7774 Jewel Ln #103 · Pelican Marsh, FL 34109

$265,000

2 bd · 2.0 ba · 1,022 sqft · Condo public records · 32 Days on market

Built 1994 $550/mo HOA · 17% 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 +6.3/10.0
• Appreciation +5.1/10.0
• Schools +5.0/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

First-Floor Condo in Prime North Naples Location | Move-In Ready Welcome to easy, low-maintenance living in the heart of North Naples. This sun-filled 2-bedroom, 2-bathroom first-floor condo offers a desirable split-bedroom layout, providing both comfort and privacy for owners and guests alike. The kitchen has been thoughtfully updated with granite countertops and stainless steel appliances, creating a clean, modern feel that flows seamlessly into the main living space. Recent improvements add peace of mind, including a 2025 garbage disposal, 2023 microwave, 2023 reverse osmosis system, updated ceiling fans, and a 2018 AC system. The spacious primary suite features an updated bathroom wi

Key facts

• Gated community
• Split bedroom layout
• First floor condo

Tags

• FIRST FLOOR CONDO
• SPLIT BEDROOM LAYOUT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• UPDATED CEILING FANS
• GATED COMMUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $257k (3.0% 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.
• Market conditions: Rents flat; 424 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• This rent runs 42% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $781 appreciation (0.3% local appreciation)).
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y 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 $120k; list at $265k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $257,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.23
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.29% appreciation · 0.92% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.13×
• Total profit: $9,532
• Equity at exit: $80,878

10-year hold

• IRR: 6.1%
• Equity multiple: 1.65×
• Total profit: $48,062
• Equity at exit: $100,414

Cash invested: $74,200 (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 34109

• Home prices YoY: 0.1%
• Rents YoY: 0.9%
• Active inventory: 424
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $3,236 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$193 /mo · $2,320/yr
• Insurance: −$110
• HOA: −$550
• Vacancy / Maint / Mgmt: −$679
• Net cashflow: $313

Break-even live

Break-even rent $2,840

Max offer price $265,000

Occupancy floor 85%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7774 Jewel Ln #201 Naples, FL	3.0	2.0	1299	$2,800	$2.16	23d	1	0.02mi
7756 Jewel Ln #102 Naples, FL	2.0	2.0	1022	$3,700	$3.62	23d	1	0.08mi
7750 Jewel Ln #103 Naples, FL	2.0	2.0	1102	$2,100	$1.91	13d	1	0.11mi
7750 Jewel Ln #101 Naples, FL	3.0	2.0	1199	$2,400	$2.00	21d	1	0.11mi
7754 Emerald Cir Unit T202 Naples, FL	2.0	2.0	1022	$3,850	$3.77	13d	1	0.15mi
7778 Emerald Cir #104 Naples, FL	3.0	2.0	1199	$2,300	$1.92	21d	1	0.22mi
7778 Emerald Cir #204 Naples, FL	3.0	2.0	1199	$6,750	$5.63	13d	1	0.22mi
7719 Jewel Ln #103 Naples, FL	2.0	2.0	1022	$3,800	$3.72	23d	1	0.25mi
7712 Jewel Ln Naples, FL	2.0	2.0	1022	$1,850	$1.81	23d	1	0.26mi
7791 Esmeralda Way #203 Naples, FL	2.0	2.0	1022	$1,950	$1.91	13d	1	0.29mi
7794 Emerald Cir Unit A-102 Naples, FL	2.0	2.0	1022	$4,000	$3.91	13d	1	0.29mi
7800 Emerald Cir #104 Naples, FL	2.0	2.0	1022	$2,200	$2.15	21d	1	0.30mi
7800 Emerald Cir Unit B104 Naples, FL	2.0	2.0	1022	$2,200	$2.15	13d	1	0.30mi
7707 Jewel Ln #201 Naples, FL	3.0	2.0	1199	$2,900	$2.42	23d	1	0.30mi
7546 Mill Pond Cir Naples, FL	3.0	2.0	1373	$6,500	$4.73	23d	1	0.37mi
6914 Satinleaf Rd N #103 Naples, FL	2.0	2.0	1404	$6,200	$4.42	23d	1	0.66mi
7287 Mill Pond Cir Naples, FL	3.0	2.0	1355	$3,800	$2.80	23d	1	0.66mi
2460 Old Groves Rd Unit E102 Naples, FL	2.0	2.0	1226	$2,400	$1.96	13d	1	0.68mi
2608 Sailors Way #122 Naples, FL	2.0	2.0	1387	$5,500	$3.97	23d	1	0.68mi
7416 Plumbago Bridge Rd #103 Naples, FL	2.0	2.0	1223	$2,400	$1.96	13d	1	0.74mi
6934 Rain Lily Ct #102 Naples, FL	2.0	2.0	1282	$4,500	$3.51	23d	1	0.81mi
6934 Rain Lily Ct #103 Naples, FL	2.0	2.0	1282	$5,200	$4.06	23d	1	0.81mi
7518 Silver Trumpet Ln Unit Q102 Naples, FL	2.0	2.0	1300	$2,600	$2.00	13d	1	0.84mi
2651 Citrus Lake Dr Unit D302 Naples, FL	2.0	2.0	1250	$5,000	$4.00	13d	1	0.84mi
2671 Citrus Lake Dr Unit E-303 Naples, FL	2.0	2.0	1380	$3,500	$2.54	13d	1	0.86mi
2671 Citrus Lake Dr Unit E-201 Naples, FL	3.0	2.0	1380	$5,250	$3.80	13d	1	0.86mi
2516 Orchid Bay Dr #203 Naples, FL	2.0	2.0	1360	$4,750	$3.49	23d	1	0.87mi
6816 Satinleaf Rd S #102 Naples, FL	2.0	2.0	1282	$5,000	$3.90	23d	1	0.89mi
2711 Citrus Lake Dr Unit F302 Naples, FL	2.0	2.0	1272	$4,500	$3.54	13d	1	0.90mi
2711 Citrus Lake Dr Unit F305 Naples, FL	3.0	2.0	1480	$5,500	$3.72	13d	1	0.90mi
2585 Old Groves Rd Unit L203 Naples, FL	2.0	2.0	1448	$5,500	$3.80	13d	1	0.91mi
2731 Citrus Lake Dr #202 Naples, FL	2.0	2.0	1260	$2,500	$1.98	13d	1	0.93mi
2864 Mizzen Way Unit Y106 Naples, FL	2.0	2.0	1350	$5,200	$3.85	13d	1	0.98mi
516 Gordonia Rd Naples, FL	2.0	1.0	1100	$3,200	$2.91	23d	1	0.99mi
2885 Citrus Lake Dr Unit N103 Naples, FL	2.0	2.0	1249	$5,250	$4.20	13d	1	1.04mi
2058 Arbour Walk Cir #3322 Naples, FL	2.0	2.0	918	$2,000	$2.18	23d	1	1.11mi
2277 Arbour Walk Cir Naples, FL	1.0–2.0	1.0–2.0	937	$2,540	$2.71	13d	25	1.13mi
9580 Victoria Ln Unit A-202 Naples, FL	2.0	2.0	1191	$1,900	$1.60	13d	1	1.13mi
2728 Tiburon Blvd E Unit A-104 Naples, FL	2.0	2.0	1465	$12,500	$8.53	13d	1	1.13mi
2728 Tiburon Blvd E Unit A-203 Naples, FL	2.0	2.0	1465	$11,000	$7.51	13d	1	1.13mi

HOA detail condo

• Monthly dues: $550 · $6,600/yr
• Likely covers: trash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-04-27
   status Pending
2. 2026-04-21
   price $265,000
3. 2026-03-23
   listed $275,000 Active
4. 2026-03-17
   historical
5. 2026-01-23
   price $304,900
6. 2025-10-20
   listed $324,900 Active
7. 2025-04-02
   historical
8. 2025-03-04
   price $287,900
9. 2025-01-08
   listed $299,900 Active
10. 2024-11-28
    historical
11. 2024-11-21
    price $309,900
12. 2024-10-30
    status Active
13. 2024-10-16
    status Pending
14. 2024-09-17
    price $315,000
15. 2024-04-29
    price $326,900
16. 2024-03-29
    listed $336,900 Active
17. 2024-03-25
    historical
18. 2024-03-14
    price $336,900
19. 2024-02-09
    listed $346,900 Active
20. 2015-03-02
    price $115,000
21. 2014-04-21
    soldstatus $120,474
22. 2014-03-18
    listed $120,474
23. 2005-05-05
    soldstatus $175,000
24. 1994-09-29
    soldstatus $61,500

ⓘ 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: $2,320 · $193/mo
• Projected year-2 tax: $2,320 · $193/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 4/10 Moderate FEMA zone X (shaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $38,829
• − Mortgage interest: −$14,844
• − Property taxes: −$2,320
• − Insurance: −$1,325
• − Repairs & maintenance: −$3,106
• − Management: −$3,106
• − HOA: −$6,600
• − Depreciation: −$7,709
• Taxable loss: −$182
• Est. tax savings @ 24.0%: +$44
• After-tax cash flow: $3,797/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 — Pelican Marsh

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 27,273
• Household income: $92,259
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 1712.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 9% Black 4% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Cuban 3%
• Common ancestry: Romanian 5% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 20% · Canada, Jamaica, Vietnam
• Languages at home: 77% English-only · Spanish 10% Other Indo-European 5% Russian/Polish/Slavic 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: ▲ 0.29%
• Current HPI: 279.357
• Rent YoY: ▲ 0.92%
• 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

+330.9% since first listed

24 events — show timeline

• 2026-04-27 Pending — FORTMLS
• 2026-04-21 Price Changed $265,000 FORTMLS
• 2026-03-23 Listed $275,000 FORTMLS
• 2026-03-17 Listing Removed — NAPLESMLS
• 2026-01-23 Price Changed $304,900 NAPLESMLS
• 2025-10-20 Listed $324,900 NAPLESMLS
• 2025-04-02 Listing Removed — NAPLESMLS
• 2025-03-04 Price Changed $287,900 NAPLESMLS
• 2025-01-08 Listed $299,900 NAPLESMLS
• 2024-11-28 Listing Removed — NAPLESMLS
• 2024-11-21 Price Changed $309,900 NAPLESMLS
• 2024-10-30 Relisted — NAPLESMLS
• 2024-10-16 Pending — NAPLESMLS
• 2024-09-17 Price Changed $315,000 NAPLESMLS
• 2024-04-29 Price Changed $326,900 NAPLESMLS
• 2024-03-29 Listed $336,900 NAPLESMLS
• 2024-03-25 Listing Removed — FORTMLS
• 2024-03-14 Price Changed $336,900 FORTMLS
• 2024-02-09 Listed $346,900 FORTMLS
• 2015-03-02 Price Changed $115,000 FORTMLS
• 2014-04-21 Sold (MLS) $120,474 FORTMLS
• 2014-03-18 Listed $120,474 FORTMLS
• 2005-05-05 Sold (Public Records) $175,000 Public Records
• 1994-09-29 Sold (Public Records) $61,500 Public Records

Property tax history

+7.0%/yr

Latest (2025): $2,320 · +6.2% YoY. Source: county tax records.