29 High Point Cir E #204 · Naples, FL 34103

$469,000

2 bd · 2.0 ba · 1,015 sqft · Condo public records · 279 Days on market

Built 1981 $1000/mo HOA · 22% of rent

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Why this score? — see what drove the D 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 +10.7/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy the best of the Naples lifestyle in this beautifully remodeled, western-facing condo, perfectly located just moments from Venetian Village and the pristine Naples beaches. Situated in Building 29 of the sought-after High Point community, this spacious 2-bedroom, 2-bathroom unit offers serene privacy and stunning sunset views over the golf course. The fully updated split floorplan features elegant tile flooring throughout and a chef-inspired kitchen complete with quartz countertops, brand-new stainless steel appliances, luxury solid wood soft-close cabinetry, and all-new electrical. Both generously sized bedrooms include remodeled bathrooms with new cabinetry and sleek glass-enclosed s

Key facts

• Solid wood cabinetry
• Quartz countertops
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SOLID WOOD CABINETRY
• IMPACT RESISTANT WINDOWS
• SLIDING GLASS DOORS

Property features AI

Finance

• HOA & community: Mandatory HOA; Quarterly condo fee; Maintenance covers golf course, lawn/land maintenance, legal/accounting, manager, recreation facilities; Professional management; Community amenities include clubhouse, community pool, exercise room, extra storage, internet access, library, BBQ/picnic area, bike storage, bocce court, pickleball, putting green, tennis court, restaurant, streetlight, vehicle wash area, hobby room, private membership, and golf course access; Golf-bundled community; Total annual recurring fees $12,000; One-time fees $150

Exterior

• Parking: Detached carport (1 space)
• Utilities: Water assessment paid; Sewer assessment paid; Cable available
• Home design: Residential mid-rise building (4–7 stories); Built in 1981; Rear exposure facing west; Located in HIGH POINT / HIGH POINT COUNTRY CLUB development; Unit 204
• Construction: Concrete block construction; Built-up or flat roof; Stucco finish
• Exterior features: Golf course view; Water feature view; Impact resistant windows; Impact resistant storm protection; Stucco exterior

Interior

• Kitchen: Cooktop (electric); Self-cleaning oven; Microwave; Dishwasher; Disposal; Refrigerator/freezer; Wine cooler
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Closet cabinets; High-speed internet available; Breakfast bar; Dining (family); Common elevator; Balcony; Split-bedroom floor plan; Unfurnished
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $469k.

Deal economics

• At list price, monthly cash flow is $-221 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $430k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $465k (0.9% below list).
• Recommended offer: $413k (12.0% below list) — sets the bar for market timing.

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: Lake Park Elementary School (math 76% / reading 77%, grade A, #185 of 2,144 statewide, top 9%, 502 students, 39% FRL); Gulfview Middle School (math 78% / reading 68%, grade A, #44 of 571 statewide, top 8%, 582 students, 40% FRL); Naples High School (math 47% / reading 52%, grade D, #179 of 667 statewide, top 29%, 1,719 students, 39% FRL) — zoned schools average 39% FRL vs 55% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+14.6%/yr); 481 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); high-income renter base; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $4,646/mo this rent would consume 48% of the median local household income ($117k/yr) (locally 311% 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 $3k of loan paydown is wiped out by about $14k 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 279 days — a 12% lower offer ($413k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $235k; list at $469k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $412,720 (12.0% 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 279 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.99% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.02%
• DSCR: 0.91
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.50×
• Total profit: $-65,070
• Equity at exit: $69,929

10-year hold

• IRR: 3.3%
• Equity multiple: 1.30×
• Total profit: $38,858
• Equity at exit: $40,551

Cash invested: $131,320 (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 34103

• Rents YoY: 14.6%
• Active inventory: 481
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $4,646 medium
• Mortgage (P&I): −$2,459
• Tax from tax record: −$237 /mo · $2,846/yr
• Insurance: −$195
• HOA: −$1,000
• Vacancy / Maint / Mgmt: −$976
• Net cashflow: $-221

Break-even live

Break-even rent $4,927

Max offer price $429,900

Occupancy floor 100%

Sensitivity live

Price	-10% $44	-5% $-89	+0% $-221	+5% $-354	+10% $-487
Rent	-10% $-588	-5% $-405	+0% $-221	+5% $-38	+10% $146
Rate	-1.0pp $15	-0.5pp $-102	base $-221	+0.5pp $-343	+1.0pp $-467

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: $117,250
• Closing costs: $14,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 High Point Cir S #303 Naples, FL	2.0	2.0	1015	$5,500	$5.42	25d	1	0.12mi
3200 Binnacle Dr Unit D3 Naples, FL	2.0	2.0	1180	$9,000	$7.63	23d	1	0.51mi
3030 Binnacle Dr #201 Naples, FL	2.0	2.0	1092	$5,000	$4.58	25d	1	0.59mi
820 Ketch Dr #2 Naples, FL	2.0	2.0	1100	$5,700	$5.18	25d	1	0.61mi
820 Ketch Dr #3 Naples, FL	2.0	2.0	1100	$5,500	$5.00	25d	1	0.61mi
788 Park Shore Dr Naples, FL	1.0–2.0	1.5–2.0	931	$5,500	$5.90	15d	3	0.67mi
2400 14th St N Naples, FL	3.0	2.0	1464	$5,890	$4.02	15d	1	0.68mi
3930 Belair Ln Naples, FL	2.0	2.0	1300	$6,000	$4.62	25d	1	0.77mi
3520 Bolero Way Unit 1325569P Naples, FL	3.0	2.0	1399	$5,021	$3.59	15d	1	0.89mi
4092 Belair Ln #15 Naples, FL	3.0	3.0	1500	$6,200	$4.13	25d	1	0.95mi
1082 Capri Dr Naples, FL	3.0	2.0	1500	$9,000	$6.00	25d	1	1.08mi
4523 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	25d	1	1.10mi
4525 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	25d	1	1.10mi
333 Harbour Dr #211 Naples, FL	2.0	2.0	975	$5,500	$5.64	15d	1	1.12mi
600 Neapolitan Way Naples, FL	1.0–2.0	2.0	832	$5,200	$6.25	25d	2	1.12mi
555 Park Shore Dr Unit B410 Naples, FL	2.0	2.0	1200	$6,000	$5.00	23d	1	1.13mi
2581 Poinciana St Naples, FL	3.0	2.0	1255	$9,000	$7.17	25d	1	1.14mi
222 Harbour Dr #105 Naples, FL	2.0	2.0	1393	$13,000	$9.33	25d	1	1.21mi
3400 Gulf Shore Blvd N Unit M3 Naples, FL	2.0	2.0	1337	$9,500	$7.11	25d	1	1.22mi
4200 Belair Ln Naples, FL	2.0–3.0	2.0	1406	$6,500	$4.62	25d	5	1.25mi
3200 Gulf Shore Blvd N #105 Naples, FL	2.0	2.0	1116	$8,500	$7.62	25d	1	1.26mi
3070 Gulf Shore Blvd N #103 Naples, FL	2.0	2.0	1300	$8,000	$6.15	25d	1	1.26mi
3500 Gulf Shore Blvd N Naples, FL	2.0	2.0	1258	$7,650	$6.08	25d	2	1.28mi
4300 Belair Ln Naples, FL	2.0	2.0	1200	$6,750	$5.62	15d	2	1.34mi
2600 Gulf Shore Blvd N #64 Naples, FL	2.0	2.0	1200	$7,200	$6.00	25d	1	1.36mi
3443 Gulf Shore Blvd N Naples, FL	2.0	2.0	1171	$12,750	$10.88	15d	11	1.36mi
2885 Gulf Shore Blvd N #302 Naples, FL	2.0	2.0	1500	$20,000	$13.33	25d	1	1.37mi
2500 Gulf Shore Blvd N Unit S6 Naples, FL	2.0	2.0	1145	$7,500	$6.55	25d	1	1.38mi
2258 Gulf Shore Blvd N Unit O1 Naples, FL	2.0	2.0	1491	$13,750	$9.22	25d	1	1.43mi
2216 Gulf Shore Blvd N Unit R3 Naples, FL	2.0	2.0	1265	$10,000	$7.91	25d	1	1.43mi
1400 Pompei Ln Naples, FL	2.0	2.0	1012	$1,888	$1.86	25d	2	1.45mi
4001 Gulf Shore Blvd N #303 Naples, FL	2.0	2.0	1248	$9,000	$7.21	25d	1	1.46mi
4001 Gulf Shore Blvd N #1104 Naples, FL	2.0	2.0	1267	$11,000	$8.68	25d	1	1.46mi
4001 Gulf Shore Blvd N #105 Naples, FL	2.0	2.0	1247	$12,000	$9.62	25d	1	1.46mi
4001 Gulf Shore Blvd N #803 Naples, FL	2.0	2.0	1267	$13,000	$10.26	25d	1	1.46mi
4001 Gulf Shore Blvd N #707 Naples, FL	2.0	2.0	1267	$20,000	$15.79	25d	1	1.46mi
4001 Gulf Shore Blvd N #505 Naples, FL	2.0	2.0	1271	$9,000	$7.08	15d	1	1.46mi
1400 Pompei Ln Unit O-21 Naples, FL	2.0	2.0	1025	$2,200	$2.15	25d	1	1.46mi
1400 Pompei Ln Unit S-21 Naples, FL	2.0	2.0	1025	$3,000	$2.93	25d	1	1.46mi
4005 Gulf Shore Blvd N #607 Naples, FL	2.0	2.0	1400	$14,000	$10.00	25d	1	1.47mi

HOA detail condo

• Monthly dues: $1,000 · $12,000/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-22
   days on market $469,000 Active 279 DOM
2. 2026-06-18
   days on market $469,000 Active 276 DOM
3. 2026-06-17
   days on market $469,000 Active 275 DOM
4. 2026-06-16
   days on market $469,000 Active 274 DOM
5. 2026-06-15
   days on market $469,000 Active 273 DOM
6. 2026-06-10
   days on market $469,000 Active 268 DOM
7. 2026-06-09
   days on market $469,000 Active 267 DOM
8. 2026-06-08
   days on market $469,000 Active 266 DOM
9. 2026-06-07
   days on market $469,000 Active 265 DOM
10. 2026-06-02
    days on market $469,000 Active 260 DOM
11. 2026-06-01
    days on market $469,000 Active 259 DOM
12. 2026-05-31
    days on market $469,000 Active 258 DOM
13. 2026-05-30
    days on market $469,000 Active 257 DOM
14. 2026-02-15
    price $469,000
15. 2025-09-15
    listed $479,000 Active
16. 2025-08-04
    historical
17. 2025-07-28
    status Active
18. 2025-07-15
    historical
19. 2025-01-19
    price $499,000
20. 2025-01-04
    price $512,000
21. 2024-09-01
    listed $530,000 Active
22. 2023-10-12
    soldstatus $235,000
23. 1996-04-10
    soldstatus $85,000

ⓘ 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: $2,846 · $237/mo
• Projected year-2 tax: $3,893 · $324/mo
• Expected delta: +$1,047/yr (+$87/mo · 36.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 54% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 25 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: $55,757
• − Mortgage interest: −$26,271
• − Property taxes: −$2,846
• − Insurance: −$2,345
• − Repairs & maintenance: −$4,461
• − Management: −$4,461
• − HOA: −$12,000
• − Depreciation: −$13,644
• Taxable loss: −$10,269
• Est. tax savings @ 24.0%: +$2,465
• After-tax cash flow: $-191/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 — 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 · 396,295 people
• City population: 344,941
• Metro: Naples-Marco Island, FL
• Population (ZIP): 11,299
• Household income: $116,875
• Rent vs Own: 14.1% rent · 85.9% own
• Severe rent burden: 311.0

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: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 10% Two or more races 8% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 2% Portuguese 2%
• Foreign-born: 13% · Canada
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 2% German/W. Germanic 1%

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: ▼ -327.53%
• Current HPI: 315.1396
• Rent YoY: ▲ 14.55%
• 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

+451.8% since first listed

10 events — show timeline

• 2026-02-15 Price Changed $469,000 NAPLESMLS
• 2025-09-15 Listed $479,000 NAPLESMLS
• 2025-08-04 Listing Removed — NAPLESMLS
• 2025-07-28 Relisted — NAPLESMLS
• 2025-07-15 Listing Removed — NAPLESMLS
• 2025-01-19 Price Changed $499,000 NAPLESMLS
• 2025-01-04 Price Changed $512,000 NAPLESMLS
• 2024-09-01 Listed $530,000 NAPLESMLS
• 2023-10-12 Sold (Public Records) $235,000 Public Records
• 1996-04-10 Sold (Public Records) $85,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $2,846 · +1.0% YoY. Source: county tax records.