70 Emerald Woods Dr Unit K8 · Pine Ridge, FL 34108

$369,000

2 bd · 2.0 ba · 1,133 sqft · Condo public records · 57 Days on market

Built 1988 $715/mo HOA · 14% of rent

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Why this score? — see what drove the B- 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 +25.8/30.0
• DSCR +8.7/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This turnkey furnished 2-bedroom, 2-bath residence with loft is tucked away on a quiet dead-end street in one of Naples’ most desirable locations. Ideally situated just 2.1 miles from the beach and within walking distance to shopping, dining, and Mercato, this home offers both convenience and privacy. A private foyer entry leads upstairs to an open floor plan with soaring ceilings and a loft overlooking the main living area. The living room opens to a balcony with peaceful views of green space, the community pool, and clubhouse. Freshly painted interior with wood railings and a stylish kitchen featuring ample cabinetry and a pantry. The spacious primary suite offers a private west-fac

Key facts

• Open floor plan
• Balcony with views
• Private foyer entry

Tags

• TURNKEY FURNISHED
• PRIVATE FOYER ENTRY
• OPEN FLOOR PLAN
• SOARING CEILINGS
• BALCONY WITH VIEWS
• COMMUNITY POOL

Property features AI

Finance

• Other: Complex has 40 units; building has 40 units and 2 floors; 2 units per floor
• HOA & community: Mandatory HOA; Quarterly master HOA fee; Master HOA fees billed quarterly; Professional management; HOA covers cable, internet/Wi‑Fi, lawn/land maintenance, legal/accounting, manager, exterior pest control, sewer, street lights, street maintenance, trash removal, and water; Community amenities include clubhouse, community pool, community spa/hot tub, bike storage, sidewalks, streetlights, and underground utilities; Community type: Condo/Hotel; Total annual recurring fees $8,576

Exterior

• Parking: 1 assigned parking space; Guest parking available
• Security: Entry keypad
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential end-unit with split-level layout; Low-rise building (1–3 stories); Rear exposure to the south; Built in 1988; Part of Pine Ridge development (Emerald Woods sub-condo)
• Construction: Concrete block construction; Stucco finish; Shingle roof; Built in 1988
• Exterior features: Patio; Exterior storage; Double-hung and sliding windows; Shingle roof; Stucco exterior; Pool/club view; Central irrigation

Interior

• Kitchen: Electric cooktop; Dishwasher; Disposal; Microwave; Refrigerator / Freezer
• Bedrooms: 2 bedrooms plus a den
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms; Master bath with combo tub and shower
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Built-in cabinets; Foyer; Walk-in closet; Balcony; Den (study); Guest bath; Guest room; Laundry in residence; Loft; Open porch/lanai; Turnkey furnished; 2-story floor plan
• Laundry & utility: Washer; Dryer; Freezer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $369k.

Deal economics

• At list price, monthly cash flow is $901 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $369k).
• Recommended offer: $358k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 3.4% in Pine Ridge — 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 67/100 on livability (#565 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: health & safety C-, amenities F, commute 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: Sea Gate Elementary School (math 86% / reading 81%, grade A+, #60 of 2,144 statewide, top 3%, 703 students, 26% FRL); Pine Ridge Middle School (math 74% / reading 70%, grade A, #52 of 571 statewide, top 10%, 832 students, 31% FRL); Barron Collier High School (math 62% / reading 68%, grade B, #76 of 667 statewide, top 11%, 1,650 students, 26% FRL) — zoned schools average 27% FRL vs 55% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 74% at this address vs 58% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Collier average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+8.7%/yr); 684 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); high-income renter base; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $4,955/mo this rent would consume 50% of the median local household income ($119k/yr) (locally 237% 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 $11k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $103k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($358k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $357,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.34% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.46%
• DSCR: 1.47
• GRM: 6.2

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: 5.6%
• Equity multiple: 1.23×
• Total profit: $24,123
• Equity at exit: $55,019

10-year hold

• IRR: 19.6%
• Equity multiple: 3.09×
• Total profit: $215,532
• Equity at exit: $31,904

Cash invested: $103,320 (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 34108

• Rents YoY: 8.7%
• Active inventory: 684
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $4,955 medium
• Mortgage (P&I): −$1,935
• Tax from tax record: −$210 /mo · $2,521/yr
• Insurance: −$154
• HOA: −$715
• Vacancy / Maint / Mgmt: −$1,041
• Net cashflow: $901

Break-even live

Break-even rent $3,815

Max offer price $369,000

Occupancy floor 77%

Sensitivity live

Price	-10% $1,110	-5% $1,005	+0% $901	+5% $796	+10% $692
Rent	-10% $509	-5% $705	+0% $901	+5% $1,096	+10% $1,292
Rate	-1.0pp $1,087	-0.5pp $995	base $901	+0.5pp $805	+1.0pp $708

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
81 Emerald Woods Dr Unit M8 Naples, FL	2.0	2.0	1133	$4,200	$3.71	25d	1	0.06mi
81 Emerald Woods Dr Unit M8 Naples, FL	2.0	2.0	1133	$4,200	$3.71	15d	1	0.06mi
790 Meadowland Dr Unit 29-2 Naples, FL	2.0	2.5	1432	$6,000	$4.19	15d	1	0.08mi
322 Sugar Pine Ln #322 Naples, FL	2.0	2.0	1311	$2,350	$1.79	25d	1	0.09mi
61 Emerald Woods Dr Unit D2 Naples, FL	2.0	2.5	1360	$3,200	$2.35	25d	1	0.10mi
800 Meadowland Dr Unit N Naples, FL	2.0	2.5	1432	$5,500	$3.84	22d	1	0.12mi
800 Meadowland Dr Unit H Naples, FL	2.0	2.5	1432	$2,700	$1.89	15d	1	0.12mi
65 Emerald Woods Dr Unit E8 Naples, FL	2.0	2.5	1360	$2,400	$1.76	25d	1	0.12mi
820 Meadowland Dr Unit D Naples, FL	2.0	2.5	1432	$5,500	$3.84	15d	1	0.19mi
833 Meadowland Dr Unit 14-3 Naples, FL	2.0	2.5	1360	$5,500	$4.04	15d	1	0.21mi
200 L Ambiance Cir #101 Naples, FL	2.0	2.0	1395	$8,500	$6.09	15d	1	0.28mi
878 Meadowland Dr Unit G Naples, FL	2.0	2.0	1282	$2,500	$1.95	15d	1	0.29mi
878 Meadowland Dr Unit 4 Naples, FL	2.0	2.0	1459	$6,500	$4.46	15d	1	0.29mi
100 Lambiance Cir Unit 1-101 Naples, FL	2.0	2.0	1389	$8,800	$6.34	25d	1	0.33mi
400 L Ambiance Cir #104 Naples, FL	2.0	2.0	1349	$6,500	$4.82	15d	1	0.34mi
500 Lambiance Cir Unit 5-104 Naples, FL	2.0	2.0	1349	$8,000	$5.93	25d	1	0.39mi
8415 Excalibur Cir Naples, FL	2.0–3.0	2.0	1522	$9,750	$6.40	25d	1	0.57mi
8405 Excalibur Cir Unit D3 Naples, FL	2.0	2.0	1382	$9,000	$6.51	25d	1	0.58mi
9115 Strada Pl Naples, FL	1.0–2.0	1.5–2.0	1489	$13,000	$8.73	25d	4	0.59mi
8385 Excalibur Cir Unit G3 Naples, FL	2.0	2.0	1382	$10,000	$7.24	25d	1	0.59mi
9123 Strada Pl Naples, FL	1.0–2.0	1.0–2.0	1267	$14,000	$11.05	15d	6	0.60mi
840 Gulf Pavilion Dr #103 Naples, FL	2.0	2.0	1179	$5,500	$4.66	25d	1	0.68mi
516 Gordonia Rd Naples, FL	2.0	1.0	1100	$3,200	$2.91	25d	1	0.70mi
815 Gulf Pavilion Dr #203 Naples, FL	2.0	2.0	1179	$3,500	$2.97	25d	1	0.71mi
7655 Pebble Creek Cir #302 Naples, FL	3.0	2.0	1450	$10,000	$6.90	25d	1	0.73mi
822 Gulf Pavilion Dr #202 Naples, FL	2.0	2.0	1275	$6,500	$5.10	25d	1	0.73mi
871 Tanbark Dr #102 Naples, FL	2.0	2.0	1203	$7,500	$6.23	25d	1	0.75mi
859 Tanbark Dr Naples, FL	2.0	2.0	1252	$6,000	$4.79	22d	2	0.76mi
859 Tanbark Dr #205 Naples, FL	2.0	2.0	1203	$8,500	$7.07	15d	1	0.76mi
859 Tanbark Dr Naples, FL	2.0	2.0	1252	$5,875	$4.69	25d	3	0.76mi
7654 Pebble Creek Cir #303 Naples, FL	3.0	2.0	1327	$12,000	$9.04	15d	1	0.76mi
200 Cajeput Dr Naples, FL	1.0	1.0	750	$2,500	$3.33	25d	1	0.78mi
853 Tanbark Dr Naples, FL	2.0	2.0	1331	$8,650	$6.50	25d	2	0.79mi
7709 Pebble Creek Cir Unit 6-203 Naples, FL	2.0	2.0	1327	$8,500	$6.41	25d	1	0.80mi
714 Reef Point Cir Naples, FL	2.0	2.0	1347	$8,500	$6.31	15d	1	0.80mi
847 Tanbark Dr #101 Naples, FL	3.0	2.0	1340	$9,500	$7.09	25d	1	0.80mi
719 Reef Point Cir #13 Naples, FL	2.0	2.0	1343	$8,000	$5.96	25d	1	0.81mi
7622 Pebble Creek Cir #102 Naples, FL	3.0	2.0	1327	$10,000	$7.54	15d	1	0.82mi
6934 Rain Lily Ct #102 Naples, FL	2.0	2.0	1282	$4,500	$3.51	25d	1	0.82mi
6934 Rain Lily Ct #103 Naples, FL	2.0	2.0	1282	$5,200	$4.06	25d	1	0.82mi

HOA detail condo

• Monthly dues: $715 · $8,580/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 40 events

1. 2026-06-21
   days on market $369,000 Active 57 DOM
2. 2026-06-18
   days on market $369,000 Active 54 DOM
3. 2026-06-17
   days on market $369,000 Active 53 DOM
4. 2026-06-16
   days on market $369,000 Active 52 DOM
5. 2026-06-15
   days on market $369,000 Active 51 DOM
6. 2026-06-14
   days on market $369,000 Active 49 DOM
7. 2026-06-10
   days on market $369,000 Active 46 DOM
8. 2026-06-09
   days on market $369,000 Active 45 DOM
9. 2026-06-08
   days on market $369,000 Active 44 DOM
10. 2026-06-07
    days on market $369,000 Active 43 DOM
11. 2026-06-03
    days on market $369,000 Active 39 DOM
12. 2026-06-02
    days on market $369,000 Active 38 DOM
13. 2026-06-01
    days on market $369,000 Active 37 DOM
14. 2026-05-31
    days on market $369,000 Active 36 DOM
15. 2026-05-30
    days on market $369,000 Active 35 DOM
16. 2026-04-25
    listed $369,000 Active
17. 2026-03-11
    historical
18. 2025-08-01
    historical $2,995
19. 2025-06-30
    price $389,000
20. 2025-05-01
    price $2,995
21. 2025-03-19
    listed $399,900 Active
22. 2025-03-01
    historical
23. 2025-02-19
    price $3,250
24. 2025-01-30
    listed $3,500
25. 2025-01-16
    price $399,900
26. 2024-06-05
    price $405,000
27. 2024-05-14
    listed $415,000 Active
28. 2022-08-08
    soldstatus $375,000
29. 2022-07-28
    soldstatus $375,000 Sold
30. 2022-06-15
    status Pending With Contingencies
31. 2022-06-14
    soldstatus $350,000
32. 2022-06-03
    price $375,000
33. 2022-05-19
    status Active
34. 2022-05-10
    status Pending With Contingencies
35. 2022-05-02
    listed $395,000 Active
36. 2005-02-24
    soldstatus $205,000
37. 2004-05-19
    soldstatus $160,000
38. 2001-03-29
    soldstatus $100,000
39. 2001-03-29
    soldstatus $100,000
40. 1988-06-01
    soldstatus $79,200

ⓘ 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: $2,521 · $210/mo
• Projected year-2 tax: $3,063 · $255/mo
• Expected delta: +$541/yr (+$45/mo · 21.5%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 32 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: $59,464
• − Mortgage interest: −$20,670
• − Property taxes: −$2,521
• − Insurance: −$1,845
• − Repairs & maintenance: −$4,757
• − Management: −$4,757
• − HOA: −$8,580
• − Depreciation: −$10,735
• Taxable income: $5,599
• Est. tax owed @ 24.0%: −$1,344
• After-tax cash flow: $9,465/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 — Pine Ridge

• Score: 67/100
• State rank: #565
• US rank: #10798

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Ridge, FL
• County: Collier County · 396,295 people
• City population: 18,514
• Metro: Naples-Marco Island, FL
• Population (ZIP): 16,237
• Household income: $119,212
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 237.0

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 8% Two or more races 7% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 2% Cuban 3%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 16% · Canada, Dominican Republic, South Korea
• Languages at home: 86% English-only · Spanish 6% Russian/Polish/Slavic 2% Other Indo-European 2%

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: ▼ -587.97%
• Current HPI: 275.1872
• Rent YoY: ▲ 8.74%
• 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

+365.9% since first listed

25 events — show timeline

• 2026-04-25 Listed $369,000 NAPLESMLS
• 2026-03-11 Listing Removed — NAPLESMLS
• 2025-08-01 Rental Removed $2,995 NAPLESMLS
• 2025-06-30 Price Changed $389,000 NAPLESMLS
• 2025-05-01 Price Changed $2,995 NAPLESMLS
• 2025-03-19 Listed $399,900 NAPLESMLS
• 2025-03-01 Listing Removed — NAPLESMLS
• 2025-02-19 Price Changed $3,250 NAPLESMLS
• 2025-01-30 Listed for Rent $3,500 NAPLESMLS
• 2025-01-16 Price Changed $399,900 NAPLESMLS
• 2024-06-05 Price Changed $405,000 NAPLESMLS
• 2024-05-14 Listed $415,000 NAPLESMLS
• 2022-08-08 Sold (Public Records) $375,000 Public Records
• 2022-07-28 Sold (MLS) $375,000 NAPLESMLS
• 2022-06-15 Pending — NAPLESMLS
• 2022-06-14 Sold (Public Records) $350,000 Public Records
• 2022-06-03 Price Changed $375,000 NAPLESMLS
• 2022-05-19 Relisted — NAPLESMLS
• 2022-05-10 Pending — NAPLESMLS
• 2022-05-02 Listed $395,000 NAPLESMLS
• 2005-02-24 Sold (Public Records) $205,000 Public Records
• 2004-05-19 Sold (Public Records) $160,000 Public Records
• 2001-03-29 Sold (Public Records) $100,000 Public Records
• 2001-03-29 Sold (Public Records) $100,000 Public Records
• 1988-06-01 Sold (Public Records) $79,200 Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,521 · -4.4% YoY. Source: county tax records.