71 Emerald Woods Dr Unit F2 · Pine Ridge, FL 34108

$270,000

2 bd · 2.5 ba · 1,360 sqft · Condo public records · 83 Days on market

Built 1988 $731/mo HOA · 14% 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
• Rent growth +4.7/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

WHAT are you waiting for? We've done the homework. This is the closest home to the beach in the price range. PETS ok !!Sure, I need some TLC, I have 2 bedrooms & a loft/den 2 full baths AND a half bath for entertaining, a 2023 roof & my building, doors & railings are being painted NOW & we have proposals for the TLC & it will only take a month to do so, if you like ask. Only 2 miles to the beach, 10 minutes by bike, and 7 minutes by car. You MUST check out the lifestyle video. Steps away from popular Mercato for dining, dancing & shopping. ! Sky-high ceilings and a private patio await your future private hot tub (see floor plan) & your perfect sunse

Key facts

• Private patio
• 2 miles to the beach
• Sunset balcony

Tags

• 2 MILES TO THE BEACH
• STEPS AWAY FROM MERCATO
• PRIVATE PATIO
• SUNSET BALCONY
• MEDIA ROOM

Property features AI

Finance

• Other: Part of a complex with 150 units and 12 units in the building; One unit per floor and 2 floors in the building; Possession at closing
• HOA & community: Mandatory HOA with professional management; Quarterly HOA fee; HOA covers cable, insurance, lawn/land maintenance, manager, recreation facilities, repairs, trash removal; Community amenities include clubhouse, community pool, community spa/hot tub, sidewalks, and streetlights; Total annual recurring HOA fees: $8,768; Total one-time fees: $150

Exterior

• Parking: No designated parking
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Low-rise building (1-3 stories); Contemporary style; Rear exposure facing East; Located in Pine Ridge community; Building number 71, Emerald Woods sub-condo
• Construction: Built in 1988; Concrete block construction; Stucco exterior finish; Shingle roof; Sliding windows; Cul-de-sac lot; Lot unit 2; Restrictions: Deeded, No Commercial, No RV
• Exterior features: Deck; Patio; Privacy wall; Private road; Landscaped area view; Central irrigation

Interior

• Kitchen: Pantry; Cooktop; Range; Self-cleaning oven; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: 2 bedrooms plus den (split bedroom floor plan); Split bedrooms layout
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bathroom with combo tub and shower
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Foyer; Smoke detectors; Volume ceilings; Walk-in closet; Window coverings; 6 total rooms; 4 ceiling fans; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $270k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $270k).
• Recommended offer: $254k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 3.4% in Pine Ridge — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#565 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: health & safety C-, 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: Sea Gate Elementary School (math 86% / reading 81%, grade A+, #60 of 2,144 statewide, top 3%, 703 students, 26% FRL); Barron Collier High School (math 62% / reading 68%, grade B, #76 of 667 statewide, top 11%, 1,650 students, 26% FRL) — zoned schools average 26% FRL vs 55% district-wide (29 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 74% at this address vs 58% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Collier average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+8.7%/yr); 682 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $76k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $114k; list at $270k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $253,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.95% ✓
• Cap rate: 13.54%
• Cash-on-cash: 25.87%
• DSCR: 2.15
• GRM: 4.3

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: 26.2%
• Equity multiple: 2.17×
• Total profit: $88,359
• Equity at exit: $40,258

10-year hold

• IRR: 37.2%
• Equity multiple: 5.49×
• Total profit: $339,200
• Equity at exit: $23,345

Cash invested: $75,600 (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: 682
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $5,264 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$269 /mo · $3,232/yr
• Insurance: −$112
• HOA: −$731
• Vacancy / Maint / Mgmt: −$1,105
• Net cashflow: $1,630

Break-even live

Break-even rent $3,201

Max offer price $270,000

Occupancy floor 64%

Sensitivity live

Price	-10% $1,783	-5% $1,706	+0% $1,630	+5% $1,553	+10% $1,477
Rent	-10% $1,214	-5% $1,422	+0% $1,630	+5% $1,838	+10% $2,046
Rate	-1.0pp $1,766	-0.5pp $1,698	base $1,630	+0.5pp $1,560	+1.0pp $1,489

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65 Emerald Woods Dr Unit E8 Naples, FL	2.0	2.5	1360	$2,400	$1.76	25d	1	0.04mi
61 Emerald Woods Dr Unit D2 Naples, FL	2.0	2.5	1360	$3,200	$2.35	25d	1	0.06mi
800 Meadowland Dr Unit H Naples, FL	2.0	2.5	1432	$2,700	$1.89	15d	1	0.11mi
800 Meadowland Dr Unit N Naples, FL	2.0	2.5	1432	$5,500	$3.84	22d	1	0.11mi
790 Meadowland Dr Unit 29-2 Naples, FL	2.0	2.5	1432	$6,000	$4.19	15d	1	0.12mi
81 Emerald Woods Dr Unit M8 Naples, FL	2.0	2.0	1133	$4,200	$3.71	25d	1	0.15mi
81 Emerald Woods Dr Unit M8 Naples, FL	2.0	2.0	1133	$4,200	$3.71	14d	1	0.15mi
322 Sugar Pine Ln #322 Naples, FL	2.0	2.0	1311	$2,350	$1.79	25d	1	0.18mi
820 Meadowland Dr Unit D Naples, FL	2.0	2.5	1432	$5,500	$3.84	15d	1	0.19mi
823 Meadowland Dr Unit 41-2 Naples, FL	3.0	2.5	1784	$9,000	$5.04	15d	1	0.19mi
823 Meadowland Dr Unit H Naples, FL	3.0	2.5	1744	$6,500	$3.73	15d	1	0.19mi
833 Meadowland Dr Unit 14-3 Naples, FL	2.0	2.5	1360	$5,500	$4.04	15d	1	0.23mi
840 Meadowland Dr Unit H Naples, FL	3.0	2.5	1748	$6,900	$3.95	15d	1	0.25mi
840 Meadowland Dr Unit H Naples, FL	3.0	2.5	1748	$6,900	$3.95	25d	1	0.28mi
878 Meadowland Dr Unit G Naples, FL	2.0	2.0	1282	$2,500	$1.95	15d	1	0.32mi
878 Meadowland Dr Unit B Naples, FL	3.0	2.5	1784	$3,200	$1.79	15d	1	0.32mi
878 Meadowland Dr Unit 4 Naples, FL	2.0	2.0	1459	$6,500	$4.46	15d	1	0.32mi
7050 Barrington Cir #202 Naples, FL	2.0	2.0	1663	$9,900	$5.95	25d	1	0.33mi
7104 Barrington Cir #102 Naples, FL	3.0	2.0	1527	$2,320	$1.52	15d	1	0.34mi
7046 Barrington Cir #202 Naples, FL	2.0	2.0	1663	$8,500	$5.11	25d	1	0.35mi
7104 Barrington Cir Unit 3-102 Naples, FL	3.0	2.0	1527	$8,000	$5.24	25d	1	0.35mi
7108 Barrington Cir #101 Naples, FL	2.0	2.0	1527	$8,500	$5.57	15d	1	0.35mi
7087 Barrington Cir #201 Naples, FL	3.0	2.0	1663	$6,500	$3.91	25d	1	0.36mi
7095 Barrington Cir Unit 6-102 Naples, FL	3.0	2.0	1521	$11,500	$7.56	25d	1	0.36mi
800 L Ambiance Cir #106 Naples, FL	3.0	2.0	1620	$8,500	$5.25	15d	1	0.40mi
200 L Ambiance Cir #101 Naples, FL	2.0	2.0	1395	$8,500	$6.09	15d	1	0.41mi
100 Lambiance Cir Unit 1-101 Naples, FL	2.0	2.0	1389	$8,800	$6.34	25d	1	0.45mi
400 L Ambiance Cir #204 Naples, FL	2.0	2.0	1693	$10,000	$5.91	15d	1	0.46mi
400 L Ambiance Cir #104 Naples, FL	2.0	2.0	1349	$6,500	$4.82	15d	1	0.46mi
500 Lambiance Cir Unit 5-104 Naples, FL	2.0	2.0	1349	$8,000	$5.93	25d	1	0.50mi
9115 Strada Pl Naples, FL	1.0–2.0	1.5–2.0	1489	$13,000	$8.73	25d	4	0.59mi
9123 Strada Pl Naples, FL	1.0–2.0	1.0–2.0	1267	$14,000	$11.05	15d	6	0.61mi
516 Gordonia Rd Naples, FL	2.0	1.0	1100	$3,200	$2.91	25d	1	0.62mi
8415 Excalibur Cir Naples, FL	2.0–3.0	2.0	1522	$9,750	$6.40	25d	1	0.68mi
1033 Egrets Walk Cir Unit 6-101 Naples, FL	3.0	2.0	1584	$2,200	$1.39	25d	1	0.70mi
8405 Excalibur Cir Unit D3 Naples, FL	2.0	2.0	1382	$9,000	$6.51	25d	1	0.70mi
881 Gulf Pavilion Dr #201 Naples, FL	2.0	2.0	1516	$7,500	$4.95	25d	1	0.70mi
8385 Excalibur Cir Unit G3 Naples, FL	2.0	2.0	1382	$10,000	$7.24	25d	1	0.70mi
6934 Rain Lily Ct #103 Naples, FL	2.0	2.0	1282	$5,200	$4.06	25d	1	0.72mi
6934 Rain Lily Ct #102 Naples, FL	2.0	2.0	1282	$4,500	$3.51	25d	1	0.72mi

HOA detail condo

• Monthly dues: $731 · $8,772/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-07
   status $270,000 Pending 83 DOM
2. 2026-05-05
   status Pending With Contingencies
3. 2026-04-16
   price $270,000
4. 2026-02-11
   listed $285,000 Active
5. 2009-03-18
   listed $219,000
6. 2001-05-16
   soldstatus $114,500
7. 1988-03-01
   soldstatus $79,600

ⓘ 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: $3,232 · $269/mo
• Projected year-2 tax: $3,232 · $269/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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 32 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: $63,168
• − Mortgage interest: −$15,124
• − Property taxes: −$3,232
• − Insurance: −$1,350
• − Repairs & maintenance: −$5,053
• − Management: −$5,053
• − HOA: −$8,772
• − Depreciation: −$7,855
• Taxable income: $16,729
• Est. tax owed @ 24.0%: −$4,015
• After-tax cash flow: $15,543/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 — Pine Ridge

• Score: 67/100
• State rank: #565
• US rank: #10798

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Ridge, FL
• County: Collier County · 396,295 people
• City population: 18,514
• 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

+239.2% since first listed

6 events — show timeline

• 2026-05-05 Pending — NAPLESMLS
• 2026-04-16 Price Changed $270,000 NAPLESMLS
• 2026-02-11 Listed $285,000 NAPLESMLS
• 2009-03-18 Listed $219,000 NAPLESMLS
• 2001-05-16 Sold (Public Records) $114,500 Public Records
• 1988-03-01 Sold (Public Records) $79,600 Public Records

Property tax history

+13.3%/yr

Latest (2025): $3,232 · +252.1% YoY. Source: county tax records.