1210 Shady Rest Ln #14 · Naples, FL 34103

$269,000

2 bd · 2.0 ba · 1,160 sqft · Condo public records · 142 Days on market

Built 1978 $613/mo HOA · 12% of rent

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

Listing remarks

Located 1 mile from the beautiful beaches of Naples. This 2nd floor 2 bedroom, 2 bath unit is nestled in the peaceful community of Solana Oaks. A hidden gem, in a prime location. Whether you are looking for a winter getaway, or a full time residence, this condo will fill your needs. Close to everything. Renovated in 2019. Newer AC, roof replaced in 2018. No work to be done here! Maple wood floors, impact windows and freshly painted. Complete with 2 assigned parking spots. Enjoy your screened in lanai over looking a beautifully landscaped tropical retreat. On a quiet dead end street just east of Park Shore. Walk or bike to beach, shopping and restaurants. Minutes to Downtown, 3rd Street Sout

Key facts

• Newer ac
• Renovated
• Maple wood floors

Tags

• PRIME LOCATION
• RENOVATED
• NEWER AC
• ROOF REPLACED
• MAPLE WOOD FLOORS
• IMPACT WINDOWS

Property features AI

Finance

• Other: Unit is one of 2 units per building and 18 units in the complex; Single-floor building
• HOA & community: Mandatory HOA managed professionally; Quarterly condo fee of $1,840 (total annual recurring fees $7,360); One-time fees totaling $100; HOA maintenance covers insurance, irrigation water, lawn/land maintenance, legal/accounting, exterior pest control, sewer, street maintenance, trash removal and water; Non-gated community; No community amenities listed

Exterior

• Parking: 2 assigned parking spaces
• Security: Impact resistant windows (storm protection)
• Utilities: Central water (assessment paid); Central sewer; Cable available
• Home design: Residential low-rise (1-3 stories); Built in 1978; Rear exposure to the north; Part of the SOLANA OAKS development
• Construction: Concrete block and wood frame construction; Shingle roof; Foundation details not provided
• Exterior features: Stucco and wood siding exterior; Impact resistant windows; Landscaped area view; Reclaimed irrigation; Dead-end public road access; No private dock/canal

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator/Freezer; Refrigerator/Icemaker
• Bedrooms: 2 bedrooms with a split-bedroom floor plan
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms; Master bathroom with shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans; Ridge vent
• Interior features: Cable prewire; Smoke detectors; Dining area open to family room; Screened lanai/porch; Turnkey furnished; Two ceiling fans
• Laundry & utility: Washer; Dryer; Washer/Dryer hookup; Laundry in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $269k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $269k).
• Recommended offer: $237k (12.0% 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 rising fast (+14.6%/yr); 480 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $5,003/mo this rent would consume 51% of the median local household income ($117k/yr) (locally 311% 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $75k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 10y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; list at $269k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); 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 $236,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.86% ✓
• Cap rate: 13.53%
• Cash-on-cash: 25.83%
• DSCR: 2.15
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 23.1%
• Equity multiple: 2.02×
• Total profit: $76,884
• Equity at exit: $40,109

10-year hold

• IRR: 34.6%
• Equity multiple: 5.11×
• Total profit: $309,653
• Equity at exit: $23,258

Cash invested: $75,320 (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.

Methodology + full state rankings →

ZIP-level market 34103

• Rents YoY: 14.6%
• Active inventory: 480
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $5,003 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$196 /mo · $2,350/yr
• Insurance: −$112
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$613
• Vacancy / Maint / Mgmt: −$1,051
• Net cashflow: $1,469

Break-even live

Break-even rent $3,144

Max offer price $269,000

Occupancy floor 66%

Sensitivity live

Price	-10% $1,621	-5% $1,545	+0% $1,469	+5% $1,393	+10% $1,317
Rent	-10% $1,074	-5% $1,272	+0% $1,469	+5% $1,667	+10% $1,864
Rate	-1.0pp $1,605	-0.5pp $1,538	base $1,469	+0.5pp $1,399	+1.0pp $1,329

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1082 Capri Dr Naples, FL	3.0	2.0	1500	$9,000	$6.00	24d	1	0.29mi
4092 Belair Ln #15 Naples, FL	3.0	3.0	1500	$6,200	$4.13	24d	1	0.34mi
3930 Belair Ln Naples, FL	2.0	2.0	1300	$6,000	$4.62	24d	1	0.36mi
4523 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	24d	1	0.36mi
4525 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	24d	1	0.36mi
600 Neapolitan Way Naples, FL	1.0–2.0	2.0	832	$5,200	$6.25	24d	2	0.44mi
4200 Belair Ln Naples, FL	2.0–3.0	2.0	1406	$6,500	$4.62	24d	5	0.53mi
788 Park Shore Dr Naples, FL	1.0–2.0	1.5–2.0	931	$5,500	$5.90	14d	3	0.55mi
4300 Belair Ln Naples, FL	2.0	2.0	1200	$6,750	$5.62	15d	2	0.60mi
555 Park Shore Dr Unit B410 Naples, FL	2.0	2.0	1200	$6,000	$5.00	22d	1	0.62mi
1400 Pompei Ln Naples, FL	2.0	2.0	1012	$1,888	$1.86	24d	2	0.74mi
1400 Pompei Ln Unit S-21 Naples, FL	2.0	2.0	1025	$3,000	$2.93	24d	1	0.75mi
1400 Pompei Ln Unit O-21 Naples, FL	2.0	2.0	1025	$2,200	$2.15	24d	1	0.75mi
3200 Binnacle Dr Unit D3 Naples, FL	2.0	2.0	1180	$9,000	$7.63	22d	1	0.82mi
45 High Point Cir S #303 Naples, FL	2.0	2.0	1015	$5,500	$5.42	24d	1	0.83mi
1100 Pine Ridge Rd Naples, FL	1.0	1.0	868	$2,125	$2.45	15d	3	0.95mi
3030 Binnacle Dr #201 Naples, FL	2.0	2.0	1092	$5,000	$4.58	24d	1	0.99mi
4560 Gulf Shore Blvd N Unit 3-213 Naples, FL	2.0	2.0	1321	$8,500	$6.43	24d	1	1.06mi
820 Ketch Dr #2 Naples, FL	2.0	2.0	1100	$5,700	$5.18	24d	1	1.07mi
820 Ketch Dr #3 Naples, FL	2.0	2.0	1100	$5,500	$5.00	24d	1	1.07mi
3500 Gulf Shore Blvd N Naples, FL	2.0	2.0	1258	$7,650	$6.08	24d	2	1.13mi
1085 Forest Lakes Dr Unit 8106 Naples, FL	2.0	2.0	1000	$1,900	$1.90	15d	1	1.14mi
1085 Forest Lakes Dr Unit 8202 Naples, FL	2.0	2.0	1086	$2,800	$2.58	15d	1	1.14mi
1085 Forest Lakes Dr Unit 8305 Naples, FL	1.0	1.0	766	$3,000	$3.92	15d	1	1.14mi
4005 Gulf Shore Blvd N #605 Naples, FL	2.0	2.0	1267	$10,000	$7.89	24d	1	1.17mi
4005 Gulf Shore Blvd N #607 Naples, FL	2.0	2.0	1400	$14,000	$10.00	24d	1	1.17mi
4001 Gulf Shore Blvd N #1104 Naples, FL	2.0	2.0	1267	$11,000	$8.68	24d	1	1.18mi
4001 Gulf Shore Blvd N #707 Naples, FL	2.0	2.0	1267	$20,000	$15.79	24d	1	1.18mi
4001 Gulf Shore Blvd N #803 Naples, FL	2.0	2.0	1267	$13,000	$10.26	24d	1	1.18mi
4001 Gulf Shore Blvd N #303 Naples, FL	2.0	2.0	1248	$9,000	$7.21	24d	1	1.18mi
4001 Gulf Shore Blvd N #505 Naples, FL	2.0	2.0	1271	$9,000	$7.08	15d	1	1.18mi
4001 Gulf Shore Blvd N #105 Naples, FL	2.0	2.0	1247	$12,000	$9.62	24d	1	1.18mi
1086 Forest Lakes Dr Unit 9303 Naples, FL	2.0	2.0	1000	$2,395	$2.40	15d	1	1.20mi
287 Quail Forest Blvd #117 Naples, FL	2.0	2.0	993	$1,695	$1.71	15d	1	1.21mi
287 Quail Forest Blvd #117 Naples, FL	2.0	2.0	993	$1,995	$2.01	22d	1	1.21mi
5934 Premier Way Naples, FL	1.0–3.0	1.0–3.0	1350	$3,618	$2.68	15d	29	1.22mi
4751 Gulf Shore Blvd N #602 Naples, FL	2.0	2.0	1424	$12,500	$8.78	24d	1	1.22mi
3400 Gulf Shore Blvd N Unit M3 Naples, FL	2.0	2.0	1337	$9,500	$7.11	24d	1	1.24mi
3443 Gulf Shore Blvd N Naples, FL	2.0	2.0	1171	$12,750	$10.88	15d	11	1.28mi
3520 Bolero Way Unit 1325569P Naples, FL	3.0	2.0	1399	$5,021	$3.59	15d	1	1.28mi

HOA detail condo

• Monthly dues: $613 · $7,356/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 48 events

1. 2026-06-10
   days on market $269,000 Active 142 DOM
2. 2026-06-09
   days on market $269,000 Active 141 DOM
3. 2026-06-08
   days on market $269,000 Active 140 DOM
4. 2026-06-07
   days on market $269,000 Active 139 DOM
5. 2026-06-03
   days on market $269,000 Active 135 DOM
6. 2026-06-02
   days on market $269,000 Active 134 DOM
7. 2026-06-01
   days on market $269,000 Active 133 DOM
8. 2026-05-31
   days on market $269,000 Active 132 DOM
9. 2026-05-30
   days on market $269,000 Active 131 DOM
10. 2026-03-13
    status Active
11. 2026-03-06
    status Pending
12. 2026-02-23
    price $269,000
13. 2026-02-16
    price $279,000
14. 2026-02-12
    price $285,000
15. 2026-01-12
    listed $289,000 Active
16. 2025-11-24
    historical
17. 2025-10-28
    price $299,000
18. 2025-10-16
    price $289,900
19. 2025-08-09
    listed $299,900 Active
20. 2024-08-06
    soldstatus $140,000
21. 2024-07-10
    historical
22. 2024-06-21
    listed $339,900 Active
23. 2020-10-30
    soldstatus $175,000 Sold
24. 2020-10-13
    status Pending
25. 2020-09-01
    listed $188,000 Active
26. 2020-08-30
    historical
27. 2020-07-21
    price $188,000
28. 2020-05-31
    price $195,000
29. 2020-05-31
    status Active
30. 2020-04-01
    historical
31. 2020-02-19
    price $212,000
32. 2019-12-13
    price $224,000
33. 2019-10-18
    price $229,000
34. 2019-09-08
    listed $239,000 Active
35. 2017-07-26
    historical
36. 2017-03-30
    price $184,900
37. 2017-01-27
    listed $199,000 Active
38. 2017-01-14
    historical
39. 2016-11-11
    price $215,000
40. 2016-08-25
    price $229,000
41. 2016-07-13
    listed $239,900 Active
42. 2016-03-21
    historical
43. 2016-03-02
    listed $234,900 Active
44. 2005-05-04
    soldstatus $239,000
45. 2005-01-12
    soldstatus $132,600
46. 2005-01-12
    soldstatus $187,100
47. 2000-08-16
    soldstatus $68,000
48. 1998-04-10
    soldstatus $61,500

ⓘ 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: $2,350 · $196/mo
• Projected year-2 tax: $2,350 · $196/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 5/10 Major FEMA zone AH · 23% 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

Taxation est. · year 1

• Rental income: $60,042
• − Mortgage interest: −$15,068
• − Property taxes: −$2,350
• − Insurance: −$3,170
• − Repairs & maintenance: −$4,803
• − Management: −$4,803
• − HOA: −$7,356
• − Depreciation: −$7,825
• Taxable income: $14,666
• Est. tax owed @ 24.0%: −$3,520
• After-tax cash flow: $14,110/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): 11,299
• Household income: $116,875
• Rent vs Own: 14.1% rent · 85.9% own
• Severe rent burden: 311.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 10% Two or more races 8% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 2% Portuguese 2%
• Foreign-born: 13% · Canada
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 2% 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: ▼ -327.53%
• Current HPI: 315.1396
• Rent YoY: ▲ 14.55%
• 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

+337.4% since first listed

39 events — show timeline

• 2026-03-13 Relisted — NAPLESMLS
• 2026-03-06 Pending — NAPLESMLS
• 2026-02-23 Price Changed $269,000 NAPLESMLS
• 2026-02-16 Price Changed $279,000 NAPLESMLS
• 2026-02-12 Price Changed $285,000 NAPLESMLS
• 2026-01-12 Listed $289,000 NAPLESMLS
• 2025-11-24 Listing Removed — NAPLESMLS
• 2025-10-28 Price Changed $299,000 NAPLESMLS
• 2025-10-16 Price Changed $289,900 NAPLESMLS
• 2025-08-09 Listed $299,900 NAPLESMLS
• 2024-08-06 Sold (Public Records) $140,000 Public Records
• 2024-07-10 Listing Removed — NAPLESMLS
• 2024-06-21 Listed $339,900 NAPLESMLS
• 2020-10-30 Sold (MLS) $175,000 NAPLESMLS
• 2020-10-13 Pending — NAPLESMLS
• 2020-09-01 Listed $188,000 NAPLESMLS
• 2020-08-30 Listing Removed — NAPLESMLS
• 2020-07-21 Price Changed $188,000 NAPLESMLS
• 2020-05-31 Price Changed $195,000 NAPLESMLS
• 2020-05-31 Relisted — NAPLESMLS
• 2020-04-01 Listing Removed — NAPLESMLS
• 2020-02-19 Price Changed $212,000 NAPLESMLS
• 2019-12-13 Price Changed $224,000 NAPLESMLS
• 2019-10-18 Price Changed $229,000 NAPLESMLS
• 2019-09-08 Listed $239,000 NAPLESMLS
• 2017-07-26 Listing Removed — NAPLESMLS
• 2017-03-30 Price Changed $184,900 NAPLESMLS
• 2017-01-27 Listed $199,000 NAPLESMLS
• 2017-01-14 Listing Removed — NAPLESMLS
• 2016-11-11 Price Changed $215,000 NAPLESMLS
• 2016-08-25 Price Changed $229,000 NAPLESMLS
• 2016-07-13 Listed $239,900 NAPLESMLS
• 2016-03-21 Listing Removed — NAPLESMLS
• 2016-03-02 Listed $234,900 NAPLESMLS
• 2005-05-04 Sold (Public Records) $239,000 Public Records
• 2005-01-12 Sold (Public Records) $187,100 Public Records
• 2005-01-12 Sold (Public Records) $132,600 Public Records
• 2000-08-16 Sold (Public Records) $68,000 Public Records
• 1998-04-10 Sold (Public Records) $61,500 Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,350 · -1.0% YoY. Source: county tax records.