104 Fleur De Lis Ln · Lely, FL 34112

$199,800

3 bd · 2.0 ba · 1,580 sqft · SingleFamily public records · 60 Days on market

Built 1986 7,840 sqft lot $142/mo HOA · 4% 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 +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 +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A lovely home on the lake, with a great view. The home has a split bedroom plan, with 2 guest bedrooms on one side and the master suite on the other. The stainless steel appliances and washer are 3 years old. The dryer is 6 months old. There are roll down hurricane shutters on the house and roll down storm shutters on the lanai. There is a well for irrigation. The home has tile on the diagonal and carpet. Riviera Golf Estates is a wonderful community with an Olympic size heated pool, Clubhouse, fitness, and many activities including basic cable TV. The HO fee is only $260 per quarter. This is an over 55 community. Come and see it.

Key facts

• Premium homesite
• Long-water views
• Outstanding lot

Tags

• LAKEFRONT LOT LOCATION
• PREMIUM HOMESITE
• LONG-WATER VIEWS
• REDEVELOPMENT POTENTIAL
• OUTSTANDING LOT
• WELL-ESTABLISHED COMMUNITY

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with quarterly fee; Association fees include cable TV and trash; Community amenities: clubhouse, fitness center, pool, tennis courts, basketball court, sidewalks, on-site management; Non-gated, senior community; Community includes 692 units

Exterior

• Parking: Attached garage; 2 covered garage spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story home; Resale property; Faces west
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Patio; Community pool; Rectangular lot; East exposure; Waterfront on a lake; Has a view

Interior

• Kitchen: Refrigerator; Range; Microwave; Dishwasher; Disposal; Pantry
• Bedrooms: Master bedroom; Additional bedrooms on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Double-hung windows; Fireplace; Pantry; Tub with shower; Walk-in closet(s); Split bedroom floor plan; Separate/formal dining room
• Laundry & utility: Washer and dryer included; Laundry located in garage/utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#586 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; Watch: schools D+, 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.
• 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 $3,444/mo this rent would consume 59% 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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 18y ago; this cycle's ask has dropped $80k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,806 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.72% ✓
• Cap rate: 13.95%
• Cash-on-cash: 27.35%
• DSCR: 2.22
• GRM: 4.8

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: 16.0%
• Equity multiple: 1.62×
• Total profit: $34,637
• Equity at exit: $29,791

10-year hold

• IRR: 22.2%
• Equity multiple: 2.62×
• Total profit: $90,810
• Equity at exit: $17,275

Cash invested: $55,944 (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: 4.8×

Monthly cashflow live

• Estimated rent: $3,444 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$173 /mo · $2,075/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$142
• Vacancy / Maint / Mgmt: −$723
• Net cashflow: $1,209

Break-even live

Break-even rent $1,914

Max offer price $199,800

Occupancy floor 60%

Sensitivity live

Price	-10% $1,322	-5% $1,265	+0% $1,209	+5% $1,152	+10% $1,095
Rent	-10% $936	-5% $1,073	+0% $1,209	+5% $1,345	+10% $1,481
Rate	-1.0pp $1,309	-0.5pp $1,259	base $1,209	+0.5pp $1,157	+1.0pp $1,104

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: $49,950
• Closing costs: $5,994
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
148 Lake Point Ln Naples, FL	2.0	2.5	1530	$2,100	$1.37	24d	1	0.10mi
4410 Chantelle Dr Unit H-205 Naples, FL	2.0	2.0	1349	$3,500	$2.59	14d	1	0.15mi
360 Charlemagne Blvd Unit D105 Naples, FL	2.0	2.0	1082	$3,200	$2.96	24d	1	0.19mi
5778 Greenwood Cir Naples, FL	3.0	2.0	1450	$4,000	$2.76	24d	1	0.28mi
332 Charlemagne Blvd Unit H103 Naples, FL	2.0	2.0	1082	$3,495	$3.23	24d	1	0.30mi
332 Charlemagne Blvd Unit H101 Naples, FL	2.0	2.0	1082	$3,500	$3.23	24d	1	0.30mi
5595 Greenwood Cir #92 Naples, FL	3.0	2.0	1450	$5,000	$3.45	24d	1	0.32mi
5708 Deauville Cir Unit 308 Naples, FL	3.0	2.0	1500	$4,500	$3.00	24d	1	0.38mi
5502 Greenwood Cir #1 Naples, FL	3.0	2.0	1450	$2,400	$1.66	24d	1	0.41mi
5792 Deauville Cir Unit A103 Naples, FL	2.0	2.0	1209	$3,900	$3.23	24d	1	0.42mi
5499 Rattlesnake Hammock Rd Naples, FL	2.0	2.0	1071	$1,775	$1.66	14d	2	0.43mi
5419 Rattlesnake Hammock Rd Unit 307F Naples, FL	2.0	2.0	1071	$1,950	$1.82	14d	1	0.45mi
5535 Rattlesnake Hammock Rd #302 Naples, FL	2.0	2.0	1205	$2,800	$2.32	24d	1	0.47mi
5733 Deauville Cir Unit G308 Naples, FL	3.0	2.0	1427	$3,600	$2.52	24d	1	0.51mi
5741 Deauville Cir Unit F108 Naples, FL	3.0	2.0	1427	$3,600	$2.52	24d	1	0.52mi
5635 Rattlesnake Hammock Rd Apt 203D Naples, FL	2.0	2.0	1054	$1,700	$1.61	21d	1	0.52mi
5651 Rattlesnake Hammock Rd Unit C-108 Naples, FL	2.0	2.0	1054	$1,800	$1.71	24d	1	0.55mi
167 Torrey Pines Pt Naples, FL	3.0	2.0	1907	$9,000	$4.72	24d	1	0.58mi
5665 Whitaker Rd #202 Naples, FL	2.0	2.0	1099	$1,900	$1.73	21d	1	0.58mi
5737 Whitaker Rd Unit C101 Naples, FL	3.0	2.0	1281	$2,300	$1.80	24d	1	0.60mi
4556 Andover Way Unit E106 Naples, FL	2.0	2.0	1172	$1,900	$1.62	14d	1	0.60mi
4556 Andover Way Unit E104 Naples, FL	2.0	2.0	1072	$5,000	$4.66	14d	1	0.60mi
30 Maui Cir #30 Naples, FL	3.0	2.0	1552	$2,795	$1.80	24d	1	0.62mi
5741 Whitaker Rd Unit D203 Naples, FL	3.0	2.0	1281	$2,200	$1.72	24d	1	0.62mi
3685 Amberly Cir Unit D305 Naples, FL	2.0	2.0	1320	$5,100	$3.86	24d	1	0.64mi
239 Torrey Pines Pt Naples, FL	3.0	2.5	1907	$12,090	$6.34	24d	1	0.66mi
3655 Amberly Cir Naples, FL	2.0	2.0	1216	$2,500	$2.06	24d	1	0.69mi
5859 Westbourgh Ct Naples, FL	3.0	2.0	1746	$8,500	$4.87	14d	1	0.72mi
5859 Westbourgh Ct Naples, FL	3.0	2.0	1746	$8,500	$4.87	24d	1	0.72mi
4911 Catalina Dr Unit 22 Naples, FL	3.0	1.5	1200	$1,950	$1.62	14d	1	0.73mi
232 Pebble Beach Blvd #104 Naples, FL	3.0	2.0	1298	$1,975	$1.52	24d	1	0.74mi
127 Palmetto Dunes Cir Naples, FL	3.0	2.0	1906	$7,500	$3.93	24d	1	0.74mi
213 Bay Meadows Dr Naples, FL	3.0	2.0	1650	$5,500	$3.33	24d	1	0.74mi
3250 W Crown Pointe Blvd #101 Naples, FL	3.0	2.0	1653	$7,000	$4.23	24d	1	0.75mi
3038 Juniper Way Naples, FL	3.0	2.5	2156	$3,200	$1.48	24d	1	0.75mi
182 Palmetto Dunes Cir Naples, FL	3.0	2.0	2175	$3,300	$1.52	24d	1	0.76mi
5826 Jasper Way Unit 101 Naples, FL	2.0	2.0	1350	$2,495	$1.85	24d	1	0.76mi
240 Pebble Beach Blvd #702 Naples, FL	2.0	2.0	1090	$4,000	$3.67	24d	1	0.76mi
4907 Catalina Dr Unit 45 Naples, FL	3.0	2.0	1270	$1,900	$1.50	14d	1	0.76mi
283 Forest Hills Blvd Naples, FL	4.0	3.0	2093	$3,999	$1.91	24d	1	0.78mi

HOA detail

• Monthly dues: $142 · $1,704/yr
• Likely covers: cablepool

Listing history 44 events

1. 2026-06-18
   days on market $199,800 Active 60 DOM
2. 2026-06-17
   days on market $199,800 Active 59 DOM
3. 2026-06-16
   days on market $199,800 Active 58 DOM
4. 2026-06-15
   days on market $199,800 Active 57 DOM
5. 2026-06-14
   days on market $199,800 Active 55 DOM
6. 2026-06-10
   days on market $199,800 Active 52 DOM
7. 2026-06-09
   days on market $199,800 Active 51 DOM
8. 2026-06-08
   days on market $199,800 Active 50 DOM
9. 2026-06-07
   days on market $199,800 Active 49 DOM
10. 2026-06-03
    days on market $199,800 Active 45 DOM
11. 2026-06-02
    days on market $199,800 Active 44 DOM
12. 2026-06-01
    days on market $199,800 Active 43 DOM
13. 2026-05-31
    days on market $199,800 Active 42 DOM
14. 2026-05-30
    days on market $199,800 Active 41 DOM
15. 2026-05-07
    status Active
16. 2026-04-28
    status Pending
17. 2026-04-18
    price $199,900
18. 2026-04-09
    listed $279,900 Active
19. 2026-02-15
    historical
20. 2026-01-19
    price $249,900
21. 2026-01-08
    status Active
22. 2025-12-22
    status Pending
23. 2025-12-12
    price $274,900
24. 2025-11-20
    price $299,900
25. 2025-11-19
    status Active
26. 2025-10-02
    historical
27. 2025-09-25
    price $325,000
28. 2025-08-28
    listed $350,000 Active
29. 2020-09-29
    soldstatus $285,000
30. 2020-09-24
    soldstatus $285,000 Sold 638-char remark

    Show marketing remark (638 chars)

    A lovely home on the lake, with a great view. The home has a split bedroom plan, with 2 guest bedrooms on one side and the master suite on the other. The stainless steel appliances and washer are 3 years old. The dryer is 6 months old. There are roll down hurricane shutters on the house and roll down storm shutters on the lanai. There is a well for irrigation. The home has tile on the diagonal and carpet. Riviera Golf Estates is a wonderful community with an Olympic size heated pool, Clubhouse, fitness, and many activities including basic cable TV. The HO fee is only $260 per quarter. This is an over 55 community. Come and see it.

31. 2020-07-28
    status Pending With Contingencies 638-char remark

    Show marketing remark (638 chars)

    A lovely home on the lake, with a great view. The home has a split bedroom plan, with 2 guest bedrooms on one side and the master suite on the other. The stainless steel appliances and washer are 3 years old. The dryer is 6 months old. There are roll down hurricane shutters on the house and roll down storm shutters on the lanai. There is a well for irrigation. The home has tile on the diagonal and carpet. Riviera Golf Estates is a wonderful community with an Olympic size heated pool, Clubhouse, fitness, and many activities including basic cable TV. The HO fee is only $260 per quarter. This is an over 55 community. Come and see it.

32. 2020-07-21
    listed $289,000 Active 638-char remark

    Show marketing remark (638 chars)

    A lovely home on the lake, with a great view. The home has a split bedroom plan, with 2 guest bedrooms on one side and the master suite on the other. The stainless steel appliances and washer are 3 years old. The dryer is 6 months old. There are roll down hurricane shutters on the house and roll down storm shutters on the lanai. There is a well for irrigation. The home has tile on the diagonal and carpet. Riviera Golf Estates is a wonderful community with an Olympic size heated pool, Clubhouse, fitness, and many activities including basic cable TV. The HO fee is only $260 per quarter. This is an over 55 community. Come and see it.

33. 2016-01-26
    soldstatus $260,000
34. 2016-01-12
    price $258,000
35. 2016-01-12
    price $260,000
36. 2016-01-08
    soldstatus $260,000 Sold
37. 2015-11-28
    historical
38. 2015-11-16
    listed $258,000 Active
39. 2009-12-28
    soldstatus $165,000
40. 2009-12-23
    soldstatus $165,000
41. 2009-10-07
    listed $177,777
42. 2008-10-16
    listed $239,000
43. 2004-01-21
    soldstatus $205,000
44. 2001-03-21
    soldstatus $130,000

ⓘ 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: $2,075 · $173/mo
• Projected year-2 tax: $2,075 · $173/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 X (shaded) · 76% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $41,331
• − Mortgage interest: −$11,192
• − Property taxes: −$2,075
• − Insurance: −$1,796
• − Repairs & maintenance: −$3,306
• − Management: −$3,306
• − HOA: −$1,704
• − Depreciation: −$5,812
• Taxable income: $12,138
• Est. tax owed @ 24.0%: −$2,913
• After-tax cash flow: $11,590/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 — Lely

• Score: 66/100
• State rank: #586
• US rank: #11224

Category grades

Amenities F Commute F Cost of living C+ Crime A+ Employment C+ 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
• 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

+53.8% since first listed

30 events — show timeline

• 2026-05-07 Relisted — FORTMLS
• 2026-04-28 Pending — FORTMLS
• 2026-04-18 Price Changed $199,900 FORTMLS
• 2026-04-09 Listed $279,900 FORTMLS
• 2026-02-15 Listing Removed — NAPLESMLS
• 2026-01-19 Price Changed $249,900 NAPLESMLS
• 2026-01-08 Relisted — NAPLESMLS
• 2025-12-22 Pending — NAPLESMLS
• 2025-12-12 Price Changed $274,900 NAPLESMLS
• 2025-11-20 Price Changed $299,900 NAPLESMLS
• 2025-11-19 Relisted — NAPLESMLS
• 2025-10-02 Listing Removed — NAPLESMLS
• 2025-09-25 Price Changed $325,000 NAPLESMLS
• 2025-08-28 Listed $350,000 NAPLESMLS
• 2020-09-29 Sold (Public Records) $285,000 Public Records
• 2020-09-24 Sold (MLS) $285,000 NAPLESMLS
• 2020-07-28 Pending — NAPLESMLS
• 2020-07-21 Listed $289,000 NAPLESMLS
• 2016-01-26 Sold (Public Records) $260,000 Public Records
• 2016-01-12 Price Changed $258,000 NAPLESMLS
• 2016-01-12 Price Changed $260,000 NAPLESMLS
• 2016-01-08 Sold (MLS) $260,000 NAPLESMLS
• 2015-11-28 Listing Removed — NAPLESMLS
• 2015-11-16 Listed $258,000 NAPLESMLS
• 2009-12-28 Sold (Public Records) $165,000 Public Records
• 2009-12-23 Sold (MLS) $165,000 NAPLESMLS
• 2009-10-07 Listed $177,777 NAPLESMLS
• 2008-10-16 Listed $239,000 NAPLESMLS
• 2004-01-21 Sold (Public Records) $205,000 Public Records
• 2001-03-21 Sold (Public Records) $130,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $2,075 · +18.2% YoY. Source: county tax records.