🌊 Lakefront
3053 Aviamar Cir Unit 8-102 · Naples, FL
Flood risk 9/10 · Severe
- FEMA flood zone
- X (shaded)
- Chance of flooding over 30 yrs
- 0.99%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 108°F)
- 7 days/yr
- Hot days in 30 yrs
- 31 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 3 days/yr
- Unhealthy air days in 30 yrs
- 3 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the D 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).
- ARV discount +15.0/15.0
- Schools +4.9/10.0
- Appreciation +4.3/10.0
- Livability +4.0/5.0
- Condition / age +4.0/5.0
- Rent growth +3.3/5.0
- Cash flow +2.7/30.0
- 1% rule +2.0/10.0
- DSCR +0.0/10.0
$535,000
3053 Aviamar Cir Unit 8-102 · Naples, FL 34114
3 bd · 3.0 ba · 2,100 sqft · Condo
· 64 Days on market
Built 2007
2-car garage
$255/sqft
· 41% below area
Est $900k · 41% under · waterfront
$1081/mo HOA · 29% of rent
↓ 8% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Enjoy ultimate peace of mind and unobstructed lake views with NEW IMPACT windows and doors and NEW picture-frame LANAI SCREENS in this beautifully updated, fully furnished 3BR/3BA coach home. Located in the charming lakefront village of Marengo, within close proximity to the community pool. Every inch of the interior has been revitalized with freshly painted walls, trim, and ceilings, creating a bright, airy canvas for your new lifestyle. The thoughtfully curated coastal furnishings pair perfectly with natural driftwood-colored accents. A spacious eat-in kitchen with granite counters and a soft taupe backsplash offers gas cooking and plenty of storage.
Key facts
- Lake views
- Community pool
- Gas cooking
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/3.0-bath condo listed at $535k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-2k ($-22k/yr) — negative.
- To cash-flow at today's rent, offer at most $264k (50.6% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $376k (29.7% below list).
- Recommended offer: $264k (50.6% below list) — sets the bar for cash-flow.
Location & tenants
- Location reads 80/100 on livability (#126 in FL, #1,903 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute D+, cost of living 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: Manatee Elementary School (math 58% / reading 51%, grade C, #892 of 2,144 statewide, top 44%, 584 students, 73% FRL); Manatee Middle School (math 61% / reading 43%, grade C+, #217 of 571 statewide, top 40%, 749 students, 64% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL).
- Market conditions: Rents rising (+3.2%/yr); 1267 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
- At $3,762/mo this rent would consume 51% of the median local household income ($89k/yr) (locally 21% 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 (-1.5%/yr); year-one equity from $4k of loan paydown is wiped out by about $8k 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 64 days — a 6% lower offer ($503k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts 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
- Watch-outs: flood insurance adds $66/mo; HOA is 29% of rent.
- Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$264,025
(50.6% below list)
Questions for the listing agent
- 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?
- It's been on market 64 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
- The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
- This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
- What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
- Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
- 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.
- 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.
- 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
- 0.70% ✗
- Cap rate
- 2.24%
- Cash-on-cash
- -14.47%
- DSCR
- 0.36
- GRM
- 11.9
CMA / ARV
- ARV (median comp)
- $900,081
- List price
- $535,000
- Delta
- -40.56%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Projected returns pro-forma
-1.48% appreciation · 3.21% rent growth · sell at horizon
5-year hold
- IRR
- -28.8%
- Equity multiple
- -0.13×
- Total profit
- $-169,498
- Equity at exit
- $116,905
10-year hold
- IRR
- -23.2%
- Equity multiple
- -0.75×
- Total profit
- $-262,819
- Equity at exit
- $112,612
Cash invested: $149,800 (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.
Active competition Active MLS
- For sale now
- 16 active · 2 under contract
- Median asking
- $604,000 ($250/sqft)
- Median days on market
- 108 d
- This list price
- 25% of active listings are priced below it
- ARV vs active asking
- +71.4% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 34114
- Home prices YoY
- -0.6%
- Rents YoY
- 3.2%
- Active inventory
- 1267
- Price-to-rent
- 11.9×
Monthly cashflow live
↻
- Estimated rent
- $3,762 medium interval (Pro) →
- Mortgage (P&I)
- −$2,806
- Tax est. 1.5%
- −$669 /mo · $8,025/yr
- Insurance
- −$223
- Flood insurance flood zone
- −$66 /mo · $798/yr
- HOA
- −$1,081
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$790
- Net cashflow
- $-1,873
Break-even live
Break-even rent
$6,133
Max offer price
$264,025
Occupancy floor
—
Sensitivity live
| Price | -10% $-1,503 | -5% $-1,688 | +0% $-1,873 | +5% $-2,058 | +10% $-2,242 |
|---|---|---|---|---|---|
| Rent | -10% $-2,170 | -5% $-2,021 | +0% $-1,873 | +5% $-1,724 | +10% $-1,575 |
| Rate | -1.0pp $-1,603 | -0.5pp $-1,737 | base $-1,873 | +0.5pp $-2,011 | +1.0pp $-2,152 |
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
- $133,750
- Closing costs
- $16,050
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 3093 Aviamar Cir Unit 7-203 Naples, FL | 3.0 | 3.0 | 2361 | $4,000 | $1.69 | 8d | 1 | 0.06mi |
| 3093 Aviamar Cir Unit 7-203 Naples, FL | 3.0 | 3.0 | 2361 | $8,000 | $3.39 | 10d | 1 | 0.06mi |
| 3031 Marengo Ct #101 Naples, FL | 3.0 | 3.0 | 2300 | $7,000 | $3.04 | 51d | 1 | 0.13mi |
| 3031 Marengo Ct Unit 203 Naples, FL | 3.0 | 3.0 | 2200 | $3,500 | $1.59 | 154d | 1 | 0.13mi |
| 3122 Aviamar Cir Naples, FL | 3.0 | 3.5 | 2249 | $12,000 | $5.34 | 51d | 1 | 0.13mi |
| 3159 Serena Ln #102 Naples, FL | 3.0 | 2.0 | 1883 | $6,000 | $3.19 | 21d | 1 | 0.18mi |
| 3159 Serena Ln #102 Naples, FL | 3.0 | 2.0 | 1883 | $6,000 | $3.19 | 10d | 1 | 0.18mi |
| 3149 Aviamar Cir #101 Naples, FL | 3.0 | 2.0 | 1890 | $2,720 | $1.44 | 0d | 1 | 0.21mi |
| 3149 Aviamar Cir #101 Naples, FL | 3.0 | 2.0 | 1890 | $2,720 | $1.44 | 51d | 1 | 0.21mi |
| 3149 Aviamar Cir #101 Naples, FL | 3.0 | 2.0 | 1890 | $7,500 | $3.97 | 10d | 1 | 0.21mi |
| 9209 Museo Cir Unit 102 Naples, FL | 3.0 | 3.0 | 2502 | $7,200 | $2.88 | 154d | 1 | 0.31mi |
| 9209 Museo Cir Unit 102 Naples, FL | 3.0 | 3.0 | 2502 | $6,500 | $2.60 | 51d | 1 | 0.31mi |
| 9209 Museo Cir Unit 102 Naples, FL | 3.0 | 3.0 | 2502 | $6,500 | $2.60 | 6d | 1 | 0.31mi |
| 9630 Campanile Cir Naples, FL | 3.0 | 3.0 | 2307 | $14,000 | $6.07 | 2d | 1 | 0.34mi |
| 9630 Campanile Cir Naples, FL | 3.0 | 3.0 | 2307 | $14,000 | $6.07 | 10d | 1 | 0.34mi |
| 9630 Campanile Cir Naples, FL | 3.0 | 3.0 | 2283 | $15,000 | $6.57 | 164d | 1 | 0.34mi |
| 9630 Campanile Cir Naples, FL | 3.0 | 3.0 | 2307 | $14,000 | $6.07 | 43d | 1 | 0.34mi |
| 9205 Museo Cir Unit 201 Naples, FL | 4.0 | 3.0 | 3000 | $10,500 | $3.50 | 10d | 1 | 0.34mi |
| 9205 Museo Cir Unit 201 Naples, FL | 4.0 | 3.0 | 3000 | $10,500 | $3.50 | 51d | 1 | 0.34mi |
| 9202 Museo Cir Unit 204 Naples, FL | 3.0 | 3.0 | 3000 | $10,500 | $3.50 | 10d | 1 | 0.35mi |
| 9202 Museo Cir Unit 103 Naples, FL | 3.0 | 3.0 | 2237 | $3,000 | $1.34 | 10d | 1 | 0.35mi |
| 9224 Campanile Cir Unit 203 Naples, FL | 3.0 | 3.0 | 2512 | $6,495 | $2.59 | 154d | 1 | 0.37mi |
| 9104 Cherry Oaks Trl Naples, FL | 3.0 | 2.0 | 1876 | $5,000 | $2.67 | 10d | 1 | 0.38mi |
| 9104 Cherry Oaks Trl Naples, FL | 3.0 | 2.0 | 1876 | $5,000 | $2.67 | 164d | 1 | 0.38mi |
| 9097 Cherry Oaks Trl #102 Naples, FL | 3.0 | 2.0 | 2408 | $7,000 | $2.91 | 21d | 1 | 0.42mi |
| 9097 Cherry Oaks Trl #102 Naples, FL | 3.0 | 2.0 | 2408 | $7,000 | $2.91 | 10d | 1 | 0.42mi |
| 9142 Cherry Oaks Ln #102 Naples, FL | 3.0 | 2.0 | 2408 | $3,000 | $1.25 | 154d | 1 | 0.45mi |
| 9142 Cherry Oaks Ln #201 Naples, FL | 3.0 | 3.0 | 3000 | $2,995 | $1.00 | 154d | 1 | 0.45mi |
| 3290 Dorado Ln #102 Naples, FL | 3.0 | 3.5 | 2600 | $5,530 | $2.13 | 10d | 1 | 0.47mi |
| 3290 Dorado Ln Unit 1-102 Naples, FL | 3.0 | 3.5 | 2600 | $10,000 | $3.85 | 164d | 1 | 0.47mi |
| 3290 Dorado Ln Unit 1-102 Naples, FL | 3.0 | 3.5 | 2600 | $10,000 | $3.85 | 10d | 1 | 0.47mi |
| 9571 Mussorie Ct Naples, FL | 3.0 | 3.5 | 2117 | $12,500 | $5.90 | 164d | 1 | 0.48mi |
| 9242 Tesoro Ln Unit 1-102 Naples, FL | 3.0 | 3.0 | 2237 | $8,000 | $3.58 | 10d | 1 | 0.48mi |
| 9239 Tesoro Ln Unit 3-203 Naples, FL | 3.0 | 3.0 | 2300 | $8,000 | $3.48 | 164d | 1 | 0.49mi |
| 9239 Tesoro Ln Unit 3-203 Naples, FL | 3.0 | 3.0 | 2300 | $8,000 | $3.48 | 10d | 1 | 0.49mi |
| 2850 Aviamar Cir Naples, FL | 3.0 | 2.0 | 2246 | $11,500 | $5.12 | 0d | 1 | 0.51mi |
| 2713 Callista Ct #103 Naples, FL | 3.0 | 3.0 | 2237 | $6,999 | $3.13 | 51d | 1 | 0.51mi |
| 2713 Callista Ct #103 Naples, FL | 3.0 | 3.0 | 2237 | $2,720 | $1.22 | 1d | 1 | 0.51mi |
| 2713 Callista Ct #103 Naples, FL | 3.0 | 3.0 | 2237 | $2,720 | $1.22 | 29d | 1 | 0.51mi |
| 2713 Callista Ct #103 Naples, FL | 3.0 | 3.0 | 2237 | $6,999 | $3.13 | 0d | 1 | 0.51mi |
Property features AI
Finance
- Financial info
- One-time special assessment fee $2,000
- HOA & community
- Mandatory club fee ($1,149 quarterly); one-time mandatory club fee $30,000Condo fee $2,095 quarterlyTotal annual recurring fees approximately $14,224Total one-time fees approximately $37,150Professional managementHOA maintenance covers insurance, internet/Wi‑Fi, irrigation water, lawn/land maintenance, legal/accounting, manager, exterior pest control, reserves, security, street lights, street maintenance, and trash removalCommunity amenities include beach club access, clubhouse, community pool and spa, fitness center (attended), full-service spa, golf course (non-equity), bocce, pickleball, tennis, play area, restaurant, sauna, sidewalks, and underground utilitiesCommunity type: golf course and tennis
Exterior
- Parking
- Attached 2-car garagePaved driveway
- Security
- Gated community with guard at gate and patrols
- Utilities
- Central water (assessment paid)Sewer (assessment paid)Natural gas availableCable available
- Home design
- Residential carriage/coach style in a low-rise community (1–3 stories)Rear exposure faces southwestLocated in Fiddler's Creek development (Marengo sub-condo)
- Construction
- Built in 2007Concrete block constructionStucco exteriorTile roofDouble-hung, sliding, and impact-resistant windows and doors
- Exterior features
- Automatic sprinkler systemLake view / waterfront (lake)Paved road accessZero lot lineDeeded restrictions (no commercial, no RV)
Interior
- Kitchen
- Gas availableBreakfast barEat-in kitchenDining (living) areaDishwasherDisposalMicrowaveRangeSelf-cleaning ovenRefrigerator/freezer
- Bedrooms
- 3 bedrooms with a ground-level master and split bedroom floor plan
- Flooring
- CarpetTile
- Bathrooms
- 3 full bathroomsMaster bath with dual sinks and separate tub and shower
- Heating & cooling
- Central electric heatCentral electric air conditioningCeiling fans (5)
- Interior features
- Cable prewireFire sprinkler systemHigh-speed internet availableLaundry tubSmoke detectorsVolume ceilingsWalk-in closet(s)Window coveringsScreened lanai/porchGreat roomGuest roomGuest bathAuto garage door
- Laundry & utility
- Laundry in residenceWasher and dryerTankless water heater
HOA detail $1,081/mo · $12,972/yr condo
- Likely covers
- gaspool
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-11-08days on market $535,000 Active 64 DOM
-
2026-11-07days on market $535,000 Active 63 DOM
-
2026-11-06days on market $535,000 Active 62 DOM
-
2026-11-05days on market $535,000 Active 61 DOM
-
2026-11-04days on market $535,000 Active 60 DOM
-
2026-11-02days on market $535,000 Active 58 DOM
-
2026-11-01days on market $535,000 Active 57 DOM
-
2026-10-31days on market $535,000 Active 56 DOM
-
2026-10-30days on market $535,000 Active 55 DOM
-
2026-10-29days on market $535,000 Active 54 DOM
-
2026-10-28days on market $535,000 Active 53 DOM
-
2026-10-27days on market $535,000 Active 52 DOM
-
2026-10-26days on market $535,000 Active 51 DOM
-
2026-10-25pricedays on market $535,000 Active 50 DOM
-
2026-10-24days on market $560,000 Active 49 DOM
-
2026-10-23days on market $560,000 Active 48 DOM
-
2026-10-22days on market $560,000 Active 47 DOM
-
2026-10-21days on market $560,000 Active 46 DOM
-
2026-10-20days on market $560,000 Active 45 DOM
-
2026-10-19days on market $560,000 Active 44 DOM
-
2026-10-18days on market $560,000 Active 43 DOM
-
2026-10-17days on market $560,000 Active 42 DOM
-
2026-10-16days on market $560,000 Active 41 DOM
-
2026-10-15days on market $560,000 Active 40 DOM
-
2026-10-14days on market $560,000 Active 39 DOM
-
2026-10-13days on market $560,000 Active 38 DOM
-
2026-10-12days on market $560,000 Active 37 DOM
-
2026-10-11days on market $560,000 Active 36 DOM
-
2026-10-10days on market $560,000 Active 35 DOM
-
2026-10-09days on market $560,000 Active 34 DOM
-
2026-10-08days on market $560,000 Active 33 DOM
-
2026-10-07days on market $560,000 Active 32 DOM
-
2026-10-07days on market $560,000 Active 31 DOM
-
2026-10-05days on market $560,000 Active 30 DOM
-
2026-10-04days on market $560,000 Active 29 DOM
-
2026-10-04days on market $560,000 Active 28 DOM
-
2026-10-02days on market $560,000 Active 27 DOM
-
2026-10-01days on market $560,000 Active 26 DOM
-
2026-09-30days on market $560,000 Active 25 DOM
-
2026-09-29days on market $560,000 Active 24 DOM
-
2026-09-28days on market $560,000 Active 23 DOM
-
2026-09-27days on market $560,000 Active 22 DOM
-
2026-09-26days on market $560,000 Active 21 DOM
-
2026-09-25days on market $560,000 Active 20 DOM
-
2026-09-24days on market $560,000 Active 19 DOM
-
2026-09-23days on market $560,000 Active 18 DOM
-
2026-09-22days on market $560,000 Active 17 DOM
-
2026-09-21days on market $560,000 Active 16 DOM
-
2026-09-20days on market $560,000 Active 15 DOM
-
2026-09-18days on market $560,000 Active 13 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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
- Wildfire 4/10 Moderate
- Heat 10/10 Extreme 7 d/yr ≥108°F today · 31 d/yr by 30 yrs out
- Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
- Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out
Nearby sold comps map
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Walkable amenities ~0.75 mi
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Taxation est. · year 1
- Rental income
- $45,145
- − Mortgage interest
- −$29,968
- − Property taxes
- −$8,025
- − Insurance
- −$3,472
- − Repairs & maintenance
- −$3,612
- − Management
- −$3,612
- − HOA
- −$12,972
- − Depreciation
- −$15,564
- Taxable loss
- −$32,079
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$7,699
- After-tax cash flow
- $-14,773/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
80/100
Cosmetic rehab
Est. rehab $10,500–$31,500 screening
This beautifully maintained townhouse is move-in ready with fresh paint and new impact windows, offering a great value for both resale and rental.
Value-add opportunities
- Both Painting exterior siding — Enhances curb appeal and value ↑
- Both Replace sliding glass doors — Improves natural light and ventilation ↑
- Both Upgrade kitchen appliances — Modernizes the space and adds value ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 49/100
Zoned Schools
Elementary
Manatee Elementary School
C
FL #892/2,144
Nat'l #9,801/41,679
Middle
Manatee Middle School
C+
FL #217/571
Nat'l #3,033/14,009
High
Lely High School
F
FL #304/667
Nat'l #8,293/17,239
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
A
Composite livability gradescore 80/100
Livability — Naples
- Score
- 80/100
- State rank
- #126
- US rank
- #1903
Category grades
Amenities A+
Commute D+
Cost of living F
Crime A+
Employment A+
Housing C+
Health & safety A+
User ratings C+
Schools grade is shown separately in the Schools card above.
Census & demographics
- County
- Collier County · 420,858 people
- City population
- 344,941
- Metro
- Naples-Marco Island, FL
- Population (ZIP)
- 23,559
- Household income
- $89,334
- Rent vs Own
- Severe rent burden
- 21% of renters
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 (72%)
- Race & ethnicity
- White 72% Hispanic / Latino 17% Two or more races 13% Black 7%
- Hispanic origin (detail)
- Mexican 7% Puerto Rican 1% Cuban 3%
- Languages at home
- 75% English-only · Spanish 15% French/Haitian/Cajun 5% Other Indo-European 4%
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
- ▼ -1.48%
- Current HPI
- 266.5545
- Rent YoY
- ▲ 3.21%
- 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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
-8.2% since first listed6 events — show timeline
- 2026-09-05 Listed $560,000 NAPLESMLS
- 2026-08-03 Listing Removed — NAPLESMLS
- 2026-07-20 Listing Removed — NAPLESMLS
- 2026-05-30 Price Changed $575,000 NAPLESMLS
- 2026-03-18 Price Changed $599,000 NAPLESMLS
- 2026-02-09 Listed $610,000 NAPLESMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…