273 Robin Hood Cir #9 · Golden Gate, FL 34104

$75,000

2 bd · 2.0 ba · 1,225 sqft · Condo public records · 18 Days on market

Built 1999 $516/mo HOA · 18% of rent ↓ 32% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Auction Property. The list price is NOT indicative of seller's final reserve amount. This property is part of an online bidding event; please visit Auction.com to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold "as is" and no for sale sign allowed. Upcoming auction date is: 02/15 at 8am EST - 02/17 on Auction.com. Buyer premium is 5% of winning bid or minimum $2,500. This is a 1,225 condo unit located on 2nd floor in Sherwood community in Naples, FL.

Key facts

• $516 HOA
• Built 1999
• Listed 18 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#455 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B; Watch: schools C-, employment 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.
• Market conditions: Rents soft (-1.1%/yr); 436 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); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $2,874/mo this rent would consume 48% of the median local household income ($72k/yr) (locally 1423% 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 $519 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.83% ✓
• Cap rate: 23.93%
• Cash-on-cash: 63.00%
• DSCR: 3.80
• GRM: 2.2

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: 57.4%
• Equity multiple: 3.39×
• Total profit: $50,087
• Equity at exit: $11,183

10-year hold

• IRR: 60.8%
• Equity multiple: 5.92×
• Total profit: $103,279
• Equity at exit: $6,485

Cash invested: $21,000 (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 34104

• Rents YoY: -1.1%
• Active inventory: 436
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $2,874 high
• Mortgage (P&I): −$393
• Tax from tax record: −$228 /mo · $2,733/yr
• Insurance: −$31
• HOA: −$516
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $1,103

Break-even live

Break-even rent $1,479

Max offer price $75,000

Occupancy floor 57%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
241 Robin Hood Cir #204 Naples, FL	2.0	2.0	1225	$3,800	$3.10	13d	1	0.03mi
209 Robin Hood Cir #201 Naples, FL	2.0	2.0	1225	$3,500	$2.86	13d	1	0.08mi
280 Robin Hood Cir #102 Naples, FL	3.0	2.0	1450	$3,995	$2.76	23d	1	0.08mi
280 Robin Hood Cir #101 Naples, FL	3.0	2.0	1413	$3,900	$2.76	23d	1	0.08mi
321 Robin Hood Cir #201 Naples, FL	2.0	2.0	1225	$3,500	$2.86	23d	1	0.10mi
7823 Regal Heron Cir #103 Naples, FL	2.0	2.0	1304	$1,995	$1.53	13d	1	0.19mi
8215 Ibis Club Dr #102 Naples, FL	2.0	2.0	1043	$1,625	$1.56	23d	1	0.24mi
7831 Regal Heron Cir Unit 1506858P Naples, FL	3.0	2.0	1420	$4,283	$3.02	13d	1	0.24mi
7818 Great Heron Way #303 Naples, FL	2.0	2.0	1304	$3,395	$2.60	13d	1	0.26mi
8225 Ibis Club Dr #216 Naples, FL	1.0	1.0	811	$1,650	$2.03	23d	1	0.26mi
8225 Ibis Club Dr #216 Naples, FL	1.0	1.0	828	$1,600	$1.93	21d	1	0.26mi
7835 Regal Heron Cir Naples, FL	2.0–3.0	2.0	1316	$1,795	$1.36	23d	2	0.27mi
7822 Great Heron Way #106 Naples, FL	3.0	2.0	1431	$2,200	$1.54	23d	1	0.28mi
7822 Great Heron Way #106 Naples, FL	3.0	2.0	1431	$2,200	$1.54	13d	1	0.28mi
7804 Regal Heron Cir #304 Naples, FL	2.0	2.0	1304	$2,000	$1.53	13d	1	0.31mi
7839 Regal Heron Cir #202 Naples, FL	2.0	2.0	1202	$2,000	$1.66	23d	1	0.32mi
8245 Ibis Club Dr #403 Naples, FL	1.0	1.0	811	$1,600	$1.97	13d	1	0.33mi
8265 Ibis Club Dr #610 Naples, FL	1.0	1.0	811	$1,600	$1.97	23d	1	0.36mi
8255 Ibis Club Dr Naples, FL	2.0	2.0	1021	$1,750	$1.71	13d	2	0.38mi
8285 Ibis Club Dr #805 Naples, FL	3.0	2.0	1175	$2,450	$2.09	23d	1	0.41mi
218 Gabriel Cir Unit 3809 Naples, FL	2.0	2.0	1200	$3,800	$3.17	13d	1	0.53mi
120 Asaf Dr Unit 4304 Naples, FL	2.0	2.0	1350	$4,300	$3.19	13d	1	0.54mi
675 Luisa Ln Unit 825 Naples, FL	3.0	2.0	1484	$2,300	$1.55	13d	1	0.58mi
153 Gabriel Cir Unit 3003 Naples, FL	2.0	2.0	1200	$4,000	$3.33	13d	1	0.61mi
120 Bedzel Cir Naples, FL	1.0–3.0	1.0–2.0	1079	$2,518	$2.33	13d	38	0.63mi
448 Gabriel Cir Unit 3310 Naples, FL	2.0	2.0	1200	$3,500	$2.92	13d	1	0.64mi
620 Luisa Ct Unit 803 Naples, FL	2.0	2.0	1200	$2,400	$2.00	13d	1	0.66mi
3250 Magnolia Pond Dr Naples, FL	1.0–3.0	1.0–2.0	1039	$2,349	$2.26	13d	20	0.70mi
228 Belina Dr Unit 606 Naples, FL	2.0	2.0	1200	$4,800	$4.00	13d	1	0.70mi
515 Gabriel Cir Unit 1910 Naples, FL	2.0	2.0	1200	$4,700	$3.92	13d	1	0.72mi
388 Belina Dr Unit 1104 Naples, FL	2.0	2.0	1200	$4,000	$3.33	13d	1	0.74mi
484 Belina Dr Naples, FL	2.0	1.0	1200	$2,400	$2.00	23d	1	0.79mi
7790 Woodbrook Cir #2603 Naples, FL	3.0	2.5	1406	$4,500	$3.20	23d	1	0.94mi
7725 Tara Cir Naples, FL	1.0–3.0	1.0–2.0	929	$1,512	$1.63	13d	1	1.01mi
1180 Wildwood Lakes Blvd Naples, FL	2.0	1.0–2.0	975	$1,800	$1.85	23d	3	1.04mi
1180 Wildwood Lakes Blvd Naples, FL	2.0	1.0–2.0	975	$1,850	$1.90	21d	2	1.04mi
1260 Wildwood Lakes Blvd Naples, FL	1.0–2.0	1.0–2.0	856	$2,620	$3.06	13d	4	1.04mi
3536 Winifred Row Ln Naples, FL	3.0	2.5	1300	$2,350	$1.81	13d	10	1.05mi
1240 Wildwood Lakes Blvd Naples, FL	2.0	2.0	1042	$1,875	$1.80	23d	2	1.06mi
1270 Wildwood Lakes Blvd #202 Naples, FL	2.0	1.0	909	$1,900	$2.09	23d	1	1.07mi

HOA detail condo

• Monthly dues: $516 · $6,192/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-02-21
   status Pending
2. 2026-02-02
   listed $75,000 Active
3. 2019-11-07
   soldstatus $175,000
4. 2005-07-14
   soldstatus $215,000
5. 2002-02-07
   soldstatus $110,000

ⓘ 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: $2,733 · $228/mo
• Projected year-2 tax: $2,733 · $228/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 5 d/yr ≥107°F today · 20 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: $34,494
• − Mortgage interest: −$4,201
• − Property taxes: −$2,733
• − Insurance: −$375
• − Repairs & maintenance: −$2,759
• − Management: −$2,759
• − HOA: −$6,192
• − Depreciation: −$2,182
• Taxable income: $13,292
• Est. tax owed @ 24.0%: −$3,190
• After-tax cash flow: $10,040/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 — Golden Gate

• Score: 69/100
• State rank: #455
• US rank: #8290

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collier County · 396,295 people
• City population: 34,872
• Metro: Naples-Marco Island, FL
• Population (ZIP): 26,408
• Household income: $71,686
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1423.0

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 30% Two or more races 19% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3% Cuban 6% Dominican 1%
• Common ancestry: Lithuanian 6% Romanian 3% Hispanic 2%
• Foreign-born: 30% · Canada, Jamaica, Dominican Republic
• Languages at home: 66% English-only · Spanish 24% French/Haitian/Cajun 5% Russian/Polish/Slavic 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: ▼ -252.48%
• Current HPI: 259.3498
• Rent YoY: ▼ -1.10%
• 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

-31.8% since first listed

5 events — show timeline

• 2026-02-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-02 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-07 Sold (Public Records) $175,000 Public Records
• 2005-07-14 Sold (Public Records) $215,000 Public Records
• 2002-02-07 Sold (Public Records) $110,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,733 · +9.6% YoY. Source: county tax records.