10317 Heritage Bay Blvd #1432 · Heritage Bay, FL 34120

$329,900

2 bd · 2.0 ba · 1,232 sqft · Condo public records · 48 Days on market

Built 2008 $1210/mo HOA · 24% 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 +23.6/30.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A décor with flair! This 3rd floor Brookside has a great modern, sophisticated and trendy look with optimum use of the space including a beautiful bookcase/Murphy double bed giving you an additional sleeping space. Scenic wide Cypress 15 lake, fairway, and preserve view. Steps to a community pool. Lots of upgrades. Heritage Bay is a bundled golf community offering a luxury country club lifestyle at an affordable cost. The use of the 27 holes of golf, tennis facilities, fitness center, clubhouse, pickleball courts, practice facilities, community pools, and chickee hut are all included in the very affordable annual Master association fee. There are no membership or initiation fees.

Key facts

• Preserve views
• Lake views
• Turnkey-furnished

Tags

• LAKE VIEWS
• GOLF COURSE VIEWS
• PRESERVE VIEWS
• TURNKEY-FURNISHED
• PRIVATE LANAI
• TILED LANAI

Property features AI

Finance

• Other: Property is part of a large complex with many units and floors
• Financial info: Total annual recurring fees reported; Total one-time fees reported
• HOA & community: Mandatory HOA; Professional management; Master HOA paid annually; Condo fee paid quarterly; Maintenance covers cable, golf course, insurance, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, manager, exterior pest control, recreation facilities, reserves, security, sewer, street lights, street maintenance, trash removal and water; Community amenities include clubhouse, community pool and spa, fitness center (attended), golf course (bundled), putting green, tennis and pickleball courts, bocce/billiards, cabana, restaurant, sauna, library, fishing pier, sidewalks and bike/jog paths, underground utilities

Exterior

• Parking: 1 assigned covered parking; Detached 1-car carport; Guest parking available
• Security: Gated community with guard at gate and patrol
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential mid-rise building (4–7 stories); Built in 2008; Rear exposure facing northwest; Part of Heritage Bay, Terrace sub-condo
• Construction: Concrete block construction; Stucco exterior finish; Tile roof; Impact resistant windows and doors; Single-hung windows; Common elevator
• Exterior features: Storage; Golf course frontage; Pond and preserve views; Reclaimed irrigation water; Paved road access

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Range; Refrigerator/ice maker; Self-cleaning oven; Breakfast bar; Eat-in kitchen
• Bedrooms: 2 bedrooms; Split bedroom layout
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bathroom with shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Cable prewire; Fire sprinkler system; High-speed internet available; Pantry; Smoke detectors; Window coverings; Screened lanai/porch; Turnkey furnished
• Laundry & utility: Washer and dryer included; Washer/dryer hookup; Laundry in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $330k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $330k).
• Recommended offer: $320k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Corkscrew Elementary School (math 76% / reading 73%, grade A, #230 of 2,144 statewide, top 12%, 863 students, 35% FRL); Gulf Coast High School (math 57% / reading 68%, grade B-, #93 of 667 statewide, top 14%, 2,447 students, 20% FRL) — zoned schools average 28% FRL vs 55% district-wide (27 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-1.6%/yr); 1133 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $5,104/mo this rent would consume 65% of the median local household income ($94k/yr) (locally 409% 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 $10k 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 48 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $189k; list at $330k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 24% of rent.
• 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→33/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $320,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.55% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.05%
• DSCR: 1.36
• GRM: 5.4

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: -11.8%
• Equity multiple: 0.59×
• Total profit: $-37,774
• Equity at exit: $49,189

10-year hold

• IRR: -11.0%
• Equity multiple: 0.47×
• Total profit: $-48,841
• Equity at exit: $28,524

Cash invested: $92,372 (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 34120

• Rents YoY: -1.6%
• Active inventory: 1133
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $5,104 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$335 /mo · $4,026/yr
• Insurance: −$137
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$1,210
• Vacancy / Maint / Mgmt: −$1,072
• Net cashflow: $468

Break-even live

Break-even rent $4,513

Max offer price $329,900

Occupancy floor 86%

Sensitivity live

Price	-10% $654	-5% $561	+0% $468	+5% $374	+10% $281
Rent	-10% $64	-5% $266	+0% $468	+5% $669	+10% $871
Rate	-1.0pp $634	-0.5pp $551	base $468	+0.5pp $382	+1.0pp $295

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10317 Heritage Bay Blvd #1416 Naples, FL	2.0	2.0	1232	$7,000	$5.68	24d	1	0.02mi
10307 Heritage Bay Blvd Naples, FL	2.0	2.0	1194	$2,800	$2.35	14d	1	0.03mi
10313 Heritage Bay Blvd #1342 Naples, FL	2.0	2.0	1232	$6,500	$5.28	24d	1	0.04mi
10321 Heritage Bay Blvd Naples, FL	2.0–3.0	2.0	1320	$6,500	$4.92	22d	2	0.06mi
10321 Heritage Bay Blvd Naples, FL	2.0–3.0	2.0	1301	$5,400	$4.15	24d	3	0.06mi
10329 Heritage Bay Blvd #1622 Naples, FL	2.0	2.0	1232	$5,500	$4.46	24d	1	0.12mi
10330 Heritage Bay Blvd #2626 Naples, FL	2.0	2.0	1414	$6,900	$4.88	24d	1	0.12mi
10333 Heritage Bay Blvd #1715 Naples, FL	2.0	2.0	1194	$6,000	$5.03	24d	1	0.15mi
10338 Heritage Bay Blvd #2514 Naples, FL	2.0	2.0	1414	$2,500	$1.77	24d	1	0.17mi
10337 Heritage Bay Blvd Naples, FL	2.0	2.0	1213	$4,400	$3.63	24d	4	0.18mi
10345 Heritage Bay Blvd Naples, FL	2.0	2.0	1232	$4,425	$3.59	14d	2	0.28mi
10349 Heritage Bay Blvd #2117 Naples, FL	2.0	2.0	1232	$2,300	$1.87	14d	1	0.31mi
10275 Heritage Bay Blvd Naples, FL	2.0	2.0	1301	$4,500	$3.46	24d	2	0.34mi
10270 Heritage Bay Blvd #3422 Naples, FL	2.0	2.0	1414	$6,500	$4.60	24d	1	0.35mi
10353 Heritage Bay Blvd #2226 Naples, FL	2.0	2.0	1232	$6,500	$5.28	24d	1	0.36mi
10353 Heritage Bay Blvd #2226 Naples, FL	2.0	2.0	1232	$6,500	$5.28	14d	1	0.36mi
10044 Siesta Bay Dr #9412 Naples, FL	2.0	2.0	1414	$2,500	$1.77	24d	1	1.15mi

HOA detail condo

• Monthly dues: $1,210 · $14,520/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-07
   status $329,900 Pending 48 DOM
2. 2026-05-18
   status Pending With Contingencies
3. 2026-05-08
   price $329,900
4. 2026-03-31
   listed $337,500 Active
5. 2017-12-08
   soldstatus $189,000
6. 2017-12-01
   soldstatus $189,000 Sold 698-char remark

   Show marketing remark (698 chars)

   A décor with flair! This 3rd floor Brookside has a great modern, sophisticated and trendy look with optimum use of the space including a beautiful bookcase/Murphy double bed giving you an additional sleeping space. Scenic wide Cypress 15 lake, fairway, and preserve view. Steps to a community pool. Lots of upgrades. Heritage Bay is a bundled golf community offering a luxury country club lifestyle at an affordable cost. The use of the 27 holes of golf, tennis facilities, fitness center, clubhouse, pickleball courts, practice facilities, community pools, and chickee hut are all included in the very affordable annual Master association fee. There are no membership or initiation fees.

7. 2017-11-02
   status Pending With Contingencies 698-char remark

   Show marketing remark (698 chars)

   A décor with flair! This 3rd floor Brookside has a great modern, sophisticated and trendy look with optimum use of the space including a beautiful bookcase/Murphy double bed giving you an additional sleeping space. Scenic wide Cypress 15 lake, fairway, and preserve view. Steps to a community pool. Lots of upgrades. Heritage Bay is a bundled golf community offering a luxury country club lifestyle at an affordable cost. The use of the 27 holes of golf, tennis facilities, fitness center, clubhouse, pickleball courts, practice facilities, community pools, and chickee hut are all included in the very affordable annual Master association fee. There are no membership or initiation fees.

8. 2017-07-18
   price $208,500 698-char remark

   Show marketing remark (698 chars)

   A décor with flair! This 3rd floor Brookside has a great modern, sophisticated and trendy look with optimum use of the space including a beautiful bookcase/Murphy double bed giving you an additional sleeping space. Scenic wide Cypress 15 lake, fairway, and preserve view. Steps to a community pool. Lots of upgrades. Heritage Bay is a bundled golf community offering a luxury country club lifestyle at an affordable cost. The use of the 27 holes of golf, tennis facilities, fitness center, clubhouse, pickleball courts, practice facilities, community pools, and chickee hut are all included in the very affordable annual Master association fee. There are no membership or initiation fees.

9. 2017-02-24
   listed $218,500 Active 698-char remark

   Show marketing remark (698 chars)

   A décor with flair! This 3rd floor Brookside has a great modern, sophisticated and trendy look with optimum use of the space including a beautiful bookcase/Murphy double bed giving you an additional sleeping space. Scenic wide Cypress 15 lake, fairway, and preserve view. Steps to a community pool. Lots of upgrades. Heritage Bay is a bundled golf community offering a luxury country club lifestyle at an affordable cost. The use of the 27 holes of golf, tennis facilities, fitness center, clubhouse, pickleball courts, practice facilities, community pools, and chickee hut are all included in the very affordable annual Master association fee. There are no membership or initiation fees.

ⓘ 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: $4,026 · $335/mo
• Projected year-2 tax: $4,026 · $335/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 1/10 Low FEMA zone AH · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 33 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: $61,254
• − Mortgage interest: −$18,480
• − Property taxes: −$4,026
• − Insurance: −$3,474
• − Repairs & maintenance: −$4,900
• − Management: −$4,900
• − HOA: −$14,520
• − Depreciation: −$9,597
• Taxable income: $1,357
• Est. tax owed @ 24.0%: −$326
• After-tax cash flow: $5,285/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 — Heritage Bay

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Heritage Bay, FL
• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 42,345
• Household income: $93,861
• Rent vs Own: 9.4% rent · 90.6% own
• Severe rent burden: 409.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 56% Hispanic / Latino 32% Two or more races 23% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2% Cuban 13%
• Common ancestry: Hispanic 4% Romanian 3% Italian 2%
• Foreign-born: 28% · Canada, Jamaica, China
• Languages at home: 62% English-only · Spanish 28% French/Haitian/Cajun 5% Other Indo-European 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: ▼ -223.18%
• Current HPI: 316.2474
• Rent YoY: ▼ -1.65%
• 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

+51.0% since first listed

8 events — show timeline

• 2026-05-18 Pending — NAPLESMLS
• 2026-05-08 Price Changed $329,900 NAPLESMLS
• 2026-03-31 Listed $337,500 NAPLESMLS
• 2017-12-08 Sold (Public Records) $189,000 Public Records
• 2017-12-01 Sold (MLS) $189,000 NAPLESMLS
• 2017-11-02 Pending — NAPLESMLS
• 2017-07-18 Price Changed $208,500 NAPLESMLS
• 2017-02-24 Listed $218,500 NAPLESMLS

Property tax history

+8.7%/yr

Latest (2025): $4,026 · +1.9% YoY. Source: county tax records.