315 Saint Andrews Blvd Unit D5 · Lely, FL 34113

$214,900

3 bd · 2.0 ba · 1,326 sqft · Condo public records · 37 Days on market

Built 1977 $533/mo HOA · 12% of rent

---

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 +3.9/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover one of the best values for a three-bedroom condo in Naples in the welcoming 55+ Vista Palms community, ideally located within the highly desirable Lely Country Club area between downtown Naples and Marco Island. This spacious ground-floor corner residence offers over 1,300 square feet of comfortable living space with peaceful golf course views, presenting an exciting opportunity to personalize, add value, or simply enjoy as-is as a full-time residence, seasonal retreat, or investment property. Thoughtfully maintained and offered unfurnished, the condo features a bright and functional layout with an expansive lanai that adds valuable flexible living space perfect for morning coffee,

Key facts

• In-residence laundry
• Covered parking
• Ground-floor access

Tags

• GOLF COURSE VIEWS
• EXPANSIVE LANAI
• WALK-IN CLOSETS
• IN-RESIDENCE LAUNDRY
• COVERED PARKING
• GROUND-FLOOR ACCESS

Property features AI

Finance

• Other: Part of a 96-unit complex with 24 units per building; single unit per floor in this building
• HOA & community: Mandatory HOA (professional management); Quarterly condo fee; Condo fee $1,600 quarterly (total annual recurring fees $6,400); One-time fees $150; HOA maintenance covers insurance, irrigation water, lawn/land maintenance, legal/accounting, exterior pest control, trash removal, and water; Community amenities include billiards, community pool, extra storage, shuffleboard, sidewalks and streetlights; Non-gated community

Exterior

• Parking: Detached 1-space carport
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential low-rise building (1–3 stories); Single-floor unit; Rear of property faces north; Part of Lely Golf Estates / Vista Palms development
• Construction: Concrete block construction; Built in 1977
• Exterior features: Stucco exterior; Built-up/flat roof; Jalousie windows; Zero lot line; Golf course view; Central irrigation; Architectural and deeded restrictions; no RVs

Interior

• Kitchen: Dishwasher; Self-cleaning oven; Refrigerator
• Bedrooms: 3 bedrooms (one on the first floor)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Master bathroom with shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Cable prewire; High-speed internet available; Smoke detectors; Split-bedroom floor plan; Common elevator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $215k).
• Recommended offer: $208k (3.0% below list) — sets the bar for market timing.

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 rising fast (+5.6%/yr); 597 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); solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $4,490/mo this rent would consume 66% of the median local household income ($82k/yr) (locally 954% 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 $1k of loan paydown is wiped out by about $6k 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 + 5.6% rent growth), your $60k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y 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.
• Current owner paid $171k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 2.09% ✓
• Cap rate: 15.13%
• Cash-on-cash: 31.57%
• DSCR: 2.40
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 2.23×
• Total profit: $74,181
• Equity at exit: $32,042

10-year hold

• IRR: 37.6%
• Equity multiple: 5.03×
• Total profit: $242,557
• Equity at exit: $18,581

Cash invested: $60,172 (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 34113

• Rents YoY: 5.6%
• Active inventory: 597
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $4,490 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$214 /mo · $2,570/yr
• Insurance: −$90
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$533
• Vacancy / Maint / Mgmt: −$943
• Net cashflow: $1,517

Break-even live

Break-even rent $2,570

Max offer price $214,900

Occupancy floor 61%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Saint Andrews Blvd Unit A25 Naples, FL	2.0	2.0	1126	$1,530	$1.36	23d	1	0.03mi
452 Bristle Cone Ln #27 Naples, FL	2.0	2.0	1129	$2,000	$1.77	23d	1	0.13mi
326 Bradstrom Cir Unit 204F Naples, FL	3.0	2.0	1200	$3,500	$2.92	23d	1	0.14mi
326 Bradstrom Cir Unit 103F Naples, FL	2.0	2.0	1113	$1,800	$1.62	23d	1	0.14mi
255 Pine Valley Cir Naples, FL	3.0	1.5	1574	$3,500	$2.22	23d	1	0.15mi
332 Bradstrom Cir #201 Naples, FL	2.0	2.0	1257	$2,200	$1.75	23d	1	0.19mi
5293 Dixie Dr Unit 1546039P Naples, FL	2.0	2.0	1130	$1,561	$1.38	14d	1	0.24mi
248 Pebble Beach Cir Unit G201 Naples, FL	2.0	2.0	1163	$2,300	$1.98	23d	1	0.32mi
520 Augusta Blvd Unit B204 Naples, FL	3.0	2.0	1294	$2,200	$1.70	23d	1	0.39mi
494 Saint Andrews Blvd Naples, FL	3.0	2.0	1700	$2,800	$1.65	23d	1	0.40mi
265 Deerwood Cir Naples, FL	2.0	2.0	1179	$5,000	$4.24	23d	1	0.44mi
413 Augusta Blvd #302 Naples, FL	2.0	2.0	1390	$5,500	$3.96	21d	1	0.49mi
213 Bay Meadows Dr Naples, FL	3.0	2.0	1650	$5,500	$3.33	23d	1	0.51mi
9512 Napoli Ln Unit 101 Naples, FL	3.0	2.0	1741	$10,000	$5.74	14d	1	0.54mi
555 Augusta Blvd Unit 3-1 Naples, FL	2.0	2.0	1249	$4,200	$3.36	23d	1	0.57mi
240 Pebble Beach Blvd #702 Naples, FL	2.0	2.0	1090	$4,000	$3.67	23d	1	0.58mi
575 Augusta Blvd Naples, FL	3.0	2.0	1500	$2,100	$1.40	23d	1	0.61mi
9115 Napoli Ct #101 Naples, FL	3.0	2.0	1741	$9,500	$5.46	23d	1	0.61mi
6984 Saona Ct Naples, FL	2.0	2.0	1472	$7,500	$5.10	23d	1	0.62mi
190 Pebble Beach Blvd #301 Naples, FL	2.0	2.0	954	$1,700	$1.78	23d	1	0.62mi
7124 Saona Ct Naples, FL	2.0	2.0	1387	$8,000	$5.77	23d	1	0.63mi
640 Augusta Blvd Naples, FL	2.0	2.0	1634	$2,700	$1.65	23d	1	0.63mi
9250 Veneto Pl Naples, FL	2.0	2.5	1854	$6,000	$3.24	23d	1	0.64mi
7162 Saona Ct Naples, FL	2.0	2.0	1482	$9,000	$6.07	23d	1	0.66mi
7110 Cayo Coco Ln Naples, FL	2.0	2.0	1387	$9,250	$6.67	23d	1	0.66mi
605 Augusta Blvd #14 Naples, FL	2.0	2.0	1125	$4,000	$3.56	23d	1	0.67mi
605 Augusta Blvd #4 Naples, FL	2.0	2.0	1125	$3,950	$3.51	14d	1	0.67mi
7197 Saona Ct Unit 1545994P Naples, FL	2.0	2.0	1291	$4,152	$3.22	14d	1	0.67mi
232 Pebble Beach Blvd #104 Naples, FL	3.0	2.0	1298	$1,975	$1.52	23d	1	0.67mi
7142 Cayo Coco Ln Naples, FL	2.0	2.0	1490	$10,000	$6.71	23d	1	0.69mi
7138 Cayo Coco Ln Naples, FL	2.0	2.0	1205	$6,500	$5.39	23d	1	0.69mi
7213 Saona Ct Naples, FL	2.0	2.0	1308	$7,500	$5.73	23d	1	0.69mi
701 Augusta Blvd Unit 701-8 Naples, FL	2.0	2.0	1250	$4,800	$3.84	14d	1	0.69mi
705 Augusta Blvd Unit 705-5 Naples, FL	2.0	2.0	1125	$2,000	$1.78	14d	1	0.72mi
5651 Rattlesnake Hammock Rd Unit C-108 Naples, FL	2.0	2.0	1054	$1,800	$1.71	23d	1	0.72mi
7242 Saona Ct Naples, FL	2.0	2.0	1204	$7,750	$6.44	23d	1	0.73mi
5635 Rattlesnake Hammock Rd Apt 203D Naples, FL	2.0	2.0	1054	$1,700	$1.61	21d	1	0.73mi
6875 Saona Ct Naples, FL	2.0	2.0	1565	$8,000	$5.11	23d	1	0.74mi
5535 Rattlesnake Hammock Rd #302 Naples, FL	2.0	2.0	1205	$2,800	$2.32	23d	1	0.74mi
709 Augusta Blvd Unit 709-5 Naples, FL	3.0	2.0	1480	$4,000	$2.70	14d	1	0.74mi

HOA detail condo

• Monthly dues: $533 · $6,396/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 42 events

1. 2026-06-18
   days on market $214,900 Active 37 DOM
2. 2026-06-17
   days on market $214,900 Active 36 DOM
3. 2026-06-16
   days on market $214,900 Active 35 DOM
4. 2026-06-15
   days on market $214,900 Active 34 DOM
5. 2026-06-14
   days on market $214,900 Active 32 DOM
6. 2026-06-10
   days on market $214,900 Active 29 DOM
7. 2026-06-09
   days on market $214,900 Active 28 DOM
8. 2026-06-08
   days on market $214,900 Active 27 DOM
9. 2026-06-07
   days on market $214,900 Active 26 DOM
10. 2026-06-03
    days on market $214,900 Active 22 DOM
11. 2026-06-02
    days on market $214,900 Active 21 DOM
12. 2026-06-01
    days on market $214,900 Active 20 DOM
13. 2026-05-31
    days on market $214,900 Active 19 DOM
14. 2026-05-30
    days on market $214,900 Active 18 DOM
15. 2026-05-12
    listed $214,900 Active
16. 2026-05-05
    historical
17. 2026-04-23
    price $214,900
18. 2026-04-23
    price $214,900
19. 2026-04-09
    listed $219,900 Active
20. 2026-04-08
    price $219,900
21. 2026-02-27
    listed $225,000 Active
22. 2026-02-23
    historical
23. 2026-01-30
    status Active
24. 2026-01-29
    historical
25. 2025-12-19
    price $224,000
26. 2025-10-17
    listed $229,000 Active
27. 2025-10-17
    historical
28. 2025-08-22
    price $229,000
29. 2025-05-01
    price $234,900
30. 2025-03-28
    listed $264,900 Active
31. 2024-08-29
    soldstatus $171,000 Sold
32. 2024-08-08
    status Pending With Contingencies
33. 2024-07-05
    price $199,900
34. 2024-06-11
    price $214,900
35. 2024-05-10
    price $221,900
36. 2024-04-01
    listed $231,800 Active
37. 2024-03-28
    historical
38. 2024-02-14
    price $231,800
39. 2023-12-11
    price $244,000
40. 2023-10-31
    listed $298,000 Active
41. 1996-11-12
    soldstatus $78,000
42. 1988-08-01
    soldstatus $73,400

ⓘ 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: $2,570 · $214/mo
• Projected year-2 tax: $2,570 · $214/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 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 5 d/yr ≥107°F today · 19 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: $53,876
• − Mortgage interest: −$12,038
• − Property taxes: −$2,570
• − Insurance: −$1,872
• − Repairs & maintenance: −$4,310
• − Management: −$4,310
• − HOA: −$6,396
• − Depreciation: −$6,252
• Taxable income: $16,128
• Est. tax owed @ 24.0%: −$3,871
• After-tax cash flow: $14,330/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

• Census place: Lely, FL
• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 26,056
• Household income: $81,674
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 954.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 28% Black 12% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 3% Cuban 2%
• Common ancestry: Hispanic 10% Romanian 3% Lithuanian 2%
• Foreign-born: 26% · Canada, Jamaica, Vietnam
• Languages at home: 63% English-only · Spanish 24% French/Haitian/Cajun 9% 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: ▼ -194.86%
• Current HPI: 279.4232
• Rent YoY: ▲ 5.59%
• 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

+192.8% since first listed

28 events — show timeline

• 2026-05-12 Listed $214,900 NAPLESMLS
• 2026-05-05 Listing Removed — NAPLESMLS
• 2026-04-23 Price Changed $214,900 NAPLESMLS
• 2026-04-23 Price Changed $214,900 MIML
• 2026-04-09 Listed $219,900 MIML
• 2026-04-08 Price Changed $219,900 NAPLESMLS
• 2026-02-27 Listed $225,000 NAPLESMLS
• 2026-02-23 Listing Removed — NAPLESMLS
• 2026-01-30 Relisted — NAPLESMLS
• 2026-01-29 Listing Removed — NAPLESMLS
• 2025-12-19 Price Changed $224,000 NAPLESMLS
• 2025-10-17 Listing Removed — NAPLESMLS
• 2025-10-17 Listed $229,000 NAPLESMLS
• 2025-08-22 Price Changed $229,000 NAPLESMLS
• 2025-05-01 Price Changed $234,900 NAPLESMLS
• 2025-03-28 Listed $264,900 NAPLESMLS
• 2024-08-29 Sold (MLS) $171,000 NAPLESMLS
• 2024-08-08 Pending — NAPLESMLS
• 2024-07-05 Price Changed $199,900 NAPLESMLS
• 2024-06-11 Price Changed $214,900 NAPLESMLS
• 2024-05-10 Price Changed $221,900 NAPLESMLS
• 2024-04-01 Listed $231,800 NAPLESMLS
• 2024-03-28 Listing Removed — NAPLESMLS
• 2024-02-14 Price Changed $231,800 NAPLESMLS
• 2023-12-11 Price Changed $244,000 NAPLESMLS
• 2023-10-31 Listed $298,000 NAPLESMLS
• 1996-11-12 Sold (Public Records) $78,000 Public Records
• 1988-08-01 Sold (Public Records) $73,400 Public Records

Property tax history

+14.8%/yr

Latest (2025): $2,570 · +3.6% YoY. Source: county tax records.