8075 Tiger Cv #1706 · Lely Resort, FL 34113

$335,000

3 bd · 2.0 ba · 1,432 sqft · Condo public records · 202 Days on market

Built 1998 $677/mo HOA · 12% 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
• Schools +5.0/10.0
• Rent growth +3.9/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nicely furnished 3 bedroom 2 bath condo with views of the Flamingo Golf Course. Players Club Membership is optional. Lely Community Development District bond has been paid. Vacant and easy to show. One small pet (15 pounds or less) allowed by owners.

Key facts

• First-floor end-unit
• Prime location
• Private lanai

Tags

• FIRST-FLOOR END-UNIT
• PRIVATE LANAI
• GOLF AND LANDSCAPED VIEWS
• PRIME LOCATION

Property features AI

Finance

• Other: Maintenance provided for lawn/land, sewer, street maintenance, street lights, trash removal, pest control (exterior), reserves, legal/accounting
• Financial info: Total annual recurring fees: $8,125; Total one-time fees: $750
• HOA & community: Mandatory HOA; Quarterly condo fee of $2,000; Annual master HOA fee of $125; Professional management; Master association fee included in some maintenance items; Community amenities: clubhouse, community pool, community spa/hot tub, tennis court, basketball, bike and jog path, golf course, streetlights; Non-gated community; Public golf course

Exterior

• Parking: Covered deeded parking; Detached 1-space carport
• Security: Patrolled community
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential end-unit in a low-rise (1–3) building; Built in 1998; Rear exposure faces northwest; Located in Lely Resort (Hidden Sanctuary Village)
• Construction: Concrete block construction; Stucco exterior; Tile roof; Single-hung windows
• Exterior features: Patio; Screened lanai/porch; Golf course and landscaped area views; Private road access; Zero lot line; Deeded restrictions

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Pantry; Eat-in kitchen
• Bedrooms: 3 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 cooling
• Interior features: Cable prewire; High-speed internet available; Smoke detectors; Pantry; Eat-in kitchen; Screened lanai/porch; Furnished
• Laundry & utility: Washer and dryer inside residence; Laundry in residence

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $335k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $335k).
• Recommended offer: $295k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#786 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment 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); Manatee Middle School (math 61% / reading 43%, grade C+, #217 of 571 statewide, top 40%, 749 students, 64% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL).
• Zoned-school proficiency averages 46% at this address vs 58% district-wide (-12 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); 598 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); solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 $94k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago 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 $150k; list at $335k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $294,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 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: 1.67% ✓
• Cap rate: 11.75%
• Cash-on-cash: 19.48%
• DSCR: 1.87
• GRM: 5.0

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: 13.9%
• Equity multiple: 1.57×
• Total profit: $53,888
• Equity at exit: $49,950

10-year hold

• IRR: 24.9%
• Equity multiple: 3.48×
• Total profit: $233,036
• Equity at exit: $28,965

Cash invested: $93,800 (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: 598
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $5,596 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$325 /mo · $3,906/yr
• Insurance: −$140
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$677
• Vacancy / Maint / Mgmt: −$1,175
• Net cashflow: $1,456

Break-even live

Break-even rent $3,754

Max offer price $335,000

Occupancy floor 69%

Sensitivity live

Price	-10% $1,646	-5% $1,551	+0% $1,456	+5% $1,361	+10% $1,266
Rent	-10% $1,014	-5% $1,235	+0% $1,456	+5% $1,677	+10% $1,898
Rate	-1.0pp $1,625	-0.5pp $1,541	base $1,456	+0.5pp $1,369	+1.0pp $1,281

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8065 Tiger Cv #1604 Naples, FL	2.0	2.0	1203	$2,495	$2.07	22d	1	0.02mi
8065 Tiger Cv Naples, FL	2.0	2.0	1203	$2,495	$2.07	25d	1	0.02mi
8085 Celeste Dr #812 Naples, FL	2.0	2.0	1480	$6,000	$4.05	15d	1	0.05mi
8055 Tiger Cv Unit 6-606 Naples, FL	2.0	2.0	1439	$1,800	$1.25	25d	1	0.06mi
8949 Malibu St #304 Naples, FL	3.0	2.0	1771	$6,500	$3.67	25d	1	0.06mi
8073 Panther Trl #1404 Naples, FL	2.0	2.0	1450	$5,500	$3.79	25d	1	0.11mi
8125 Celeste Dr #5113 Naples, FL	3.0	2.0	1635	$7,000	$4.28	25d	1	0.15mi
8125 Celeste Dr #5216 Naples, FL	3.0	2.0	1640	$4,500	$2.74	25d	1	0.15mi
8986 Cambria Cir #2204 Naples, FL	3.0	2.0	1771	$7,500	$4.23	25d	1	0.24mi
8986 Cambria Cir Unit 22 Naples, FL	2.0	2.0	1404	$6,000	$4.27	25d	1	0.24mi
8135 Celeste Dr #4218 Naples, FL	2.0	2.0	1476	$7,500	$5.08	25d	1	0.27mi
8693 Querce Ct Naples, FL	2.0	2.0	1415	$5,000	$3.53	25d	1	0.27mi
9025 Alturas St #3102 Naples, FL	2.0	3.0	1531	$3,400	$2.22	25d	1	0.28mi
8175 Celeste Dr #1229 Naples, FL	3.0	2.0	1640	$2,975	$1.81	25d	1	0.29mi
8175 Celeste Dr #1230 Naples, FL	2.0	2.0	1476	$2,775	$1.88	25d	1	0.29mi
8175 Celeste Dr Naples, FL	2.0	2.0	1460	$2,395	$1.64	25d	1	0.29mi
8519 Chase Preserve Dr Naples, FL	2.0	2.0	1827	$9,000	$4.93	25d	1	0.37mi
9054 Capistrano St N #4002 Naples, FL	3.0	2.0	1674	$6,000	$3.58	25d	1	0.38mi
9054 Capistrano St N #4003 Naples, FL	2.0	2.0	1385	$2,495	$1.80	25d	1	0.38mi
7278 Salerno Ct Unit 1049689P Naples, FL	3.0	2.0	1539	$6,683	$4.34	15d	1	0.43mi
7294 Salerno Ct Naples, FL	3.0	2.0	1542	$4,250	$2.76	25d	1	0.44mi
7310 Salerno Ct Naples, FL	3.0	2.0	1540	$5,000	$3.25	25d	1	0.44mi
8965 Malibu Ln #802 Naples, FL	3.0	2.0	1771	$6,595	$3.72	25d	1	0.46mi
9082 Capistrano St N Unit 48-5 Naples, FL	2.0	2.0	1227	$6,500	$5.30	25d	1	0.46mi
9066 Albion Ln N #5106 Naples, FL	3.0	2.5	1715	$6,500	$3.79	22d	1	0.49mi
8664 Genova Ct Naples, FL	3.0	2.0	1554	$3,200	$2.06	25d	1	0.50mi
9071 Albion Ln N #5706 Naples, FL	2.0	2.5	1441	$2,200	$1.53	25d	1	0.50mi
9073 Rialto St #6002 Naples, FL	3.0	2.0	1771	$7,500	$4.23	25d	1	0.50mi
9076 Rialto St Unit 62 Naples, FL	3.0	2.5	1624	$7,500	$4.62	25d	1	0.53mi
9072 Rialto St #6302 Naples, FL	3.0	2.0	1771	$8,250	$4.66	22d	1	0.54mi
7895 Mahogany Run Ln Unit 1504163P Naples, FL	2.0	2.0	1237	$4,125	$3.33	22d	1	0.55mi
7895 Mahogany Run Ln Naples, FL	2.0–3.0	2.0	1339	$10,395	$7.76	15d	3	0.55mi
7114 Marconi Ct Naples, FL	2.0	2.0	1554	$2,800	$1.80	25d	1	0.55mi
9081 Albion Ln S #6505 Naples, FL	2.0	2.0	1225	$7,500	$6.12	25d	1	0.56mi
7885 Mahogany Run Ln Unit 1504180P Naples, FL	2.0	2.0	1237	$2,915	$2.36	22d	1	0.57mi
7880 Mahogany Run Ln Naples, FL	2.0	2.0	1389	$10,225	$7.36	25d	2	0.60mi
9102 Capistrano St S Unit 72-3 Naples, FL	2.0	2.5	1520	$6,500	$4.28	25d	1	0.60mi
9088 Chula Vista St Unit 108-3 Naples, FL	2.0	2.0	1404	$5,700	$4.06	25d	1	0.62mi
7920 Mahogany Run Ln #1011 Naples, FL	3.0	2.0	1454	$10,395	$7.15	25d	1	0.63mi
9092 Chula Vista St #11003 Naples, FL	2.0	2.0	1404	$6,850	$4.88	25d	1	0.63mi

HOA detail condo

• Monthly dues: $677 · $8,124/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $335,000 Active 202 DOM
2. 2026-06-18
   days on market $335,000 Active 199 DOM
3. 2026-06-17
   days on market $335,000 Active 198 DOM
4. 2026-06-16
   days on market $335,000 Active 197 DOM
5. 2026-06-15
   days on market $335,000 Active 196 DOM
6. 2026-06-10
   days on market $335,000 Active 191 DOM
7. 2026-06-09
   days on market $335,000 Active 190 DOM
8. 2026-06-08
   days on market $335,000 Active 189 DOM
9. 2026-06-07
   pricedays on market $335,000 Active 188 DOM
10. 2026-06-03
    days on market $340,000 Active 184 DOM
11. 2026-06-02
    days on market $340,000 Active 183 DOM
12. 2026-06-01
    days on market $340,000 Active 182 DOM
13. 2026-05-31
    days on market $340,000 Active 181 DOM
14. 2026-05-30
    days on market $340,000 Active 180 DOM
15. 2026-04-18
    price $340,000
16. 2025-12-01
    listed $350,000 Active
17. 2013-02-11
    soldstatus $150,000
18. 2013-01-31
    soldstatus $150,000 250-char remark

    Show marketing remark (250 chars)

    Nicely furnished 3 bedroom 2 bath condo with views of the Flamingo Golf Course. Players Club Membership is optional. Lely Community Development District bond has been paid. Vacant and easy to show. One small pet (15 pounds or less) allowed by owners.

19. 2013-01-01
    listed $159,900 250-char remark

    Show marketing remark (250 chars)

    Nicely furnished 3 bedroom 2 bath condo with views of the Flamingo Golf Course. Players Club Membership is optional. Lely Community Development District bond has been paid. Vacant and easy to show. One small pet (15 pounds or less) allowed by owners.

20. 2012-04-28
    listed $159,900
21. 2003-01-09
    soldstatus $134,000
22. 2003-01-08
    soldstatus $134,000
23. 2002-11-18
    listed $139,900
24. 1998-09-29
    soldstatus $119,900
25. 1998-07-01
    soldstatus $240,000

ⓘ 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: $3,906 · $325/mo
• Projected year-2 tax: $3,906 · $325/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 7/10 Severe FEMA zone X (shaded) · 76% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $67,158
• − Mortgage interest: −$18,765
• − Property taxes: −$3,906
• − Insurance: −$2,472
• − Repairs & maintenance: −$5,373
• − Management: −$5,373
• − HOA: −$8,124
• − Depreciation: −$9,745
• Taxable income: $13,399
• Est. tax owed @ 24.0%: −$3,216
• After-tax cash flow: $14,255/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 Resort

• Score: 61/100
• State rank: #786
• US rank: #17981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lely Resort, 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

+41.7% since first listed

11 events — show timeline

• 2026-04-18 Price Changed $340,000 NAPLESMLS
• 2025-12-01 Listed $350,000 NAPLESMLS
• 2013-02-11 Sold (Public Records) $150,000 Public Records
• 2013-01-31 Sold (MLS) $150,000 NAPLESMLS
• 2013-01-01 Listed $159,900 NAPLESMLS
• 2012-04-28 Listed $159,900 NAPLESMLS
• 2003-01-09 Sold (MLS) $134,000 MIML
• 2003-01-08 Sold (Public Records) $134,000 Public Records
• 2002-11-18 Listed $139,900 MIML
• 1998-09-29 Sold (Public Records) $119,900 Public Records
• 1998-07-01 Sold (Public Records) $240,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $3,906 · +7.8% YoY. Source: county tax records.