3001 Sandpiper Bay Cir Unit B101 · Naples, FL 34112

$260,000

2 bd · 2.0 ba · 1,100 sqft · Condo public records · 1 Days on market

Built 1987

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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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOOK NO FURTHER FOR THE BEST LOCATION CLOSE TO OLDE NAPLES -- Naples Sandpiper Bay Club in Naples, Florida. Living Room and Dining Room open floor plan with pass through to kitchen. Two Bedrooms / Baths on split floor plan. Spacious Laundry Room with extra storage. Tile floors in kitchen, dining / living rooms and bathrooms. Carpet in Bedrooms. Boat docks available to rent or purchase, no bridges to the backwaters or Gulf of Mexico. Just steps to the COMMUNITY SWIMMING POOL and CLUBHOUSE with a patio with barbecue grills. Dock Rental possible. Walk or Bike to the Naples Bay Resort with restaurants (Bonefish Grill, Catalina Cafe). Over the bridge on the bay to Tin City and Fifth Avenue South. The U. S. Pickle Ball courts are nearby and the Naples Botanical Garden is just around the corner. Within two miles to the sugar sand beaches on the Gulf of Mexico. Location is everything in this piece of paradise and it can be yours!

Key facts

• Quartz countertops
• Resort-style pools
• Updated kitchen

Tags

• UPDATED KITCHEN
• QUARTZ COUNTERTOPS
• BLUE CABINETRY
• OVERSIZED WALK-IN CLOSET
• SEPARATE LAUNDRY ROOM
• RESORT-STYLE POOLS

Property features AI

Finance

• Other: Part of Naples Sandpiper Bay Club development; Zero lot line; Paved private road access; Architectural and deeded restrictions; no motorcycles or trucks
• HOA & community: Mandatory HOA; On-site management; HOA maintenance covers irrigation water and recreation facilities; Community amenities include bike storage, community pool, and community room; Non-gated community; One-time fees: $150

Exterior

• Parking: 1 assigned parking space; Guest parking; Paved parking
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential end-unit; Low-rise building (1–3 stories); Rear exposure facing west
• Construction: Concrete block construction; Built in 1987
• Exterior features: Automatic sprinkler system; Sliding windows; Stucco exterior; Built-up or flat roof

Interior

• Kitchen: Electric cooktop; Dishwasher; Disposal
• Bedrooms: 2 bedrooms; Master bedroom on ground level
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Cable prewire; High-speed internet available; Volume ceilings; Walk-in closet; Dining area open to living room; Laundry in residence; Screened lanai/porch; Common elevator
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $598 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).

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 soft (-1.7%/yr); 771 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); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $3,426/mo this rent would consume 59% of the median local household income ($70k/yr) (locally 980% 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $195k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $260,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.32% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.89%
• DSCR: 1.75
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.81×
• Total profit: $-13,833
• Equity at exit: $38,767

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-806
• Equity at exit: $22,480

Cash invested: $72,800 (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 34112

• Rents YoY: -1.7%
• Active inventory: 771
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $3,426 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$210 /mo · $2,520/yr
• Insurance: −$108
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $598

Break-even live

Break-even rent $2,669

Max offer price $260,000

Occupancy floor 78%

Sensitivity live

Price	-10% $745	-5% $672	+0% $598	+5% $525	+10% $451
Rent	-10% $327	-5% $463	+0% $598	+5% $733	+10% $869
Rate	-1.0pp $729	-0.5pp $664	base $598	+0.5pp $531	+1.0pp $462

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3002 Sandpiper Bay Cir Unit A203 Naples, FL	2.0	2.0	1200	$2,200	$1.83	24d	1	0.03mi
3001 Sandpiper Bay Cir Unit B106 Naples, FL	2.0	2.0	1100	$1,950	$1.77	14d	1	0.03mi
3011 Sandpiper Bay Cir Unit C102 Naples, FL	2.0	2.0	1200	$1,900	$1.58	24d	1	0.06mi
84 Georgetown Blvd #84 Naples, FL	2.0	2.0	1450	$5,500	$3.79	24d	1	0.06mi
3032 Sandpiper Bay Cir Naples, FL	2.0	2.0	1150	$4,100	$3.57	24d	2	0.09mi
69 Georgetown Blvd #69 Naples, FL	2.0	2.0	1450	$5,500	$3.79	24d	1	0.09mi
91 Georgetown Blvd #91 Naples, FL	2.0	2.0	1450	$7,000	$4.83	24d	1	0.09mi
3062 Sandpiper Bay Cir Naples, FL	2.0	2.0	1150	$4,250	$3.70	24d	2	0.10mi
235 Lanchester Ct #42 Naples, FL	2.0	2.0	1200	$2,350	$1.96	24d	1	0.13mi
105 Georgetown Blvd #105 Naples, FL	2.0	2.0	1450	$6,500	$4.48	24d	1	0.13mi
280 Lanchester Ct #38 Naples, FL	2.0	2.0	1325	$2,500	$1.89	22d	1	0.13mi
3041 Sandpiper Bay Cir Unit H201 Naples, FL	2.0	2.0	1100	$1,999	$1.82	24d	1	0.15mi
3051 Sandpiper Bay Cir Unit I304 Naples, FL	2.0	2.0	1200	$3,000	$2.50	14d	1	0.15mi
3051 Sandpiper Bay Cir Naples, FL	2.0	2.0	1150	$4,000	$3.48	24d	2	0.15mi
24 Rivard Rd Naples, FL	3.0	2.0	1314	$6,500	$4.95	24d	1	0.22mi
1549 Sandpiper St #36 Naples, FL	2.0	2.0	1073	$2,195	$2.05	24d	1	0.24mi
1437 Sandpiper St Naples, FL	3.0	2.0	1200	$16,000	$13.33	24d	1	0.31mi
12 Knights Bridge Rd Unit A32 Naples, FL	2.0	2.0	1095	$3,200	$2.92	22d	1	0.38mi
1625 Chesapeake Ave #203 Naples, FL	2.0	2.0	1200	$4,500	$3.75	24d	1	0.40mi
9 Knights Bridge Rd #30 Naples, FL	2.0	2.0	1296	$3,000	$2.31	14d	1	0.40mi
1605 Chesapeake Ave #2 Naples, FL	2.0	1.0	850	$2,300	$2.71	24d	1	0.41mi
1535 Chesapeake Ave Unit A2 Naples, FL	2.0	2.0	1080	$2,000	$1.85	24d	1	0.43mi
1751 Smugglers Cv Unit 2 1 Naples, FL	2.0	1.0	800	$1,995	$2.49	14d	1	0.44mi
1686 Blue Point Ave Unit B1 Naples, FL	2.0	2.0	1198	$6,500	$5.43	24d	1	0.44mi
1686 Blue Point Ave Naples, FL	2.0	2.0	1057	$5,500	$5.20	14d	2	0.44mi
1501 Chesapeake Ave Unit 1296210P Naples, FL	2.0	2.0	1377	$4,110	$2.98	14d	1	0.46mi
1376 Chesapeake Ave #2 Naples, FL	2.0	2.0	1218	$2,300	$1.89	24d	1	0.49mi
1555 Blue Point Ave Unit 3 Naples, FL	2.0	2.0	1025	$1,745	$1.70	14d	1	0.51mi
1155 Sandpiper St Naples, FL	2.0	2.0	1062	$3,950	$3.72	22d	3	0.52mi
1155 Sandpiper St Naples, FL	2.0	2.0	1062	$4,050	$3.81	24d	2	0.52mi
1186 Cherrystone Ct Naples, FL	2.0	2.0	1163	$1,995	$1.72	24d	1	0.52mi
1200 Cherrystone Ct Unit A203 Naples, FL	2.0	2.0	1276	$4,950	$3.88	24d	1	0.55mi
1165 Clam Ct #7 Naples, FL	2.0	2.5	1449	$2,900	$2.00	24d	1	0.57mi
1120 Little Neck Ct Unit E40 Naples, FL	3.0	2.0	1400	$2,999	$2.14	24d	1	0.65mi
1666 Osprey Ave #203 Naples, FL	2.0	2.0	1200	$7,000	$5.83	24d	1	0.66mi
2840 Shoreview Dr Unit 7 Naples, FL	2.0	1.0	800	$2,000	$2.50	24d	1	0.67mi
2505 Storter Ave Naples, FL	3.0	2.0	1484	$2,795	$1.88	14d	1	0.69mi
1353 Pelican Ave Naples, FL	2.0	2.0	1203	$8,500	$7.07	24d	1	0.69mi
1950 Mayfair ST Unit 1021 Naples, FL	1.0	1.0	710	$3,520	$4.96	14d	1	0.71mi
1950 Mayfair ST Unit 1027 Naples, FL	1.0	1.0	888	$3,525	$3.97	14d	1	0.71mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-05-26
   status Pending
2. 2026-05-26
   listed $260,000 Active
3. 2021-03-29
   soldstatus $195,000
4. 2021-03-26
   soldstatus $195,000 Sold 935-char remark

   Show marketing remark (935 chars)

   LOOK NO FURTHER FOR THE BEST LOCATION CLOSE TO OLDE NAPLES -- Naples Sandpiper Bay Club in Naples, Florida. Living Room and Dining Room open floor plan with pass through to kitchen. Two Bedrooms / Baths on split floor plan. Spacious Laundry Room with extra storage. Tile floors in kitchen, dining / living rooms and bathrooms. Carpet in Bedrooms. Boat docks available to rent or purchase, no bridges to the backwaters or Gulf of Mexico. Just steps to the COMMUNITY SWIMMING POOL and CLUBHOUSE with a patio with barbecue grills. Dock Rental possible. Walk or Bike to the Naples Bay Resort with restaurants (Bonefish Grill, Catalina Cafe). Over the bridge on the bay to Tin City and Fifth Avenue South. The U. S. Pickle Ball courts are nearby and the Naples Botanical Garden is just around the corner. Within two miles to the sugar sand beaches on the Gulf of Mexico. Location is everything in this piece of paradise and it can be yours!

5. 2021-03-01
   status Pending 935-char remark

   Show marketing remark (935 chars)

   LOOK NO FURTHER FOR THE BEST LOCATION CLOSE TO OLDE NAPLES -- Naples Sandpiper Bay Club in Naples, Florida. Living Room and Dining Room open floor plan with pass through to kitchen. Two Bedrooms / Baths on split floor plan. Spacious Laundry Room with extra storage. Tile floors in kitchen, dining / living rooms and bathrooms. Carpet in Bedrooms. Boat docks available to rent or purchase, no bridges to the backwaters or Gulf of Mexico. Just steps to the COMMUNITY SWIMMING POOL and CLUBHOUSE with a patio with barbecue grills. Dock Rental possible. Walk or Bike to the Naples Bay Resort with restaurants (Bonefish Grill, Catalina Cafe). Over the bridge on the bay to Tin City and Fifth Avenue South. The U. S. Pickle Ball courts are nearby and the Naples Botanical Garden is just around the corner. Within two miles to the sugar sand beaches on the Gulf of Mexico. Location is everything in this piece of paradise and it can be yours!

6. 2021-02-10
   status Pending With Contingencies 935-char remark

   Show marketing remark (935 chars)

   LOOK NO FURTHER FOR THE BEST LOCATION CLOSE TO OLDE NAPLES -- Naples Sandpiper Bay Club in Naples, Florida. Living Room and Dining Room open floor plan with pass through to kitchen. Two Bedrooms / Baths on split floor plan. Spacious Laundry Room with extra storage. Tile floors in kitchen, dining / living rooms and bathrooms. Carpet in Bedrooms. Boat docks available to rent or purchase, no bridges to the backwaters or Gulf of Mexico. Just steps to the COMMUNITY SWIMMING POOL and CLUBHOUSE with a patio with barbecue grills. Dock Rental possible. Walk or Bike to the Naples Bay Resort with restaurants (Bonefish Grill, Catalina Cafe). Over the bridge on the bay to Tin City and Fifth Avenue South. The U. S. Pickle Ball courts are nearby and the Naples Botanical Garden is just around the corner. Within two miles to the sugar sand beaches on the Gulf of Mexico. Location is everything in this piece of paradise and it can be yours!

7. 2020-10-23
   listed $213,900 Active 935-char remark

   Show marketing remark (935 chars)

   LOOK NO FURTHER FOR THE BEST LOCATION CLOSE TO OLDE NAPLES -- Naples Sandpiper Bay Club in Naples, Florida. Living Room and Dining Room open floor plan with pass through to kitchen. Two Bedrooms / Baths on split floor plan. Spacious Laundry Room with extra storage. Tile floors in kitchen, dining / living rooms and bathrooms. Carpet in Bedrooms. Boat docks available to rent or purchase, no bridges to the backwaters or Gulf of Mexico. Just steps to the COMMUNITY SWIMMING POOL and CLUBHOUSE with a patio with barbecue grills. Dock Rental possible. Walk or Bike to the Naples Bay Resort with restaurants (Bonefish Grill, Catalina Cafe). Over the bridge on the bay to Tin City and Fifth Avenue South. The U. S. Pickle Ball courts are nearby and the Naples Botanical Garden is just around the corner. Within two miles to the sugar sand beaches on the Gulf of Mexico. Location is everything in this piece of paradise and it can be yours!

8. 1992-07-01
   soldstatus $50,000

ⓘ 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: $2,520 · $210/mo
• Projected year-2 tax: $2,520 · $210/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 21 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: $41,110
• − Mortgage interest: −$14,564
• − Property taxes: −$2,520
• − Insurance: −$6,418
• − Repairs & maintenance: −$3,289
• − Management: −$3,289
• − Depreciation: −$7,564
• Taxable income: $3,467
• Est. tax owed @ 24.0%: −$832
• After-tax cash flow: $6,345/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): 27,193
• Household income: $69,842
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 980.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 18% Two or more races 9% Black 6% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2% Cuban 4% Dominican 1%
• Common ancestry: Hispanic 4% Romanian 3% Portuguese 2%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 17% 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: ▼ -235.10%
• Current HPI: 256.9182
• Rent YoY: ▼ -1.69%
• 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

+420.0% since first listed

8 events — show timeline

• 2026-05-26 Pending — NAPLESMLS
• 2026-05-26 Listed $260,000 NAPLESMLS
• 2021-03-29 Sold (Public Records) $195,000 Public Records
• 2021-03-26 Sold (MLS) $195,000 NAPLESMLS
• 2021-03-01 Pending — NAPLESMLS
• 2021-02-10 Pending — NAPLESMLS
• 2020-10-23 Listed $213,900 NAPLESMLS
• 1992-07-01 Sold (Public Records) $50,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,520 · -4.6% YoY. Source: county tax records.