10333 Heritage Bay Blvd #1712 · Heritage Bay, FL 34120

$349,000

2 bd · 2.0 ba · 1,232 sqft · Condo public records · 143 Days on market

Built 2010 $1201/mo HOA · 24% of rent

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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 +23.6/30.0
• 1% rule +9.5/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located on the first floor, this Heritage Bay classic condominium offers you an exceptional opportunity to own in North Naples. With tasteful, coastal chic appointments throughout, you are easily ready to enjoy all your new golf course lifestyle has to offer. Features include Corian countertops, tile in the main living areas, a private lake and golf course view, generous living space, and much more. Heritage Bay boasts a 27-hole championship golf course, expanded practice facilities, tennis and pickleball programs, Bocce, as well as a staffed fitness center. An immaculate community with stunning lake and golf course views, and amenities second to none.

Key facts

• Newer ac
• Open floor plan
• Water views

Tags

• GROUND-FLOOR
• WATER VIEWS
• OPEN FLOOR PLAN
• IMPACT WINDOWS
• NEWER AC
• NEWER WATER HEATER

Property features AI

Finance

• Other: Property is part of a large community with approximately 1,250 units and about 30 units in this building
• Financial info: Total annual recurring fees listed; Total one-time fees listed
• HOA & community: Mandatory HOA; Professional management; Quarterly condo fee; Annual master association fee; HOA covers cable, internet/WiFi, irrigation water, lawn/land maintenance, pest control (exterior), sewer, water, street lights, security, recreation facilities, reserves, insurance, legal/accounting, golf course maintenance and underground utilities; Community amenities include clubhouse, community pool and spa, fitness center (attended), tennis and pickleball courts, bocce, putting green, golf course (golf-bundled), restaurant, cabana, saunas, bike/jog paths, fishing pier, billiards, bike storage, private membership options, sidewalks, streetlights and vehicle wash area

Exterior

• Parking: 1 assigned covered parking space; Detached 1-car carport; Guest parking and paved parking areas
• Security: Gated community with guard at gate and patrols; Entry keypad
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property in a mid-rise (4-7) building; Traditional building style; Rear exposure faces northwest; Located in the Heritage Bay development (Terrace sub-condo)
• Construction: Built in 2010; Concrete block construction; Stucco exterior finish; Tile roof; Impact-resistant windows and doors
• Exterior features: Automated sprinkler system; Screened lanai/porch; Golf course frontage; Views of lake, landscaped areas, preserve and wooded areas; Central irrigation

Interior

• Kitchen: Pantry; Electric cooktop; Self-cleaning oven; Microwave; Dishwasher; Disposal; Refrigerator / freezer with icemaker; Breakfast bar and eat-in kitchen
• Bedrooms: 2 bedrooms; Master bedroom on ground level; Additional bedroom on first floor
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bathroom with shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Built-in cabinets; Pantry; Walk-in closet; Window coverings; Fire sprinkler system; Cable prewire / High-speed internet available; Smoke detectors; Turnkey furnished; Great room floor plan; Common elevator
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $349k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $349k).
• Recommended offer: $307k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Corkscrew Elementary School (math 76% / reading 73%, grade A, #230 of 2,144 statewide, top 12%, 863 students, 35% FRL); Palmetto Ridge High School (math 43% / reading 51%, grade D-, #207 of 667 statewide, top 32%, 2,347 students, 38% FRL) — zoned schools average 37% FRL vs 55% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-1.6%/yr); 1133 active listings in the ZIP; 17 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).
• At $5,058/mo this rent would consume 65% of the median local household income ($94k/yr) (locally 409% 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 $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.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($307k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $175k; list at $349k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 24% of rent.
• 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→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $307,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.45% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.09%
• DSCR: 1.36
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.61×
• Total profit: $-38,345
• Equity at exit: $52,037

10-year hold

• IRR: -9.4%
• Equity multiple: 0.53×
• Total profit: $-46,095
• Equity at exit: $30,175

Cash invested: $97,720 (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 34120

• Rents YoY: -1.6%
• Active inventory: 1133
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $5,058 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$160 /mo · $1,923/yr
• Insurance: −$145
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$1,201
• Vacancy / Maint / Mgmt: −$1,062
• Net cashflow: $507

Break-even live

Break-even rent $4,416

Max offer price $349,000

Occupancy floor 85%

Sensitivity live

Price	-10% $705	-5% $606	+0% $507	+5% $408	+10% $309
Rent	-10% $107	-5% $307	+0% $507	+5% $707	+10% $907
Rate	-1.0pp $683	-0.5pp $596	base $507	+0.5pp $417	+1.0pp $325

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10333 Heritage Bay Blvd #1715 Naples, FL	2.0	2.0	1194	$6,000	$5.03	24d	1	0.01mi
10337 Heritage Bay Blvd Naples, FL	2.0	2.0	1213	$4,400	$3.63	24d	4	0.05mi
10329 Heritage Bay Blvd #1622 Naples, FL	2.0	2.0	1232	$5,500	$4.46	24d	1	0.06mi
10330 Heritage Bay Blvd #2626 Naples, FL	2.0	2.0	1414	$6,900	$4.88	24d	1	0.06mi
10338 Heritage Bay Blvd #2514 Naples, FL	2.0	2.0	1414	$2,500	$1.77	24d	1	0.09mi
10321 Heritage Bay Blvd Naples, FL	2.0–3.0	2.0	1320	$6,500	$4.92	22d	2	0.09mi
10321 Heritage Bay Blvd Naples, FL	2.0–3.0	2.0	1301	$5,400	$4.15	24d	3	0.09mi
10307 Heritage Bay Blvd Naples, FL	2.0	2.0	1194	$2,800	$2.35	15d	1	0.12mi
10317 Heritage Bay Blvd #1416 Naples, FL	2.0	2.0	1232	$7,000	$5.68	24d	1	0.13mi
10345 Heritage Bay Blvd Naples, FL	2.0	2.0	1232	$4,425	$3.59	15d	2	0.15mi
10313 Heritage Bay Blvd #1342 Naples, FL	2.0	2.0	1232	$6,500	$5.28	24d	1	0.15mi
10349 Heritage Bay Blvd #2117 Naples, FL	2.0	2.0	1232	$2,300	$1.87	15d	1	0.19mi
10353 Heritage Bay Blvd #2226 Naples, FL	2.0	2.0	1232	$6,500	$5.28	15d	1	0.23mi
10353 Heritage Bay Blvd #2226 Naples, FL	2.0	2.0	1232	$6,500	$5.28	24d	1	0.23mi
10270 Heritage Bay Blvd #3422 Naples, FL	2.0	2.0	1414	$6,500	$4.60	24d	1	0.39mi
10275 Heritage Bay Blvd Naples, FL	2.0	2.0	1301	$4,500	$3.46	24d	2	0.41mi
10044 Siesta Bay Dr #9412 Naples, FL	2.0	2.0	1414	$2,500	$1.77	24d	1	1.25mi

HOA detail condo

• Monthly dues: $1,201 · $14,412/yr
• Likely covers: gym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $349,000 Active 143 DOM
2. 2026-06-18
   days on market $349,000 Active 140 DOM
3. 2026-06-17
   days on market $349,000 Active 139 DOM
4. 2026-06-16
   days on market $349,000 Active 138 DOM
5. 2026-06-15
   days on market $349,000 Active 137 DOM
6. 2026-06-14
   days on market $349,000 Active 135 DOM
7. 2026-06-10
   days on market $349,000 Active 132 DOM
8. 2026-06-09
   days on market $349,000 Active 131 DOM
9. 2026-06-08
   days on market $349,000 Active 130 DOM
10. 2026-06-07
    days on market $349,000 Active 129 DOM
11. 2026-06-03
    days on market $349,000 Active 125 DOM
12. 2026-06-02
    days on market $349,000 Active 124 DOM
13. 2026-06-01
    days on market $349,000 Active 123 DOM
14. 2026-05-31
    days on market $349,000 Active 122 DOM
15. 2026-05-30
    days on market $349,000 Active 121 DOM
16. 2026-01-29
    listed $349,000 Active
17. 2020-07-20
    soldstatus $175,000
18. 2020-07-14
    soldstatus $175,000 Sold 673-char remark

    Show marketing remark (673 chars)

    Conveniently located on the first floor, this Heritage Bay classic condominium offers you an exceptional opportunity to own in North Naples. With tasteful, coastal chic appointments throughout, you are easily ready to enjoy all your new golf course lifestyle has to offer. Features include Corian countertops, tile in the main living areas, a private lake and golf course view, generous living space, and much more. Heritage Bay boasts a 27-hole championship golf course, expanded practice facilities, tennis and pickleball programs, Bocce, as well as a staffed fitness center. An immaculate community with stunning lake and golf course views, and amenities second to none.

19. 2020-07-01
    status Pending With Contingencies 673-char remark

    Show marketing remark (673 chars)

    Conveniently located on the first floor, this Heritage Bay classic condominium offers you an exceptional opportunity to own in North Naples. With tasteful, coastal chic appointments throughout, you are easily ready to enjoy all your new golf course lifestyle has to offer. Features include Corian countertops, tile in the main living areas, a private lake and golf course view, generous living space, and much more. Heritage Bay boasts a 27-hole championship golf course, expanded practice facilities, tennis and pickleball programs, Bocce, as well as a staffed fitness center. An immaculate community with stunning lake and golf course views, and amenities second to none.

20. 2020-06-08
    price $184,000 673-char remark

    Show marketing remark (673 chars)

    Conveniently located on the first floor, this Heritage Bay classic condominium offers you an exceptional opportunity to own in North Naples. With tasteful, coastal chic appointments throughout, you are easily ready to enjoy all your new golf course lifestyle has to offer. Features include Corian countertops, tile in the main living areas, a private lake and golf course view, generous living space, and much more. Heritage Bay boasts a 27-hole championship golf course, expanded practice facilities, tennis and pickleball programs, Bocce, as well as a staffed fitness center. An immaculate community with stunning lake and golf course views, and amenities second to none.

21. 2020-05-18
    listed $195,000 Active 673-char remark

    Show marketing remark (673 chars)

    Conveniently located on the first floor, this Heritage Bay classic condominium offers you an exceptional opportunity to own in North Naples. With tasteful, coastal chic appointments throughout, you are easily ready to enjoy all your new golf course lifestyle has to offer. Features include Corian countertops, tile in the main living areas, a private lake and golf course view, generous living space, and much more. Heritage Bay boasts a 27-hole championship golf course, expanded practice facilities, tennis and pickleball programs, Bocce, as well as a staffed fitness center. An immaculate community with stunning lake and golf course views, and amenities second to none.

22. 2020-04-03
    historical
23. 2019-12-23
    listed $195,000 Active
24. 2012-04-23
    soldstatus $165,000
25. 2012-04-16
    soldstatus $165,000
26. 2011-12-20
    listed $179,000

ⓘ 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: $1,923 · $160/mo
• Projected year-2 tax: $2,897 · $241/mo
• Expected delta: +$973/yr (+$81/mo · 50.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AH · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 32 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: $60,698
• − Mortgage interest: −$19,549
• − Property taxes: −$1,923
• − Insurance: −$3,570
• − Repairs & maintenance: −$4,856
• − Management: −$4,856
• − HOA: −$14,412
• − Depreciation: −$10,153
• Taxable income: $1,380
• Est. tax owed @ 24.0%: −$331
• After-tax cash flow: $5,753/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 — Heritage Bay

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Heritage Bay, FL
• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 42,345
• Household income: $93,861
• Rent vs Own: 9.4% rent · 90.6% own
• Severe rent burden: 409.0

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 0.58)
• Race & ethnicity: White 56% Hispanic / Latino 32% Two or more races 23% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2% Cuban 13%
• Common ancestry: Hispanic 4% Romanian 3% Italian 2%
• Foreign-born: 28% · Canada, Jamaica, China
• Languages at home: 62% English-only · Spanish 28% French/Haitian/Cajun 5% Other Indo-European 3%

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: ▼ -223.18%
• Current HPI: 316.2474
• Rent YoY: ▼ -1.65%
• 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

+95.0% since first listed

11 events — show timeline

• 2026-01-29 Listed $349,000 NAPLESMLS
• 2020-07-20 Sold (Public Records) $175,000 Public Records
• 2020-07-14 Sold (MLS) $175,000 NAPLESMLS
• 2020-07-01 Pending — NAPLESMLS
• 2020-06-08 Price Changed $184,000 NAPLESMLS
• 2020-05-18 Listed $195,000 NAPLESMLS
• 2020-04-03 Listing Removed — NAPLESMLS
• 2019-12-23 Listed $195,000 NAPLESMLS
• 2012-04-23 Sold (Public Records) $165,000 Public Records
• 2012-04-16 Sold (MLS) $165,000 NAPLESMLS
• 2011-12-20 Listed $179,000 NAPLESMLS

Property tax history

+2.3%/yr

Latest (2025): $1,923 · +2.9% YoY. Source: county tax records.