1281 Solana Rd · Naples, FL 34103

$399,000

2 bd · 2.0 ba · 1,728 sqft · Condo · 6 Days on market

Built 1982 $895/mo HOA · 17% of rent ↓ 28% since listing

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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 +19.9/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 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

Best value in central Naples - only 2 miles from the beach. This beautifully updated, turnkey-furnished villa offers an exceptional combination of privacy, space, and location. With 1,728 square feet of living area, the thoughtfully designed floor plan features a first-floor primary suite, versatile den, full-size laundry room, and spacious upstairs loft-style guest bedroom with private bath and large walk-in closet. The home lives like a single-family residence while offering low-maintenance condominium living. Freshly painted throughout, recent updates include white kitchen cabinetry, granite countertops, stainless steel appliances, updated lighting and ceiling fans. The open-concept livi

Key facts

• Versatile den
• Large walk-in closet
• $895 HOA

Tags

• TURNKEY-FURNISHED VILLA
• FIRST-FLOOR PRIMARY SUITE
• VERSATILE DEN
• FULL-SIZE LAUNDRY ROOM
• LARGE WALK-IN CLOSET
• WHITE KITCHEN CABINETRY

Property features AI

Finance

• Other: Part of a complex with 57 units and 5 units in the building; Unit count per floor: 1; Two-story floor plan; Deeded with no commercial use allowed
• Financial info: Total annual recurring HOA fees listed; One-time fees apply
• HOA & community: Mandatory HOA with professional management; Quarterly HOA fee; HOA covers irrigation water, lawn/land maintenance, manager, exterior pest control, reserves, street lights, street maintenance, trash removal, and water; Community amenities include a community pool and vehicle wash area; Non-gated community

Exterior

• Parking: One assigned parking space; Common paved parking
• Security: Smoke detectors
• Utilities: Central water; Central sewer; Cable available
• Home design: Attached villa in a 2-story building; Rear exposure faces east; Residential property in Bent Pines Villas Condo
• Construction: Built in 1982; Wood frame construction; Wood siding exterior; Shingle roof; Single-hung windows and skylight
• Exterior features: Patio; Pond; Screened lanai/porch

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Range; Refrigerator/freezer; Self-cleaning oven
• Bedrooms: Two master suites with one master on the ground floor and one upstairs; Den can serve as additional bedroom/office (listed as 2 + Den)
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; Master baths feature tub-and-shower combinations
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Built-in cabinets; Cable prewire; Cathedral and vaulted ceilings; High-speed internet available; Laundry tub; Pantry; Smoke detectors; Wet bar; Window coverings; Turnkey furnished; Den/study; Great room; Guest room; Guest bath; Loft; Screened lanai/porch
• Laundry & utility: Washer and dryer included; Washer/dryer hookup; Laundry in residence; Laundry tub

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $399k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $399k).

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.
• Zoned schools: Naples High School (math 47% / reading 52%, grade D, #179 of 667 statewide, top 29%, 1,719 students, 39% FRL) — zoned schools average 39% FRL vs 55% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• 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 25d 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 $5,237/mo this rent would consume 54% 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 $3k of loan paydown is wiped out by about $12k 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 $112k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $151k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $399,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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 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: 1.31% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.20%
• DSCR: 1.23
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-5,491
• Equity at exit: $59,492

10-year hold

• IRR: 14.1%
• Equity multiple: 2.46×
• Total profit: $163,471
• Equity at exit: $34,498

Cash invested: $111,720 (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 34103

• Rents YoY: 14.6%
• Active inventory: 479
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $5,237 medium
• Mortgage (P&I): −$2,092
• Tax est. 1.5%: −$499 /mo · $5,985/yr
• Insurance: −$166
• HOA: −$895
• Vacancy / Maint / Mgmt: −$1,100
• Net cashflow: $485

Break-even live

Break-even rent $4,623

Max offer price $399,000

Occupancy floor 86%

Sensitivity live

Price	-10% $760	-5% $622	+0% $485	+5% $347	+10% $209
Rent	-10% $71	-5% $278	+0% $485	+5% $691	+10% $898
Rate	-1.0pp $685	-0.5pp $586	base $485	+0.5pp $381	+1.0pp $276

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1240 Shady Rest Ln #102 Naples, FL	3.0	2.0	1619	$6,000	$3.71	14d	1	0.09mi
1082 Capri Dr Naples, FL	3.0	2.0	1500	$9,000	$6.00	24d	1	0.33mi
4523 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	24d	1	0.33mi
4525 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	24d	1	0.33mi
4082 Belair Ln #11 Naples, FL	3.0	2.0	1600	$6,000	$3.75	24d	1	0.44mi
4092 Belair Ln #15 Naples, FL	3.0	3.0	1500	$6,200	$4.13	24d	1	0.46mi
3930 Belair Ln Naples, FL	2.0	2.0	1300	$6,000	$4.62	24d	1	0.47mi
3722 Rachel Ln Naples, FL	3.0	3.0	2141	$20,000	$9.34	14d	1	0.57mi
740 Park Shore Dr Naples, FL	3.0	2.0	1964	$22,500	$11.46	24d	1	0.61mi
4200 Belair Ln Naples, FL	2.0–3.0	2.0	1406	$6,500	$4.62	24d	5	0.64mi
723 Willowhead Dr Naples, FL	3.0	3.0	1776	$18,000	$10.14	24d	1	0.66mi
569 Park Shore Dr Unit G5 Naples, FL	2.0	2.5	1921	$15,000	$7.81	24d	1	0.68mi
571 Park Shore Dr Unit G6 Naples, FL	2.0	2.0	2221	$14,000	$6.30	24d	1	0.68mi
735 Parkview Ln Naples, FL	2.0	2.0	1918	$11,000	$5.74	24d	1	0.69mi
4300 Belair Ln Naples, FL	2.0	2.0	1200	$6,750	$5.62	14d	2	0.70mi
4706 West Blvd Unit W3 Naples, FL	3.0	3.0	1933	$7,000	$3.62	24d	1	0.71mi
1400 Pompei Ln Naples, FL	2.0	2.0	1012	$1,888	$1.86	24d	2	0.71mi
555 Park Shore Dr Unit B410 Naples, FL	2.0	2.0	1200	$6,000	$5.00	22d	1	0.74mi
4180 Crayton Rd Unit E7 Naples, FL	3.0	2.0	1600	$8,900	$5.56	24d	1	0.74mi
261 Colonade Cir #2701 Naples, FL	2.0	2.5	1991	$11,000	$5.52	24d	1	0.76mi
1265 Pompei Ln Naples, FL	3.0	2.0	1650	$3,495	$2.12	14d	1	0.80mi
656 Binnacle Dr Naples, FL	3.0	2.0	1808	$10,000	$5.53	24d	1	0.84mi
4155 Crayton Rd #203 Naples, FL	3.0	3.0	1940	$14,000	$7.22	24d	1	0.85mi
1119 Ridge St Naples, FL	3.0	3.5	2221	$9,000	$4.05	24d	1	0.86mi
3200 Binnacle Dr Unit D3 Naples, FL	2.0	2.0	1180	$9,000	$7.63	22d	1	0.86mi
355 Park Shore Dr Unit 1-114 Naples, FL	2.0	2.0	1574	$13,000	$8.26	24d	1	0.90mi
3105 Riviera Dr Unit A201 Naples, FL	2.0	2.0	1625	$8,000	$4.92	24d	1	0.95mi
250 Park Shore Dr #803 Naples, FL	3.0	2.0	1690	$15,000	$8.88	24d	1	0.95mi
3030 Binnacle Dr #201 Naples, FL	2.0	2.0	1092	$5,000	$4.58	24d	1	1.03mi
1085 Forest Lakes Dr Unit 8202 Naples, FL	2.0	2.0	1086	$2,800	$2.58	14d	1	1.04mi
4916 Crayton Rd Naples, FL	3.0	2.0	1932	$25,000	$12.94	24d	1	1.08mi
1614 Forest Lakes Blvd Naples, FL	3.0	2.0	1869	$10,000	$5.35	24d	1	1.10mi
820 Ketch Dr #2 Naples, FL	2.0	2.0	1100	$5,700	$5.18	24d	1	1.11mi
820 Ketch Dr #3 Naples, FL	2.0	2.0	1100	$5,500	$5.00	24d	1	1.11mi
4530 Gulf Shore Blvd N Unit 2-122 Naples, FL	3.0	2.5	1786	$15,000	$8.40	24d	1	1.15mi
4031 Gulf Shore Blvd N #55 Naples, FL	2.0	2.0	2150	$6,500	$3.02	24d	1	1.17mi
3520 Bolero Way Unit 1325569P Naples, FL	3.0	2.0	1399	$5,021	$3.59	14d	1	1.17mi
4560 Gulf Shore Blvd N Unit 3-213 Naples, FL	2.0	2.0	1321	$8,500	$6.43	24d	1	1.18mi
5934 Premier Way Naples, FL	1.0–3.0	1.0–3.0	1350	$3,618	$2.68	14d	29	1.18mi
1719 Camelia Ln Naples, FL	3.0	2.0	1534	$3,900	$2.54	24d	1	1.19mi

HOA detail condo

• Monthly dues: $895 · $10,740/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $399,000 Active 6 DOM
2. 2026-06-17
   days on market $399,000 Active 5 DOM
3. 2026-06-16
   days on market $399,000 Active 4 DOM
4. 2026-06-15
   days on market $399,000 Active 3 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   pricestatusdays on marketlisting id $399,000 Active 1 DOM
7. 2026-05-01
   status Pending With Contingencies
8. 2026-02-14
   price $425,000
9. 2026-01-22
   price $475,000
10. 2025-10-14
    price $499,000
11. 2025-09-10
    price $530,000
12. 2025-03-27
    price $540,000
13. 2025-03-11
    listed $550,000 Active
14. 2025-03-08
    historical
15. 2025-02-16
    listed $549,000 Active
16. 2025-02-15
    historical
17. 2025-01-15
    price $549,000
18. 2024-10-29
    price $540,000
19. 2024-08-16
    listed $550,000 Active
20. 2024-08-10
    historical
21. 2024-03-29
    price $565,000
22. 2024-02-23
    price $575,000
23. 2024-02-02
    price $580,000
24. 2024-01-11
    listed $592,000 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 4/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $62,840
• − Mortgage interest: −$22,350
• − Property taxes: −$5,985
• − Insurance: −$1,995
• − Repairs & maintenance: −$5,027
• − Management: −$5,027
• − HOA: −$10,740
• − Depreciation: −$11,607
• Taxable income: $108
• Est. tax owed @ 24.0%: −$26
• After-tax cash flow: $5,789/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

-28.2% since first listed

18 events — show timeline

• 2026-05-01 Pending — NAPLESMLS
• 2026-02-14 Price Changed $425,000 NAPLESMLS
• 2026-01-22 Price Changed $475,000 NAPLESMLS
• 2025-10-14 Price Changed $499,000 NAPLESMLS
• 2025-09-10 Price Changed $530,000 NAPLESMLS
• 2025-03-27 Price Changed $540,000 NAPLESMLS
• 2025-03-11 Listed $550,000 NAPLESMLS
• 2025-03-08 Listing Removed — NAPLESMLS
• 2025-02-16 Listed $549,000 NAPLESMLS
• 2025-02-15 Listing Removed — NAPLESMLS
• 2025-01-15 Price Changed $549,000 NAPLESMLS
• 2024-10-29 Price Changed $540,000 NAPLESMLS
• 2024-08-16 Listed $550,000 NAPLESMLS
• 2024-08-10 Listing Removed — NAPLESMLS
• 2024-03-29 Price Changed $565,000 NAPLESMLS
• 2024-02-23 Price Changed $575,000 NAPLESMLS
• 2024-02-02 Price Changed $580,000 NAPLESMLS
• 2024-01-11 Listed $592,000 NAPLESMLS