10337 Heritage Bay Blvd #1843 · Heritage Bay, FL 34120

$349,000

2 bd · 2.0 ba · 1,194 sqft · Condo public records · 109 Days on market

Built 2011 $1251/mo HOA · 25% 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 +19.9/30.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 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

Charming seashore decor. Top floor 2BR/2Bath with an outstanding panoramic view of the golf course, lake, bridge, and preserve area. This unit built in 2010 has split bedroom, crown molding and a screened entry. This charming condo is being sold turnkey furnished with personal items excluded. Heritage Bay is the area's best country club value. There are no initiation or annual membership fees. Membership is included in the annual Master HOA payment of $3,914. The 27 hole championship golf course designed by Gordon Lewis and Jed Azinger has been beautifully crafted within the 718 acre community. Take the time to tour the luxury clubhouse with fine dining, a grill room, billiards, locker rooms, saunas, meeting rooms, and pro shop. The fitness center/spa and resort pool complex offers an exercise room, aerobics room, library, resort pool and spa with a cabana food & beverage bar. The tennis center with seven lighted Har-Tru courts also offers Pickleball.

Key facts

• Private balcony
• 27 hole golf course
• Panoramic golf views

Tags

• GOLF MEMBERSHIP INCLUDED
• PANORAMIC GOLF VIEWS
• PRIVATE BALCONY
• OUTSIDE STORAGE LOCKER
• FULLY STOCKED KITCHEN
• 27 HOLE GOLF COURSE

Property features AI

Finance

• Other: Unit located in building with 30 units; complex has approximately 1,250 units; 4 units per floor; single-floor unit
• Financial info: Total annual recurring fees listed; Total one-time fees listed
• HOA & community: Mandatory HOA; Condo management; Condo fee quarterly; Master HOA fee paid annually; Maintenance covers cable, golf course, internet/WiFi, reserve, security and water; Community amenities include clubhouse, exercise room, community spa/hot tub, sauna, billiards, restaurant, extra storage, bike storage, pickleball, tennis, putting green and golf course; Community types: gated, golf course, tennis; Golf bundled

Exterior

• Parking: 1 assigned covered parking; Detached 1-car carport; Guest parking
• Security: Gated community; Guard at gate; Patrolled community
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Mid-rise building (4-7 stories); Rear exposure faces north; Part of Heritage Bay development
• Construction: Built in 2011; Concrete block construction; Stucco exterior finish; Tile roof; Impact resistant windows and doors; Single-hung windows
• Exterior features: Storage; Golf course lot description; Lake, pond and preserve views; Central irrigation

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Range; Refrigerator/Icemaker; Breakfast bar; Eat-in kitchen; Dining area open to living
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Pantry; Great room floor plan; Screened lanai/porch; Turnkey (furnished); Common elevator
• Laundry & utility: Washer; Dryer; Smoke detector

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 $269 ($3k/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: $318k (9.0% 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); 1124 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $5,040/mo this rent would consume 64% 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 109 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 $165k; list at $349k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 25% 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 $317,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 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. 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: 1.44% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.17%
• DSCR: 1.23
• GRM: 5.8

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: -16.0%
• Equity multiple: 0.45×
• Total profit: $-53,334
• Equity at exit: $52,037

10-year hold

• IRR: -18.6%
• Equity multiple: 0.20×
• Total profit: $-77,929
• 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: 1124
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $5,040 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$334 /mo · $4,009/yr
• Insurance: −$145
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$1,251
• Vacancy / Maint / Mgmt: −$1,058
• Net cashflow: $269

Break-even live

Break-even rent $4,700

Max offer price $349,000

Occupancy floor 90%

Sensitivity live

Price	-10% $466	-5% $367	+0% $269	+5% $170	+10% $71
Rent	-10% $-129	-5% $70	+0% $269	+5% $468	+10% $667
Rate	-1.0pp $444	-0.5pp $357	base $269	+0.5pp $178	+1.0pp $86

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
10337 Heritage Bay Blvd Naples, FL	2.0	2.0	1213	$4,400	$3.63	24d	4	0.02mi
10333 Heritage Bay Blvd #1715 Naples, FL	2.0	2.0	1194	$6,000	$5.03	24d	1	0.07mi
10338 Heritage Bay Blvd #2514 Naples, FL	2.0	2.0	1414	$2,500	$1.77	24d	1	0.07mi
10330 Heritage Bay Blvd #2626 Naples, FL	2.0	2.0	1414	$6,900	$4.88	24d	1	0.09mi
10345 Heritage Bay Blvd Naples, FL	2.0	2.0	1232	$4,425	$3.59	14d	2	0.09mi
10329 Heritage Bay Blvd #1622 Naples, FL	2.0	2.0	1232	$5,500	$4.46	24d	1	0.11mi
10349 Heritage Bay Blvd #2117 Naples, FL	2.0	2.0	1232	$2,300	$1.87	14d	1	0.13mi
10321 Heritage Bay Blvd Naples, FL	2.0–3.0	2.0	1301	$5,400	$4.15	24d	3	0.15mi
10321 Heritage Bay Blvd Naples, FL	2.0–3.0	2.0	1320	$6,500	$4.92	22d	2	0.15mi
10307 Heritage Bay Blvd Naples, FL	2.0	2.0	1194	$2,800	$2.35	14d	1	0.17mi
10353 Heritage Bay Blvd #2226 Naples, FL	2.0	2.0	1232	$6,500	$5.28	14d	1	0.17mi
10353 Heritage Bay Blvd #2226 Naples, FL	2.0	2.0	1232	$6,500	$5.28	24d	1	0.17mi
10317 Heritage Bay Blvd #1416 Naples, FL	2.0	2.0	1232	$7,000	$5.68	24d	1	0.18mi
10313 Heritage Bay Blvd #1342 Naples, FL	2.0	2.0	1232	$6,500	$5.28	24d	1	0.20mi
10270 Heritage Bay Blvd #3422 Naples, FL	2.0	2.0	1414	$6,500	$4.60	24d	1	0.40mi
10275 Heritage Bay Blvd Naples, FL	2.0	2.0	1301	$4,500	$3.46	24d	2	0.42mi
10044 Siesta Bay Dr #9412 Naples, FL	2.0	2.0	1414	$2,500	$1.77	24d	1	1.28mi

HOA detail condo

• Monthly dues: $1,251 · $15,012/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 $349,000 Active 109 DOM
2. 2026-06-17
   days on market $349,000 Active 108 DOM
3. 2026-06-16
   days on market $349,000 Active 107 DOM
4. 2026-06-15
   days on market $349,000 Active 106 DOM
5. 2026-06-14
   days on market $349,000 Active 104 DOM
6. 2026-06-10
   days on market $349,000 Active 101 DOM
7. 2026-06-09
   days on market $349,000 Active 100 DOM
8. 2026-06-08
   days on market $349,000 Active 99 DOM
9. 2026-06-07
   days on market $349,000 Active 98 DOM
10. 2026-06-03
    days on market $349,000 Active 94 DOM
11. 2026-06-02
    days on market $349,000 Active 93 DOM
12. 2026-06-01
    days on market $349,000 Active 92 DOM
13. 2026-05-31
    days on market $349,000 Active 91 DOM
14. 2026-05-30
    days on market $349,000 Active 90 DOM
15. 2026-03-01
    listed $349,000 Active
16. 2014-03-25
    soldstatus $165,000
17. 2014-03-24
    soldstatus $165,000 971-char remark

    Show marketing remark (971 chars)

    Charming seashore decor. Top floor 2BR/2Bath with an outstanding panoramic view of the golf course, lake, bridge, and preserve area. This unit built in 2010 has split bedroom, crown molding and a screened entry. This charming condo is being sold turnkey furnished with personal items excluded. Heritage Bay is the area's best country club value. There are no initiation or annual membership fees. Membership is included in the annual Master HOA payment of $3,914. The 27 hole championship golf course designed by Gordon Lewis and Jed Azinger has been beautifully crafted within the 718 acre community. Take the time to tour the luxury clubhouse with fine dining, a grill room, billiards, locker rooms, saunas, meeting rooms, and pro shop. The fitness center/spa and resort pool complex offers an exercise room, aerobics room, library, resort pool and spa with a cabana food & beverage bar. The tennis center with seven lighted Har-Tru courts also offers Pickleball.

18. 2014-03-24
    price $169,000 971-char remark

    Show marketing remark (971 chars)

    Charming seashore decor. Top floor 2BR/2Bath with an outstanding panoramic view of the golf course, lake, bridge, and preserve area. This unit built in 2010 has split bedroom, crown molding and a screened entry. This charming condo is being sold turnkey furnished with personal items excluded. Heritage Bay is the area's best country club value. There are no initiation or annual membership fees. Membership is included in the annual Master HOA payment of $3,914. The 27 hole championship golf course designed by Gordon Lewis and Jed Azinger has been beautifully crafted within the 718 acre community. Take the time to tour the luxury clubhouse with fine dining, a grill room, billiards, locker rooms, saunas, meeting rooms, and pro shop. The fitness center/spa and resort pool complex offers an exercise room, aerobics room, library, resort pool and spa with a cabana food & beverage bar. The tennis center with seven lighted Har-Tru courts also offers Pickleball.

19. 2013-05-17
    listed $165,000 971-char remark

    Show marketing remark (971 chars)

    Charming seashore decor. Top floor 2BR/2Bath with an outstanding panoramic view of the golf course, lake, bridge, and preserve area. This unit built in 2010 has split bedroom, crown molding and a screened entry. This charming condo is being sold turnkey furnished with personal items excluded. Heritage Bay is the area's best country club value. There are no initiation or annual membership fees. Membership is included in the annual Master HOA payment of $3,914. The 27 hole championship golf course designed by Gordon Lewis and Jed Azinger has been beautifully crafted within the 718 acre community. Take the time to tour the luxury clubhouse with fine dining, a grill room, billiards, locker rooms, saunas, meeting rooms, and pro shop. The fitness center/spa and resort pool complex offers an exercise room, aerobics room, library, resort pool and spa with a cabana food & beverage bar. The tennis center with seven lighted Har-Tru courts also offers Pickleball.

20. 2012-11-05
    historical
21. 2012-07-14
    listed $165,000
22. 2012-03-19
    listed $165,000

ⓘ 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: $4,009 · $334/mo
• Projected year-2 tax: $4,009 · $334/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 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: $60,477
• − Mortgage interest: −$19,549
• − Property taxes: −$4,009
• − Insurance: −$3,570
• − Repairs & maintenance: −$4,838
• − Management: −$4,838
• − HOA: −$15,012
• − Depreciation: −$10,153
• Taxable loss: −$1,492
• Est. tax savings @ 24.0%: +$358
• After-tax cash flow: $3,582/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

+111.5% since first listed

8 events — show timeline

• 2026-03-01 Listed $349,000 NAPLESMLS
• 2014-03-25 Sold (Public Records) $165,000 Public Records
• 2014-03-24 Price Changed $169,000 NAPLESMLS
• 2014-03-24 Sold (MLS) $165,000 NAPLESMLS
• 2013-05-17 Listed $165,000 NAPLESMLS
• 2012-11-05 Listing Removed — NAPLESMLS
• 2012-07-14 Listed $165,000 NAPLESMLS
• 2012-03-19 Listed $165,000 NAPLESMLS

Property tax history

+8.8%/yr

Latest (2025): $4,009 · +2.0% YoY. Source: county tax records.