1400 Pompei Ln #52 · Naples, FL 34103

$265,900

2 bd · 2.0 ba · 925 sqft · Condo public records · 163 Days on market

Built 1974 $689/mo HOA · 20% 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 +20.6/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 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

Exceptional Naples Investment Opportunity! Welcome to this fully renovated second floor residence in Sorrento Villas, ideally located in the heart of Naples! This move in ready unit offers oversized tile flooring throughout, a spacious open kitchen ideal for entertaining, and serene tennis court views. Perfectly suited as a high demand rental property, this home is just 1.5 miles from Clam Pass Beach and centrally located near Naples’ most desirable shopping and dining destinations, including Waterside Shops, Mercato, Fifth Avenue South, and more. This prime location makes the property highly attractive for both seasonal and annual renters. Additional features include an in unit washe

Key facts

• Fully renovated
• Private storage unit
• Open kitchen

Tags

• FULLY RENOVATED
• OVERSIZED TILE FLOORING
• OPEN KITCHEN
• IN UNIT WASHER AND DRYER
• ASSIGNED PARKING SPACES
• PRIVATE STORAGE UNIT

Property features AI

Finance

• Other: Part of an 80-unit complex; 2 units per floor; Field-measured lot dimensions; Architectural restrictions
• HOA & community: Mandatory HOA; Monthly condo fee of $689; Professional management; Community pool; Tennis court; Non-gated community; Maintenance covers insurance, lawn/land maintenance, legal/accounting, manager, recreation facilities, repairs, reserves, sewer and water; Total annual recurring HOA fees $8,268; One-time fees $150

Exterior

• Parking: 2 assigned parking spaces
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential low-rise (1-3 stories); Unit in SORRENTO VILLAS; Rear exposure facing east
• Construction: Concrete block construction; Stucco exterior finish; Built-up or flat roof; Year built 1974; Single-story building
• Exterior features: Tennis court; Central irrigation; View of tennis courts; Zero lot line

Interior

• Kitchen: Cooktop (electric); Range; Self-cleaning oven; Microwave; Dishwasher; Disposal; Refrigerator/freezer
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans; Humidistat
• Interior features: Built-in cabinets; Smoke detectors; Breakfast bar; Screened lanai/porch
• Laundry & utility: Washer and dryer in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $266k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $266k).
• Recommended offer: $234k (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.
• Zoned schools: Sea Gate Elementary School (math 86% / reading 81%, grade A+, #60 of 2,144 statewide, top 3%, 703 students, 26% FRL); Naples High School (math 47% / reading 52%, grade D, #179 of 667 statewide, top 29%, 1,719 students, 39% FRL) — zoned schools average 32% FRL vs 55% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+14.6%/yr); 479 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 35% of the median local income ($117k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 $74k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $27k; list at $266k implies a 885% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 20% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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 1974 — 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: 1.28% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.69%
• DSCR: 1.25
• GRM: 6.5

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: -4.0%
• Equity multiple: 0.84×
• Total profit: $-11,782
• Equity at exit: $39,647

10-year hold

• IRR: 11.9%
• Equity multiple: 2.21×
• Total profit: $90,242
• Equity at exit: $22,990

Cash invested: $74,452 (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: 6.5×

Monthly cashflow live

• Estimated rent: $3,416 high
• Mortgage (P&I): −$1,394
• Tax from tax record: −$152 /mo · $1,820/yr
• Insurance: −$111
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$689
• Vacancy / Maint / Mgmt: −$717
• Net cashflow: $201

Break-even live

Break-even rent $3,162

Max offer price $265,900

Occupancy floor 89%

Sensitivity live

Price	-10% $351	-5% $276	+0% $201	+5% $126	+10% $50
Rent	-10% $-69	-5% $66	+0% $201	+5% $336	+10% $471
Rate	-1.0pp $335	-0.5pp $269	base $201	+0.5pp $132	+1.0pp $62

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: $66,475
• Closing costs: $7,977
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 Pompei Ln Naples, FL	2.0	2.0	1012	$1,888	$1.86	24d	2	0.01mi
1400 Pompei Ln Unit S-21 Naples, FL	2.0	2.0	1025	$3,000	$2.93	24d	1	0.02mi
1400 Pompei Ln Unit O-21 Naples, FL	2.0	2.0	1025	$2,200	$2.15	24d	1	0.02mi
4525 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	24d	1	0.37mi
4523 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	24d	1	0.37mi
1100 Pine Ridge Rd Naples, FL	1.0	1.0	868	$2,125	$2.45	14d	3	0.39mi
5934 Premier Way Naples, FL	1.0–3.0	1.0–3.0	1350	$3,618	$2.68	14d	29	0.49mi
1085 Forest Lakes Dr Unit 8305 Naples, FL	1.0	1.0	766	$3,000	$3.92	14d	1	0.68mi
1085 Forest Lakes Dr Unit 8202 Naples, FL	2.0	2.0	1086	$2,800	$2.58	14d	1	0.68mi
1085 Forest Lakes Dr Unit 8106 Naples, FL	2.0	2.0	1000	$1,900	$1.90	14d	1	0.68mi
1086 Forest Lakes Dr Unit 9303 Naples, FL	2.0	2.0	1000	$2,395	$2.40	14d	1	0.70mi
287 Quail Forest Blvd #117 Naples, FL	2.0	2.0	993	$1,995	$2.01	21d	1	0.78mi
287 Quail Forest Blvd #117 Naples, FL	2.0	2.0	993	$1,695	$1.71	14d	1	0.78mi
260 Quail Forest Blvd Naples, FL	1.0–2.0	1.0–2.0	875	$2,533	$2.89	14d	22	0.82mi
600 Neapolitan Way Naples, FL	1.0–2.0	2.0	832	$5,200	$6.25	24d	2	0.86mi
180 Turtle Lake Ct #102 Naples, FL	2.0	2.0	842	$1,850	$2.20	21d	1	0.89mi
170 Turtle Lake Ct Naples, FL	2.0	2.0	842	$2,975	$3.53	14d	1	0.89mi
100 Forest Lakes Blvd Naples, FL	1.0–2.0	2.0	842	$3,500	$4.16	14d	3	0.91mi
150 Turtle Lake Ct #307 Naples, FL	1.0	1.0	638	$1,500	$2.35	24d	1	0.94mi
190 Turtle Lake Ct Unit 6 Naples, FL	2.0	2.0	842	$2,100	$2.49	14d	1	0.94mi
200 Turtle Lake Ct #109 Naples, FL	2.0	2.0	842	$1,295	$1.54	24d	1	0.95mi
225 Turtle Lake Ct Naples, FL	1.0–2.0	1.0–2.0	740	$1,900	$2.57	24d	2	0.96mi
175 Turtle Lake Ct Naples, FL	1.0–2.0	1.0–2.0	740	$1,650	$2.23	14d	2	0.98mi
200 Forest Lakes Blvd #111 Naples, FL	2.0	2.0	842	$3,100	$3.68	14d	1	1.06mi
499 Forest Lakes Blvd #105 Naples, FL	2.0	2.0	919	$1,950	$2.12	14d	1	1.09mi
300 Forest Lakes Blvd Naples, FL	2.0	2.0	842	$2,700	$3.21	24d	2	1.13mi
400 Forest Lakes Blvd Naples, FL	2.0	2.0	842	$2,350	$2.79	21d	4	1.21mi
501 Forest Lakes Blvd #111 Naples, FL	2.0	2.0	919	$2,300	$2.50	14d	1	1.21mi
1545 Oyster Catcher Pt Unit A Naples, FL	2.0	2.0	1124	$2,200	$1.96	14d	1	1.26mi
788 Park Shore Dr Naples, FL	1.0–2.0	1.5–2.0	931	$5,500	$5.90	14d	3	1.26mi
1554 Oyster Catcher Pt Unit C Naples, FL	2.0	2.0	1124	$2,900	$2.58	24d	1	1.29mi
301 Ridge Dr Naples, FL	2.0	2.0	900	$6,000	$6.67	24d	1	1.36mi

HOA detail condo

• Monthly dues: $689 · $8,268/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $265,900 Active 163 DOM
2. 2026-06-17
   days on market $265,900 Active 162 DOM
3. 2026-06-16
   days on market $265,900 Active 161 DOM
4. 2026-06-15
   days on market $265,900 Active 160 DOM
5. 2026-06-14
   days on market $265,900 Active 158 DOM
6. 2026-06-10
   days on market $265,900 Active 155 DOM
7. 2026-06-09
   days on market $265,900 Active 154 DOM
8. 2026-06-08
   days on market $265,900 Active 153 DOM
9. 2026-06-07
   days on market $265,900 Active 152 DOM
10. 2026-06-03
    days on market $265,900 Active 148 DOM
11. 2026-06-02
    days on market $265,900 Active 147 DOM
12. 2026-06-01
    days on market $265,900 Active 146 DOM
13. 2026-05-31
    days on market $265,900 Active 145 DOM
14. 2026-05-30
    days on market $265,900 Active 144 DOM
15. 2026-01-06
    listed $265,900 Active
16. 2025-12-31
    historical
17. 2025-11-08
    historical $1,950
18. 2025-10-25
    listed $1,950
19. 2025-10-02
    historical $1,950
20. 2025-08-15
    price $269,900
21. 2025-06-23
    listed $1,950
22. 2025-06-22
    price $285,900
23. 2024-12-28
    listed $289,900 Active
24. 1974-12-01
    soldstatus $27,000

ⓘ 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: $1,820 · $152/mo
• Projected year-2 tax: $2,207 · $184/mo
• Expected delta: +$387/yr (+$32/mo · 21.3%)

ⓘ 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 · 28 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: $40,994
• − Mortgage interest: −$14,895
• − Property taxes: −$1,820
• − Insurance: −$3,154
• − Repairs & maintenance: −$3,280
• − Management: −$3,280
• − HOA: −$8,268
• − Depreciation: −$7,735
• Taxable loss: −$1,437
• Est. tax savings @ 24.0%: +$345
• After-tax cash flow: $2,755/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

+884.8% since first listed

10 events — show timeline

• 2026-01-06 Listed $265,900 NAPLESMLS
• 2025-12-31 Listing Removed — NAPLESMLS
• 2025-11-08 Rental Removed $1,950 NAPLESMLS
• 2025-10-25 Listed for Rent $1,950 NAPLESMLS
• 2025-10-02 Rental Removed $1,950 NAPLESMLS
• 2025-08-15 Price Changed $269,900 NAPLESMLS
• 2025-06-23 Listed for Rent $1,950 NAPLESMLS
• 2025-06-22 Price Changed $285,900 NAPLESMLS
• 2024-12-28 Listed $289,900 NAPLESMLS
• 1974-12-01 Sold (Public Records) $27,000 Public Records

Property tax history

+16.4%/yr

Latest (2025): $1,820 · +4.3% YoY. Source: county tax records.