3 Bluebill Ave #808 · Naples Park, FL 34108

$355,000

1 bd · 1.0 ba · 849 sqft · Condo public records · 128 Days on market

Built 1972 $930/mo HOA · 22% 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 +16.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Just a short distance from the picturesque Vanderbilt Beach, this meticulously maintained condominium boasts modern amenities, including new appliances, a spacious Queen-sized bed in a large bedroom with a walk-out balcony on the 8th floor, two pull-out double beds in the great room, cable and Wi-Fi connectivity, laundry facilities, and access to a swimming pool. Immerse yourself in the breathtaking views of the bay, surrounded by boats, and embark on a delightful short walk to Wiggins Pass State Park. End each evening with a picturesque sunset, perched on one of Southwest Florida’s most enchanting beaches. Should you be eager to embark on the 2026 season, this condominium presents an

Key facts

• Walk-out balcony
• Breathtaking views
• Swimming pool

Tags

• MODERN AMENITIES
• NEW APPLIANCES
• WALK-OUT BALCONY
• SWIMMING POOL
• BREATHTAKING VIEWS
• PICTURESQUE SUNSET

Property features AI

Finance

• HOA & community: Mandatory HOA (Condo management); Quarterly condo fee; Condo fee covers cable, insurance, internet/WiFi, irrigation water, lawn/land maintenance, exterior pest control, recreation facilities, repairs, reserves, sewer, street lights, street maintenance, and water; Community amenities include BBQ/picnic area, beach access, common laundry, community pool, community room, extra storage, library, marina, and trash chute; Community types: Boating, Gated; One-time fees and totals: $75 one-time other fee; total annual recurring fees $11,239; total one-time fees $375

Exterior

• Parking: Marina with Gulf access (no bridges)
• Security: Gated community
• Utilities: Central water; Central sewer; Electric service (central)
• Home design: Residential condominium in a high-rise (8+ stories); Contemporary design; Rear exposure faces southeast; Located in Vanderbilt Beach / Vanderbilt Towers development; Entry/unit number: 808
• Construction: Concrete block construction; Built in 1972
• Exterior features: Stucco exterior; Sliding windows; Built-up or flat roof; Bay and parking lot views; Navigable waterfront; Reclaimed irrigation; Zero lot line

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator/Icemaker
• Bedrooms: 1 bedroom
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom with tub only (master bath)
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Smoke detectors; Great room floor plan; Dining area within the living space; Turnkey furnished; Common elevator access; Balcony; Florida room
• Laundry & utility: Common laundry (building)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $355k.

Deal economics

• At list price, monthly cash flow is $-247 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $311k (12.3% below list).
• Meets the 1% rule at list price ($4k rent vs $355k).
• Recommended offer: $311k (12.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 64/100 on livability (#696 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A-, employment B+; Watch: health & safety D, 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: Naples Park Elementary School (math 67% / reading 57%, grade B, #608 of 2,144 statewide, top 29%, 395 students, 48% FRL); Gulf Coast High School (math 57% / reading 68%, grade B-, #93 of 667 statewide, top 14%, 2,447 students, 20% FRL) — zoned schools average 34% FRL vs 55% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+8.7%/yr); 679 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); high-income renter base; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• This rent runs 42% of the median local income ($119k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k 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.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($312k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $35k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $169k; list at $355k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 22% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $311,311 (12.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 1.18% ✓
• Cap rate: 6.90%
• Cash-on-cash: 2.16%
• DSCR: 1.10
• GRM: 7.1

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: -13.2%
• Equity multiple: 0.49×
• Total profit: $-50,397
• Equity at exit: $52,932

10-year hold

• IRR: 4.2%
• Equity multiple: 1.40×
• Total profit: $39,603
• Equity at exit: $30,694

Cash invested: $99,400 (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: 679
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $4,189 medium
• Mortgage (P&I): −$1,862
• Tax from tax record: −$191 /mo · $2,286/yr
• Insurance: −$148
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$930
• Vacancy / Maint / Mgmt: −$880
• Net cashflow: $-247

Break-even live

Break-even rent $4,502

Max offer price $311,311

Occupancy floor —

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Bluebill Ave #610 Naples, FL	1.0	1.0	810	$5,000	$6.17	23d	1	0.01mi
3 Bluebill Ave #303 Naples, FL	2.0	2.0	1071	$8,000	$7.47	21d	1	0.01mi
5 Bluebill Ave Unit 303-1 Naples, FL	2.0	2.0	1068	$6,500	$6.09	23d	1	0.04mi
5 Bluebill Ave Unit 505/605 Naples, FL	2.0	2.5	1035	$6,500	$6.28	23d	1	0.04mi
5 Bluebill Ave #504 Naples, FL	1.0	1.0	896	$7,000	$7.81	23d	1	0.04mi
5 Bluebill Ave Unit 108s Naples, FL	1.0	1.0	859	$4,995	$5.81	23d	1	0.04mi
5 Bluebill Ave #403 Naples, FL	2.0	2.0	1086	$8,500	$7.83	21d	1	0.04mi
5 Bluebill Ave #103 Naples, FL	1.0	1.0	809	$2,750	$3.40	23d	1	0.04mi
5 Bluebill Ave Unit 108A Naples, FL	1.0	1.0	859	$1,995	$2.32	23d	1	0.04mi
5 Bluebill Ave #104 Naples, FL	1.0	1.0	817	$5,000	$6.12	23d	1	0.04mi
5 Bluebill Ave #209 Naples, FL	2.0	2.0	1076	$8,500	$7.90	23d	1	0.04mi
5 Bluebill Ave #210 Naples, FL	1.0	1.0	812	$6,000	$7.39	23d	1	0.04mi
1 Bluebill Ave #709 Naples, FL	1.0	1.0	800	$6,000	$7.50	23d	1	0.08mi
1 Bluebill Ave #707 Naples, FL	1.0	1.0	1040	$6,500	$6.25	23d	1	0.08mi
1 Bluebill Ave #501 Naples, FL	1.0	1.0	768	$2,095	$2.73	23d	1	0.08mi
1 Bluebill Ave #412 Naples, FL	2.0	2.0	1050	$8,000	$7.62	23d	1	0.08mi
1 Bluebill Ave #703 Naples, FL	1.0	1.0	800	$7,000	$8.75	23d	1	0.08mi
1 Bluebill Ave #210 Naples, FL	2.0	2.0	1040	$5,900	$5.67	23d	1	0.08mi
1 Bluebill Ave Naples, FL	2.0	2.0	1051	$7,500	$7.14	23d	1	0.08mi
10686 Gulf Shore Dr Unit A-104 Naples, FL	2.0	2.0	1107	$8,000	$7.23	13d	1	0.32mi
10420 Gulf Shore Dr #162 Naples, FL	1.0	1.0	1045	$8,500	$8.13	23d	1	0.56mi
527 109th Ave N Naples, FL	2.0	2.0	990	$2,750	$2.78	23d	1	0.64mi
564 109th Ave N Naples, FL	2.0	2.0	1080	$16,000	$14.81	23d	1	0.73mi
602 111th Ave N Naples, FL	2.0	2.0	1104	$4,000	$3.62	23d	1	0.79mi
10580 6th St Naples, FL	2.0	1.0	1000	$2,300	$2.30	23d	1	0.90mi
547 101st Ave N Naples, FL	2.0	1.0	768	$2,750	$3.58	23d	1	0.97mi
699 110th Ave N Unit B Naples, FL	2.0	2.0	910	$2,250	$2.47	23d	1	1.02mi
699 110th Ave N Unit A Naples, FL	2.0	1.0	1000	$2,150	$2.15	23d	1	1.02mi
531 99th Ave N Naples, FL	2.0	1.0	794	$2,000	$2.52	23d	1	1.04mi
706 111th Ave N Naples, FL	2.0	2.0	1080	$1,850	$1.71	23d	1	1.05mi
12945 Vanderbilt Dr Naples, FL	2.0	2.0	1301	$5,250	$4.04	23d	2	1.08mi
746 109th Ave N Naples, FL	2.0	1.0	850	$1,895	$2.23	23d	1	1.17mi
521 96th Ave N Unit B Naples, FL	1.0	1.0	808	$1,745	$2.16	23d	1	1.19mi
663 100th Ave N Naples, FL	2.0	1.0	1000	$2,650	$2.65	23d	1	1.22mi
778 107th Ave N Unit B Naples, FL	2.0	1.0	588	$1,750	$2.98	23d	1	1.28mi
800 108th Ave N Unit 1534808P Naples, FL	2.0	2.0	914	$5,897	$6.45	13d	1	1.33mi
271 Southbay Dr Naples, FL	2.0	2.0	1050	$2,700	$2.57	23d	1	1.36mi
271 Southbay Dr #235 Naples, FL	2.0	2.0	1075	$8,000	$7.44	23d	1	1.37mi
271 Southbay Dr #235 Naples, FL	2.0	2.0	1075	$8,000	$7.44	13d	1	1.37mi
271 Southbay Dr #155 Naples, FL	2.0	2.0	1056	$10,000	$9.47	23d	1	1.37mi

HOA detail condo

• Monthly dues: $930 · $11,160/yr
• Likely covers: internetcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-18
   days on market $355,000 Active 128 DOM
2. 2026-06-17
   days on market $355,000 Active 127 DOM
3. 2026-06-16
   days on market $355,000 Active 126 DOM
4. 2026-06-15
   days on market $355,000 Active 125 DOM
5. 2026-06-14
   days on market $355,000 Active 123 DOM
6. 2026-06-10
   days on market $355,000 Active 120 DOM
7. 2026-06-09
   days on market $355,000 Active 119 DOM
8. 2026-06-08
   days on market $355,000 Active 118 DOM
9. 2026-06-07
   days on market $355,000 Active 117 DOM
10. 2026-06-03
    days on market $355,000 Active 113 DOM
11. 2026-06-02
    days on market $355,000 Active 112 DOM
12. 2026-06-01
    days on market $355,000 Active 111 DOM
13. 2026-05-31
    days on market $355,000 Active 110 DOM
14. 2026-05-30
    days on market $355,000 Active 109 DOM
15. 2026-05-18
    price $355,000
16. 2026-03-23
    price $365,000
17. 2026-02-27
    price $375,000
18. 2026-02-10
    listed $390,000 Active
19. 2026-02-07
    historical
20. 2026-01-27
    price $390,000
21. 2025-07-29
    listed $409,900 Active
22. 2025-07-01
    historical
23. 2025-04-03
    price $409,700
24. 2025-03-03
    price $429,700
25. 2025-02-01
    price $459,700
26. 2025-01-01
    listed $489,700 Active
27. 2024-12-31
    historical
28. 2024-10-29
    price $489,700
29. 2024-09-25
    price $510,000
30. 2024-07-01
    listed $560,000 Active
31. 2024-06-12
    historical
32. 2023-08-29
    price $599,000
33. 2023-06-28
    listed $609,000 Active
34. 2000-04-06
    soldstatus $169,000
35. 1997-06-04
    soldstatus $115,000
36. 1995-08-04
    soldstatus $105,000

ⓘ 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: $2,286 · $191/mo
• Projected year-2 tax: $2,946 · $246/mo
• Expected delta: +$660/yr (+$55/mo · 28.9%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,268
• − Mortgage interest: −$19,886
• − Property taxes: −$2,286
• − Insurance: −$6,894
• − Repairs & maintenance: −$4,021
• − Management: −$4,021
• − HOA: −$11,160
• − Depreciation: −$10,327
• Taxable loss: −$8,327
• Est. tax savings @ 24.0%: +$1,999
• After-tax cash flow: $-969/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 — Naples Park

• Score: 64/100
• State rank: #696
• US rank: #14564

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment B+ 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): 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

+238.1% since first listed

22 events — show timeline

• 2026-05-18 Price Changed $355,000 NAPLESMLS
• 2026-03-23 Price Changed $365,000 NAPLESMLS
• 2026-02-27 Price Changed $375,000 NAPLESMLS
• 2026-02-10 Listed $390,000 NAPLESMLS
• 2026-02-07 Listing Removed — NAPLESMLS
• 2026-01-27 Price Changed $390,000 NAPLESMLS
• 2025-07-29 Listed $409,900 NAPLESMLS
• 2025-07-01 Listing Removed — NAPLESMLS
• 2025-04-03 Price Changed $409,700 NAPLESMLS
• 2025-03-03 Price Changed $429,700 NAPLESMLS
• 2025-02-01 Price Changed $459,700 NAPLESMLS
• 2025-01-01 Listed $489,700 NAPLESMLS
• 2024-12-31 Listing Removed — NAPLESMLS
• 2024-10-29 Price Changed $489,700 NAPLESMLS
• 2024-09-25 Price Changed $510,000 NAPLESMLS
• 2024-07-01 Listed $560,000 NAPLESMLS
• 2024-06-12 Listing Removed — NAPLESMLS
• 2023-08-29 Price Changed $599,000 NAPLESMLS
• 2023-06-28 Listed $609,000 NAPLESMLS
• 2000-04-06 Sold (Public Records) $169,000 Public Records
• 1997-06-04 Sold (Public Records) $115,000 Public Records
• 1995-08-04 Sold (Public Records) $105,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $2,286 · +4.4% YoY. Source: county tax records.