325 Charlemagne Blvd Unit A206 · Lely, FL 34112

$175,000

2 bd · 2.0 ba · 1,025 sqft · Condo · 118 Days on market

Built 1974 Good condition $596/mo HOA · 23% of rent ↓ 10% since listing

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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 +22.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Schools +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

New HVAC was installed May 14, 2026 and has a 10 year transferrable warranty!! This condo is Move-in ready and has beautiful views overlooking the courtyard and pool. Freshly painted and featuring tile flooring throughout, the spacious layout flows into an enclosed lanai converted into additional living space with a bar area, perfect for entertaining or relaxing while enjoying views of the peaceful courtyard and community pool. Additional features include in-unit laundry, a covered carport, and a private storage closet. This furnished 2BR/2BA condo in the desirable pet friendly Riviera Golf Estates 55+ community. Condo fees include cable, Internet/Wi-Fi, and bike storage in the community r

Key facts

• Furnished condo
• Covered carport
• In-unit laundry

Tags

• FURNISHED CONDO
• TILE FLOORING
• ENCLOSED LANAI
• IN-UNIT LAUNDRY
• COVERED CARPORT
• PRIVATE STORAGE CLOSET

Property features AI

Finance

• Other: Part of Riviera Golf Estates development; Deeded restrictions; 54 units in complex; 18 units in building; 2 units per floor
• HOA & community: Quarterly condo fee ($1,788); Professional management; Community pool; Internet access provided; Maintenance covers cable, insurance, internet/Wi‑Fi, irrigation water, lawn/land maintenance, recreation facilities, and water; Non-gated community; Total annual recurring fees $7,152; one-time fees $150

Exterior

• Parking: 1 assigned covered parking space; Detached 1-car carport
• Security: Impact-resistant windows (storm protection)
• Utilities: Central water; Central sewer; Central electric for heat and cooling; Cable available
• Home design: Residential low-rise building (1–3 stories); 2-story building; Rear exposure faces north; Unit located in building A
• Construction: Shingle roof; Built in 1974
• Exterior features: Stucco exterior; Impact-resistant windows; Pool/club view; Central irrigation; Zero lot line; Building overlooks pool and courtyard area

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator/Freezer
• Bedrooms: 2 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Master bath with shower (no tub)
• Heating & cooling: Central electric heat and air conditioning; Cable available
• Interior features: Cable prewire; High-speed internet available; Smoke detectors; Window coverings; Dining area combined with living room; Split bedroom floor plan; Three ceiling fans; Furnished
• Laundry & utility: Washer and dryer in residence; Laundry area inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $159k (9.0% 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 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $2,637/mo this rent would consume 45% 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 $5k 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 118 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 23% of rent.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 1→2/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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 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: 1.51% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.81%
• DSCR: 1.30
• GRM: 5.5

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: -13.1%
• Equity multiple: 0.55×
• Total profit: $-22,155
• Equity at exit: $26,093

10-year hold

• IRR: -13.1%
• Equity multiple: 0.39×
• Total profit: $-29,984
• Equity at exit: $15,131

Cash invested: $49,000 (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 34112

• Rents YoY: -1.7%
• Active inventory: 771
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,637 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$596
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $212

Break-even live

Break-even rent $2,369

Max offer price $175,000

Occupancy floor 87%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
332 Charlemagne Blvd Unit H101 Naples, FL	2.0	2.0	1082	$3,500	$3.23	23d	1	0.10mi
332 Charlemagne Blvd Unit H103 Naples, FL	2.0	2.0	1082	$3,495	$3.23	23d	1	0.10mi
360 Charlemagne Blvd Unit D105 Naples, FL	2.0	2.0	1082	$3,200	$2.96	23d	1	0.15mi
5419 Rattlesnake Hammock Rd Unit 307F Naples, FL	2.0	2.0	1071	$1,950	$1.82	13d	1	0.18mi
4410 Chantelle Dr Unit H-205 Naples, FL	2.0	2.0	1349	$3,500	$2.59	13d	1	0.20mi
5499 Rattlesnake Hammock Rd Naples, FL	2.0	2.0	1071	$1,775	$1.66	13d	2	0.23mi
5595 Greenwood Cir #92 Naples, FL	3.0	2.0	1450	$5,000	$3.45	23d	1	0.24mi
5502 Greenwood Cir #1 Naples, FL	3.0	2.0	1450	$2,400	$1.66	23d	1	0.37mi
5778 Greenwood Cir Naples, FL	3.0	2.0	1450	$4,000	$2.76	23d	1	0.39mi
5535 Rattlesnake Hammock Rd #302 Naples, FL	2.0	2.0	1205	$2,800	$2.32	23d	1	0.40mi
200 Valley Stream Dr Unit 8B Naples, FL	2.0	2.0	979	$1,750	$1.79	23d	1	0.41mi
232 Pebble Beach Blvd #104 Naples, FL	3.0	2.0	1298	$1,975	$1.52	23d	1	0.43mi
300 Valley Stream Dr Unit 3D Naples, FL	2.0	2.0	979	$1,795	$1.83	21d	1	0.45mi
300 Valley Stream Dr Unit 3D Naples, FL	2.0	2.0	979	$1,795	$1.83	23d	1	0.45mi
240 Pebble Beach Blvd #702 Naples, FL	2.0	2.0	1090	$4,000	$3.67	23d	1	0.47mi
5635 Rattlesnake Hammock Rd Apt 203D Naples, FL	2.0	2.0	1054	$1,700	$1.61	21d	1	0.49mi
4977 Pepper Cir #205 Naples, FL	2.0	2.0	1250	$2,250	$1.80	21d	1	0.50mi
190 Pebble Beach Blvd #301 Naples, FL	2.0	2.0	954	$1,700	$1.78	23d	1	0.50mi
5651 Rattlesnake Hammock Rd Unit C-108 Naples, FL	2.0	2.0	1054	$1,800	$1.71	23d	1	0.53mi
4911 Catalina Dr Unit 22 Naples, FL	3.0	1.5	1200	$1,950	$1.62	13d	1	0.54mi
4907 Catalina Dr Unit 45 Naples, FL	3.0	2.0	1270	$1,900	$1.50	13d	1	0.56mi
4830 Cortez Cir Naples, FL	3.0	2.0	1218	$3,100	$2.55	23d	1	0.67mi
5708 Deauville Cir Unit 308 Naples, FL	3.0	2.0	1500	$4,500	$3.00	23d	1	0.70mi
4900 Biscayne Dr #22 Naples, FL	2.0	2.0	1108	$1,800	$1.62	21d	1	0.71mi
5792 Deauville Cir Unit A103 Naples, FL	2.0	2.0	1209	$3,900	$3.23	23d	1	0.75mi
5483 Rattlesnake Hammock Rd Unit 201B Naples, FL	2.0	2.0	1071	$1,800	$1.68	13d	1	0.79mi
5733 Deauville Cir Unit G308 Naples, FL	3.0	2.0	1427	$3,600	$2.52	23d	1	0.79mi
4556 Andover Way Unit E104 Naples, FL	2.0	2.0	1072	$5,000	$4.66	13d	1	0.80mi
4556 Andover Way Unit E106 Naples, FL	2.0	2.0	1172	$1,900	$1.62	13d	1	0.80mi
5741 Deauville Cir Unit F108 Naples, FL	3.0	2.0	1427	$3,600	$2.52	23d	1	0.81mi
4231 Gulfstream Dr Apt 102 Naples, FL	3.0	2.0	1178	$1,995	$1.69	13d	1	0.82mi
4300 Gulfstream Dr Unit 2D Naples, FL	2.0	2.0	1115	$1,295	$1.16	23d	1	0.82mi
4290 Gulfstream Dr #5 Naples, FL	2.0	2.0	956	$1,600	$1.67	23d	1	0.83mi
5754 Deauville Cir Unit E104 Naples, FL	1.0	2.0	1209	$1,190	$0.98	23d	1	0.85mi
413 Augusta Blvd #302 Naples, FL	2.0	2.0	1390	$5,500	$3.96	21d	1	0.86mi
452 Bristle Cone Ln #27 Naples, FL	2.0	2.0	1129	$2,000	$1.77	23d	1	0.87mi
520 Augusta Blvd Unit B204 Naples, FL	3.0	2.0	1294	$2,200	$1.70	23d	1	0.89mi
2093 Pine Isle Ln #2093 Naples, FL	2.0	2.0	927	$1,695	$1.83	23d	1	0.89mi
5665 Whitaker Rd #202 Naples, FL	2.0	2.0	1099	$1,900	$1.73	21d	1	0.92mi
5737 Whitaker Rd Unit C101 Naples, FL	3.0	2.0	1281	$2,300	$1.80	23d	1	0.93mi

HOA detail condo

• Monthly dues: $596 · $7,152/yr
• Likely covers: internetcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-18
   days on market $175,000 Active 118 DOM
2. 2026-06-17
   days on market $175,000 Active 117 DOM
3. 2026-06-16
   days on market $175,000 Active 116 DOM
4. 2026-06-15
   pricedays on market $175,000 Active 115 DOM
5. 2026-06-14
   days on market $179,000 Active 113 DOM
6. 2026-06-10
   days on market $179,000 Active 110 DOM
7. 2026-06-09
   days on market $179,000 Active 109 DOM
8. 2026-06-08
   days on market $179,000 Active 108 DOM
9. 2026-06-07
   days on market $179,000 Active 107 DOM
10. 2026-06-03
    days on market $179,000 Active 103 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $179,000 Active 102 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 1 d/yr ≥107°F today · 2 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: $31,649
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$1,672
• − Repairs & maintenance: −$2,532
• − Management: −$2,532
• − HOA: −$7,152
• − Depreciation: −$5,091
• Taxable income: $242
• Est. tax owed @ 24.0%: −$58
• After-tax cash flow: $2,483/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This move-in ready townhouse in Riviera Golf Estates 55+ community is in good condition with recent HVAC installation and beautiful views. It has a good condition score of 75 and requires minor maintenance and cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Resale Paint the exterior walls — Painting the exterior walls can enhance the curb appeal and make the home more attractive to potential buyers.
• Both Upgrade the flooring — Upgrading the flooring can improve the overall look and feel of the home, making it more appealing to both buyers and renters.
• Both Install new windows — New windows can improve energy efficiency and increase the home's value by making it more attractive to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior walls — Painting the exterior walls can enhance the curb appeal and make the home more attractive to potential buyers. ↑
• Both Upgrade the flooring — Upgrading the flooring can improve the overall look and feel of the home, making it more appealing to both buyers and renters. ↑
• Both Install new windows — New windows can improve energy efficiency and increase the home's value by making it more attractive to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-10.5% since first listed

6 events — show timeline

• 2026-05-16 Price Changed $179,000 NAPLESMLS
• 2026-04-24 Price Changed $184,000 NAPLESMLS
• 2026-04-09 Price Changed $189,000 NAPLESMLS
• 2026-03-25 Price Changed $195,000 NAPLESMLS
• 2026-03-16 Price Changed $198,000 NAPLESMLS
• 2026-02-20 Listed $200,000 NAPLESMLS