216 Bob O Link Way Unit 216A · Naples, FL 34105

$272,800

2 bd · 2.0 ba · 1,280 sqft · Condo public records · 45 Days on market

Built 1977 $640/mo HOA · 18% 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 +20.7/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

First floor condo beautifully renovated in a coastal chic style. This sunny two bedroom is in the desirable Naples Bath and Tennis community. The remodel includes soft close cabinets and granite counters in the kitchen and master bathroom which has an enlarged shower and walk-in closet. The guest bathroom is also remodeled and the tile floors, drywall, ceilings and baseboards have been replaced throughout. The dishwasher and Bosch washer and dryer are new too. The roof was completely replaced last year. The screened lanai offers a peaceful private view of lush landscaping. A variety of memberships are available at the world-renowned Sanchez-Casal Tennis Academy. The ASC facility features 35 Har-Tru tennis courts, a fitness center, locker rooms with steam room & sauna, restaurant and cafeteria, an Olympic size pool, hot tub, and more. The ideal location is less than a mile to numerous shopping and dining options and under five miles to the beach.

Key facts

• Private yard
• First floor condo
• Extended patio

Tags

• FIRST FLOOR CONDO
• PET FRIENDLY COMMUNITY
• SCREENED IN LANAI
• EXTENDED PATIO
• PRIVATE YARD
• UNIFORM TILE FLOORING

Property features AI

Finance

• Other: Part of a 40-unit complex with 4 units per building; single-floor unit; No commercial, no RV, no truck restrictions
• HOA & community: Monthly condo fee of $640; Annual recurring fees total $7,680; Professional management; HOA-maintained services include insurance, irrigation water, lawn/land maintenance, pest control (exterior), sewer, street lights, street maintenance, trash removal, water, reserve, security, legal/accounting, manager, and master association fee; Community amenities: bike and jog path, extra storage, private membership, tennis court, streetlights (see remarks)

Exterior

• Parking: 1 assigned parking space
• Security: Gated community; Impact resistant windows
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential garden apartment in a low-rise (1-3) building; Built 1977; Rear exposure facing east; Located in a gated development (Naples Bath and Tennis Club)
• Construction: Concrete block construction; Stucco exterior finish; Built-up/flat and metal roofing
• Exterior features: Patio; Landscaped views; Central irrigation

Interior

• Kitchen: Electric cooktop; Built-in microwave; Dishwasher; Refrigerator/freezer
• Bedrooms: 2 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: High-speed internet available; Dining area combined with living room; Screened lanai/porch; Turnkey furnished; 3 ceiling fans
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $273k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $273k).
• Recommended offer: $265k (3.0% 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.
• Market conditions: Rents flat; 329 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $3,479/mo this rent would consume 45% of the median local household income ($92k/yr) (locally 780% 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 $8k 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

• It's been on market 45 days — a 3% lower offer ($265k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $210k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $264,616 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 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 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?
7. 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.
8. 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.
9. 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: 1.28% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.80%
• DSCR: 1.26
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.64×
• Total profit: $-27,721
• Equity at exit: $40,675

10-year hold

• IRR: -4.8%
• Equity multiple: 0.72×
• Total profit: $-21,393
• Equity at exit: $23,587

Cash invested: $76,384 (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 34105

• Home prices YoY: -30.5%
• Rents YoY: 0.8%
• Active inventory: 329
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $3,479 high
• Mortgage (P&I): −$1,431
• Tax from tax record: −$195 /mo · $2,338/yr
• Insurance: −$114
• HOA: −$640
• Vacancy / Maint / Mgmt: −$730
• Net cashflow: $369

Break-even live

Break-even rent $3,012

Max offer price $272,800

Occupancy floor 84%

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: $68,200
• Closing costs: $8,184
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1350 Misty Pines Cir Unit E-204 Naples, FL	2.0	2.0	1200	$7,500	$6.25	13d	1	0.10mi
500 Misty Pines Cir Unit 2-204 Naples, FL	2.0	2.0	1260	$5,750	$4.56	13d	1	0.17mi
500 Misty Pines Cir #206 Naples, FL	2.0	2.0	1260	$6,000	$4.76	13d	1	0.17mi
1860 Bald Eagle Dr Unit 403B Naples, FL	2.0	2.0	1325	$3,000	$2.26	13d	1	0.27mi
3308 Europa Dr #30 Naples, FL	2.0	2.0	1205	$5,500	$4.56	23d	1	0.28mi
1629 Spoonbill Ln Unit 1629-A Naples, FL	2.0	2.0	1250	$2,000	$1.60	13d	1	0.38mi
1545 Oyster Catcher Pt Unit A Naples, FL	2.0	2.0	1124	$2,200	$1.96	13d	1	0.41mi
1554 Oyster Catcher Pt Unit C Naples, FL	2.0	2.0	1124	$2,900	$2.58	23d	1	0.42mi
1044 Woodshire Ln Unit B212 Naples, FL	3.0	2.0	1250	$8,000	$6.40	23d	1	0.48mi
501 Forest Lakes Blvd #111 Naples, FL	2.0	2.0	919	$2,300	$2.50	13d	1	0.67mi
499 Forest Lakes Blvd #105 Naples, FL	2.0	2.0	919	$1,950	$2.12	13d	1	0.73mi
260 Quail Forest Blvd Naples, FL	1.0–2.0	1.0–2.0	875	$2,533	$2.89	13d	22	0.77mi
287 Quail Forest Blvd #117 Naples, FL	2.0	2.0	993	$1,995	$2.01	21d	1	0.78mi
287 Quail Forest Blvd #117 Naples, FL	2.0	2.0	993	$1,695	$1.71	13d	1	0.78mi
5301 Summerwind Dr Naples, FL	1.0–2.0	1.0–2.0	836	$1,864	$2.23	13d	12	0.82mi
1085 Forest Lakes Dr Unit 8202 Naples, FL	2.0	2.0	1086	$2,800	$2.58	13d	1	0.87mi
1085 Forest Lakes Dr Unit 8106 Naples, FL	2.0	2.0	1000	$1,900	$1.90	13d	1	0.87mi
1086 Forest Lakes Dr Unit 9303 Naples, FL	2.0	2.0	1000	$2,395	$2.40	13d	1	0.89mi
2581 Poinciana St Naples, FL	3.0	2.0	1255	$9,000	$7.17	23d	1	0.94mi
1614 Forest Lakes Blvd Naples, FL	3.0	2.0	1869	$10,000	$5.35	23d	1	1.00mi
3225 Cypress Glen Way #105 Naples, FL	2.0	2.0	1191	$2,900	$2.43	23d	1	1.01mi
3255 Tamara Dr #4 Naples, FL	3.0	2.5	1437	$2,500	$1.74	13d	1	1.06mi
3105 La Costa Cir Naples, FL	1.0–3.0	1.0–2.0	1050	$1,870	$1.78	13d	20	1.07mi
1719 Camelia Ln Naples, FL	3.0	2.0	1534	$3,900	$2.54	23d	1	1.09mi
3250 Cypress Glen Way Naples, FL	2.0	2.0	1242	$3,300	$2.66	21d	3	1.09mi
3250 Cypress Glen Way Naples, FL	2.0	2.0	1191	$3,488	$2.93	23d	2	1.09mi
3268 Amanda Ln #3 Naples, FL	3.0	2.5	1437	$2,350	$1.64	13d	1	1.12mi
3520 Bolero Way Unit 1325569P Naples, FL	3.0	2.0	1399	$5,021	$3.59	13d	1	1.14mi
3304 Lisa Ln Unit 102 Naples, FL	2.0	2.5	1272	$2,350	$1.85	13d	1	1.19mi
12832 Brynwood Way Naples, FL	3.0	2.0	1714	$5,250	$3.06	13d	1	1.21mi
12914 Brynwood Preserve Ln Naples, FL	2.0	2.0	1720	$7,000	$4.07	23d	1	1.31mi
2602 Fountain View Cir Naples, FL	1.0–2.0	1.0–2.0	995	$2,277	$2.29	13d	41	1.50mi

HOA detail condo

• Monthly dues: $640 · $7,680/yr
• Likely covers: landscapingpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-04-22
   status Pending
2. 2026-04-13
   status Pending With Contingencies
3. 2026-03-18
   price $272,800
4. 2026-02-26
   listed $284,800 Active
5. 2025-04-10
   historical
6. 2025-02-15
   price $296,000
7. 2025-02-15
   status Active
8. 2025-02-13
   historical
9. 2025-01-13
   price $309,000
10. 2024-10-31
    status Active
11. 2024-09-20
    status Pending With Contingencies
12. 2024-05-06
    price $329,000
13. 2024-02-15
    listed $349,000 Active
14. 2018-11-16
    soldstatus $210,000
15. 2018-11-15
    status Pending 965-char remark

    Show marketing remark (965 chars)

    First floor condo beautifully renovated in a coastal chic style. This sunny two bedroom is in the desirable Naples Bath and Tennis community. The remodel includes soft close cabinets and granite counters in the kitchen and master bathroom which has an enlarged shower and walk-in closet. The guest bathroom is also remodeled and the tile floors, drywall, ceilings and baseboards have been replaced throughout. The dishwasher and Bosch washer and dryer are new too. The roof was completely replaced last year. The screened lanai offers a peaceful private view of lush landscaping. A variety of memberships are available at the world-renowned Sanchez-Casal Tennis Academy. The ASC facility features 35 Har-Tru tennis courts, a fitness center, locker rooms with steam room & sauna, restaurant and cafeteria, an Olympic size pool, hot tub, and more. The ideal location is less than a mile to numerous shopping and dining options and under five miles to the beach.

16. 2018-11-15
    soldstatus $210,000 Sold 965-char remark

    Show marketing remark (965 chars)

    First floor condo beautifully renovated in a coastal chic style. This sunny two bedroom is in the desirable Naples Bath and Tennis community. The remodel includes soft close cabinets and granite counters in the kitchen and master bathroom which has an enlarged shower and walk-in closet. The guest bathroom is also remodeled and the tile floors, drywall, ceilings and baseboards have been replaced throughout. The dishwasher and Bosch washer and dryer are new too. The roof was completely replaced last year. The screened lanai offers a peaceful private view of lush landscaping. A variety of memberships are available at the world-renowned Sanchez-Casal Tennis Academy. The ASC facility features 35 Har-Tru tennis courts, a fitness center, locker rooms with steam room & sauna, restaurant and cafeteria, an Olympic size pool, hot tub, and more. The ideal location is less than a mile to numerous shopping and dining options and under five miles to the beach.

17. 2018-09-27
    status Pending With Contingencies 965-char remark

    Show marketing remark (965 chars)

    First floor condo beautifully renovated in a coastal chic style. This sunny two bedroom is in the desirable Naples Bath and Tennis community. The remodel includes soft close cabinets and granite counters in the kitchen and master bathroom which has an enlarged shower and walk-in closet. The guest bathroom is also remodeled and the tile floors, drywall, ceilings and baseboards have been replaced throughout. The dishwasher and Bosch washer and dryer are new too. The roof was completely replaced last year. The screened lanai offers a peaceful private view of lush landscaping. A variety of memberships are available at the world-renowned Sanchez-Casal Tennis Academy. The ASC facility features 35 Har-Tru tennis courts, a fitness center, locker rooms with steam room & sauna, restaurant and cafeteria, an Olympic size pool, hot tub, and more. The ideal location is less than a mile to numerous shopping and dining options and under five miles to the beach.

18. 2018-09-17
    listed $219,000 Active 965-char remark

    Show marketing remark (965 chars)

    First floor condo beautifully renovated in a coastal chic style. This sunny two bedroom is in the desirable Naples Bath and Tennis community. The remodel includes soft close cabinets and granite counters in the kitchen and master bathroom which has an enlarged shower and walk-in closet. The guest bathroom is also remodeled and the tile floors, drywall, ceilings and baseboards have been replaced throughout. The dishwasher and Bosch washer and dryer are new too. The roof was completely replaced last year. The screened lanai offers a peaceful private view of lush landscaping. A variety of memberships are available at the world-renowned Sanchez-Casal Tennis Academy. The ASC facility features 35 Har-Tru tennis courts, a fitness center, locker rooms with steam room & sauna, restaurant and cafeteria, an Olympic size pool, hot tub, and more. The ideal location is less than a mile to numerous shopping and dining options and under five miles to the beach.

19. 2002-03-19
    soldstatus $106,000
20. 1990-05-01
    soldstatus $80,000

ⓘ 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: $2,338 · $195/mo
• Projected year-2 tax: $2,338 · $195/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 6/10 Major FEMA zone X (shaded) · 53% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $41,742
• − Mortgage interest: −$15,281
• − Property taxes: −$2,338
• − Insurance: −$1,364
• − Repairs & maintenance: −$3,339
• − Management: −$3,339
• − HOA: −$7,680
• − Depreciation: −$7,936
• Taxable income: $464
• Est. tax owed @ 24.0%: −$111
• After-tax cash flow: $4,315/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

• County: Collier County · 396,295 people
• City population: 344,941
• Metro: Naples-Marco Island, FL
• Population (ZIP): 15,441
• Household income: $92,214
• Rent vs Own: 29.7% rent · 70.3% own
• Severe rent burden: 780.0

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 14% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Cuban 3% Salvadoran 1%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 3%
• Foreign-born: 22% · Canada, China, Jamaica
• Languages at home: 77% English-only · Spanish 11% Other Indo-European 3% Russian/Polish/Slavic 3%

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: ▼ -124.65%
• Current HPI: 283.9084
• Rent YoY: ▲ 0.85%
• 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

+241.0% since first listed

20 events — show timeline

• 2026-04-22 Pending — NAPLESMLS
• 2026-04-13 Pending — NAPLESMLS
• 2026-03-18 Price Changed $272,800 NAPLESMLS
• 2026-02-26 Listed $284,800 NAPLESMLS
• 2025-04-10 Listing Removed — NAPLESMLS
• 2025-02-15 Price Changed $296,000 NAPLESMLS
• 2025-02-15 Relisted — NAPLESMLS
• 2025-02-13 Listing Removed — NAPLESMLS
• 2025-01-13 Price Changed $309,000 NAPLESMLS
• 2024-10-31 Relisted — NAPLESMLS
• 2024-09-20 Pending — NAPLESMLS
• 2024-05-06 Price Changed $329,000 NAPLESMLS
• 2024-02-15 Listed $349,000 NAPLESMLS
• 2018-11-16 Sold (Public Records) $210,000 Public Records
• 2018-11-15 Pending — NAPLESMLS
• 2018-11-15 Sold (MLS) $210,000 NAPLESMLS
• 2018-09-27 Pending — NAPLESMLS
• 2018-09-17 Listed $219,000 NAPLESMLS
• 2002-03-19 Sold (Public Records) $106,000 Public Records
• 1990-05-01 Sold (Public Records) $80,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $2,338 · -0.7% YoY. Source: county tax records.