41 High Point Cir S #303 · Naples, FL 34103

$247,000

2 bd · 2.0 ba · 1,015 sqft · Condo public records · 198 Days on market

Built 1979 $845/mo HOA · 18% 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
• 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

High Point Country Club epitomizes the bundled, nine-hole, walking golf course community lifestyle. With immediate golf membership, a state-of-the-art fitness center, six refreshing pools, a restaurant, and courts for tennis and pickleball—all covered by your quarterly HOA fees—every day presents a new opportunity for recreation and relaxation. Nestled within this vibrant social hub is one of the finest renovated condos available. Revel in the convenience of covered parking and in-residence laundry facilities, enhancing your comfort and convenience. Boasting a prime location just 1.5 miles from the beach and 2.5 miles from downtown Naples, you'll find yourself surrounded by an a

Key facts

• Covered parking
• Six refreshing pools
• Courts for tennis

Tags

• GOLF COURSE COMMUNITY
• SIX REFRESHING POOLS
• COURTS FOR TENNIS
• COURTS FOR PICKLEBALL
• COVERED PARKING
• PRIME LOCATION

Property features AI

Finance

• Other: Three units per floor in the building; Three floors in the building; Subdivision: High Point Country Club
• Financial info: Total one-time HOA fees
• HOA & community: Mandatory HOA; Master association professional management; Quarterly master HOA fee; Master HOA fee covers cable, golf course, internet/WiFi, irrigation water, lawn/land maintenance, pest control (exterior), sewer, street maintenance, street lights, trash removal, water, recreation facilities, reserve, manager, legal/accounting; Community amenities include clubhouse, community pool, exercise room, extra storage, golf course, internet access, library, pickleball, putting green, restaurant, sidewalks, tennis court, vehicle wash area, private membership options; Non-gated golf course community; Total annual recurring HOA fees

Exterior

• Parking: Detached 1-car carport
• Security: Impact resistant windows; Window storm protection
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential low-rise (1–3 stories); Traditional style; Zero lot line; Rear exposure faces north; Unit 303 in High Point development; Built in 1979
• Construction: Concrete block construction; Stucco exterior; Tile roof; Previous appraisal / property appraiser office used for measurements
• Exterior features: Courtyard; Pond; Lake waterfront; Water feature; Storage; Screened balcony; Water display

Interior

• Kitchen: Cooktop; Range; Self-cleaning oven; Microwave; Dishwasher; Disposal; Refrigerator; Freezer; Refrigerator/Freezer with icemaker; Pantry; Breakfast bar
• Bedrooms: 2 bedrooms (split bedroom floor plan)
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bath with combo tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; Fire sprinklers; High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Window coverings; Common elevator
• Laundry & utility: Washer and dryer in residence; Laundry in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $247k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $247k).
• Recommended offer: $217k (12.0% 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 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 $4,646/mo this rent would consume 48% 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 $2k of loan paydown is wiped out by about $7k 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 $69k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $53k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $247k implies a 211% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.88% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.91%
• DSCR: 1.93
• GRM: 4.4

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: 20.3%
• Equity multiple: 1.89×
• Total profit: $61,827
• Equity at exit: $36,829

10-year hold

• IRR: 32.4%
• Equity multiple: 4.86×
• Total profit: $266,619
• Equity at exit: $21,356

Cash invested: $69,160 (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: 4.4×

Monthly cashflow live

• Estimated rent: $4,646 medium
• Mortgage (P&I): −$1,295
• Tax from tax record: −$222 /mo · $2,667/yr
• Insurance: −$103
• HOA: −$845
• Vacancy / Maint / Mgmt: −$976
• Net cashflow: $1,205

Break-even live

Break-even rent $3,121

Max offer price $247,000

Occupancy floor 69%

Sensitivity live

Price	-10% $1,345	-5% $1,275	+0% $1,205	+5% $1,135	+10% $1,065
Rent	-10% $838	-5% $1,022	+0% $1,205	+5% $1,389	+10% $1,572
Rate	-1.0pp $1,330	-0.5pp $1,268	base $1,205	+0.5pp $1,141	+1.0pp $1,076

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: $61,750
• Closing costs: $7,410
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 High Point Cir S #303 Naples, FL	2.0	2.0	1015	$5,500	$5.42	24d	1	0.05mi
3200 Binnacle Dr Unit D3 Naples, FL	2.0	2.0	1180	$9,000	$7.63	22d	1	0.45mi
3030 Binnacle Dr #201 Naples, FL	2.0	2.0	1092	$5,000	$4.58	24d	1	0.52mi
820 Ketch Dr #3 Naples, FL	2.0	2.0	1100	$5,500	$5.00	24d	1	0.53mi
820 Ketch Dr #2 Naples, FL	2.0	2.0	1100	$5,700	$5.18	24d	1	0.53mi
2400 14th St N Naples, FL	3.0	2.0	1464	$5,890	$4.02	14d	1	0.62mi
788 Park Shore Dr Naples, FL	1.0–2.0	1.5–2.0	931	$5,500	$5.90	14d	3	0.65mi
3930 Belair Ln Naples, FL	2.0	2.0	1300	$6,000	$4.62	24d	1	0.78mi
3520 Bolero Way Unit 1325569P Naples, FL	3.0	2.0	1399	$5,021	$3.59	14d	1	0.96mi
4092 Belair Ln #15 Naples, FL	3.0	3.0	1500	$6,200	$4.13	24d	1	0.97mi
333 Harbour Dr #211 Naples, FL	2.0	2.0	975	$5,500	$5.64	14d	1	1.04mi
555 Park Shore Dr Unit B410 Naples, FL	2.0	2.0	1200	$6,000	$5.00	22d	1	1.13mi
222 Harbour Dr #105 Naples, FL	2.0	2.0	1393	$13,000	$9.33	24d	1	1.13mi
1082 Capri Dr Naples, FL	3.0	2.0	1500	$9,000	$6.00	24d	1	1.14mi
600 Neapolitan Way Naples, FL	1.0–2.0	2.0	832	$5,200	$6.25	24d	2	1.14mi
3400 Gulf Shore Blvd N Unit M3 Naples, FL	2.0	2.0	1337	$9,500	$7.11	24d	1	1.16mi
4523 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	24d	1	1.16mi
4525 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	24d	1	1.16mi
3200 Gulf Shore Blvd N #105 Naples, FL	2.0	2.0	1116	$8,500	$7.62	24d	1	1.19mi
3070 Gulf Shore Blvd N #103 Naples, FL	2.0	2.0	1300	$8,000	$6.15	24d	1	1.19mi
2581 Poinciana St Naples, FL	3.0	2.0	1255	$9,000	$7.17	24d	1	1.21mi
3500 Gulf Shore Blvd N Naples, FL	2.0	2.0	1258	$7,650	$6.08	24d	2	1.24mi
2600 Gulf Shore Blvd N #64 Naples, FL	2.0	2.0	1200	$7,200	$6.00	24d	1	1.28mi
4200 Belair Ln Naples, FL	2.0–3.0	2.0	1406	$6,500	$4.62	24d	5	1.28mi
2885 Gulf Shore Blvd N #302 Naples, FL	2.0	2.0	1500	$20,000	$13.33	24d	1	1.29mi
2500 Gulf Shore Blvd N Unit S6 Naples, FL	2.0	2.0	1145	$7,500	$6.55	24d	1	1.29mi
3443 Gulf Shore Blvd N Naples, FL	2.0	2.0	1171	$12,750	$10.88	14d	11	1.31mi
2258 Gulf Shore Blvd N Unit O1 Naples, FL	2.0	2.0	1491	$13,750	$9.22	24d	1	1.34mi
2216 Gulf Shore Blvd N Unit R3 Naples, FL	2.0	2.0	1265	$10,000	$7.91	24d	1	1.34mi
4300 Belair Ln Naples, FL	2.0	2.0	1200	$6,750	$5.62	14d	2	1.37mi
4001 Gulf Shore Blvd N #105 Naples, FL	2.0	2.0	1247	$12,000	$9.62	24d	1	1.42mi
4001 Gulf Shore Blvd N #1104 Naples, FL	2.0	2.0	1267	$11,000	$8.68	24d	1	1.42mi
4001 Gulf Shore Blvd N #303 Naples, FL	2.0	2.0	1248	$9,000	$7.21	24d	1	1.42mi
4001 Gulf Shore Blvd N #803 Naples, FL	2.0	2.0	1267	$13,000	$10.26	24d	1	1.42mi
4001 Gulf Shore Blvd N #505 Naples, FL	2.0	2.0	1271	$9,000	$7.08	14d	1	1.42mi
4001 Gulf Shore Blvd N #707 Naples, FL	2.0	2.0	1267	$20,000	$15.79	24d	1	1.42mi
4005 Gulf Shore Blvd N #605 Naples, FL	2.0	2.0	1267	$10,000	$7.89	24d	1	1.44mi
4005 Gulf Shore Blvd N #607 Naples, FL	2.0	2.0	1400	$14,000	$10.00	24d	1	1.44mi
2203 Gulf Shore Blvd N Unit E1 Naples, FL	2.0	2.0	1491	$17,500	$11.74	24d	1	1.44mi
2211 Gulf Shore Blvd N Unit C4 Naples, FL	2.0	2.0	1265	$17,500	$13.83	24d	1	1.46mi

HOA detail condo

• Monthly dues: $845 · $10,140/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $247,000 Active 198 DOM
2. 2026-06-17
   days on market $247,000 Active 197 DOM
3. 2026-06-16
   days on market $247,000 Active 196 DOM
4. 2026-06-15
   days on market $247,000 Active 195 DOM
5. 2026-06-10
   days on market $247,000 Active 190 DOM
6. 2026-06-09
   days on market $247,000 Active 189 DOM
7. 2026-06-08
   days on market $247,000 Active 188 DOM
8. 2026-06-07
   days on market $247,000 Active 187 DOM
9. 2026-06-03
   days on market $247,000 Active 183 DOM
10. 2026-06-02
    days on market $247,000 Active 182 DOM
11. 2026-06-01
    days on market $247,000 Active 181 DOM
12. 2026-05-31
    days on market $247,000 Active 180 DOM
13. 2026-05-30
    days on market $247,000 Active 179 DOM
14. 2026-05-15
    price $247,000
15. 2026-04-28
    price $285,000
16. 2025-12-02
    listed $300,000 Active
17. 2025-01-06
    historical
18. 2024-10-02
    listed $329,750 Active
19. 2024-08-16
    historical
20. 2024-06-12
    price $329,750
21. 2024-05-10
    listed $349,900 Active
22. 1996-10-14
    soldstatus $79,500

ⓘ 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: $2,667 · $222/mo
• Projected year-2 tax: $2,667 · $222/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 6/10 Major FEMA zone X (unshaded) · 52% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $55,757
• − Mortgage interest: −$13,836
• − Property taxes: −$2,667
• − Insurance: −$1,235
• − Repairs & maintenance: −$4,461
• − Management: −$4,461
• − HOA: −$10,140
• − Depreciation: −$7,185
• Taxable income: $11,773
• Est. tax owed @ 24.0%: −$2,825
• After-tax cash flow: $11,637/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

+210.7% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $247,000 NAPLESMLS
• 2026-04-28 Price Changed $285,000 NAPLESMLS
• 2025-12-02 Listed $300,000 NAPLESMLS
• 2025-01-06 Listing Removed — NAPLESMLS
• 2024-10-02 Listed $329,750 NAPLESMLS
• 2024-08-16 Listing Removed — NAPLESMLS
• 2024-06-12 Price Changed $329,750 NAPLESMLS
• 2024-05-10 Listed $349,900 NAPLESMLS
• 1996-10-14 Sold (Public Records) $79,500 Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,667 · +5.0% YoY. Source: county tax records.