800 Carrick Bend Cir #103 · Bonita Springs, FL 34110

$499,000

2 bd · 2.0 ba · 1,515 sqft · Condo public records · 40 Days on market

Built 1999 $892/mo HOA · 18% 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 +12.9/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• 1% rule +4.8/10.0
• DSCR +3.9/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

First floor end unit on the water! It can't get much better. This home is in meticulous condition. Tile floors in living room, kitchen dining area, foyer and baths. All kitchen appliances less than I year old. Full water view that is breath taking. 2 beds/2 bath + den and 1 car garage. Membership to Tarpon Yacht & Racquet Club available with transfer fee.

Key facts

• Hot tub
• Community room
• Screened front lanai

Tags

• SCREENED FRONT LANAI
• ENCLOSED LANAI
• PEACEFUL VIEWS OF THE LAKE
• ACCESS TO THREE POOLS
• HOT TUB
• COMMUNITY ROOM

Property features AI

Finance

• Other: Part of a 96-unit complex with 4 units per building and 2 total floors; Sub-condo name: BARBADOS
• Financial info: Taxes and other financial details available but excluded per instructions
• HOA & community: Mandatory HOA; Master HOA fee $990 quarterly; Condo fee $1,685 quarterly; Total annual recurring fees about $10,700; Total one-time fees about $1,250; Professional management; HOA maintenance covers cable, insurance, internet/WiFi, irrigation water, lawn/land maintenance, pest control (exterior), sewer, trash removal, water, repairs, reserves, security, legal/accounting, manager, fidelity bond; Community amenities include beach club availability, bocce court, clubhouse, community pool, community spa/hot tub, exercise room, internet access, private membership options, restaurant, sidewalks, and stable/horse facilities

Exterior

• Parking: Attached 1-car garage
• Security: Gated community
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential carriage/coach end-unit; Low-rise building (1–3 stories); Rear exposure facing east; Built in 1999; Located in Tarpon Cove development
• Construction: Concrete block construction; Stucco exterior; Tile roof; Single-hung windows; Built in 1999; Foundation information not provided
• Exterior features: Patio; Lake view; Has waterfront (lake); Irrigation with reclaimed water; Zero lot line; Deeded restrictions

Interior

• Kitchen: Refrigerator/Freezer included
• Bedrooms: 2 bedrooms plus den (split bedroom floor plan)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Master bath with separate tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; Turnkey
• Laundry & utility: Laundry in residence; Auto garage door opener

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $499k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $481k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $491k (1.7% below list).
• Recommended offer: $481k (3.7% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 1.7% in Bonita Springs — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#428 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: cost of living C-, health & safety D, amenities 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); 593 active listings in the ZIP; 40 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 $4,908/mo this rent would consume 60% of the median local household income ($98k/yr) (locally 1006% 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 $15k 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 40 days — a 3% lower offer ($484k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $310k; list at $499k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $480,569 (3.7% 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 40 days. Have you received any prior offers? Is the seller open to a 4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 0.98% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 8.5

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: -21.7%
• Equity multiple: 0.27×
• Total profit: $-101,485
• Equity at exit: $74,403

10-year hold

• IRR: -27.0%
• Equity multiple: -0.08×
• Total profit: $-150,878
• Equity at exit: $43,144

Cash invested: $139,720 (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 34110

• Rents YoY: -1.1%
• Active inventory: 593
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $4,908 high
• Mortgage (P&I): −$2,617
• Tax from tax record: −$198 /mo · $2,377/yr
• Insurance: −$208
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$892
• Vacancy / Maint / Mgmt: −$1,031
• Net cashflow: $-104

Break-even live

Break-even rent $5,040

Max offer price $480,569

Occupancy floor 97%

Sensitivity live

Price	-10% $178	-5% $37	+0% $-104	+5% $-246	+10% $-387
Rent	-10% $-492	-5% $-298	+0% $-104	+5% $90	+10% $283
Rate	-1.0pp $147	-0.5pp $23	base $-104	+0.5pp $-234	+1.0pp $-365

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
817 Carrick Bend Cir #101 Naples, FL	3.0	2.0	1660	$5,995	$3.61	15d	1	0.02mi
784 Carrick Bend Cir #101 Naples, FL	3.0	2.0	1515	$3,500	$2.31	25d	1	0.07mi
1025 Tarpon Cove Dr #203 Naples, FL	2.0	2.0	1225	$5,500	$4.49	15d	1	0.25mi
975 Tarpon Cove Dr #204 Naples, FL	3.0	2.0	1340	$5,500	$4.10	15d	1	0.28mi
774 Wiggins Lake Dr #106 Naples, FL	3.0	2.0	1374	$6,500	$4.73	25d	1	0.45mi
757 Wiggins Lake Dr #106 Naples, FL	3.0	2.0	1374	$6,000	$4.37	15d	1	0.46mi
757 Wiggins Lake Dr #106 Naples, FL	3.0	2.0	1374	$6,000	$4.37	25d	1	0.46mi
760 Wiggins Lake Dr #205 Naples, FL	2.0	2.0	1179	$5,500	$4.66	25d	1	0.47mi
14780 Glen Eden Dr Naples, FL	3.0	2.5	2184	$8,000	$3.66	25d	1	0.48mi
1337 Center Ln Naples, FL	3.0	2.0	1500	$4,300	$2.87	25d	1	0.48mi
752 Wiggins Lake Dr #102 Naples, FL	2.0	2.0	1402	$2,375	$1.69	23d	1	0.49mi
526 Lake Louise Cir Unit 4-403 Naples, FL	3.0	2.0	1740	$6,500	$3.74	25d	1	0.51mi
437 Wiggins Lake Ct #201 Naples, FL	2.0	2.0	1283	$4,500	$3.51	25d	1	0.51mi
480 Bermuda Cove Way Unit 1-104 Naples, FL	2.0	2.0	1372	$4,250	$3.10	25d	1	0.52mi
651 Wiggins Lake Dr #102 Naples, FL	2.0	2.0	1487	$6,500	$4.37	25d	1	0.52mi
360 Horse Creek Dr Naples, FL	2.0	2.0	1589	$5,250	$3.30	15d	4	0.60mi
1680 Sanctuary Pointe Ct Naples, FL	3.0	2.0	1888	$5,900	$3.12	25d	1	0.64mi
340 Horse Creek Dr #304 Naples, FL	2.0	2.0	1326	$2,950	$2.22	25d	1	0.65mi
513 Lake Louise Cir #202 Naples, FL	2.0	2.0	1444	$5,300	$3.67	25d	1	0.66mi
430 Cove Tower Dr #302 Naples, FL	3.0	2.0	1623	$6,500	$4.00	25d	1	0.66mi
430 Cove Tower Dr #1202 Naples, FL	3.0	2.0	1519	$7,800	$5.13	25d	1	0.66mi
953 Bunker Hill Dr Naples, FL	2.0	2.0	1100	$3,200	$2.91	15d	1	0.66mi
425 Cove Tower Dr #902 Naples, FL	2.0	2.0	1854	$9,400	$5.07	25d	1	0.68mi
320 Horse Creek Dr #105 Naples, FL	2.0	2.0	1326	$5,600	$4.22	25d	1	0.69mi
1296 Grand Canal Dr Naples, FL	3.0	2.0	1614	$8,000	$4.96	25d	1	0.70mi
420 Cove Tower Dr #802 Naples, FL	3.0	2.0	1621	$4,750	$2.93	25d	1	0.73mi
505 Lake Louise Cir #101 Naples, FL	2.0	2.0	1444	$5,500	$3.81	25d	1	0.73mi
300 Horse Creek Dr #408 Naples, FL	2.0	2.0	1434	$5,500	$3.84	25d	1	0.74mi
1284 Rainbow Ct Naples, FL	2.0	2.0	1572	$4,200	$2.67	23d	1	0.76mi
1282 Belaire Ct Naples, FL	3.0	3.5	1495	$9,500	$6.35	25d	1	0.77mi
14478 Sterling Oaks Dr Naples, FL	3.0	3.0	2173	$4,000	$1.84	25d	1	0.84mi
1120 Sarah Jean Cir Unit B205 Naples, FL	3.0	2.0	1370	$2,300	$1.68	15d	1	0.87mi
298 Emerald Bay Cir Unit K6 Naples, FL	2.0	2.0	1202	$4,750	$3.95	25d	1	0.89mi
1150 Yesica Ann Cir Unit A205 Naples, FL	2.0	2.0	1300	$6,000	$4.62	15d	1	0.90mi
306 Emerald Bay Cir Unit J8 Naples, FL	2.0	2.0	1350	$4,000	$2.96	25d	1	0.93mi
306 Emerald Bay Cir Unit J5 Naples, FL	3.0	2.0	1490	$5,900	$3.96	25d	1	0.93mi
1190 Yesica Ann Cir Unit B101 Naples, FL	2.0	2.0	1245	$2,500	$2.01	15d	1	0.94mi
1250 Silverstrand Dr Naples, FL	3.0	2.0	1848	$5,000	$2.71	25d	1	0.95mi
1290 Yesica Ann Cir Unit G203 Naples, FL	2.0	2.0	1245	$6,000	$4.82	15d	1	0.95mi
1290 Yesica Ann Cir Unit G-105 Naples, FL	2.0	2.0	1168	$5,500	$4.71	15d	1	0.95mi

HOA detail condo

• Monthly dues: $892 · $10,704/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $499,000 Active 40 DOM
2. 2026-06-18
   days on market $499,000 Active 37 DOM
3. 2026-06-17
   days on market $499,000 Active 36 DOM
4. 2026-06-16
   days on market $499,000 Active 35 DOM
5. 2026-06-15
   days on market $499,000 Active 34 DOM
6. 2026-06-14
   days on market $499,000 Active 32 DOM
7. 2026-06-10
   days on market $499,000 Active 29 DOM
8. 2026-06-09
   days on market $499,000 Active 28 DOM
9. 2026-06-08
   days on market $499,000 Active 27 DOM
10. 2026-06-07
    days on market $499,000 Active 26 DOM
11. 2026-06-03
    days on market $499,000 Active 22 DOM
12. 2026-06-02
    days on market $499,000 Active 21 DOM
13. 2026-06-01
    days on market $499,000 Active 20 DOM
14. 2026-05-31
    days on market $499,000 Active 19 DOM
15. 2026-05-30
    days on market $499,000 Active 18 DOM
16. 2026-05-12
    listed $499,000 Active
17. 2025-09-30
    status Active
18. 2025-09-15
    listed $529,900 Active
19. 2015-06-28
    price $310,000 363-char remark

    Show marketing remark (363 chars)

    First floor end unit on the water! It can't get much better. This home is in meticulous condition. Tile floors in living room, kitchen dining area, foyer and baths. All kitchen appliances less than I year old. Full water view that is breath taking. 2 beds/2 bath + den and 1 car garage. Membership to Tarpon Yacht & Racquet Club available with transfer fee.

20. 2015-06-17
    soldstatus $310,000
21. 2015-06-11
    soldstatus $310,000 Sold 363-char remark

    Show marketing remark (363 chars)

    First floor end unit on the water! It can't get much better. This home is in meticulous condition. Tile floors in living room, kitchen dining area, foyer and baths. All kitchen appliances less than I year old. Full water view that is breath taking. 2 beds/2 bath + den and 1 car garage. Membership to Tarpon Yacht & Racquet Club available with transfer fee.

22. 2015-04-03
    price $315,000 363-char remark

    Show marketing remark (363 chars)

    First floor end unit on the water! It can't get much better. This home is in meticulous condition. Tile floors in living room, kitchen dining area, foyer and baths. All kitchen appliances less than I year old. Full water view that is breath taking. 2 beds/2 bath + den and 1 car garage. Membership to Tarpon Yacht & Racquet Club available with transfer fee.

23. 2015-04-03
    historical 363-char remark

    Show marketing remark (363 chars)

    First floor end unit on the water! It can't get much better. This home is in meticulous condition. Tile floors in living room, kitchen dining area, foyer and baths. All kitchen appliances less than I year old. Full water view that is breath taking. 2 beds/2 bath + den and 1 car garage. Membership to Tarpon Yacht & Racquet Club available with transfer fee.

24. 2015-04-02
    listed $315,000 Active 363-char remark

    Show marketing remark (363 chars)

    First floor end unit on the water! It can't get much better. This home is in meticulous condition. Tile floors in living room, kitchen dining area, foyer and baths. All kitchen appliances less than I year old. Full water view that is breath taking. 2 beds/2 bath + den and 1 car garage. Membership to Tarpon Yacht & Racquet Club available with transfer fee.

25. 1999-08-05
    soldstatus $67,900

ⓘ 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: $2,377 · $198/mo
• Projected year-2 tax: $4,142 · $345/mo
• Expected delta: +$1,765/yr (+$147/mo · 74.2%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 76% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $58,890
• − Mortgage interest: −$27,952
• − Property taxes: −$2,377
• − Insurance: −$3,292
• − Repairs & maintenance: −$4,711
• − Management: −$4,711
• − HOA: −$10,704
• − Depreciation: −$14,516
• Taxable loss: −$9,374
• Est. tax savings @ 24.0%: +$2,250
• After-tax cash flow: $998/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 — Bonita Springs

• Score: 70/100
• State rank: #428
• US rank: #7576

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collier County · 396,295 people
• City population: 64,727
• 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: 1006.0

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 (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%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -172.68%
• Current HPI: 267.4644
• Rent YoY: ▼ -1.06%
• 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

+634.9% since first listed

10 events — show timeline

• 2026-05-12 Listed $499,000 NAPLESMLS
• 2025-09-30 Relisted — BEARMLS
• 2025-09-15 Listed $529,900 BEARMLS
• 2015-06-28 Price Changed $310,000 NAPLESMLS
• 2015-06-17 Sold (Public Records) $310,000 Public Records
• 2015-06-11 Sold (MLS) $310,000 NAPLESMLS
• 2015-04-03 Listing Removed — NAPLESMLS
• 2015-04-03 Price Changed $315,000 NAPLESMLS
• 2015-04-02 Listed $315,000 NAPLESMLS
• 1999-08-05 Sold (Public Records) $67,900 Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,377 · +2.5% YoY. Source: county tax records.