None · Naples, FL 34102

$420,000

2 bd · 2.0 ba · 916 sqft · Condo public records · 97 Days on market

Built 1968 $1133/mo HOA · 22% of rent

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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 +16.8/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Appreciation +7.0/10.0
• DSCR +5.2/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

ANOTHER PRICE UPDATE * * * GREAT NEW PRICE * * * * BUT MAKE OFFER * * * * UPDATED UNIT. .. GREAT LOCATION. .. RIGHT ON 3RD STREET. .. 2.5 BLOCKS TO BEACH . .. 2 BLOCKS TO SHOPS AND RESTAURANTS. SHORT WALK TO PIER AND NAPLES BOAT DOCKS. CAN'T GET A BETTER LOCATION AT THIS PRICE. GREAT BUILDING. .. GREAT MAINTANENCE. .. KEEPS GETTING BETTTER EVERY YEAR. .. NEW AC. .. GREAT POOL WITH PRIVACY. .. EASY TO RENT OR JUST ENJOY.

Key facts

• 3 blocks to beach
• Cambier park
• Famous fishing pier

Tags

• 3 BLOCKS TO BEACH
• FAMOUS FISHING PIER
• 3RD STREET SHOPPES
• BISTROS
• 5TH AVENUE S SHOPPING DISTRICT
• CAMBIER PARK

Property features AI

Finance

• Other: Property is in the Town Manor sub-condo (Subdivision number 146200); Deeded restrictions: limited number of vehicles, no commercial, no RV
• Financial info: Semi-annual land lease fee $2,193
• HOA & community: Mandatory HOA (Condo/Hotel community); Master HOA fee $3,400 quarterly; Professional management; HOA covers insurance, laundry facilities, lawn/land maintenance, legal/accounting, manager, master association fee, exterior pest control, reserves, sewer, trash removal, and water; Community amenities include BBQ/picnic area, common laundry, community pool, extra storage, sidewalks, streetlights, and vehicle wash area; Total annual recurring fees $17,986; Total one-time fees $150

Exterior

• Parking: 1 assigned parking; Common parking; Guest parking; Paved parking; Wheelchair accessible parking
• Security: Entry keypad
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential garden apartment in a low-rise (1–3) building; Rear exposure facing north; Entry at grade (garden apt)
• Construction: Concrete block construction; Stucco exterior finish; Built-up/flat roof and metal roof components; Single-hung and sliding windows; Year built 1968; Garden apartment building
• Exterior features: Courtyard; Patio; Automatic sprinkler system; Extra storage; Landscaped area view; Pool/club view; Zero lot line

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator/Freezer; Self-cleaning oven
• Bedrooms: 2 bedrooms (split bedroom floor plan)
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Cable prewired; Smoke detectors; Window coverings; Dining area in living room; Guest bath; Guest room; Common elevator; Furnished negotiable
• Laundry & utility: Laundry facilities (community)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $420k.

Deal economics

• At list price, monthly cash flow is $-160 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $392k (6.7% below list).
• Meets the 1% rule at list price ($5k rent vs $420k).
• Recommended offer: $382k (9.0% 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); 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 (+8.8%/yr); 614 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $5,106/mo this rent would consume 47% of the median local household income ($131k/yr) (locally 333% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $20k of equity ($3k loan paydown + $17k appreciation (4.1% local appreciation)).
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($382k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $40k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $200k; list at $420k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 22% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $382,200 (9.0% 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. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 1.22% ✓
• Cap rate: 7.05%
• Cash-on-cash: 2.72%
• DSCR: 1.12
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.08% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.79×
• Total profit: $92,847
• Equity at exit: $214,999

10-year hold

• IRR: 17.0%
• Equity multiple: 4.12×
• Total profit: $367,336
• Equity at exit: $353,296

Cash invested: $117,600 (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 34102

• Home prices YoY: 1.3%
• Rents YoY: 8.8%
• Active inventory: 614
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $5,106 medium
• Mortgage (P&I): −$2,203
• Tax from tax record: −$257 /mo · $3,083/yr
• Insurance: −$175
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,133
• Vacancy / Maint / Mgmt: −$1,072
• Net cashflow: $-160

Break-even live

Break-even rent $5,309

Max offer price $391,752

Occupancy floor 98%

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
940 3rd St S Naples, FL	1.0–2.0	1.0–2.0	870	$3,995	$4.59	23d	2	0.10mi
404 Broad Ave S Unit H404 Naples, FL	2.0	2.0	890	$9,995	$11.23	23d	1	0.17mi
421 12th Ave S Unit A1 Naples, FL	2.0	1.0	760	$6,400	$8.42	13d	1	0.20mi
291 8th Ave S Unit 291A Naples, FL	1.0	1.0	550	$3,900	$7.09	23d	1	0.21mi
351 8th Ave S #351 Naples, FL	2.0	2.0	930	$4,000	$4.30	23d	1	0.22mi
473 12th Ave S Naples, FL	1.0–2.0	1.0–2.0	700	$7,200	$10.29	23d	2	0.22mi
546 Broad Ave S #546 Naples, FL	2.0	2.0	890	$4,800	$5.39	23d	1	0.25mi
250 7th Ave S #301 Naples, FL	2.0	2.0	1000	$10,000	$10.00	23d	1	0.25mi
666 3rd St S Naples, FL	1.0–2.0	1.0–2.0	932	$8,000	$8.58	13d	2	0.28mi
1295 Gulf Shore Blvd S #218 Naples, FL	2.0	2.0	662	$10,479	$15.83	23d	1	0.30mi
960 7th St S #103 Naples, FL	1.0	1.0	534	$5,000	$9.36	23d	1	0.32mi
636 Broad Ave S Unit 1259386P Naples, FL	2.0	2.0	882	$4,307	$4.88	13d	1	0.33mi
609 12th Ave S #609 Naples, FL	2.0	2.0	860	$8,000	$9.30	23d	1	0.34mi
365 5th Ave S #303 Naples, FL	2.0	2.0	1090	$13,000	$11.93	23d	1	0.43mi
175 5th Ave S Naples, FL	2.0	2.0	732	$14,000	$19.13	23d	2	0.45mi
296 4th Ave S #296 Naples, FL	2.0	2.5	1120	$2,950	$2.63	21d	1	0.48mi
388 4th Ave S #388 Naples, FL	2.0	2.0	965	$13,000	$13.47	23d	1	0.48mi
480 5th St S #102 Naples, FL	1.0	1.0	600	$6,500	$10.83	23d	1	0.48mi
540 4th Ave S #13 Naples, FL	1.0	1.0	580	$5,000	$8.62	23d	1	0.50mi
230 3rd Ave S #4 Naples, FL	2.0	2.5	978	$12,000	$12.27	23d	1	0.55mi
282 4th St S Naples, FL	2.0	2.0	1058	$11,000	$10.40	23d	1	0.59mi
286 4th St S #203 Naples, FL	2.0	2.0	1058	$10,000	$9.45	23d	1	0.59mi
284 4th St S #103 Naples, FL	2.0	2.0	979	$9,000	$9.19	23d	1	0.59mi
290 4th St S #202 Naples, FL	2.0	2.0	1058	$10,000	$9.45	23d	1	0.59mi
950 7th Ave S #23 Naples, FL	1.0	1.0	631	$3,250	$5.15	13d	1	0.61mi
980 7th Ave S Naples, FL	1.0	1.0	540	$7,500	$13.89	23d	2	0.62mi
1100 8th Ave S Naples, FL	2.0	2.0	1218	$9,000	$7.39	13d	5	0.70mi
101 8th St S Naples, FL	1.0	1.0–2.0	940	$12,600	$13.40	23d	4	0.82mi
101 8th St S Naples, FL	1.0	1.0–2.0	940	$12,600	$13.40	13d	4	0.82mi
766 Central Ave Naples, FL	2.0–3.0	2.0	855	$6,300	$7.37	21d	3	0.85mi
766 Central Ave Naples, FL	2.0–3.0	2.0	943	$5,000	$5.30	13d	4	0.85mi
805 River Point Dr Unit 307C Naples, FL	1.0	1.0	816	$2,700	$3.31	23d	1	0.90mi
803 River Point Dr Unit 201B Naples, FL	1.0	1.0	715	$2,300	$3.22	23d	1	0.91mi
801 River Point Dr Unit 303A Naples, FL	1.0	1.0	815	$5,000	$6.13	21d	1	0.91mi
1395 Curlew Ave Unit 4-3 Naples, FL	2.0	2.0	975	$7,000	$7.18	23d	1	0.95mi
450 Bayfront Pl Naples, FL	1.0–3.0	1.0–2.5	1324	$8,750	$6.61	23d	6	0.95mi
1360 Chesapeake Ave Unit 1372 Naples, FL	1.0	1.0	600	$1,850	$3.08	23d	1	0.97mi
410 Bayfront Pl Naples, FL	1.0–3.0	1.0–2.0	1242	$7,875	$6.34	23d	6	0.99mi
1435 Curlew Ave #1 Naples, FL	2.0	2.0	975	$2,850	$2.92	23d	1	0.99mi
1435 Curlew Ave #1 Naples, FL	2.0	2.0	975	$2,850	$2.92	21d	1	0.99mi

HOA detail condo

• Monthly dues: $1,133 · $13,596/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $420,000 Active 97 DOM
2. 2026-06-17
   days on market $420,000 Active 96 DOM
3. 2026-06-16
   days on market $420,000 Active 95 DOM
4. 2026-06-15
   days on market $420,000 Active 94 DOM
5. 2026-06-14
   days on market $420,000 Active 92 DOM
6. 2026-06-10
   days on market $420,000 Active 89 DOM
7. 2026-06-09
   days on market $420,000 Active 88 DOM
8. 2026-06-08
   days on market $420,000 Active 87 DOM
9. 2026-06-07
   days on market $420,000 Active 86 DOM
10. 2026-06-03
    days on market $420,000 Active 82 DOM
11. 2026-06-02
    days on market $420,000 Active 81 DOM
12. 2026-06-01
    days on market $420,000 Active 80 DOM
13. 2026-05-31
    days on market $420,000 Active 79 DOM
14. 2026-05-30
    days on market $420,000 Active 78 DOM
15. 2026-04-24
    price $420,000
16. 2026-03-13
    listed $460,000 Active
17. 2026-02-28
    historical
18. 2025-12-02
    price $470,000
19. 2025-10-28
    price $475,000
20. 2025-10-27
    price $500,000
21. 2025-10-27
    price $475,000
22. 2025-09-12
    price $500,000
23. 2025-09-12
    listed $550,000 Active
24. 2013-06-18
    soldstatus $200,000 431-char remark

    Show marketing remark (431 chars)

    ANOTHER PRICE UPDATE * * * GREAT NEW PRICE * * * * BUT MAKE OFFER * * * * UPDATED UNIT. .. GREAT LOCATION. .. RIGHT ON 3RD STREET. .. 2.5 BLOCKS TO BEACH . .. 2 BLOCKS TO SHOPS AND RESTAURANTS. SHORT WALK TO PIER AND NAPLES BOAT DOCKS. CAN'T GET A BETTER LOCATION AT THIS PRICE. GREAT BUILDING. .. GREAT MAINTANENCE. .. KEEPS GETTING BETTTER EVERY YEAR. .. NEW AC. .. GREAT POOL WITH PRIVACY. .. EASY TO RENT OR JUST ENJOY.

25. 2013-06-18
    price $239,000 431-char remark

    Show marketing remark (431 chars)

    ANOTHER PRICE UPDATE * * * GREAT NEW PRICE * * * * BUT MAKE OFFER * * * * UPDATED UNIT. .. GREAT LOCATION. .. RIGHT ON 3RD STREET. .. 2.5 BLOCKS TO BEACH . .. 2 BLOCKS TO SHOPS AND RESTAURANTS. SHORT WALK TO PIER AND NAPLES BOAT DOCKS. CAN'T GET A BETTER LOCATION AT THIS PRICE. GREAT BUILDING. .. GREAT MAINTANENCE. .. KEEPS GETTING BETTTER EVERY YEAR. .. NEW AC. .. GREAT POOL WITH PRIVACY. .. EASY TO RENT OR JUST ENJOY.

26. 2013-05-14
    listed $200,000 431-char remark

    Show marketing remark (431 chars)

    ANOTHER PRICE UPDATE * * * GREAT NEW PRICE * * * * BUT MAKE OFFER * * * * UPDATED UNIT. .. GREAT LOCATION. .. RIGHT ON 3RD STREET. .. 2.5 BLOCKS TO BEACH . .. 2 BLOCKS TO SHOPS AND RESTAURANTS. SHORT WALK TO PIER AND NAPLES BOAT DOCKS. CAN'T GET A BETTER LOCATION AT THIS PRICE. GREAT BUILDING. .. GREAT MAINTANENCE. .. KEEPS GETTING BETTTER EVERY YEAR. .. NEW AC. .. GREAT POOL WITH PRIVACY. .. EASY TO RENT OR JUST ENJOY.

27. 2012-11-21
    listed $239,000
28. 1999-12-30
    soldstatus $115,000

ⓘ 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: $3,083 · $257/mo
• Projected year-2 tax: $3,486 · $290/mo
• Expected delta: +$403/yr (+$34/mo · 13.1%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $61,277
• − Mortgage interest: −$23,527
• − Property taxes: −$3,083
• − Insurance: −$7,219
• − Repairs & maintenance: −$4,902
• − Management: −$4,902
• − HOA: −$13,596
• − Depreciation: −$12,218
• Taxable loss: −$8,169
• Est. tax savings @ 24.0%: +$1,961
• After-tax cash flow: $42/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

• Census place: Naples, FL
• County: Collier County · 396,295 people
• City population: 344,941
• Metro: Naples-Marco Island, FL
• Population (ZIP): 11,179
• Household income: $130,929
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 333.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 8% Black 8% Asian 1%
• Hispanic origin (detail): Cuban 6%
• Common ancestry: Hispanic 4% Lithuanian 4% Romanian 4%
• Foreign-born: 17% · Canada, China
• Languages at home: 87% English-only · Spanish 7% 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: ▲ 4.08%
• Current HPI: 328.2755
• Rent YoY: ▲ 8.75%
• 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

+265.2% since first listed

14 events — show timeline

• 2026-04-24 Price Changed $420,000 NAPLESMLS
• 2026-03-13 Listed $460,000 NAPLESMLS
• 2026-02-28 Listing Removed — NAPLESMLS
• 2025-12-02 Price Changed $470,000 NAPLESMLS
• 2025-10-28 Price Changed $475,000 NAPLESMLS
• 2025-10-27 Price Changed $500,000 NAPLESMLS
• 2025-10-27 Price Changed $475,000 NAPLESMLS
• 2025-09-12 Price Changed $500,000 NAPLESMLS
• 2025-09-12 Listed $550,000 NAPLESMLS
• 2013-06-18 Price Changed $239,000 NAPLESMLS
• 2013-06-18 Sold (MLS) $200,000 NAPLESMLS
• 2013-05-14 Listed $200,000 NAPLESMLS
• 2012-11-21 Listed $239,000 NAPLESMLS
• 1999-12-30 Sold (Public Records) $115,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $3,083 · +2.4% YoY. Source: county tax records.