240 Pebble Beach Blvd #712 · Lely, FL 34113

$210,000

3 bd · 2.0 ba · 1,298 sqft · Condo public records · 99 Days on market

Built 1992 $417/mo HOA · 11% 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 +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautiful 3-bedroom, 2-bath condo. This second-story residence offers peaceful open-space and golf course views, creating a bright and relaxing atmosphere. The home features an updated kitchen with stainless steel appliances, ample cabinetry, and a functional layout perfect for everyday living and entertaining. Enjoy the comfort of a quiet, well-kept community with a community pool just steps away. Conveniently located minutes from shopping, dining, and entertainment, this condo offers the perfect blend of tranquility and accessibility.

Key facts

• Community pool
• Updated kitchen
• Golf course views

Tags

• GOLF COURSE VIEWS
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• COMMUNITY POOL

Property features AI

Finance

• Financial info: Pets allowed on a conditional basis (maximum pet weight 25 lbs)
• HOA & community: Part of a 60-unit community; Homeowners association with quarterly fee; Association covers management, insurance, irrigation water, legal/accounting, grounds maintenance, pest control, reserve fund, sewer, street lights and trash; Community amenities include clubhouse, pool, sidewalks, vehicle wash area and on-site management; Non-gated community with street lights

Exterior

• Parking: Assigned covered parking; Detached carport; One covered space (carport)
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Underground utilities
• Home design: Single-story (1 story); Entry level at 2; Resale property
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Patio; Community pool; Municipal irrigation; Paved road access; North exposure; Has a view; South-facing

Interior

• Kitchen: Dishwasher; Electric cooktop; Disposal; Microwave; Refrigerator
• Bedrooms: Entry level: 2
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Cable TV available; Dual sinks in bath(s); Family/dining room layout; Living/dining room combination; Walk-in closet(s); Split bedroom floorplan; See remarks
• Laundry & utility: Washer included; Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $210k).
• Recommended offer: $191k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#586 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing 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); 599 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $1k of loan paydown is wiped out by about $6k 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 $59k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 $74k; list at $210k implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $191,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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 D-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: 1.79% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.96%
• DSCR: 2.02
• GRM: 4.6

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: 17.7%
• Equity multiple: 1.74×
• Total profit: $43,792
• Equity at exit: $31,312

10-year hold

• IRR: 28.3%
• Equity multiple: 3.89×
• Total profit: $169,878
• Equity at exit: $18,157

Cash invested: $58,800 (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: 599
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $3,764 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$243 /mo · $2,916/yr
• Insurance: −$88
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$417
• Vacancy / Maint / Mgmt: −$790
• Net cashflow: $1,059

Break-even live

Break-even rent $2,424

Max offer price $210,000

Occupancy floor 67%

Sensitivity live

Price	-10% $1,177	-5% $1,118	+0% $1,059	+5% $999	+10% $940
Rent	-10% $761	-5% $910	+0% $1,059	+5% $1,207	+10% $1,356
Rate	-1.0pp $1,164	-0.5pp $1,112	base $1,059	+0.5pp $1,004	+1.0pp $949

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
240 Pebble Beach Blvd #702 Naples, FL	2.0	2.0	1090	$4,000	$3.67	26d	1	0.03mi
213 Bay Meadows Dr Naples, FL	3.0	2.0	1650	$5,500	$3.33	26d	1	0.09mi
190 Pebble Beach Blvd #301 Naples, FL	2.0	2.0	954	$1,700	$1.78	26d	1	0.11mi
232 Pebble Beach Blvd #104 Naples, FL	3.0	2.0	1298	$1,975	$1.52	26d	1	0.12mi
5419 Rattlesnake Hammock Rd Unit 307F Naples, FL	2.0	2.0	1071	$1,950	$1.82	16d	1	0.32mi
5499 Rattlesnake Hammock Rd Naples, FL	2.0	2.0	1071	$1,775	$1.66	16d	2	0.34mi
452 Bristle Cone Ln #27 Naples, FL	2.0	2.0	1129	$2,000	$1.77	26d	1	0.42mi
5535 Rattlesnake Hammock Rd #302 Naples, FL	2.0	2.0	1205	$2,800	$2.32	26d	1	0.44mi
332 Charlemagne Blvd Unit H101 Naples, FL	2.0	2.0	1082	$3,500	$3.23	26d	1	0.47mi
332 Charlemagne Blvd Unit H103 Naples, FL	2.0	2.0	1082	$3,495	$3.23	26d	1	0.47mi
255 Pine Valley Cir Naples, FL	3.0	1.5	1574	$3,500	$2.22	26d	1	0.47mi
5595 Greenwood Cir #92 Naples, FL	3.0	2.0	1450	$5,000	$3.45	26d	1	0.48mi
6875 Saona Ct Naples, FL	2.0	2.0	1565	$8,000	$5.11	26d	1	0.48mi
5502 Greenwood Cir #1 Naples, FL	3.0	2.0	1450	$2,400	$1.66	26d	1	0.49mi
5635 Rattlesnake Hammock Rd Apt 203D Naples, FL	2.0	2.0	1054	$1,700	$1.61	23d	1	0.51mi
300 Valley Stream Dr Unit 3D Naples, FL	2.0	2.0	979	$1,795	$1.83	26d	1	0.52mi
300 Valley Stream Dr Unit 3D Naples, FL	2.0	2.0	979	$1,795	$1.83	23d	1	0.52mi
200 Valley Stream Dr Unit 8B Naples, FL	2.0	2.0	979	$1,750	$1.79	26d	1	0.52mi
6984 Saona Ct Naples, FL	2.0	2.0	1472	$7,500	$5.10	26d	1	0.53mi
5651 Rattlesnake Hammock Rd Unit C-108 Naples, FL	2.0	2.0	1054	$1,800	$1.71	26d	1	0.53mi
315 Saint Andrews Blvd Unit A25 Naples, FL	2.0	2.0	1126	$1,530	$1.36	26d	1	0.57mi
4977 Pepper Cir #205 Naples, FL	2.0	2.0	1250	$2,250	$1.80	23d	1	0.59mi
360 Charlemagne Blvd Unit D105 Naples, FL	2.0	2.0	1082	$3,200	$2.96	26d	1	0.59mi
7110 Cayo Coco Ln Naples, FL	2.0	2.0	1387	$9,250	$6.67	26d	1	0.60mi
248 Pebble Beach Cir Unit G201 Naples, FL	2.0	2.0	1163	$2,300	$1.98	26d	1	0.61mi
7142 Cayo Coco Ln Naples, FL	2.0	2.0	1490	$10,000	$6.71	26d	1	0.61mi
520 Augusta Blvd Unit B204 Naples, FL	3.0	2.0	1294	$2,200	$1.70	26d	1	0.61mi
4410 Chantelle Dr Unit H-205 Naples, FL	2.0	2.0	1349	$3,500	$2.59	16d	1	0.61mi
7138 Cayo Coco Ln Naples, FL	2.0	2.0	1205	$6,500	$5.39	26d	1	0.62mi
7124 Saona Ct Naples, FL	2.0	2.0	1387	$8,000	$5.77	26d	1	0.63mi
7197 Saona Ct Unit 1545994P Naples, FL	2.0	2.0	1291	$4,152	$3.22	16d	1	0.63mi
326 Bradstrom Cir Unit 103F Naples, FL	2.0	2.0	1113	$1,800	$1.62	26d	1	0.63mi
326 Bradstrom Cir Unit 204F Naples, FL	3.0	2.0	1200	$3,500	$2.92	26d	1	0.63mi
5778 Greenwood Cir Naples, FL	3.0	2.0	1450	$4,000	$2.76	26d	1	0.65mi
413 Augusta Blvd #302 Naples, FL	2.0	2.0	1390	$5,500	$3.96	23d	1	0.65mi
7213 Saona Ct Naples, FL	2.0	2.0	1308	$7,500	$5.73	26d	1	0.65mi
7204 Cayo Coco Ln Naples, FL	2.0	2.0	1308	$7,500	$5.73	26d	1	0.65mi
7289 Saona Ct Naples, FL	2.0	2.0	1411	$10,000	$7.09	26d	1	0.67mi
7162 Saona Ct Naples, FL	2.0	2.0	1482	$9,000	$6.07	26d	1	0.67mi
332 Bradstrom Cir #201 Naples, FL	2.0	2.0	1257	$2,200	$1.75	26d	1	0.67mi

HOA detail condo

• Monthly dues: $417 · $5,004/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-02
   status $210,000 Pending 99 DOM
2. 2026-06-01
   days on market $210,000 Active 99 DOM
3. 2026-05-31
   days on market $210,000 Active 98 DOM
4. 2026-05-30
   status $210,000 Active 97 DOM
5. 2026-05-22
   status Pending
6. 2026-04-09
   status Active
7. 2026-04-09
   price $210,000
8. 2026-03-22
   status Pending
9. 2026-01-27
   listed $220,000 Active
10. 2025-12-22
    historical
11. 2025-10-30
    price $249,999
12. 2025-08-28
    listed $269,999 Active
13. 2024-08-21
    historical $2,450
14. 2024-07-06
    price $2,450
15. 2024-06-03
    listed $2,750
16. 2009-12-16
    historical
17. 2007-01-17
    listed $279,000
18. 1992-05-01
    soldstatus $74,400

ⓘ 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: $2,916 · $243/mo
• Projected year-2 tax: $2,916 · $243/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $45,171
• − Mortgage interest: −$11,763
• − Property taxes: −$2,916
• − Insurance: −$1,847
• − Repairs & maintenance: −$3,614
• − Management: −$3,614
• − HOA: −$5,004
• − Depreciation: −$6,109
• Taxable income: $10,303
• Est. tax owed @ 24.0%: −$2,473
• After-tax cash flow: $10,229/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

• Score: 66/100
• State rank: #586
• US rank: #11224

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lely, 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

+182.3% since first listed

14 events — show timeline

• 2026-05-22 Pending — FORTMLS
• 2026-04-09 Relisted — FORTMLS
• 2026-04-09 Price Changed $210,000 FORTMLS
• 2026-03-22 Pending — FORTMLS
• 2026-01-27 Listed $220,000 FORTMLS
• 2025-12-22 Listing Removed — NAPLESMLS
• 2025-10-30 Price Changed $249,999 NAPLESMLS
• 2025-08-28 Listed $269,999 NAPLESMLS
• 2024-08-21 Rental Removed $2,450 NAPLESMLS
• 2024-07-06 Price Changed $2,450 NAPLESMLS
• 2024-06-03 Listed for Rent $2,750 NAPLESMLS
• 2009-12-16 Listing Removed — NAPLESMLS
• 2007-01-17 Listed $279,000 NAPLESMLS
• 1992-05-01 Sold (Public Records) $74,400 Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,916 · +9.5% YoY. Source: county tax records.