578 Broad Ave S #578 · Naples, FL 34102

$475,000

2 bd · 2.0 ba · 890 sqft · Condo public records · 12 Days on market

Built 1973 $679/mo HOA · 13% 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 +16.9/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• 1% rule +5.7/10.0
• DSCR +5.3/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0

Listing remarks

Just a short stroll from the white sandy beaches of the Gulf of Mexico, as well as the renowned dining, shopping, and art galleries of Third Street South and Fifth Avenue South, this beautifully updated second-floor residence in Village Green offers the best of Old Naples living. Ideally positioned in the heart of Old Naples, this two-bedroom, two-bath condominium has been fully renovated and is offered turnkey furnished, ready for immediate enjoyment. Recent improvements include impact-resistant windows and doors, a new roof, A/C, and hot water heater, updated gutters, a redesigned courtyard with paver walkways, complete PVC plumbing replacement (including lines beneath the building to the

Key facts

• Community pool
• Redesigned courtyard
• Updated gutters

Tags

• UPDATED GUTTERS
• REDESIGNED COURTYARD
• IMPACT RESISTANT WINDOWS
• COMMUNITY POOL

Property features AI

Finance

• Other: Development/complex: VILLAGE GREEN
• Financial info: Multifamily details: 2 units per floor, 1 floor, 41 units in building, 313 units in complex
• HOA & community: Mandatory HOA/condo association; Monthly condo fee of $679; Total annual recurring fees approximately $8,148; Total one-time fees approximately $150; Professional management; Association maintenance covers insurance, irrigation water, laundry facilities, lawn/land maintenance, legal/accounting, manager, master association fee, exterior pest control, recreation facilities, reserve, sewer, street lights, street maintenance, trash removal and water; Community amenities include clubhouse, community pool, community room, BBQ/picnic area, bocce court, shuffleboard, bike storage, library, sidewalk, extra storage and internet access

Exterior

• Parking: 1 assigned deeded parking space; Guest parking available; Vehicle wash area in community
• Security: No specific security system listed
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property in a low-rise (1-3) building; Corner end-unit, traditional style; Rear exposure faces south; Located in the Village Green development (sub-condo: IXORA)
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Impact resistant doors and windows; Single-hung impact resistant windows; Built in 1973; Foundation type not specified
• Exterior features: Courtyard; Automatic sprinkler system; Exterior storage; Landscaped area/view; Zero lot line; Paved public road access; Underground utilities (in community)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Self-cleaning oven; Refrigerator/freezer
• Bedrooms: 2 bedrooms (split bedroom layout); Includes guest room
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Primary bathroom with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; High-speed internet available; Smoke detectors; Window coverings; Great room floor plan; Turnkey furnished
• Laundry & utility: Common laundry (community); Washer/dryer connections not specifically listed

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $475k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $455k (4.2% below list).
• Meets the 1% rule at list price ($5k rent vs $475k).
• Recommended offer: $455k (4.2% below list) — sets the bar for cash-flow.

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.
• 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 $5,101/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 $23k of equity ($3k loan paydown + $19k 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 ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 sale attempts since 18y 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 $255k; list at $475k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $455,139 (4.2% 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. Built in 1973 — 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 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: 1.07% ✓
• Cap rate: 7.09%
• Cash-on-cash: 2.83%
• DSCR: 1.13
• GRM: 7.8

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: 12.6%
• Equity multiple: 1.79×
• Total profit: $105,420
• Equity at exit: $243,154

10-year hold

• IRR: 16.8%
• Equity multiple: 4.03×
• Total profit: $403,648
• Equity at exit: $399,561

Cash invested: $133,000 (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 34102

• Home prices YoY: 1.3%
• Rents YoY: 8.8%
• Active inventory: 614
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $5,101 medium
• Mortgage (P&I): −$2,491
• Tax from tax record: −$348 /mo · $4,171/yr
• Insurance: −$198
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$679
• Vacancy / Maint / Mgmt: −$1,071
• Net cashflow: $-112

Break-even live

Break-even rent $5,243

Max offer price $455,139

Occupancy floor 97%

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
546 Broad Ave S #546 Naples, FL	2.0	2.0	890	$4,800	$5.39	23d	1	0.03mi
473 12th Ave S Naples, FL	1.0–2.0	1.0–2.0	700	$7,200	$10.29	23d	2	0.04mi
421 12th Ave S Unit A1 Naples, FL	2.0	1.0	760	$6,400	$8.42	13d	1	0.08mi
404 Broad Ave S Unit H404 Naples, FL	2.0	2.0	890	$9,995	$11.23	23d	1	0.08mi
609 12th Ave S #609 Naples, FL	2.0	2.0	860	$8,000	$9.30	23d	1	0.12mi
636 Broad Ave S Unit 1259386P Naples, FL	2.0	2.0	882	$4,307	$4.88	13d	1	0.12mi
960 7th St S #103 Naples, FL	1.0	1.0	534	$5,000	$9.36	23d	1	0.26mi
940 3rd St S Naples, FL	1.0–2.0	1.0–2.0	870	$3,995	$4.59	23d	2	0.32mi
1295 Gulf Shore Blvd S #218 Naples, FL	2.0	2.0	662	$10,479	$15.83	23d	1	0.35mi
351 8th Ave S #351 Naples, FL	2.0	2.0	930	$4,000	$4.30	23d	1	0.40mi
291 8th Ave S Unit 291A Naples, FL	1.0	1.0	550	$3,900	$7.09	23d	1	0.43mi
250 7th Ave S #301 Naples, FL	2.0	2.0	1000	$10,000	$10.00	23d	1	0.46mi
666 3rd St S Naples, FL	1.0–2.0	1.0–2.0	932	$8,000	$8.58	13d	2	0.49mi
950 7th Ave S #23 Naples, FL	1.0	1.0	631	$3,250	$5.15	13d	1	0.56mi
980 7th Ave S Naples, FL	1.0	1.0	540	$7,500	$13.89	23d	2	0.57mi
365 5th Ave S #303 Naples, FL	2.0	2.0	1090	$13,000	$11.93	23d	1	0.60mi
1100 8th Ave S Naples, FL	2.0	2.0	1218	$9,000	$7.39	13d	5	0.62mi
480 5th St S #102 Naples, FL	1.0	1.0	600	$6,500	$10.83	23d	1	0.62mi
540 4th Ave S #13 Naples, FL	1.0	1.0	580	$5,000	$8.62	23d	1	0.62mi
388 4th Ave S #388 Naples, FL	2.0	2.0	965	$13,000	$13.47	23d	1	0.65mi
175 5th Ave S Naples, FL	2.0	2.0	732	$14,000	$19.13	23d	2	0.66mi
296 4th Ave S #296 Naples, FL	2.0	2.5	1120	$2,950	$2.63	21d	1	0.67mi
230 3rd Ave S #4 Naples, FL	2.0	2.5	978	$12,000	$12.27	23d	1	0.75mi
290 4th St S #202 Naples, FL	2.0	2.0	1058	$10,000	$9.45	23d	1	0.76mi
282 4th St S Naples, FL	2.0	2.0	1058	$11,000	$10.40	23d	1	0.76mi
286 4th St S #203 Naples, FL	2.0	2.0	1058	$10,000	$9.45	23d	1	0.76mi
284 4th St S #103 Naples, FL	2.0	2.0	979	$9,000	$9.19	23d	1	0.76mi
1360 Chesapeake Ave Unit 1372 Naples, FL	1.0	1.0	600	$1,850	$3.08	23d	1	0.76mi
805 River Point Dr Unit 307C Naples, FL	1.0	1.0	816	$2,700	$3.31	23d	1	0.79mi
803 River Point Dr Unit 201B Naples, FL	1.0	1.0	715	$2,300	$3.22	23d	1	0.80mi
1395 Curlew Ave Unit 4-3 Naples, FL	2.0	2.0	975	$7,000	$7.18	23d	1	0.82mi
801 River Point Dr Unit 303A Naples, FL	1.0	1.0	815	$5,000	$6.13	21d	1	0.82mi
1435 Curlew Ave #1 Naples, FL	2.0	2.0	975	$2,850	$2.92	23d	1	0.85mi
1435 Curlew Ave #1 Naples, FL	2.0	2.0	975	$2,850	$2.92	21d	1	0.85mi
1555 Blue Point Ave Unit 3 Naples, FL	2.0	2.0	1025	$1,745	$1.70	13d	1	0.88mi
101 8th St S Naples, FL	1.0	1.0–2.0	940	$12,600	$13.40	23d	4	0.90mi
101 8th St S Naples, FL	1.0	1.0–2.0	940	$12,600	$13.40	13d	4	0.90mi
1535 Chesapeake Ave Unit A2 Naples, FL	2.0	2.0	1080	$2,000	$1.85	23d	1	0.91mi
450 Bayfront Pl Naples, FL	1.0–3.0	1.0–2.5	1324	$8,750	$6.61	23d	6	0.92mi
766 Central Ave Naples, FL	2.0–3.0	2.0	855	$6,300	$7.37	21d	3	0.94mi

HOA detail condo

• Monthly dues: $679 · $8,148/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-05-18
   status Pending With Contingencies
2. 2026-05-06
   listed $475,000 Active
3. 2026-05-04
   historical $6,800
4. 2026-04-30
   listed $6,800
5. 2026-03-01
   historical $6,500
6. 2026-01-08
   listed $6,500
7. 2026-01-08
   historical $6,500
8. 2025-11-07
   listed $6,500
9. 2025-11-05
   historical $6,800
10. 2025-08-14
    listed $6,800
11. 2025-08-14
    historical $6,800
12. 2025-05-14
    listed $6,800
13. 2025-05-14
    historical $6,800
14. 2025-05-13
    listed $6,800
15. 2025-04-01
    historical $6,800
16. 2024-10-29
    listed $6,800
17. 2024-10-29
    historical $6,800
18. 2024-05-23
    listed $6,800
19. 2024-05-23
    historical $6,800
20. 2024-05-23
    listed $6,800
21. 2024-03-08
    price $538,000
22. 2024-02-17
    price $574,900
23. 2024-01-23
    listed $595,000 Active
24. 2016-07-07
    historical
25. 2016-05-11
    listed $375,000 Active
26. 2015-08-26
    historical
27. 2015-07-25
    listed $472,000 Active
28. 2013-11-13
    soldstatus $254,900
29. 2013-11-08
    soldstatus $254,900
30. 2013-09-19
    listed $254,900
31. 2009-04-13
    historical
32. 2008-01-03
    listed $259,900
33. 1997-01-08
    soldstatus $79,900
34. 1995-11-20
    soldstatus $74,100
35. 1993-02-24
    soldstatus $72,000

ⓘ 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: $4,171 · $348/mo
• Projected year-2 tax: $4,171 · $348/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 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 · 26 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: $61,209
• − Mortgage interest: −$26,607
• − Property taxes: −$4,171
• − Insurance: −$7,494
• − Repairs & maintenance: −$4,897
• − Management: −$4,897
• − HOA: −$8,148
• − Depreciation: −$13,818
• Taxable loss: −$8,823
• Est. tax savings @ 24.0%: +$2,117
• After-tax cash flow: $768/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

+559.7% since first listed

35 events — show timeline

• 2026-05-18 Pending — BEARMLS
• 2026-05-06 Listed $475,000 BEARMLS
• 2026-05-04 Rental Removed $6,800 NAPLESMLS
• 2026-04-30 Listed for Rent $6,800 NAPLESMLS
• 2026-03-01 Rental Removed $6,500 FGCMLS
• 2026-01-08 Listed for Rent $6,500 FGCMLS
• 2026-01-08 Rental Removed $6,500 NAPLESMLS
• 2025-11-07 Listed for Rent $6,500 NAPLESMLS
• 2025-11-05 Rental Removed $6,800 NAPLESMLS
• 2025-08-14 Listed for Rent $6,800 NAPLESMLS
• 2025-08-14 Rental Removed $6,800 NAPLESMLS
• 2025-05-14 Listed for Rent $6,800 NAPLESMLS
• 2025-05-14 Rental Removed $6,800 BEARMLS
• 2025-05-13 Listed for Rent $6,800 BEARMLS
• 2025-04-01 Rental Removed $6,800 NAPLESMLS
• 2024-10-29 Listed for Rent $6,800 NAPLESMLS
• 2024-10-29 Rental Removed $6,800 NAPLESMLS
• 2024-05-23 Listed for Rent $6,800 NAPLESMLS
• 2024-05-23 Rental Removed $6,800 BEARMLS
• 2024-05-23 Listed for Rent $6,800 BEARMLS
• 2024-03-08 Price Changed $538,000 BEARMLS
• 2024-02-17 Price Changed $574,900 BEARMLS
• 2024-01-23 Listed $595,000 BEARMLS
• 2016-07-07 Listing Removed — FORTMLS
• 2016-05-11 Listed $375,000 FORTMLS
• 2015-08-26 Listing Removed — NAPLESMLS
• 2015-07-25 Listed $472,000 NAPLESMLS
• 2013-11-13 Sold (Public Records) $254,900 Public Records
• 2013-11-08 Sold (MLS) $254,900 NAPLESMLS
• 2013-09-19 Listed $254,900 NAPLESMLS
• 2009-04-13 Listing Removed — NAPLESMLS
• 2008-01-03 Listed $259,900 NAPLESMLS
• 1997-01-08 Sold (Public Records) $79,900 Public Records
• 1995-11-20 Sold (Public Records) $74,100 Public Records
• 1993-02-24 Sold (Public Records) $72,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $4,171 · +0.8% YoY. Source: county tax records.