B410 Naples, FL	2.0	2.0	1200	$6,000	$5.00	21d	1	1.04mi
1097 Frank Whiteman Blvd Naples, FL	4.0	3.0	1590	$10,900	$6.86	23d	1	1.05mi
1044 Woodshire Ln Unit B212 Naples, FL	3.0	2.0	1250	$8,000	$6.40	23d	1	1.10mi
611 Serendipity Dr #611 Naples, FL	2.0	2.0	1300	$10,000	$7.69	21d	1	1.11mi
563 Serendipity Dr #563 Naples, FL	2.0	2.0	1545	$8,000	$5.18	23d	1	1.13mi
355 Park Shore Dr Unit 1-114 Naples, FL	2.0	2.0	1574	$13,000	$8.26	23d	1	1.13mi
595 Serendipity Dr #595 Naples, FL	3.0	2.0	1395	$10,000	$7.17	23d	1	1.14mi
5637 Turtle Bay Dr Unit II-22 Naples, FL	3.0	2.0	1506	$10,000	$6.64	13d	1	1.15mi
499 Forest Lakes Blvd #105 Naples, FL	2.0	2.0	919	$1,950	$2.12	13d	1	1.17mi
5633 Turtle Bay Dr #37 Naples, FL	2.0	2.0	1423	$8,500	$5.97	23d	1	1.17mi
788 Park Shore Dr Naples, FL	1.0–2.0	1.5–2.0	931	$5,500	$5.90	13d	3	1.18mi
5635 Turtle Bay Dr #6 Naples, FL	3.0	2.0	1713	$8,500	$4.96	13d	1	1.18mi
5501 Heron Point Dr #201 Naples, FL	2.0	2.0	1230	$12,000	$9.76	21d	1	1.18mi
5501 Heron Point Dr #204 Naples, FL	2.0	2.0	1230	$10,000	$8.13	23d	1	1.18mi
5501 Heron Point Dr #702 Naples, FL	2.0	2.0	1155	$11,000	$9.52	23d	1	1.18mi

Listing history 7 events

1. 2026-05-13
   price $599,990
2. 2026-04-23
   listed $609,990 Active
3. 2026-04-21
   historical
4. 2026-04-07
   price $629,000
5. 2026-03-25
   listed $629,990 Active
6. 2025-10-20
   soldstatus $367,500
7. 1996-02-15
   soldstatus $110,000

ⓘ 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: $4,625 · $385/mo
• Projected year-2 tax: $4,980 · $415/mo
• Expected delta: +$355/yr (+$30/mo · 7.7%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AH · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $92,297
• − Mortgage interest: −$33,609
• − Property taxes: −$4,625
• − Insurance: −$4,824
• − Repairs & maintenance: −$7,384
• − Management: −$7,384
• − Depreciation: −$17,454
• Taxable income: $17,016
• Est. tax owed @ 24.0%: −$4,084
• After-tax cash flow: $21,624/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

• Score: 80/100
• State rank: #126
• US rank: #1903

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collier County · 396,295 people
• City population: 344,941
• Metro: Naples-Marco Island, FL
• Population (ZIP): 11,299
• Household income: $116,875
• Rent vs Own: 14.1% rent · 85.9% own
• Severe rent burden: 311.0

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 10% Two or more races 8% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 2% Portuguese 2%
• Foreign-born: 13% · Canada
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 2% German/W. Germanic 1%

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: ▼ -327.53%
• Current HPI: 315.1396
• Rent YoY: ▲ 14.55%
• 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

+445.4% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $599,990 FORTMLS
• 2026-04-23 Listed $609,990 FORTMLS
• 2026-04-21 Listing Removed — NAPLESMLS
• 2026-04-07 Price Changed $629,000 NAPLESMLS
• 2026-03-25 Listed $629,990 NAPLESMLS
• 2025-10-20 Sold (Public Records) $367,500 Public Records
• 1996-02-15 Sold (Public Records) $110,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $4,625 · +2.4% YoY. Source: county tax records.