803 River Point Dr · Naples, FL 34102

$645,000

3 bd · 2.0 ba · 1,265 sqft · SingleFamily · 35 Days on market

Built 1985 Good condition $510/sqft · 32% below area Est $952k · 32% under

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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 +19.9/30.0
• ARV discount +15.0/15.0
• Appreciation +7.0/10.0
• Schools +6.6/10.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0

Listing remarks

Remodeled in 2022, with floor to ceiling windows, new floors, new downstairs bathroom, and plantation shutters. This two story condominium is a townhouse style property, with designated undercover parking, directly in front of first floor entrance. First floor has one bedroom and one bath, with a spiral staircase leading to main living area on second floor. Second floor is also accessible by staircase and elevator, that are right next to the unit. Second floor has fully equipped updated kitchen, living room, master and guest bedroom, with a full bath. Both floors have floor to ceiling windows overlooking marina. Living room has a 70& quot; 4K LED Samsung Smart TV.

Key facts

• Hot tub
• Community pool
• Spiral staircase

Tags

• FLOOR TO CEILING WINDOWS
• DESIGNATED UNDERCOVER PARKING
• SPIRAL STAIRCASE
• FULLY EQUIPPED UPDATED KITCHEN
• COMMUNITY POOL
• HOT TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $645k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $645k).
• Recommended offer: $626k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.4% in Naples — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Zoned schools: Lake Park Elementary School (math 76% / reading 77%, grade A, #185 of 2,144 statewide, top 9%, 502 students, 39% FRL); Gulfview Middle School (math 78% / reading 68%, grade A, #44 of 571 statewide, top 8%, 582 students, 40% FRL); Naples High School (math 47% / reading 52%, grade D, #179 of 667 statewide, top 29%, 1,719 students, 39% FRL).
• Market conditions: Rents rising fast (+8.8%/yr); 672 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $6,632/mo this rent would consume 61% of the median local household income ($131k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $31k of equity ($4k loan paydown + $26k appreciation (4.1% local appreciation)).
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.1% appreciation + 8.0% rent growth), your $181k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($626k) is reasonable based on typical stale-listing flexibility.

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 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $625,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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. 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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.20%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (median comp): $952,180
• List price: $645,000
• Delta: -32.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1280 Barbizon Ln	0.68mi	3/2.0	1,253 (-1%)	9mo	$492,500	$393	60
1340 Delmar Ln	0.72mi	3/2.0	1,240 (-2%)	9mo	$465,500	$375	56
2123 Holiday Ln	0.60mi	3/2.0	1,378 (+9%)	17mo	$615,000	$446	43
777 Broad Ave S	0.58mi	3/2.0	1,389 (+10%)	21mo	$2,200,000	$1,584	39
955 6th St S	0.63mi	2/2.0 (-1)	1,096 (-13%)	12mo	$4,000,000	$3,650	33
1711 Smugglers Cv	0.55mi	2/2.0 (-1)	1,086 (-14%)	20mo	$420,000	$387	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.08% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.96×
• Total profit: $173,498
• Equity at exit: $330,177

10-year hold

• IRR: 18.9%
• Equity multiple: 4.36×
• Total profit: $607,272
• Equity at exit: $542,562

Cash invested: $180,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 8 under contract
• Months of supply: 9.8 mo (10%/mo absorbed)
• Median asking: $624,000 ($462/sqft)
• Median days on market: 149 d
• This list price: 62% of active listings are priced below it
• ARV vs active asking: +62.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34102

• Home prices YoY: 1.3%
• Rents YoY: 8.8%
• Active inventory: 672
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $6,632 medium
• Mortgage (P&I): −$3,382
• Tax est. 1.5%: −$806 /mo · $9,675/yr
• Insurance: −$269
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,393
• Net cashflow: $355

Break-even live

Break-even rent $6,182

Max offer price $645,000

Occupancy floor 90%

Sensitivity live

Price	-10% $801	-5% $578	+0% $355	+5% $133	+10% $-90
Rent	-10% $-168	-5% $93	+0% $355	+5% $617	+10% $879
Rate	-1.0pp $680	-0.5pp $520	base $355	+0.5pp $188	+1.0pp $18

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: $161,250
• Closing costs: $19,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1395 Curlew Ave Unit 4-3 Naples, FL	2.0	2.0	975	$7,000	$7.18	73d	1	0.10mi
1435 Curlew Ave #1 Naples, FL	2.0	2.0	975	$2,850	$2.92	73d	1	0.13mi
1435 Curlew Ave #1 Naples, FL	2.0	2.0	975	$2,850	$2.92	70d	1	0.13mi
1501 Curlew Ave Naples, FL	2.0	1.0	1180	$2,000	$1.69	73d	1	0.17mi
1100 8th Ave S Naples, FL	2.0	2.0	1218	$9,000	$7.39	63d	5	0.23mi
1353 Pelican Ave Naples, FL	2.0	2.0	1203	$8,500	$7.07	73d	1	0.25mi
1600 Curlew Ave Naples, FL	3.0	2.0	1817	$20,000	$11.01	73d	1	0.27mi
1589 Osprey Ave Naples, FL	3.0	2.0	1868	$3,950	$2.11	73d	1	0.28mi
1589 Osprey Ave Naples, FL	3.0	2.0	1868	$3,750	$2.01	63d	1	0.28mi
451 Bayfront Pl Naples, FL	1.0–2.0	1.5–2.0	1421	$11,000	$7.74	73d	2	0.32mi
1666 Osprey Ave #203 Naples, FL	2.0	2.0	1200	$7,000	$5.83	73d	1	0.32mi
1120 Little Neck Ct Unit E40 Naples, FL	3.0	2.0	1400	$2,999	$2.14	73d	1	0.32mi
450 Bayfront Pl Naples, FL	1.0–3.0	1.0–2.5	1324	$12,000	$9.06	73d	6	0.33mi
410 Bayfront Pl Naples, FL	1.0–3.0	1.0–2.0	1242	$9,750	$7.85	73d	6	0.36mi
307 Goodlette-Frank Rd S Unit B506 Naples, FL	2.0	2.0	1166	$6,800	$5.83	73d	1	0.36mi
1165 Clam Ct #7 Naples, FL	2.0	2.5	1449	$2,900	$2.00	73d	1	0.36mi
900 8th Ave S #105 Naples, FL	2.0	2.0	1142	$5,000	$4.38	73d	1	0.37mi
401 Bayfront Pl Naples, FL	2.0	2.0	1367	$9,000	$6.58	73d	3	0.37mi
985 Sandpiper St Unit 1I-204 Naples, FL	3.0	2.0	1769	$4,850	$2.74	73d	1	0.38mi
1200 Cherrystone Ct Unit A203 Naples, FL	2.0	2.0	1276	$4,950	$3.88	73d	1	0.39mi
1495 Blue Point Ave Unit C Naples, FL	2.0	2.5	1529	$12,000	$7.85	73d	1	0.40mi
1186 Cherrystone Ct Naples, FL	2.0	2.0	1163	$1,995	$1.72	73d	1	0.41mi
1400 Blue Point Ave #104 Naples, FL	2.0	2.0	1550	$2,900	$1.87	73d	1	0.42mi
1555 Blue Point Ave Unit 3 Naples, FL	2.0	2.0	1025	$1,745	$1.70	63d	1	0.43mi
1030 3rd Ave S Naples, FL	2.0–3.0	2.0–3.5	2101	$18,000	$8.57	73d	4	0.46mi
1155 Sandpiper St Naples, FL	2.0	2.0	1062	$3,950	$3.72	70d	3	0.47mi
1155 Sandpiper St Naples, FL	2.0	2.0	1062	$4,050	$3.81	73d	2	0.47mi
1950 Mayfair ST Unit 901 Naples, FL	2.0	2.0	1025	$4,560	$4.45	63d	1	0.48mi
1950 Mayfair ST Unit 818 Naples, FL	2.0	2.0	1142	$4,415	$3.87	63d	1	0.48mi
1950 Mayfair ST Unit 923 Naples, FL	2.0	2.0	1142	$4,490	$3.93	63d	1	0.48mi
1501 Chesapeake Ave Unit 1296210P Naples, FL	2.0	2.0	1377	$4,110	$2.98	63d	1	0.48mi
802 10th Ave S #802 Naples, FL	2.0	2.0	1480	$10,000	$6.76	73d	1	0.48mi
1035 3rd Ave S Naples, FL	2.0	2.0	1268	$8,388	$6.61	70d	2	0.50mi
1035 3rd Ave S Naples, FL	2.0	2.0	1268	$8,538	$6.73	73d	2	0.50mi
1376 Chesapeake Ave #2 Naples, FL	2.0	2.0	1218	$2,300	$1.89	73d	1	0.50mi
1135 3rd Ave S Naples, FL	2.0	2.0–2.5	1638	$15,750	$9.62	73d	2	0.50mi
1135 3rd Ave S Naples, FL	2.0	2.0–2.5	1679	$11,500	$6.85	70d	3	0.50mi
1535 Chesapeake Ave Unit A2 Naples, FL	2.0	2.0	1080	$2,000	$1.85	73d	1	0.50mi
964 8th St S Unit B-2 Naples, FL	3.0	2.0	1707	$10,500	$6.15	73d	1	0.50mi
1950 Mayfair St Naples, FL	3.0	1.0–3.5	1514	$11,999	$7.92	63d	109	0.51mi

Listing history 10 events

1. 2026-06-15
   days on market $645,000 Active 35 DOM
2. 2026-06-10
   days on market $645,000 Active 30 DOM
3. 2026-06-09
   days on market $645,000 Active 29 DOM
4. 2026-06-08
   days on market $645,000 Active 28 DOM
5. 2026-06-07
   days on market $645,000 Active 27 DOM
6. 2026-06-02
   days on market $645,000 Active 22 DOM
7. 2026-06-01
   days on market $645,000 Active 21 DOM
8. 2026-05-31
   days on market $645,000 Active 20 DOM
9. 2026-05-30
   days on market $645,000 Active 19 DOM
10. 2026-05-12
    listed $645,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $79,587
• − Mortgage interest: −$36,130
• − Property taxes: −$9,675
• − Insurance: −$8,344
• − Repairs & maintenance: −$6,367
• − Management: −$6,367
• − Depreciation: −$18,764
• Taxable loss: −$6,059
• Est. tax savings @ 24.0%: +$1,454
• After-tax cash flow: $5,720/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.

Condition & rehab AI · 0 photos

Good 75/100 Cosmetic rehab Est. rehab $6,325–$18,975 screening

This remodeled townhouse in Naples, FL, is in good condition with recent updates and a well-maintained exterior. It offers a good investment opportunity with minor cosmetic improvements that could further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics, attracting more buyers and renters. ↑
• Both Upgrading the flooring in the living room — Modernizes the space and improves the overall look, increasing both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 66/100

Zoned Schools

Elementary Lake Park Elementary School A FL #185/2,144 Nat'l #1,912/41,679 Middle Gulfview Middle School A FL #44/571 Nat'l #632/14,009 High Naples High School D FL #179/667 Nat'l #5,677/17,239

Schools (NCES district)

No district data.

A Composite livability gradescore 80/100

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

• Census place: Naples, FL
• County: Collier County · 420,858 people
• City population: 344,941
• Metro: Naples-Marco Island, FL
• Population (ZIP): 11,179
• Household income: $130,929
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 8% Black 8% Asian 1%
• Hispanic origin (detail): Cuban 6%
• Common ancestry: Hispanic 4% Lithuanian 4% Romanian 4%
• Foreign-born: 17% · Canada, China
• Languages at home: 87% English-only · Spanish 7% French/Haitian/Cajun 4% German/W. Germanic 1%

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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: ▲ 4.08%
• Current HPI: 328.2755
• Rent YoY: ▲ 8.75%
• Metro: Naples-Marco Island, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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