435 Dockside Dr Unit B703 · Naples, FL 34110

$1,499,000

3 bd · 3.0 ba · 2,677 sqft · Condo · 198 Days on market

Built 1996 Good condition Garage $560/sqft · 19% below area Est $1.848M · 19% under $2127/mo HOA · 56% of rent ↓ 2% since listing

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Why this score? — see what drove the F 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).

• ARV discount +15.0/15.0
• Schools +6.9/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.2/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged, AI generated or rendered. First-class waterfront living on this protective barrier island surrounded by a new state-of-the-art 190-slip marina. This residence in a desirable upscale, low-density community is move-in ready to personalize with your choice of furniture and décor. Recent hurricane-resilient improvements include all new impact glass windows and floor-to-ceiling lanai sliders, new roofs on all structures and modernization of all elevators. The Florida-friendly landscape plan for the island was recently completed.

Key facts

• Open floor plan
• Impact glass windows
• Waterfront living

Tags

• WATERFRONT LIVING
• STATE-OF-THE-ART MARINA
• IMPACT GLASS WINDOWS
• FLOOR TO CEILING LANAI SLIDERS
• MODERNIZATION OF ELEVATORS
• OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $1.50M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-10k ($-119k/yr) — negative.
• To cash-flow at today's rent, offer at most $66k (95.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $381k (74.6% below list).
• Recommended offer: $66k (95.6% below list) — sets the bar for cash-flow.
• Cap rate -1.3% vs local median 2.4% in Naples — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: Naples Park Elementary School (math 67% / reading 57%, grade B, #608 of 2,144 statewide, top 29%, 395 students, 48% FRL); North Naples Middle School (math 79% / reading 73%, grade A, #34 of 571 statewide, top 6%, 903 students, 25% FRL); Gulf Coast High School (math 57% / reading 68%, grade B-, #93 of 667 statewide, top 14%, 2,447 students, 20% FRL) — zoned schools average 31% FRL vs 55% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-1.1%/yr); 830 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 30d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $3,811/mo this rent would consume 47% of the median local household income ($98k/yr) (locally 17% 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 $10k of loan paydown is wiped out by about $45k 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 198 days — a 12% lower offer ($1.32M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 56% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→33/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,136 (95.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 96% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.25% ✗
• Cap rate: -1.29%
• Cash-on-cash: -27.09%
• DSCR: -0.21
• GRM: 32.8

CMA / ARV

• ARV (median comp): $1,848,202
• List price: $1,499,000
• Delta: -18.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
445 Dockside Dr Unit A504	0.07mi	3/3.5	2,862 (+7%)	2mo	$1,375,000	$480	82
425 Dockside Dr #604	0.04mi	3/3.5	3,096 (+16%)	3mo	$1,500,000	$484	69
425 Cove Tower Dr #504	0.50mi	3/3.0	2,491 (-7%)	0mo	$915,000	$367	65
275 Indies Way #503	1.01mi	3/3.0	2,747 (+3%)	1mo	$1,800,000	$655	60
275 Indies Way #1603	1.01mi	3/3.0	2,747 (+3%)	2mo	$2,260,000	$823	59
455 Cove Tower Dr #1603	0.64mi	3/3.5	2,556 (-4%)	2mo	$1,100,000	$430	58
275 Indies Way #805	1.01mi	3/3.0	2,798 (+4%)	1mo	$1,650,000	$590	56
559 Audubon Blvd Unit E-202	1.47mi	3/3.5	2,578 (-4%)	1mo	$1,600,000	$621	56
559 Audubon Blvd #201	1.47mi	3/3.5	2,578 (-4%)	1mo	$1,200,000	$465	56
13935 Old Coast Rd #406	0.44mi	3/3.5	3,226 (+20%)	1mo	$3,210,000	$995	52
13935 Old Coast Rd #2206	0.44mi	3/3.5	3,226 (+20%)	1mo	$5,350,000	$1,658	52
275 Indies Way #706	1.01mi	3/3.0	2,893 (+8%)	1mo	$1,650,000	$570	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -85.4%
• Equity multiple: -1.10×
• Total profit: $-883,120
• Equity at exit: $223,506

10-year hold

• IRR: —
• Equity multiple: -2.85×
• Total profit: $-1,617,654
• Equity at exit: $129,606

Cash invested: $419,720 (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 →

Active competition Active MLS

• For sale now: 6 active · 4 under contract
• Median asking: $1,660,000 ($601/sqft)
• Median days on market: 151 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +14.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34110

• Rents YoY: -1.1%
• Active inventory: 830
• Price-to-rent: 32.8×

Monthly cashflow live

• Estimated rent: $3,811 medium
• Mortgage (P&I): −$7,861
• Tax est. 1.5%: −$1,874 /mo · $22,485/yr
• Insurance: −$625
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$2,127
• Vacancy / Maint / Mgmt: −$800
• Net cashflow: $-9,902

Break-even live

Break-even rent $16,345

Max offer price $66,136

Occupancy floor —

Sensitivity live

Price	-10% $-8,866	-5% $-9,384	+0% $-9,902	+5% $-10,420	+10% $-10,938
Rent	-10% $-10,203	-5% $-10,053	+0% $-9,902	+5% $-9,752	+10% $-9,601
Rate	-1.0pp $-9,147	-0.5pp $-9,521	base $-9,902	+0.5pp $-10,291	+1.0pp $-10,686

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: $374,750
• Closing costs: $44,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
435 Dockside Dr #602 Naples, FL	3.0	3.0	2677	$20,000	$7.47	25d	1	0.03mi
435 Dockside Dr #602 Naples, FL	3.0	3.0	2677	$10,000	$3.74	6d	1	0.03mi
13915 Old Coast Rd Naples, FL	3.0–4.0	3.5–4.0	3280	$25,000	$7.62	0d	3	0.30mi
13915 Old Coast Rd Naples, FL	3.0	3.5	3280	$26,000	$7.93	164d	2	0.30mi
360 Horse Creek Dr Naples, FL	2.0	2.0	1589	$6,250	$3.93	10d	3	0.36mi
360 Horse Creek Dr Naples, FL	2.0	2.0	1589	$5,250	$3.30	154d	4	0.36mi
360 Horse Creek Dr Naples, FL	2.0	2.0	1589	$6,800	$4.28	29d	2	0.36mi
420 Cove Tower Dr #1404 Naples, FL	2.0	2.0	1762	$9,000	$5.11	38d	1	0.40mi
420 Cove Tower Dr #1404 Naples, FL	2.0	2.0	1762	$9,000	$5.11	0d	1	0.40mi
13925 Old Coast Rd Naples, FL	3.0–4.0	4.5	3287	$20,000	$6.08	0d	3	0.43mi
13935 Old Coast Rd Unit 1703 Naples, FL	4.0	4.5	3290	$50,000	$15.20	164d	1	0.46mi
425 Cove Tower Dr #902 Naples, FL	2.0	2.0	1854	$9,400	$5.07	164d	1	0.47mi
425 Cove Tower Dr #902 Naples, FL	2.0	2.0	1854	$9,400	$5.07	51d	1	0.47mi
13945 Old Coast Rd Unit 301 Naples, FL	4.0	4.0	3238	$38,000	$11.74	164d	1	0.56mi
13945 Old Coast Rd #905 Naples, FL	4.0	4.0	3290	$40,000	$12.16	164d	1	0.56mi
13945 Old Coast Rd #1606 Naples, FL	4.0	4.0	3238	$45,000	$13.90	164d	1	0.56mi
13945 Old Coast Rd Unit 1202 Naples, FL	3.0	4.0	3290	$40,000	$12.16	164d	1	0.56mi
1001 Arbor Lake Dr Naples, FL	2.0–3.0	2.0–2.5	1755	$5,500	$3.13	164d	2	0.73mi
1001 Arbor Lake Dr Unit 0000 Naples, FL	2.0	2.0	1790	$4,900	$2.74	10d	1	0.73mi
719 Park Ave Naples, FL	3.0	2.5	2374	$15,000	$6.32	10d	1	0.75mi
725 Mainsail Pl Naples, FL	3.0	2.0	1897	$6,950	$3.66	51d	1	0.84mi
14780 Glen Eden Dr Naples, FL	3.0	2.5	2184	$8,000	$3.66	10d	1	0.88mi
14780 Glen Eden Dr Naples, FL	3.0	2.5	2184	$8,000	$3.66	164d	1	0.88mi
14780 Glen Eden Dr Naples, FL	3.0	2.5	2184	$2,980	$1.36	51d	1	0.88mi
14780 Glen Eden Dr Naples, FL	3.0	2.5	2184	$8,000	$3.66	16d	1	0.88mi
265 Indies Way Unit T1 Naples, FL	3.0	3.5	2893	$22,500	$7.78	164d	1	0.91mi
265 Indies Way #1402 Naples, FL	3.0	3.0	2798	$25,000	$8.93	6d	1	0.92mi
265 Indies Way #1004 Naples, FL	3.0	3.0	3050	$28,500	$9.34	10d	1	0.92mi
265 Indies Way #904 Naples, FL	3.0	3.0	2798	$22,000	$7.86	10d	1	0.92mi
265 Indies Way #904 Naples, FL	3.0	3.0	2798	$22,000	$7.86	162d	1	0.92mi
265 Indies Way #1404 Naples, FL	3.0	3.0	2798	$25,000	$8.93	164d	1	0.92mi
265 Indies Way #1404 Naples, FL	3.0	3.0	2798	$9,750	$3.48	10d	1	0.92mi
275 Indies Way #1703 Naples, FL	3.0	3.0	2747	$25,000	$9.10	6d	1	1.00mi
275 Indies Way Naples, FL	3.0	3.0	2747	$20,500	$7.46	0d	2	1.00mi
275 Indies Way Naples, FL	3.0	3.0	2772	$24,000	$8.66	21d	2	1.00mi
275 Indies Way Naples, FL	3.0	3.0	2772	$20,250	$7.30	164d	3	1.00mi
945 Carrick Bend Cir #201 Naples, FL	3.0	2.0	2360	$2,995	$1.27	154d	1	1.04mi
295 Grande Way #505 Naples, FL	3.0	3.5	2818	$20,000	$7.10	6d	1	1.06mi
295 Grande Way Unit T Naples, FL	3.0	3.5	2919	$16,000	$5.48	7d	1	1.06mi
295 Grande Way #505 Naples, FL	3.0	3.5	2818	$20,000	$7.10	29d	1	1.06mi

Property features AI

Finance

• Other: Dock options: dock lease or dock purchase with electricity and water available at dockGulf access with no bridges
• Financial info: Total annual recurring fees reported
• HOA & community: Mandatory HOA (Condo management)Quarterly master HOA feeQuarterly condo feeMaintenance covers: cable, fidelity bond, insurance, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, manager, exterior pest control, reserves, security, sewer, street lights, trash removal, waterCommunity amenities include: community pool, community spa/hot tub, community room, marina, BBQ/picnic area, bike storage, extra storage, library, private membership, streetlight, trash chute, underground utilities, vehicle wash areaBoating and gated community

Exterior

• Parking: 1 assigned parking spaceAttached garageCovered parkingDeeded parkingUnder-building open parkingPaved driveway and guest parkingLoad space
• Security: Gated community with guard at gatePatrolledEntry phoneEntry card
• Utilities: Central waterCentral sewerCable available
• Home design: Residential high-rise (8+ stories)Built in 1996Stucco exteriorRear (west) exposureUnit 703 in the developmentPelican Isle community
• Construction: Concrete block and poured concrete constructionBuilt-up/flat and tile roof
• Exterior features: Private roadAcross from waterfrontStorageScreened lanai/porchBalcony

Interior

• Kitchen: Kitchen islandBreakfast bar / eat-in kitchenCooktop (electric)Wall ovenSelf-cleaning ovenMicrowaveDishwasherDisposalRefrigerator/freezerPantry
• Bedrooms: 3 bedroomsSplit-bedroom floor plan
• Flooring: CarpetMarbleTileWood
• Bathrooms: 3 full bathroomsMaster bath with dual sinks, jetted tub, and separate tub and shower
• Heating & cooling: Central electric heat (zoned)Ceiling fansCentral electric cooling (zoned)
• Interior features: Built-in cabinetsCable prewireCloset cabinetsFire sprinklerFoyerFrench doorsHigh speed internet availableLaundry tubPantrySmoke detectorsTray ceilingWalk-in closetWindow coveringsCommon elevatorSee remarks
• Laundry & utility: Washer and dryer includedWasher/dryer hookupLaundry in residenceLaundry tub

HOA detail $2,127/mo · $25,524/yr condo

• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-11-08
   days on market $1,499,000 Active 198 DOM
2. 2026-11-07
   days on market $1,499,000 Active 197 DOM
3. 2026-11-06
   days on market $1,499,000 Active 196 DOM
4. 2026-11-05
   days on market $1,499,000 Active 195 DOM
5. 2026-11-04
   days on market $1,499,000 Active 194 DOM
6. 2026-11-02
   days on market $1,499,000 Active 192 DOM
7. 2026-11-01
   days on market $1,499,000 Active 191 DOM
8. 2026-10-31
   days on market $1,499,000 Active 190 DOM
9. 2026-10-30
   days on market $1,499,000 Active 189 DOM
10. 2026-10-29
    days on market $1,499,000 Active 188 DOM
11. 2026-10-28
    days on market $1,499,000 Active 187 DOM
12. 2026-10-27
    days on market $1,499,000 Active 186 DOM
13. 2026-10-26
    days on market $1,499,000 Active 185 DOM
14. 2026-10-25
    days on market $1,499,000 Active 184 DOM
15. 2026-10-24
    days on market $1,499,000 Active 183 DOM
16. 2026-10-23
    days on market $1,499,000 Active 182 DOM
17. 2026-10-22
    days on market $1,499,000 Active 181 DOM
18. 2026-10-21
    days on market $1,499,000 Active 180 DOM
19. 2026-10-20
    days on market $1,499,000 Active 179 DOM
20. 2026-10-19
    days on market $1,499,000 Active 178 DOM
21. 2026-10-18
    days on market $1,499,000 Active 177 DOM
22. 2026-10-17
    days on market $1,499,000 Active 176 DOM
23. 2026-10-16
    days on market $1,499,000 Active 175 DOM
24. 2026-10-15
    days on market $1,499,000 Active 174 DOM
25. 2026-10-14
    days on market $1,499,000 Active 173 DOM
26. 2026-10-13
    pricedays on market $1,499,000 Active 172 DOM
27. 2026-10-12
    days on market $1,699,000 Active 171 DOM
28. 2026-10-11
    days on market $1,699,000 Active 170 DOM
29. 2026-10-10
    days on market $1,699,000 Active 169 DOM
30. 2026-10-09
    days on market $1,699,000 Active 168 DOM
31. 2026-10-08
    days on market $1,699,000 Active 167 DOM
32. 2026-10-07
    days on market $1,699,000 Active 166 DOM
33. 2026-10-07
    days on market $1,699,000 Active 165 DOM
34. 2026-10-05
    days on market $1,699,000 Active 164 DOM
35. 2026-10-04
    days on market $1,699,000 Active 163 DOM
36. 2026-10-04
    days on market $1,699,000 Active 162 DOM
37. 2026-10-02
    days on market $1,699,000 Active 161 DOM
38. 2026-10-01
    days on market $1,699,000 Active 160 DOM
39. 2026-09-29
    days on market $1,699,000 Active 158 DOM
40. 2026-09-28
    days on market $1,699,000 Active 157 DOM
41. 2026-09-27
    days on market $1,699,000 Active 156 DOM
42. 2026-09-26
    days on market $1,699,000 Active 155 DOM
43. 2026-09-25
    days on market $1,699,000 Active 154 DOM
44. 2026-09-24
    days on market $1,699,000 Active 153 DOM
45. 2026-09-23
    days on market $1,699,000 Active 152 DOM
46. 2026-09-22
    days on market $1,699,000 Active 151 DOM
47. 2026-09-21
    days on market $1,699,000 Active 150 DOM
48. 2026-09-20
    days on market $1,699,000 Active 149 DOM
49. 2026-09-18
    days on market $1,699,000 Active 147 DOM
50. 2026-09-17
    days on market $1,699,000 Active 146 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 8 d/yr ≥107°F today · 33 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,731
• − Mortgage interest: −$83,967
• − Property taxes: −$22,485
• − Insurance: −$12,614
• − Repairs & maintenance: −$3,658
• − Management: −$3,658
• − HOA: −$25,524
• − Depreciation: −$43,607
• Taxable loss: −$149,783
• Est. tax savings @ 24.0%: +$35,948
• After-tax cash flow: $-82,878/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $13,385–$40,155 screening

This move-in ready waterfront condo is in good condition with recent hurricane resilient improvements. It offers a great location and potential for value-add improvements.

Value-add opportunities

• Resale Painting the interior walls — Fresh paint can make a significant difference in the home's appearance ↑
• Resale Updating the flooring — Hardwood flooring is a popular choice and can increase the home's value ↑
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing ↑
• Resale Updating the bathroom fixtures — Modern fixtures can make the bathroom more functional and appealing ↑
• Both Landscaping the exterior — A well-maintained exterior can enhance curb appeal and increase the home's value ↑
• Both Upgrading the HVAC system — A modern HVAC system can improve comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 69/100

Zoned Schools

Elementary Naples Park Elementary School B FL #608/2,144 Nat'l #6,217/41,679 Middle North Naples Middle School A FL #34/571 Nat'l #442/14,009

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

A Composite livability gradescore 80/100

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 · 420,858 people
• City population: 344,941
• Metro: Naples-Marco Island, FL
• Population (ZIP): 25,630
• Household income: $97,564
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 17% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 9% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 3%
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 3% French/Haitian/Cajun 1%

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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: ▼ -172.68%
• Current HPI: 267.4644
• Rent YoY: ▼ -1.06%
• Metro: Naples-Marco Island, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Other: Dock options: dock lease or dock purchase with electricity and water available at dockGulf access with no bridges
• Financial info: Total annual recurring fees reported
• HOA & community: Mandatory HOA (Condo management)Quarterly master HOA feeQuarterly condo feeMaintenance covers: cable, fidelity bond, insurance, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, manager, exterior pest control, reserves, security, sewer, street lights, trash removal, waterCommunity amenities include: community pool, community spa/hot tub, community room, marina, BBQ/picnic area, bike storage, extra storage, library, private membership, streetlight, trash chute, underground utilities, vehicle wash areaBoating and gated community

Exterior

• Parking: 1 assigned parking spaceAttached garageCovered parkingDeeded parkingUnder-building open parkingPaved driveway and guest parkingLoad space
• Security: Gated community with guard at gatePatrolledEntry phoneEntry card
• Utilities: Central waterCentral sewerCable available
• Home design: Residential high-rise (8+ stories)Built in 1996Stucco exteriorRear (west) exposureUnit 703 in the developmentPelican Isle community
• Construction: Concrete block and poured concrete constructionBuilt-up/flat and tile roof
• Exterior features: Private roadAcross from waterfrontStorageScreened lanai/porchBalcony

Interior

• Kitchen: Kitchen islandBreakfast bar / eat-in kitchenCooktop (electric)Wall ovenSelf-cleaning ovenMicrowaveDishwasherDisposalRefrigerator/freezerPantry
• Bedrooms: 3 bedroomsSplit-bedroom floor plan
• Flooring: CarpetMarbleTileWood
• Bathrooms: 3 full bathroomsMaster bath with dual sinks, jetted tub, and separate tub and shower
• Heating & cooling: Central electric heat (zoned)Ceiling fansCentral electric cooling (zoned)
• Interior features: Built-in cabinetsCable prewireCloset cabinetsFire sprinklerFoyerFrench doorsHigh speed internet availableLaundry tubPantrySmoke detectorsTray ceilingWalk-in closetWindow coveringsCommon elevatorSee remarks
• Laundry & utility: Washer and dryer includedWasher/dryer hookupLaundry in residenceLaundry tub

Price history

-1.5% since first listed

2 events — show timeline

• 2026-07-06 Price Changed $1,699,000 NAPLESMLS
• 2026-04-24 Listed $1,725,000 NAPLESMLS