5 High Point Cir W #307 · Naples, FL 34103

$275,000

2 bd · 2.0 ba · 871 sqft · Condo public records · 202 Days on market

Built 1972 $917/mo HOA · 20% of rent ↓ 21% since listing

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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 +29.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the charm and convenience of this cozy condo located at 5 High Point Circle West, Unit 307, in the highly desirable High Point Country Club of Naples, FL. This abode offers a unique opportunity to enjoy the best of Florida living with golf included in the low HOA fees—golf for free! Step inside to find a bright and airy space featuring brand new appliances, new hurricane windows, and storm smart screens for peace of mind. The washer and dryer convey with the sale, adding to the home's convenience. The community boasts an array of amenities, including six heated pools, tennis courts, bocce ball, pickleball, an exercise room, and a café open for breakfast and lunch. W

Key facts

• Brand new appliances
• Bocce ball
• Pickleball

Tags

• BRAND NEW APPLIANCES
• NEW HURRICANE WINDOWS
• SIX HEATED POOLS
• TENNIS COURTS
• BOCCE BALL
• PICKLEBALL

Property features AI

Finance

• Other: Part of a complex with 38 units; 3 units per floor; 473 units in building; building has 4 floors; Unit/lot identifier: Unit 307; Total area: 1018
• HOA & community: Quarterly condo fee; Condo management; Community type: golf course, non-gated; Golf-bundled community; Amenities include: clubhouse, community pool, exercise room, tennis, pickleball, bocce, shuffleboard, basketball, racquetball, billiards, restaurant, concierge services, extra storage, bike storage, common laundry, community room; Maintenance coverage includes cable, golf course, insurance, internet/WiFi, irrigation water, laundry facilities, lawn/land maintenance, pest control (exterior), recreation facilities, repairs, reserve, sewer, street lights/maintenance, trash removal, water, manager, legal/accounting; Total annual recurring fees: $11,008; One-time fees: $300

Exterior

• Parking: More than 2 parking spaces; Guest parking
• Utilities: Central water (assessment paid); Central sewer; Electric service (central)
• Home design: Residential mid-rise building (4 stories); Built in 1972; Rear exposure facing north; Located in High Point / High Point Country Club
• Construction: Concrete block construction; Stucco exterior; Tile roof; No RV allowed
• Exterior features: Storage; Shutters (screens/fabric); Windows: see remarks

Interior

• Kitchen: Electric cooktop; Dishwasher; Disposal; Microwave; Refrigerator/Freezer
• Bedrooms: 2 bedrooms with a split bedroom floor plan
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Cable available
• Interior features: Cable prewire; Breakfast bar; Screened lanai/porch; Common elevator; Unfurnished
• Laundry & utility: Washer; Dryer; Smoke detector

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $937 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $275k).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.

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: Lake Park Elementary School (math 76% / reading 77%, grade A, #185 of 2,144 statewide, top 9%, 502 students, 39% FRL); Gulfview Middle School (math 78% / reading 68%, grade A, #44 of 571 statewide, top 8%, 582 students, 40% FRL); Naples High School (math 47% / reading 52%, grade D, #179 of 667 statewide, top 29%, 1,719 students, 39% FRL) — zoned schools average 39% FRL vs 55% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+14.6%/yr); 481 active listings in the ZIP; 15 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).
• At $4,556/mo this rent would consume 47% of the median local household income ($117k/yr) (locally 311% 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 $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 $77k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.66% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.61%
• DSCR: 1.65
• GRM: 5.0

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: 12.1%
• Equity multiple: 1.52×
• Total profit: $39,760
• Equity at exit: $41,003

10-year hold

• IRR: 25.5%
• Equity multiple: 3.90×
• Total profit: $223,266
• Equity at exit: $23,777

Cash invested: $77,000 (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 34103

• Rents YoY: 14.6%
• Active inventory: 481
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $4,556 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$188 /mo · $2,254/yr
• Insurance: −$115
• HOA: −$917
• Vacancy / Maint / Mgmt: −$957
• Net cashflow: $937

Break-even live

Break-even rent $3,369

Max offer price $275,000

Occupancy floor 74%

Sensitivity live

Price	-10% $1,093	-5% $1,015	+0% $937	+5% $860	+10% $782
Rent	-10% $578	-5% $758	+0% $937	+5% $1,117	+10% $1,297
Rate	-1.0pp $1,076	-0.5pp $1,007	base $937	+0.5pp $866	+1.0pp $794

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 High Point Cir S #303 Naples, FL	2.0	2.0	1015	$5,500	$5.42	25d	1	0.19mi
3030 Binnacle Dr #201 Naples, FL	2.0	2.0	1092	$5,000	$4.58	25d	1	0.40mi
788 Park Shore Dr Naples, FL	1.0–2.0	1.5–2.0	931	$5,500	$5.90	15d	3	0.42mi
820 Ketch Dr #3 Naples, FL	2.0	2.0	1100	$5,500	$5.00	25d	1	0.45mi
820 Ketch Dr #2 Naples, FL	2.0	2.0	1100	$5,700	$5.18	25d	1	0.45mi
333 Harbour Dr #211 Naples, FL	2.0	2.0	975	$5,500	$5.64	15d	1	0.91mi
600 Neapolitan Way Naples, FL	1.0–2.0	2.0	832	$5,200	$6.25	25d	2	0.93mi
3200 Gulf Shore Blvd N #105 Naples, FL	2.0	2.0	1116	$8,500	$7.62	25d	1	1.02mi
4523 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	25d	1	1.03mi
4525 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	25d	1	1.03mi
2170 Gulf Shore Blvd N Unit 41E Naples, FL	1.0	1.0	682	$6,000	$8.80	25d	1	1.30mi
1400 Pompei Ln Naples, FL	2.0	2.0	1012	$1,888	$1.86	25d	2	1.41mi
1400 Pompei Ln Unit O-21 Naples, FL	2.0	2.0	1025	$2,200	$2.15	25d	1	1.42mi
1400 Pompei Ln Unit S-21 Naples, FL	2.0	2.0	1025	$3,000	$2.93	25d	1	1.42mi
1950 Gulf Shore Blvd N Naples, FL	2.0	2.0	1060	$7,250	$6.84	25d	2	1.47mi

HOA detail condo

• Monthly dues: $917 · $11,004/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-14
   status Pending
2. 2026-04-21
   price $275,000
3. 2026-03-02
   price $320,000
4. 2025-12-11
   price $335,000
5. 2025-12-10
   price $345,000
6. 2025-10-23
   listed $350,000 Active

ⓘ 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: $2,254 · $188/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$29/yr (+$2/mo · 1.3%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $54,668
• − Mortgage interest: −$15,404
• − Property taxes: −$2,254
• − Insurance: −$1,375
• − Repairs & maintenance: −$4,373
• − Management: −$4,373
• − HOA: −$11,004
• − Depreciation: −$8,000
• Taxable income: $7,885
• Est. tax owed @ 24.0%: −$1,892
• After-tax cash flow: $9,358/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

• 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 · 396,295 people
• City population: 344,941
• Metro: Naples-Marco Island, FL
• Population (ZIP): 11,299
• Household income: $116,875
• Rent vs Own: 14.1% rent · 85.9% own
• Severe rent burden: 311.0

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 10% Two or more races 8% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 2% Portuguese 2%
• Foreign-born: 13% · Canada
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 2% 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: ▼ -327.53%
• Current HPI: 315.1396
• Rent YoY: ▲ 14.55%
• 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

-21.4% since first listed

6 events — show timeline

• 2026-05-14 Pending — NAPLESMLS
• 2026-04-21 Price Changed $275,000 NAPLESMLS
• 2026-03-02 Price Changed $320,000 NAPLESMLS
• 2025-12-11 Price Changed $335,000 NAPLESMLS
• 2025-12-10 Price Changed $345,000 NAPLESMLS
• 2025-10-23 Listed $350,000 NAPLESMLS

Property tax history

+7.0%/yr

Latest (2025): $2,254 · -0.9% YoY. Source: county tax records.