360 Charlemagne Blvd Unit D205 · Naples, FL 34112

$230,000

2 bd · 2.0 ba · 1,082 sqft · Condo public records · 336 Days on market

Built 1979 $453/mo HOA · 16% 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 +19.7/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• DSCR +6.2/10.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully updated, contemporary two bedroom, two bath top floor condo - NEVER LIVED IN SINCE THE RENOVATION- offered FULLY FURNISHED/TURNKEY and featuring an upscale kitchen with white shaker cabinetry, quartz counter tops, new kitchen appliances, new washer and dryer, wonderfully updated bathrooms, HURRICANE RATED WINDOWS AND SHUTTERS, cool neutral tones throughout, stylish furnishings, new carpets, new light fixtures and new faucets. Relax in the spacious screened lanai while enjoying serene wide-water lake views or lounge by the very convenient nearby tropical heated community pool! One covered parking space is included with the property. FOUNTAINS 1 is a mature, quiet, low density 55 plus community offering LOW ASSOCIATION FEES. One owner must be at least 55 years old to purchase the property. The unit may be rented 3 times per year, 30 day minimum, pets are not permitted. Perfectly located in Naples just minutes to world class beaches, iconic 5th Avenue, dining, shopping, entertainment and a short drive to Ft. Myers airport!

Key facts

• Upscale kitchen
• Quartz countertops
• Top floor condo

Tags

• TOP FLOOR CONDO
• UPSCALE KITCHEN
• WHITE SHAKER CABINETRY
• QUARTZ COUNTERTOPS
• NEW STAINLESS STEEL APPLIANCES
• TASTEFULLY UPDATED BATHROOMS

Property features AI

Finance

• Other: Part of a 52-unit complex with 12 units per building and 2 floors; 2 units per floor
• HOA & community: Mandatory HOA; Quarterly condo fee; Maintenance covers cable, insurance, lawn/land maintenance, legal/accounting, management, exterior pest control, reserves, sewer, street lights and maintenance, trash removal and water; Professional management; Community pool; Sidewalks and streetlights; Non-gated community; Total annual recurring HOA fees $5,440; One-time fees $150

Exterior

• Parking: 1 assigned covered parking space; Detached 1-car carport; Guest parking available
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Low rise (1–3) building; 2 story building; Rear exposure facing east; Unit 205 in complex
• Construction: Concrete block construction; Built in 1979
• Exterior features: Stucco exterior; Impact resistant windows; Sliding windows; Built-up/flat roof; Shingle roof; Zero lot line; Lake view; Lake waterfront; Central irrigation

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator/Freezer
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Central electric heating; Central electric cooling; Ceiling fans; Exhaust fan
• Interior features: Cable prewire; Foyer; Smoke detectors; Walk-in closet; Window coverings; Dining area in living room; Eat-in kitchen; Laundry in residence; Screened lanai/porch; Turnkey furnished; Split bedrooms floor plan
• Laundry & utility: Washer; Dryer; Tankless water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (12.0% below list).
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $202k (12.0% below list) — sets the bar for cash-flow.

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: Lely Elementary School (math 45% / reading 46%, grade D-, #1,247 of 2,144 statewide, top 59%, 499 students, 62% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL) — zoned schools at 58% FRL track the district average.
• Zoned-school proficiency averages 42% at this address vs 58% district-wide (-16 pts) — the specific schools serving this property underperform the Collier average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.7%/yr); 771 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $2,810/mo this rent would consume 48% of the median local household income ($70k/yr) (locally 980% 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 $7k 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 336 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask is 7831% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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 3→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,357 (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 336 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
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: 1.22% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.03%
• DSCR: 1.22
• GRM: 6.8

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: -26.2%
• Equity multiple: 0.15×
• Total profit: $-54,945
• Equity at exit: $34,294

10-year hold

• IRR: -51.5%
• Equity multiple: -0.40×
• Total profit: $-90,368
• Equity at exit: $19,886

Cash invested: $64,400 (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 34112

• Rents YoY: -1.7%
• Active inventory: 771
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,810 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$195 /mo · $2,340/yr
• Insurance: −$96
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$453
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $-156

Break-even live

Break-even rent $3,008

Max offer price $202,357

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-91	+0% $-156	+5% $-222	+10% $-287
Rent	-10% $-378	-5% $-267	+0% $-156	+5% $-45	+10% $66
Rate	-1.0pp $-41	-0.5pp $-98	base $-156	+0.5pp $-216	+1.0pp $-277

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
360 Charlemagne Blvd Unit D105 Naples, FL	2.0	2.0	1082	$3,200	$2.96	24d	1	0.04mi
4410 Chantelle Dr Unit H-205 Naples, FL	2.0	2.0	1349	$3,500	$2.59	14d	1	0.06mi
332 Charlemagne Blvd Unit H103 Naples, FL	2.0	2.0	1082	$3,495	$3.23	24d	1	0.09mi
332 Charlemagne Blvd Unit H101 Naples, FL	2.0	2.0	1082	$3,500	$3.23	24d	1	0.09mi
5595 Greenwood Cir #92 Naples, FL	3.0	2.0	1450	$5,000	$3.45	24d	1	0.16mi
5499 Rattlesnake Hammock Rd Naples, FL	2.0	2.0	1071	$1,775	$1.66	14d	2	0.23mi
5419 Rattlesnake Hammock Rd Unit 307F Naples, FL	2.0	2.0	1071	$1,950	$1.82	14d	1	0.23mi
5778 Greenwood Cir Naples, FL	3.0	2.0	1450	$4,000	$2.76	24d	1	0.26mi
5502 Greenwood Cir #1 Naples, FL	3.0	2.0	1450	$2,400	$1.66	24d	1	0.29mi
5535 Rattlesnake Hammock Rd #302 Naples, FL	2.0	2.0	1205	$2,800	$2.32	24d	1	0.33mi
5635 Rattlesnake Hammock Rd Apt 203D Naples, FL	2.0	2.0	1054	$1,700	$1.61	21d	1	0.41mi
5651 Rattlesnake Hammock Rd Unit C-108 Naples, FL	2.0	2.0	1054	$1,800	$1.71	24d	1	0.44mi
232 Pebble Beach Blvd #104 Naples, FL	3.0	2.0	1298	$1,975	$1.52	24d	1	0.52mi
240 Pebble Beach Blvd #702 Naples, FL	2.0	2.0	1090	$4,000	$3.67	24d	1	0.54mi
200 Valley Stream Dr Unit 8B Naples, FL	2.0	2.0	979	$1,750	$1.79	24d	1	0.56mi
5708 Deauville Cir Unit 308 Naples, FL	3.0	2.0	1500	$4,500	$3.00	24d	1	0.57mi
300 Valley Stream Dr Unit 3D Naples, FL	2.0	2.0	979	$1,795	$1.83	24d	1	0.59mi
300 Valley Stream Dr Unit 3D Naples, FL	2.0	2.0	979	$1,795	$1.83	21d	1	0.59mi
190 Pebble Beach Blvd #301 Naples, FL	2.0	2.0	954	$1,700	$1.78	24d	1	0.59mi
5792 Deauville Cir Unit A103 Naples, FL	2.0	2.0	1209	$3,900	$3.23	24d	1	0.62mi
4977 Pepper Cir #205 Naples, FL	2.0	2.0	1250	$2,250	$1.80	21d	1	0.64mi
5733 Deauville Cir Unit G308 Naples, FL	3.0	2.0	1427	$3,600	$2.52	24d	1	0.65mi
4911 Catalina Dr Unit 22 Naples, FL	3.0	1.5	1200	$1,950	$1.62	14d	1	0.65mi
4556 Andover Way Unit E104 Naples, FL	2.0	2.0	1072	$5,000	$4.66	14d	1	0.66mi
4556 Andover Way Unit E106 Naples, FL	2.0	2.0	1172	$1,900	$1.62	14d	1	0.66mi
5741 Deauville Cir Unit F108 Naples, FL	3.0	2.0	1427	$3,600	$2.52	24d	1	0.67mi
4907 Catalina Dr Unit 45 Naples, FL	3.0	2.0	1270	$1,900	$1.50	14d	1	0.68mi
5754 Deauville Cir Unit E104 Naples, FL	1.0	2.0	1209	$1,190	$0.98	24d	1	0.71mi
5665 Whitaker Rd #202 Naples, FL	2.0	2.0	1099	$1,900	$1.73	21d	1	0.79mi
4830 Cortez Cir Naples, FL	3.0	2.0	1218	$3,100	$2.55	24d	1	0.79mi
5737 Whitaker Rd Unit C101 Naples, FL	3.0	2.0	1281	$2,300	$1.80	24d	1	0.79mi
3685 Amberly Cir Unit D305 Naples, FL	2.0	2.0	1320	$5,100	$3.86	24d	1	0.80mi
5741 Whitaker Rd Unit D203 Naples, FL	3.0	2.0	1281	$2,200	$1.72	24d	1	0.81mi
413 Augusta Blvd #302 Naples, FL	2.0	2.0	1390	$5,500	$3.96	21d	1	0.81mi
905 Augusta Blvd Naples, FL	2.0	2.0	1125	$1,850	$1.64	24d	1	0.85mi
4900 Biscayne Dr #22 Naples, FL	2.0	2.0	1108	$1,800	$1.62	21d	1	0.85mi
520 Augusta Blvd Unit B204 Naples, FL	3.0	2.0	1294	$2,200	$1.70	24d	1	0.85mi
3655 Amberly Cir Naples, FL	2.0	2.0	1216	$2,500	$2.06	24d	1	0.85mi
555 Augusta Blvd Unit 3-1 Naples, FL	2.0	2.0	1249	$4,200	$3.36	24d	1	0.89mi
452 Bristle Cone Ln #27 Naples, FL	2.0	2.0	1129	$2,000	$1.77	24d	1	0.89mi

HOA detail condo

• Monthly dues: $453 · $5,436/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-02
   days on market $230,000 Active 336 DOM
2. 2026-06-01
   days on market $230,000 Active 335 DOM
3. 2026-05-31
   days on market $230,000 Active 334 DOM
4. 2026-05-30
   days on market $230,000 Active 333 DOM
5. 2026-03-29
   historical $2,900
6. 2026-03-18
   price $230,000
7. 2026-01-21
   listed $2,900
8. 2026-01-21
   historical $2,900
9. 2026-01-20
   price $244,900
10. 2025-12-23
    price $2,900
11. 2025-08-17
    price $3,200
12. 2025-08-16
    price $265,000
13. 2025-07-06
    listed $3,500
14. 2025-07-01
    listed $285,000 Active
15. 2024-09-25
    historical $5,000
16. 2024-05-23
    listed $5,000
17. 2023-08-23
    soldstatus $285,000
18. 2023-08-18
    soldstatus $285,000 Closed 1068-char remark

    Show marketing remark (1068 chars)

    Welcome home to this beautifully updated, contemporary two bedroom, two bath top floor condo - NEVER LIVED IN SINCE THE RENOVATION- offered FULLY FURNISHED/TURNKEY and featuring an upscale kitchen with white shaker cabinetry, quartz counter tops, new kitchen appliances, new washer and dryer, wonderfully updated bathrooms, HURRICANE RATED WINDOWS AND SHUTTERS, cool neutral tones throughout, stylish furnishings, new carpets, new light fixtures and new faucets. Relax in the spacious screened lanai while enjoying serene wide-water lake views or lounge by the very convenient nearby tropical heated community pool! One covered parking space is included with the property. FOUNTAINS 1 is a mature, quiet, low density 55 plus community offering LOW ASSOCIATION FEES. One owner must be at least 55 years old to purchase the property. The unit may be rented 3 times per year, 30 day minimum, pets are not permitted. Perfectly located in Naples just minutes to world class beaches, iconic 5th Avenue, dining, shopping, entertainment and a short drive to Ft. Myers airport!

19. 2023-08-18
    soldstatus $285,000 Sold 1068-char remark

    Show marketing remark (1068 chars)

    Welcome home to this beautifully updated, contemporary two bedroom, two bath top floor condo - NEVER LIVED IN SINCE THE RENOVATION- offered FULLY FURNISHED/TURNKEY and featuring an upscale kitchen with white shaker cabinetry, quartz counter tops, new kitchen appliances, new washer and dryer, wonderfully updated bathrooms, HURRICANE RATED WINDOWS AND SHUTTERS, cool neutral tones throughout, stylish furnishings, new carpets, new light fixtures and new faucets. Relax in the spacious screened lanai while enjoying serene wide-water lake views or lounge by the very convenient nearby tropical heated community pool! One covered parking space is included with the property. FOUNTAINS 1 is a mature, quiet, low density 55 plus community offering LOW ASSOCIATION FEES. One owner must be at least 55 years old to purchase the property. The unit may be rented 3 times per year, 30 day minimum, pets are not permitted. Perfectly located in Naples just minutes to world class beaches, iconic 5th Avenue, dining, shopping, entertainment and a short drive to Ft. Myers airport!

20. 2023-07-13
    status Pending With Contingencies 1068-char remark

    Show marketing remark (1068 chars)

    Welcome home to this beautifully updated, contemporary two bedroom, two bath top floor condo - NEVER LIVED IN SINCE THE RENOVATION- offered FULLY FURNISHED/TURNKEY and featuring an upscale kitchen with white shaker cabinetry, quartz counter tops, new kitchen appliances, new washer and dryer, wonderfully updated bathrooms, HURRICANE RATED WINDOWS AND SHUTTERS, cool neutral tones throughout, stylish furnishings, new carpets, new light fixtures and new faucets. Relax in the spacious screened lanai while enjoying serene wide-water lake views or lounge by the very convenient nearby tropical heated community pool! One covered parking space is included with the property. FOUNTAINS 1 is a mature, quiet, low density 55 plus community offering LOW ASSOCIATION FEES. One owner must be at least 55 years old to purchase the property. The unit may be rented 3 times per year, 30 day minimum, pets are not permitted. Perfectly located in Naples just minutes to world class beaches, iconic 5th Avenue, dining, shopping, entertainment and a short drive to Ft. Myers airport!

21. 2023-07-13
    historical Pending with Contingency 1068-char remark

    Show marketing remark (1068 chars)

    Welcome home to this beautifully updated, contemporary two bedroom, two bath top floor condo - NEVER LIVED IN SINCE THE RENOVATION- offered FULLY FURNISHED/TURNKEY and featuring an upscale kitchen with white shaker cabinetry, quartz counter tops, new kitchen appliances, new washer and dryer, wonderfully updated bathrooms, HURRICANE RATED WINDOWS AND SHUTTERS, cool neutral tones throughout, stylish furnishings, new carpets, new light fixtures and new faucets. Relax in the spacious screened lanai while enjoying serene wide-water lake views or lounge by the very convenient nearby tropical heated community pool! One covered parking space is included with the property. FOUNTAINS 1 is a mature, quiet, low density 55 plus community offering LOW ASSOCIATION FEES. One owner must be at least 55 years old to purchase the property. The unit may be rented 3 times per year, 30 day minimum, pets are not permitted. Perfectly located in Naples just minutes to world class beaches, iconic 5th Avenue, dining, shopping, entertainment and a short drive to Ft. Myers airport!

22. 2023-06-30
    listed $299,900 Active 1068-char remark

    Show marketing remark (1068 chars)

    Welcome home to this beautifully updated, contemporary two bedroom, two bath top floor condo - NEVER LIVED IN SINCE THE RENOVATION- offered FULLY FURNISHED/TURNKEY and featuring an upscale kitchen with white shaker cabinetry, quartz counter tops, new kitchen appliances, new washer and dryer, wonderfully updated bathrooms, HURRICANE RATED WINDOWS AND SHUTTERS, cool neutral tones throughout, stylish furnishings, new carpets, new light fixtures and new faucets. Relax in the spacious screened lanai while enjoying serene wide-water lake views or lounge by the very convenient nearby tropical heated community pool! One covered parking space is included with the property. FOUNTAINS 1 is a mature, quiet, low density 55 plus community offering LOW ASSOCIATION FEES. One owner must be at least 55 years old to purchase the property. The unit may be rented 3 times per year, 30 day minimum, pets are not permitted. Perfectly located in Naples just minutes to world class beaches, iconic 5th Avenue, dining, shopping, entertainment and a short drive to Ft. Myers airport!

23. 2023-06-30
    listed $299,900 Active 1068-char remark

    Show marketing remark (1068 chars)

    Welcome home to this beautifully updated, contemporary two bedroom, two bath top floor condo - NEVER LIVED IN SINCE THE RENOVATION- offered FULLY FURNISHED/TURNKEY and featuring an upscale kitchen with white shaker cabinetry, quartz counter tops, new kitchen appliances, new washer and dryer, wonderfully updated bathrooms, HURRICANE RATED WINDOWS AND SHUTTERS, cool neutral tones throughout, stylish furnishings, new carpets, new light fixtures and new faucets. Relax in the spacious screened lanai while enjoying serene wide-water lake views or lounge by the very convenient nearby tropical heated community pool! One covered parking space is included with the property. FOUNTAINS 1 is a mature, quiet, low density 55 plus community offering LOW ASSOCIATION FEES. One owner must be at least 55 years old to purchase the property. The unit may be rented 3 times per year, 30 day minimum, pets are not permitted. Perfectly located in Naples just minutes to world class beaches, iconic 5th Avenue, dining, shopping, entertainment and a short drive to Ft. Myers airport!

24. 2022-08-22
    soldstatus $185,000
25. 2001-03-23
    soldstatus $60,000
26. 2001-03-23
    soldstatus $60,000
27. 1989-02-01
    soldstatus $52,900

ⓘ 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: $2,340 · $195/mo
• Projected year-2 tax: $2,340 · $195/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 7/10 Severe FEMA zone AE · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 3 d/yr ≥107°F today · 12 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: $33,722
• − Mortgage interest: −$12,884
• − Property taxes: −$2,340
• − Insurance: −$6,268
• − Repairs & maintenance: −$2,698
• − Management: −$2,698
• − HOA: −$5,436
• − Depreciation: −$6,691
• Taxable loss: −$5,292
• Est. tax savings @ 24.0%: +$1,270
• After-tax cash flow: $-608/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): 27,193
• Household income: $69,842
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 980.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 18% Two or more races 9% Black 6% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2% Cuban 4% Dominican 1%
• Common ancestry: Hispanic 4% Romanian 3% Portuguese 2%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 17% French/Haitian/Cajun 4% 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: ▼ -235.10%
• Current HPI: 256.9182
• Rent YoY: ▼ -1.69%
• 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

-94.5% since first listed

23 events — show timeline

• 2026-03-29 Rental Removed $2,900 FGCMLS
• 2026-03-18 Price Changed $230,000 NAPLESMLS
• 2026-01-21 Listed for Rent $2,900 FGCMLS
• 2026-01-21 Rental Removed $2,900 NAPLESMLS
• 2026-01-20 Price Changed $244,900 NAPLESMLS
• 2025-12-23 Price Changed $2,900 NAPLESMLS
• 2025-08-17 Price Changed $3,200 NAPLESMLS
• 2025-08-16 Price Changed $265,000 NAPLESMLS
• 2025-07-06 Listed for Rent $3,500 NAPLESMLS
• 2025-07-01 Listed $285,000 NAPLESMLS
• 2024-09-25 Rental Removed $5,000 NAPLESMLS
• 2024-05-23 Listed for Rent $5,000 NAPLESMLS
• 2023-08-23 Sold (Public Records) $285,000 Public Records
• 2023-08-18 Sold (MLS) $285,000 NAPLESMLS
• 2023-08-18 Sold (MLS) $285,000 MIML
• 2023-07-13 Pending — NAPLESMLS
• 2023-07-13 Contingent — MIML
• 2023-06-30 Listed $299,900 NAPLESMLS
• 2023-06-30 Listed $299,900 MIML
• 2022-08-22 Sold (Public Records) $185,000 Public Records
• 2001-03-23 Sold (Public Records) $60,000 Public Records
• 2001-03-23 Sold (Public Records) $60,000 Public Records
• 1989-02-01 Sold (Public Records) $52,900 Public Records

Property tax history

+16.2%/yr

Latest (2025): $2,340 · +0.2% YoY. Source: county tax records.