53 High Point Cir W #212 · Naples, FL 34103

$325,000

2 bd · 2.0 ba · 871 sqft · Condo public records · 103 Days on market

Built 1973 $742/mo HOA · 16% 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 +26.3/30.0
• 1% rule +9.0/10.0
• DSCR +8.9/10.0
• 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 MLS

Gracious Living in High Point! Impeccably remodeled. The kitchen is highlighted with Italian white cabinetry, new white on white appliances, granite surfaces, recessed cans and a tray ceiling with extra wide molding. 10" tiles throughout, with a carpeted master. The Lanai was completely glassed in to allow for more living space. This unit features a formal dining room that can also be used as a den or separate living area (converted from a 2nd bedroom). Both bathrooms are completely updated with tiled showers, jetted tubs, solid surfaces, new cabinetry and lighting. The master bath and closet have been combined to offer a huge walk in California closet. Wooden shutters and silhouettes accent all windows.

Key facts

• Corner-unit
• Pickleball
• Bundled golf

Tags

• TURNKEY
• BUNDLED GOLF
• PICKLEBALL
• CORNER-UNIT

Property features AI

Finance

• Other: Complex has 473 units; building contains 35 units; 2 units per floor; building has 1 floor; Unit/lot number 212; Restrictions: deeded, no commercial, no RV
• HOA & community: Mandatory HOA (Condo/Hotel community); Quarterly condo fee; Professional management; Maintenance covers cable, golf course, insurance, irrigation water, lawn/land maintenance, legal/accounting, exterior pest control, recreation facilities, reserves, trash removal, and water; Community amenities: BBQ/picnic area, bike storage, clubhouse, community pool, community room, exercise room, extra storage, golf course, internet access, pickleball, putting green, restaurant, tennis court, vehicle wash area; Golf-bundled community; Total annual recurring HOA fees: $8,904; One-time fees: $150

Exterior

• Parking: Common parking
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Low-rise building (1–3 stories); End unit; Rear exposure facing northeast; Located in HIGH POINT development
• Construction: Concrete block construction; Built in 1973; Built-up/flat and tile roofs; Single-hung windows
• Exterior features: Stucco exterior; Zero lot line; Landscaped area view; Central irrigation; Storm protection (remarks)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator/Freezer
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bathroom with combo tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: High-speed internet available; Window coverings; Turnkey furnished; Split bedroom floor plan; Breakfast bar and dining/family area; Common elevator access
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $325k.

Deal economics

• At list price, monthly cash flow is $834 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $325k).
• Recommended offer: $296k (9.0% 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); 479 active listings in the ZIP; 14 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 $4,556/mo this rent would consume 47% 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $91k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 6 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 $178k; list at $325k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $295,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.40% ✓
• Cap rate: 9.37%
• Cash-on-cash: 11.00%
• DSCR: 1.49
• GRM: 5.9

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: 6.6%
• Equity multiple: 1.27×
• Total profit: $24,948
• Equity at exit: $48,459

10-year hold

• IRR: 20.5%
• Equity multiple: 3.21×
• Total profit: $201,314
• Equity at exit: $28,100

Cash invested: $91,000 (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 34103

• Rents YoY: 14.6%
• Active inventory: 479
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $4,556 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$183 /mo · $2,193/yr
• Insurance: −$135
• HOA: −$742
• Vacancy / Maint / Mgmt: −$957
• Net cashflow: $834

Break-even live

Break-even rent $3,499

Max offer price $325,000

Occupancy floor 77%

Sensitivity live

Price	-10% $1,018	-5% $926	+0% $834	+5% $742	+10% $651
Rent	-10% $475	-5% $655	+0% $834	+5% $1,014	+10% $1,194
Rate	-1.0pp $998	-0.5pp $917	base $834	+0.5pp $750	+1.0pp $665

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 High Point Cir S #303 Naples, FL	2.0	2.0	1015	$5,500	$5.42	24d	1	0.14mi
3030 Binnacle Dr #201 Naples, FL	2.0	2.0	1092	$5,000	$4.58	24d	1	0.34mi
820 Ketch Dr #3 Naples, FL	2.0	2.0	1100	$5,500	$5.00	24d	1	0.36mi
820 Ketch Dr #2 Naples, FL	2.0	2.0	1100	$5,700	$5.18	24d	1	0.36mi
788 Park Shore Dr Naples, FL	1.0–2.0	1.5–2.0	931	$5,500	$5.90	14d	3	0.51mi
333 Harbour Dr #211 Naples, FL	2.0	2.0	975	$5,500	$5.64	14d	1	0.86mi
3200 Gulf Shore Blvd N #105 Naples, FL	2.0	2.0	1116	$8,500	$7.62	24d	1	1.00mi
600 Neapolitan Way Naples, FL	1.0–2.0	2.0	832	$5,200	$6.25	24d	2	1.06mi
4523 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	24d	1	1.17mi
4525 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	24d	1	1.17mi
2170 Gulf Shore Blvd N Unit 41E Naples, FL	1.0	1.0	682	$6,000	$8.80	24d	1	1.21mi
1950 Gulf Shore Blvd N Naples, FL	2.0	2.0	1060	$7,250	$6.84	24d	2	1.36mi
1910 Gulf Shore Blvd N Naples, FL	2.0	2.0	1290	$9,200	$7.13	24d	2	1.40mi
2011 Gulf Shore Blvd N #45 Naples, FL	2.0	2.0	1100	$8,500	$7.73	24d	1	1.42mi

HOA detail condo

• Monthly dues: $742 · $8,904/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-02
   days on market $325,000 Active 103 DOM
2. 2026-06-01
   days on market $325,000 Active 102 DOM
3. 2026-05-31
   days on market $325,000 Active 101 DOM
4. 2026-05-30
   days on market $325,000 Active 100 DOM
5. 2026-02-19
   listed $325,000 Active
6. 2025-05-13
   historical $4,500
7. 2024-11-13
   listed $4,500
8. 2020-02-28
   soldstatus $178,000 Sold 718-char remark

   Show marketing remark (718 chars)

   Gracious Living in High Point! Impeccably remodeled. The kitchen is highlighted with Italian white cabinetry, new white on white appliances, granite surfaces, recessed cans and a tray ceiling with extra wide molding. 10" tiles throughout, with a carpeted master. The Lanai was completely glassed in to allow for more living space. This unit features a formal dining room that can also be used as a den or separate living area (converted from a 2nd bedroom). Both bathrooms are completely updated with tiled showers, jetted tubs, solid surfaces, new cabinetry and lighting. The master bath and closet have been combined to offer a huge walk in California closet. Wooden shutters and silhouettes accent all windows.

9. 2019-12-06
   status Pending 718-char remark

   Show marketing remark (718 chars)

   Gracious Living in High Point! Impeccably remodeled. The kitchen is highlighted with Italian white cabinetry, new white on white appliances, granite surfaces, recessed cans and a tray ceiling with extra wide molding. 10" tiles throughout, with a carpeted master. The Lanai was completely glassed in to allow for more living space. This unit features a formal dining room that can also be used as a den or separate living area (converted from a 2nd bedroom). Both bathrooms are completely updated with tiled showers, jetted tubs, solid surfaces, new cabinetry and lighting. The master bath and closet have been combined to offer a huge walk in California closet. Wooden shutters and silhouettes accent all windows.

10. 2019-11-25
    price $185,900 718-char remark

    Show marketing remark (718 chars)

    Gracious Living in High Point! Impeccably remodeled. The kitchen is highlighted with Italian white cabinetry, new white on white appliances, granite surfaces, recessed cans and a tray ceiling with extra wide molding. 10" tiles throughout, with a carpeted master. The Lanai was completely glassed in to allow for more living space. This unit features a formal dining room that can also be used as a den or separate living area (converted from a 2nd bedroom). Both bathrooms are completely updated with tiled showers, jetted tubs, solid surfaces, new cabinetry and lighting. The master bath and closet have been combined to offer a huge walk in California closet. Wooden shutters and silhouettes accent all windows.

11. 2019-09-16
    price $190,000 718-char remark

    Show marketing remark (718 chars)

    Gracious Living in High Point! Impeccably remodeled. The kitchen is highlighted with Italian white cabinetry, new white on white appliances, granite surfaces, recessed cans and a tray ceiling with extra wide molding. 10" tiles throughout, with a carpeted master. The Lanai was completely glassed in to allow for more living space. This unit features a formal dining room that can also be used as a den or separate living area (converted from a 2nd bedroom). Both bathrooms are completely updated with tiled showers, jetted tubs, solid surfaces, new cabinetry and lighting. The master bath and closet have been combined to offer a huge walk in California closet. Wooden shutters and silhouettes accent all windows.

12. 2019-08-28
    price $194,999 718-char remark

    Show marketing remark (718 chars)

    Gracious Living in High Point! Impeccably remodeled. The kitchen is highlighted with Italian white cabinetry, new white on white appliances, granite surfaces, recessed cans and a tray ceiling with extra wide molding. 10" tiles throughout, with a carpeted master. The Lanai was completely glassed in to allow for more living space. This unit features a formal dining room that can also be used as a den or separate living area (converted from a 2nd bedroom). Both bathrooms are completely updated with tiled showers, jetted tubs, solid surfaces, new cabinetry and lighting. The master bath and closet have been combined to offer a huge walk in California closet. Wooden shutters and silhouettes accent all windows.

13. 2019-07-13
    listed $199,999 Active 718-char remark

    Show marketing remark (718 chars)

    Gracious Living in High Point! Impeccably remodeled. The kitchen is highlighted with Italian white cabinetry, new white on white appliances, granite surfaces, recessed cans and a tray ceiling with extra wide molding. 10" tiles throughout, with a carpeted master. The Lanai was completely glassed in to allow for more living space. This unit features a formal dining room that can also be used as a den or separate living area (converted from a 2nd bedroom). Both bathrooms are completely updated with tiled showers, jetted tubs, solid surfaces, new cabinetry and lighting. The master bath and closet have been combined to offer a huge walk in California closet. Wooden shutters and silhouettes accent all windows.

14. 2016-08-09
    historical
15. 2016-07-18
    listed $239,999 Active
16. 2009-05-21
    soldstatus $195,000
17. 2009-03-25
    listed $209,000
18. 2009-03-16
    historical
19. 2008-10-21
    listed $209,000
20. 2001-08-14
    soldstatus $77,000
21. 1978-05-01
    soldstatus $47,000

ⓘ 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: $2,193 · $183/mo
• Projected year-2 tax: $2,698 · $225/mo
• Expected delta: +$504/yr (+$42/mo · 23.0%)

ⓘ 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 (unshaded) · 54% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $54,668
• − Mortgage interest: −$18,205
• − Property taxes: −$2,193
• − Insurance: −$1,625
• − Repairs & maintenance: −$4,373
• − Management: −$4,373
• − HOA: −$8,904
• − Depreciation: −$9,455
• Taxable income: $5,540
• Est. tax owed @ 24.0%: −$1,330
• After-tax cash flow: $8,684/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

+591.5% since first listed

17 events — show timeline

• 2026-02-19 Listed $325,000 NAPLESMLS
• 2025-05-13 Rental Removed $4,500 NAPLESMLS
• 2024-11-13 Listed for Rent $4,500 NAPLESMLS
• 2020-02-28 Sold (MLS) $178,000 NAPLESMLS
• 2019-12-06 Pending — NAPLESMLS
• 2019-11-25 Price Changed $185,900 NAPLESMLS
• 2019-09-16 Price Changed $190,000 NAPLESMLS
• 2019-08-28 Price Changed $194,999 NAPLESMLS
• 2019-07-13 Listed $199,999 NAPLESMLS
• 2016-08-09 Listing Removed — NAPLESMLS
• 2016-07-18 Listed $239,999 NAPLESMLS
• 2009-05-21 Sold (MLS) $195,000 NAPLESMLS
• 2009-03-25 Listed $209,000 NAPLESMLS
• 2009-03-16 Listing Removed — NAPLESMLS
• 2008-10-21 Listed $209,000 NAPLESMLS
• 2001-08-14 Sold (Public Records) $77,000 Public Records
• 1978-05-01 Sold (Public Records) $47,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $2,193 · +3.9% YoY. Source: county tax records.