5708 Deauville Cir Unit J305 · Lely, FL 34112

$316,900

2 bd · 2.0 ba · 1,394 sqft · Condo public records · 14 Days on market

Built 1992 $625/mo HOA · 19% of rent

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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).

• Cash flow +12.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +5.0/10.0
• DSCR +3.5/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

C7966 In Deauville this is known as a "Super-wide". It is 5 feet wider than the regular two bedroom, and with the Cathedral ceiling it has the feel of a single-family home. Added to that is the spectacular wide view of the lake and clubhouse in the distance. Watch the sunrise on the balcony as you are enjoying your morning coffee, a lovely, lovely view. Impact glass windows and sliders throughout. Newer AC and hot water, new roof, new carports, buildings recently painted. Two clubhouses and two pools, men and ladies golf leagues, card games, artist club, sewing club, trips to theaters, casinos and ball games. The park-like setting adds to the overall picture. Close to downtown Naples and beaches.

Key facts

• $625 HOA
• Garage
• Community pool

Property features AI

Other

• Possession: Possession at closing
• Multi-unit info: 1 floor in building; 3 units per floor; 24 units in building; 240 units in complex

Finance

• HOA & community: Mandatory HOA (Deauville Lake Club); Quarterly condo fee; Professional management; Quarterly condo fee covers cable, insurance, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, manager, exterior pest control, recreation facilities, reserves, sewer, street lights, street maintenance, trash removal and water; Community amenities include clubhouse, community pool and spa, tennis, pickleball, bocce, shuffleboard, library, BBQ/picnic area and streetlights; Non-gated community; Total annual recurring HOA fees reported

Exterior

• Parking: 1 assigned covered parking space; Detached 1-car carport; Guest parking available
• Security: Impact resistant windows and doors
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property in Deauville Lake Club; Low-rise building (1-3 stories); Zero lot line; Rear exposure faces east
• Construction: Built in 1992; Concrete block construction; Stucco exterior; Shingle roof
• Exterior features: Fruit trees; Pond; Private road; Automatic sprinkler system; Tennis court; Lake, landscaped and water views; Pool/club view

Interior

• Kitchen: Island; Breakfast bar; Eat-in kitchen; Dishwasher; Disposal; Microwave; Range; Refrigerator/Freezer
• Bedrooms: 2 bedrooms with a split-bedroom floor plan
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; Custom mirrors; Fire sprinkler system; High-speed internet available; Pantry; Smoke detectors; Vaulted ceiling; Walk-in closet; Common elevator; 4 ceiling fans; Great room; Guest bath; Guest room; Screened lanai/porch
• Laundry & utility: Laundry in residence; Washer included; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $317k.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (8.0% below list).
• Meets the 1% rule at list price ($3k rent vs $317k).
• Recommended offer: $292k (8.0% below list) — sets the bar for cash-flow.

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 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $3,274/mo this rent would consume 56% 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 $2k of loan paydown is wiped out by about $10k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y ago 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.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $291,589 (8.0% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.03% ✓
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 8.1

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: -23.7%
• Equity multiple: 0.21×
• Total profit: $-69,690
• Equity at exit: $47,251

10-year hold

• IRR: -34.6%
• Equity multiple: -0.22×
• Total profit: $-107,965
• Equity at exit: $27,400

Cash invested: $88,732 (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: 8.1×

Monthly cashflow live

• Estimated rent: $3,274 high
• Mortgage (P&I): −$1,662
• Tax from tax record: −$244 /mo · $2,930/yr
• Insurance: −$132
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$625
• Vacancy / Maint / Mgmt: −$687
• Net cashflow: $-143

Break-even live

Break-even rent $3,455

Max offer price $291,589

Occupancy floor 99%

Sensitivity live

Price	-10% $36	-5% $-54	+0% $-143	+5% $-233	+10% $-323
Rent	-10% $-402	-5% $-273	+0% $-143	+5% $-14	+10% $115
Rate	-1.0pp $16	-0.5pp $-63	base $-143	+0.5pp $-225	+1.0pp $-309

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: $79,225
• Closing costs: $9,507
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5708 Deauville Cir Unit 308 Naples, FL	3.0	2.0	1500	$4,500	$3.00	24d	1	0.01mi
5792 Deauville Cir Unit A103 Naples, FL	2.0	2.0	1209	$3,900	$3.23	24d	1	0.08mi
5754 Deauville Cir Unit E104 Naples, FL	1.0	2.0	1209	$1,190	$0.98	24d	1	0.16mi
5741 Deauville Cir Unit F108 Naples, FL	3.0	2.0	1427	$3,600	$2.52	24d	1	0.17mi
5733 Deauville Cir Unit G308 Naples, FL	3.0	2.0	1427	$3,600	$2.52	24d	1	0.18mi
5737 Whitaker Rd Unit C101 Naples, FL	3.0	2.0	1281	$2,300	$1.80	24d	1	0.24mi
5665 Whitaker Rd #202 Naples, FL	2.0	2.0	1099	$1,900	$1.73	21d	1	0.24mi
5741 Whitaker Rd Unit D203 Naples, FL	3.0	2.0	1281	$2,200	$1.72	24d	1	0.25mi
3685 Amberly Cir Unit D305 Naples, FL	2.0	2.0	1320	$5,100	$3.86	24d	1	0.27mi
3655 Amberly Cir Naples, FL	2.0	2.0	1216	$2,500	$2.06	24d	1	0.33mi
5826 Jasper Way Unit 101 Naples, FL	2.0	2.0	1350	$2,495	$1.85	24d	1	0.38mi
5778 Greenwood Cir Naples, FL	3.0	2.0	1450	$4,000	$2.76	24d	1	0.42mi
4556 Andover Way Unit E104 Naples, FL	2.0	2.0	1072	$5,000	$4.66	14d	1	0.42mi
4556 Andover Way Unit E106 Naples, FL	2.0	2.0	1172	$1,900	$1.62	14d	1	0.42mi
148 Lake Point Ln Naples, FL	2.0	2.5	1530	$2,100	$1.37	24d	1	0.47mi
4410 Chantelle Dr Unit H-205 Naples, FL	2.0	2.0	1349	$3,500	$2.59	14d	1	0.49mi
5908 Cranbrook Way Unit I202 Naples, FL	2.0	2.0	1318	$2,500	$1.90	24d	1	0.50mi
360 Charlemagne Blvd Unit D105 Naples, FL	2.0	2.0	1082	$3,200	$2.96	24d	1	0.54mi
5932 Cranbrook Way Naples, FL	2.0	2.0	1310	$2,200	$1.68	24d	1	0.55mi
5595 Greenwood Cir #92 Naples, FL	3.0	2.0	1450	$5,000	$3.45	24d	1	0.58mi
5502 Greenwood Cir #1 Naples, FL	3.0	2.0	1450	$2,400	$1.66	24d	1	0.59mi
332 Charlemagne Blvd Unit H101 Naples, FL	2.0	2.0	1082	$3,500	$3.23	24d	1	0.64mi
332 Charlemagne Blvd Unit H103 Naples, FL	2.0	2.0	1082	$3,495	$3.23	24d	1	0.64mi
5859 Westbourgh Ct Naples, FL	3.0	2.0	1746	$8,500	$4.87	14d	1	0.64mi
5859 Westbourgh Ct Naples, FL	3.0	2.0	1746	$8,500	$4.87	24d	1	0.64mi
5635 Rattlesnake Hammock Rd Apt 203D Naples, FL	2.0	2.0	1054	$1,700	$1.61	21d	1	0.65mi
5535 Rattlesnake Hammock Rd #302 Naples, FL	2.0	2.0	1205	$2,800	$2.32	24d	1	0.66mi
5651 Rattlesnake Hammock Rd Unit C-108 Naples, FL	2.0	2.0	1054	$1,800	$1.71	24d	1	0.66mi
5499 Rattlesnake Hammock Rd Naples, FL	2.0	2.0	1071	$1,775	$1.66	14d	2	0.72mi
5419 Rattlesnake Hammock Rd Unit 307F Naples, FL	2.0	2.0	1071	$1,950	$1.82	14d	1	0.76mi
3250 W Crown Pointe Blvd #101 Naples, FL	3.0	2.0	1653	$7,000	$4.23	24d	1	0.77mi
905 Augusta Blvd Naples, FL	2.0	2.0	1125	$1,850	$1.64	24d	1	0.82mi
940 Augusta Blvd Unit D939 Naples, FL	2.0	2.0	1419	$2,200	$1.55	24d	1	0.83mi
6026 Whitaker Rd Naples, FL	1.0–3.0	1.0–2.0	986	$2,880	$2.92	14d	39	0.84mi
3650 Sunset Blvd Naples, FL	3.0	3.5	1728	$4,950	$2.86	24d	1	0.86mi
5857 Rattlesnake Hammock Rd #208 Naples, FL	2.0	2.0	1133	$3,000	$2.65	14d	1	0.87mi
2373 Ariane Dr Naples, FL	2.0	2.0	1632	$2,995	$1.84	24d	1	0.89mi
5841 Rattlesnake Hammock Rd Unit 2 Naples, FL	2.0	2.0	1133	$2,500	$2.21	24d	1	0.91mi
5841 Rattlesnake Hammock Rd Unit I-203 Naples, FL	2.0	2.0	1015	$3,500	$3.45	14d	1	0.91mi
3380 W Crown Pointe Blvd #102 Naples, FL	3.0	2.0	1516	$5,000	$3.30	24d	1	0.95mi

HOA detail condo

• Monthly dues: $625 · $7,500/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-18
   days on market $316,900 Active 14 DOM
2. 2026-06-17
   days on market $316,900 Active 13 DOM
3. 2026-06-16
   days on market $316,900 Active 12 DOM
4. 2026-06-15
   days on market $316,900 Active 11 DOM
5. 2026-06-14
   days on market $316,900 Active 9 DOM
6. 2026-06-10
   days on market $316,900 Active 6 DOM
7. 2026-06-09
   days on market $316,900 Active 5 DOM
8. 2026-06-08
   days on market $316,900 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $316,900 Active 3 DOM

ⓘ 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: $2,930 · $244/mo
• Projected year-2 tax: $2,930 · $244/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 7/10 Severe FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 25 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: $39,284
• − Mortgage interest: −$17,751
• − Property taxes: −$2,930
• − Insurance: −$2,382
• − Repairs & maintenance: −$3,143
• − Management: −$3,143
• − HOA: −$7,500
• − Depreciation: −$9,219
• Taxable loss: −$6,783
• Est. tax savings @ 24.0%: +$1,628
• After-tax cash flow: $-91/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 — 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

+320.8% since first listed

13 events — show timeline

• 2026-06-04 Listed $316,900 NAPLESMLS
• 2025-12-31 Listing Removed — NAPLESMLS
• 2025-08-02 Price Changed $329,500 NAPLESMLS
• 2025-07-09 Price Changed $334,500 NAPLESMLS
• 2025-05-16 Listed $339,500 NAPLESMLS
• 2023-02-01 Sold (Public Records) $289,000 Public Records
• 2023-01-27 Sold (MLS) $289,000 MIML
• 2023-01-27 Sold (MLS) $289,000 NAPLESMLS
• 2022-12-19 Contingent — MIML
• 2022-12-18 Pending — NAPLESMLS
• 2022-12-15 Listed $289,000 MIML
• 2022-12-15 Listed $289,000 NAPLESMLS
• 1992-02-01 Sold (Public Records) $75,300 Public Records

Property tax history

+7.7%/yr

Latest (2025): $2,930 · +3.3% YoY. Source: county tax records.