5695 Rattlesnake Hammock Rd Unit B104 · Lely, FL
Flood risk 7/10 · Major
- FEMA flood zone
- X (shaded)
- Chance of flooding over 30 yrs
- 0.75%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 107°F)
- 7 days/yr
- Hot days in 30 yrs
- 29 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 2 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the C 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 +19.1/30.0
- ARV discount +11.7/15.0
- 1% rule +7.1/10.0
- DSCR +6.2/10.0
- Schools +4.6/10.0
- Rent growth +3.9/5.0
- Condition / age +3.8/5.0
- Livability +3.3/5.0
- Appreciation +0.0/10.0
$219,000
5695 Rattlesnake Hammock Rd Unit B104 · Lely, FL 34113
2 bd · 2.0 ba · 1,192 sqft · Condo
· 633 Days on market
55+ age-restricted
Built 1990
$184/sqft
· 9% below area
Est $242k · 9% under
$545/mo HOA · 18% of rent
↓ 4% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
One owner for more than 26 years and occupied only a few weeks a year. Never rented. Rarely available first floor unit with beautiful lush landscape view! Offered "TURNKEY". Welcome to Brook Pines Community! ONLY 42 units, Where true pride of ownership is reflected throughout this community! Recent property enhancements include native tropicals, landscaping, pool area upgrades, BBQ area, recent building paint etc! Unique Condo Association where there are only 42 units! NOT 55+ community! This very desirable well maintained Condo, Large Laundry room, New washer & dryer.
Key facts
- First floor unit
- Bbq area
- Lush landscape view
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 2-bed/2.0-bath condo listed at $219k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $332 ($4k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($3k rent vs $219k).
- Recommended offer: $193k (12.0% below list) — sets the bar for market timing.
- Cap rate 8.5% vs local median 5.4% in Lely — 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 66/100 on livability (#586 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; Watch: health & safety D, 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: Lely Elementary School (math 45% / reading 46%, grade D-, #1,247 of 2,144 statewide, top 59%, 499 students, 62% 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).
- Zoned-school proficiency averages 46% at this address vs 58% district-wide (-12 pts) — the specific schools serving this property underperform the Collier average; the district grade overstates school quality for this exact location.
- Market conditions: Rents rising fast (+5.6%/yr); 700 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 110d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $3,109/mo this rent would consume 46% of the median local household income ($82k/yr) — 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 $7k 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 $61k cash investment doubles in ~10 years — after that, you're playing with house money.
Negotiation context
- It's been on market 633 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$192,720
(12.0% below list)
Questions for the listing agent
- It's been on market 633 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
- 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
- 1.42% ✓
- Cap rate
- 8.47%
- Cash-on-cash
- 7.79%
- DSCR
- 1.35
- GRM
- 5.9
CMA / ARV
- ARV (median comp)
- $241,677
- List price
- $219,000
- Delta
- -9.38%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 5724 Deauville Cir Unit H107 | 0.58mi | 2/2.0 | 1,210 (+2%) | 1mo | $285,000 | $236 | 70 |
| 4300 Gulfstream Dr Unit 1C | 1.49mi | 2/2.0 | 1,200 (+1%) | 1mo | $130,000 | $108 | 63 |
| 6968 Saona Ct | 1.15mi | 2/2.0 | 1,204 (+1%) | 0mo | $600,000 | $498 | 63 |
| 5510 Greenwood Cir #3 | 0.30mi | 3/2.0 (+1) | 1,450 (+22%) | 0mo | $355,000 | $245 | 56 |
| 234 Pebble Beach Blvd #307 | 0.72mi | 2/2.0 | 1,090 (-9%) | 0mo | $200,000 | $183 | 52 |
| 5467 Rattlesnake Hamm Rd Unit C-308 | 1.39mi | 2/2.0 | 1,071 (-10%) | 1mo | $125,000 | $117 | 47 |
| 325 Charlemagne Blvd Unit A209 | 0.68mi | 2/2.0 | 1,025 (-14%) | 0mo | $175,000 | $171 | 45 |
| 325 Charlemagne Blvd Unit C104 | 0.68mi | 2/2.0 | 1,025 (-14%) | 1mo | $208,000 | $203 | 44 |
| 325 Charlemagne Blvd Unit C204 | 0.68mi | 2/2.0 | 1,025 (-14%) | 1mo | $180,000 | $176 | 44 |
| 621 Charlemagne Blvd | 1.16mi | 2/2.0 | 1,040 (-13%) | 1mo | $160,700 | $155 | 43 |
| 2862 Ridgecrest Pl | 1.46mi | 2/2.0 | 970 (-19%) | 1mo | $307,500 | $317 | 39 |
| 5326 Dixie Dr | 1.03mi | 3/1.0 (+1) | 1,038 (-13%) | 1mo | $175,000 | $169 | 34 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 5.59% rent growth · sell at horizon
5-year hold
- IRR
- -2.3%
- Equity multiple
- 0.91×
- Total profit
- $-5,634
- Equity at exit
- $32,654
10-year hold
- IRR
- 10.8%
- Equity multiple
- 1.98×
- Total profit
- $59,977
- Equity at exit
- $18,935
Cash invested: $61,320 (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
- 24 active · 13 under contract
- Median asking
- $229,000 ($208/sqft)
- Median days on market
- 154 d
- This list price
- 33% of active listings are priced below it
- ARV vs active asking
- -2.5% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 34113
- Rents YoY
- 5.6%
- Active inventory
- 700
- Price-to-rent
- 5.9×
Monthly cashflow live
↻
- Estimated rent
- $3,109 high interval (Pro) →
- Mortgage (P&I)
- −$1,148
- Tax est. 1.5%
- −$274 /mo · $3,285/yr
- Insurance
- −$91
- Flood insurance flood zone
- −$66 /mo · $798/yr
- HOA
- −$545
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$653
- Net cashflow
- $332
Break-even live
Break-even rent
$2,690
Max offer price
$219,000
Occupancy floor
84%
Sensitivity live
| Price | -10% $483 | -5% $407 | +0% $332 | +5% $256 | +10% $180 |
|---|---|---|---|---|---|
| Rent | -10% $86 | -5% $209 | +0% $332 | +5% $454 | +10% $577 |
| Rate | -1.0pp $442 | -0.5pp $387 | base $332 | +0.5pp $275 | +1.0pp $217 |
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
- $54,750
- Closing costs
- $6,570
- 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 |
|---|---|---|---|---|---|---|---|---|
| 5651 Rattlesnake Hammock Rd Unit C-108 Naples, FL | 2.0 | 2.0 | 1054 | $1,750 | $1.66 | 6d | 1 | 0.13mi |
| 5635 Rattlesnake Hammock Rd Apt 203D Naples, FL | 2.0 | 2.0 | 1054 | $1,700 | $1.61 | 117d | 1 | 0.16mi |
| 5535 Rattlesnake Hammock Rd #302 Naples, FL | 2.0 | 2.0 | 1205 | $2,800 | $2.32 | 119d | 1 | 0.26mi |
| 5502 Greenwood Cir #1 Naples, FL | 3.0 | 2.0 | 1450 | $2,400 | $1.66 | 119d | 1 | 0.26mi |
| 905 Augusta Blvd Naples, FL | 2.0 | 2.0 | 1125 | $1,850 | $1.64 | 119d | 1 | 0.31mi |
| 5778 Greenwood Cir Naples, FL | 3.0 | 2.0 | 1450 | $4,000 | $2.76 | 119d | 1 | 0.32mi |
| 4556 Andover Way Unit E106 Naples, FL | 2.0 | 2.0 | 1172 | $1,900 | $1.62 | 109d | 1 | 0.34mi |
| 4556 Andover Way Unit E104 Naples, FL | 2.0 | 2.0 | 1072 | $5,000 | $4.66 | 109d | 1 | 0.34mi |
| 413 Augusta Blvd #302 Naples, FL | 2.0 | 2.0 | 1390 | $5,500 | $3.96 | 117d | 1 | 0.36mi |
| 413 Augusta Blvd #302 Naples, FL | 2.0 | 2.0 | 1390 | $2,200 | $1.58 | 6d | 1 | 0.36mi |
| 940 Augusta Blvd Unit D939 Naples, FL | 2.0 | 2.0 | 1419 | $2,200 | $1.55 | 119d | 1 | 0.37mi |
| 709 Augusta Blvd Unit 709-5 Naples, FL | 3.0 | 2.0 | 1480 | $4,000 | $2.70 | 6d | 1 | 0.39mi |
| 709 Augusta Blvd Unit 709-5 Naples, FL | 3.0 | 2.0 | 1480 | $4,000 | $2.70 | 109d | 1 | 0.39mi |
| 5595 Greenwood Cir #92 Naples, FL | 3.0 | 2.0 | 1450 | $5,000 | $3.45 | 119d | 1 | 0.39mi |
| 555 Augusta Blvd Unit 3-1 Naples, FL | 2.0 | 2.0 | 1249 | $4,200 | $3.36 | 119d | 1 | 0.40mi |
| 5501 Rattlesnake Hammock Rd Unit 601 Naples, FL | 2.0 | 2.0 | 1031 | $2,000 | $1.94 | 6d | 1 | 0.40mi |
| 705 Augusta Blvd Unit 705-5 Naples, FL | 2.0 | 2.0 | 1125 | $1,800 | $1.60 | 6d | 1 | 0.41mi |
| 705 Augusta Blvd Unit 705-4 Naples, FL | 2.0 | 2.0 | 1125 | $4,000 | $3.56 | 6d | 1 | 0.41mi |
| 575 Augusta Blvd Naples, FL | 3.0 | 2.0 | 1500 | $2,100 | $1.40 | 119d | 1 | 0.41mi |
| 701 Augusta Blvd Unit 701-8 Naples, FL | 2.0 | 2.0 | 1250 | $4,800 | $3.84 | 109d | 1 | 0.41mi |
| 701 Augusta Blvd Unit 701-8 Naples, FL | 2.0 | 2.0 | 1250 | $2,300 | $1.84 | 6d | 1 | 0.41mi |
| 605 Augusta Blvd #4 Naples, FL | 2.0 | 2.0 | 1125 | $3,950 | $3.51 | 109d | 1 | 0.42mi |
| 605 Augusta Blvd #11 Naples, FL | 2.0 | 2.0 | 1173 | $2,300 | $1.96 | 6d | 1 | 0.42mi |
| 605 Augusta Blvd #14 Naples, FL | 2.0 | 2.0 | 1125 | $3,800 | $3.38 | 6d | 1 | 0.42mi |
| 5708 Greenwood Cir Unit Annual Naples, FL | 3.0 | 2.0 | 1450 | $2,250 | $1.55 | 6d | 1 | 0.43mi |
| 800 Augusta Blvd Unit B201 Naples, FL | 3.0 | 2.0 | 1294 | $2,700 | $2.09 | 6d | 1 | 0.43mi |
| 520 Augusta Blvd Unit B204 Naples, FL | 3.0 | 2.0 | 1294 | $2,200 | $1.70 | 119d | 1 | 0.45mi |
| 5499 Rattlesnake Hammock Rd Naples, FL | 2.0 | 2.0 | 1071 | $1,775 | $1.66 | 109d | 2 | 0.45mi |
| 780 Augusta Blvd Unit C204 Naples, FL | 3.0 | 2.0 | 1294 | $4,200 | $3.25 | 6d | 1 | 0.45mi |
| 5857 Rattlesnake Hammock Rd #208 Naples, FL | 2.0 | 2.0 | 1133 | $3,000 | $2.65 | 109d | 1 | 0.46mi |
| 4241 Chantelle Dr Unit D202 Naples, FL | 2.0 | 2.0 | 1317 | $1,695 | $1.29 | 6d | 1 | 0.46mi |
| 760 Augusta Blvd Unit D204 Naples, FL | 3.0 | 2.0 | 1294 | $2,000 | $1.55 | 6d | 1 | 0.47mi |
| 4640 Chantelle Dr Unit N204 Naples, FL | 2.0 | 2.0 | 1082 | $1,850 | $1.71 | 6d | 1 | 0.49mi |
| 5841 Rattlesnake Hammock Rd Unit 2 Naples, FL | 2.0 | 2.0 | 1133 | $2,500 | $2.21 | 119d | 1 | 0.50mi |
| 5841 Rattlesnake Hammock Rd Unit I-203 Naples, FL | 2.0 | 2.0 | 1015 | $3,500 | $3.45 | 109d | 1 | 0.50mi |
| 5467 Rattlesnake Hammock Rd Unit C207 Naples, FL | 2.0 | 2.0 | 1071 | $1,750 | $1.63 | 6d | 1 | 0.52mi |
| 4410 Chantelle Dr Unit H-205 Naples, FL | 2.0 | 2.0 | 1349 | $3,500 | $2.59 | 109d | 1 | 0.53mi |
| 332 Charlemagne Blvd Unit H103 Naples, FL | 2.0 | 2.0 | 1082 | $3,495 | $3.23 | 6d | 1 | 0.53mi |
| 332 Charlemagne Blvd Unit H101 Naples, FL | 2.0 | 2.0 | 1082 | $1,650 | $1.52 | 6d | 1 | 0.53mi |
| 332 Charlemagne Blvd Unit H103 Naples, FL | 2.0 | 2.0 | 1082 | $3,495 | $3.23 | 119d | 1 | 0.53mi |
Property features AI
Finance
- Other
- Unit is one of 42 units in the complex and one of 10 in the buildingSingle-floor (one story) unitPossession at closingRestrictions: No commercial use, no RV
- HOA & community
- Mandatory HOA (Condo management)Quarterly condo feeCommon area maintenance includes insurance, lawn/land maintenance, manager, reserves, legal/accounting, street lightsCommunity amenities include BBQ/picnic area, community pool, streetlights, underground utilitiesNon-gated communityTotal annual recurring HOA fees: $6,464One-time fees: $250
Exterior
- Parking
- 1 assigned parking spaceGuest parking availablePaved parking
- Security
- Underground utilities (community amenity)
- Utilities
- Central waterCentral sewerCable available
- Home design
- Residential property in a low-rise (1–3) buildingUnit located in Brook Pines developmentConcrete block constructionBuilt in 1990Lot/Unit number 104
- Construction
- Concrete block constructionStucco finishShingle roofBuilt in 1990
- Exterior features
- Stucco exteriorSliding windowsShingle roofCentral irrigationLandscaped area viewPaved road accessZero lot lineRear exposure faces south
Interior
- Kitchen
- Electric cooktopRangeMicrowaveDishwasherGarbage disposalRefrigeratorBreakfast bar / eat-in kitchen
- Bedrooms
- 2 bedrooms with a split-bedroom layout
- Flooring
- CarpetTileVinyl
- Bathrooms
- 2 full bathroomsMaster bathroom with shower (no tub)
- Heating & cooling
- Central electric heatHeat pumpCentral electric air conditioningCeiling fans
- Interior features
- Cable pre-wireFoyerHigh-speed internet availableSmoke detectorsWalk-in closetWindow coveringsBreakfast bar and eat-in kitchenDining area open to livingGreat room floor planScreened lanai/porchTurnkey furnishedFour ceiling fansSix total rooms
- Laundry & utility
- Washer and dryer in residence
HOA detail $545/mo · $6,540/yr condo
- Likely covers
- landscapingpool
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-09-24days on market $219,000 Active 633 DOM
-
2026-09-23days on market $219,000 Active 632 DOM
-
2026-09-22days on market $219,000 Active 631 DOM
-
2026-09-20days on market $219,000 Active 629 DOM
-
2026-09-18days on market $219,000 Active 627 DOM
-
2026-09-17days on market $219,000 Active 626 DOM
-
2026-09-16days on market $219,000 Active 625 DOM
-
2026-09-15days on market $219,000 Active 624 DOM
-
2026-09-14days on market $219,000 Active 623 DOM
-
2026-09-13days on market $219,000 Active 622 DOM
-
2026-09-12days on market $219,000 Active 621 DOM
-
2026-09-11days on market $219,000 Active 620 DOM
-
2026-09-05days on market $219,000 Active 614 DOM
-
2026-09-04days on market $219,000 Active 613 DOM
-
2026-09-03days on market $219,000 Active 612 DOM
-
2026-08-30days on market $219,000 Active 608 DOM
-
2026-08-29days on market $219,000 Active 607 DOM
-
2026-08-28days on market $219,000 Active 606 DOM
-
2026-08-27days on market $219,000 Active 605 DOM
-
2026-08-26days on market $219,000 Active 604 DOM
-
2026-08-25days on market $219,000 Active 603 DOM
-
2026-08-24days on market $219,000 Active 602 DOM
-
2026-08-23days on market $219,000 Active 601 DOM
-
2026-08-22days on market $219,000 Active 600 DOM
-
2026-08-21days on market $219,000 Active 599 DOM
-
2026-08-20days on market $219,000 Active 598 DOM
-
2026-08-19days on market $219,000 Active 597 DOM
-
2026-08-18days on market $219,000 Active 596 DOM
-
2026-08-16days on market $219,000 Active 594 DOM
-
2026-08-15days on market $219,000 Active 593 DOM
-
2026-08-13days on market $219,000 Active 591 DOM
-
2026-08-12days on market $219,000 Active 590 DOM
-
2026-08-11days on market $219,000 Active 589 DOM
-
2026-08-10days on market $219,000 Active 588 DOM
-
2026-08-09days on market $219,000 Active 587 DOM
-
2026-08-08days on market $219,000 Active 586 DOM
-
2026-08-07days on market $219,000 Active 585 DOM
-
2026-08-06days on market $219,000 Active 584 DOM
-
2026-08-05days on market $219,000 Active 583 DOM
-
2026-08-04days on market $219,000 Active 582 DOM
-
2026-08-03days on market $219,000 Active 581 DOM
-
2026-07-31days on market $219,000 Active 578 DOM
-
2026-07-30days on market $219,000 Active 577 DOM
-
2026-07-29days on market $219,000 Active 576 DOM
-
2026-07-27days on market $219,000 Active 574 DOM
-
2026-07-25days on market $219,000 Active 572 DOM
-
2026-07-24days on market $219,000 Active 571 DOM
-
2026-07-23days on market $219,000 Active 570 DOM
-
2026-07-22days on market $219,000 Active 569 DOM
-
2026-07-22days on market $219,000 Active 568 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 7/10 Severe FEMA zone X (shaded) · 75% chance over 30 yrs
- Wildfire 1/10 Low
- Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
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Taxation est. · year 1
- Rental income
- $37,314
- − Mortgage interest
- −$12,267
- − Property taxes
- −$3,285
- − Insurance
- −$1,892
- − Repairs & maintenance
- −$2,985
- − Management
- −$2,985
- − HOA
- −$6,540
- − Depreciation
- −$6,371
- Taxable income
- $988
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$237
- After-tax cash flow
- $3,742/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
75/100
Cosmetic rehab
Est. rehab $5,960–$17,880 screening
This well-maintained and turnkey townhouse is in good condition with no major repairs needed. It has a good curb appeal and is located in a desirable community with a pond and lush landscaping.
Value-add opportunities
- Both Paint the exterior walls — Painting the exterior walls can improve the curb appeal and increase the property's value. ↑
- Both Replace the air conditioning unit — A new air conditioning unit can improve the comfort of the home and increase its rental value. ↑
- Both Trim the bushes and trees — Well-maintained landscaping can improve the curb appeal and increase the property's 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 46/100
Zoned Schools
Elementary
Lely Elementary School
D-
FL #1,247/2,144
Nat'l #15,746/41,679
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
C
Composite livability gradescore 66/100
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 · 420,858 people
- Metro
- Naples-Marco Island, FL
- Population (ZIP)
- 26,056
- Household income
- $81,674
- Rent vs Own
- Severe rent burden
- 12% 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
- 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 |
|
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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
-4.2% since first listed2 events — show timeline
- 2025-06-21 Price Changed $229,000 NAPLESMLS
- 2024-12-30 Listed $239,000 NAPLESMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…