800 Misty Pines Cir Unit H205 · Naples, FL 34105

$339,000

2 bd · 2.0 ba · 1,242 sqft · Condo public records · 267 Days on market

Built 1984 $688/mo HOA · 20% of rent

---

Why this score? — see what drove the D 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 +13.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated in the serene Pinewoods community of North Naples, this delightful condominium offering approximately 1350 square feet of comfortable living space. Roof is aprox. three years old, brand new water heater, updated LVP flooring and more. This two-bedroom, two-bath residence welcomes you with a bright and airy design and thoughtful amenities ideal for both relaxation and entertaining. Step into a well-appointed kitchen that combines functionality with cozy charm, featuring a generous pantry and a breakfast nook, perfect for casual meals. Adjacent, the dining area offers a built-in bar, making it a great gathering spot for friends and family. The open layout flows seamlessly to the livi

Key facts

• Breakfast nook
• Generous pantry
• Tranquil lake view

Tags

• UPDATED LVP FLOORING
• GENEROUS PANTRY
• BREAKFAST NOOK
• BUILT-IN BAR
• SCREENED LANAI
• TRANQUIL LAKE VIEW

Property features AI

Finance

• HOA & community: Mandatory HOA (professional management); Quarterly master HOA fee (master fee listed); HOA maintenance covers cable, internet/Wi‑Fi, irrigation water, lawn/land maintenance, exterior pest control, recreation facilities, reserves, street lights, trash removal and water; Community amenities include pool, spa/hot tub, tennis courts and pickleball; Community type: Condo/Hotel, non-gated

Exterior

• Parking: 1 assigned paved parking space
• Utilities: Water assessment paid; Sewer assessment paid; Cable available
• Home design: Residential low-rise building (1–3 stories), traditional design; Concrete block construction with stucco exterior; Shingle roof; Rear exposure facing north; Built in 1984; Located in the Pinewoods / Misty Pines development
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Built in 1984
• Exterior features: Patio; Lake view / waterfront on a lake; Paved road access; Deeded restrictions

Interior

• Kitchen: Cooktop (electric); Self-cleaning oven; Dishwasher; Microwave; Refrigerator/Icemaker; Disposal; Eat-in kitchen; Dining (living) area
• Bedrooms: 2 bedrooms with a split-bedroom floor plan
• Bathrooms: 2 full bathrooms; Master bathroom with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Bar; Screened balcony; Partially furnished
• Laundry & utility: Washer; Dryer; Smoke detector

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $339k.

Deal economics

• At list price, monthly cash flow is $-15 ($-178/yr) — negative.
• To cash-flow at today's rent, offer at most $336k (0.8% below list).
• Meets the 1% rule at list price ($3k rent vs $339k).
• Recommended offer: $298k (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: Osceola Elementary School (math 78% / reading 74%, grade A, #198 of 2,144 statewide, top 10%, 621 students, 32% FRL); Barron Collier High School (math 62% / reading 68%, grade B, #76 of 667 statewide, top 11%, 1,650 students, 26% FRL) — zoned schools average 29% FRL vs 55% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 70% at this address vs 58% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Collier average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 329 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $3,495/mo this rent would consume 45% of the median local household income ($92k/yr) (locally 780% 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 267 days — a 12% lower offer ($298k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $265k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $298,320 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 267 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.03% ✓
• Cap rate: 6.24%
• Cash-on-cash: -0.19%
• DSCR: 0.99
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.34×
• Total profit: $-62,961
• Equity at exit: $50,546

10-year hold

• IRR: -18.4%
• Equity multiple: 0.12×
• Total profit: $-83,840
• Equity at exit: $29,311

Cash invested: $94,920 (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 34105

• Home prices YoY: -30.5%
• Rents YoY: 0.8%
• Active inventory: 329
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,495 high
• Mortgage (P&I): −$1,778
• Tax from tax record: −$169 /mo · $2,030/yr
• Insurance: −$141
• HOA: −$688
• Vacancy / Maint / Mgmt: −$734
• Net cashflow: $-15

Break-even live

Break-even rent $3,514

Max offer price $336,379

Occupancy floor 95%

Sensitivity live

Price	-10% $177	-5% $81	+0% $-15	+5% $-111	+10% $-207
Rent	-10% $-291	-5% $-153	+0% $-15	+5% $123	+10% $261
Rate	-1.0pp $156	-0.5pp $71	base $-15	+0.5pp $-103	+1.0pp $-192

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Misty Pines Cir #206 Naples, FL	2.0	2.0	1260	$6,000	$4.76	14d	1	0.09mi
500 Misty Pines Cir Unit 2-204 Naples, FL	2.0	2.0	1260	$5,750	$4.56	14d	1	0.09mi
1350 Misty Pines Cir Unit E-204 Naples, FL	2.0	2.0	1200	$7,500	$6.25	14d	1	0.11mi
3308 Europa Dr #30 Naples, FL	2.0	2.0	1205	$5,500	$4.56	24d	1	0.33mi
1044 Woodshire Ln Unit B212 Naples, FL	3.0	2.0	1250	$8,000	$6.40	24d	1	0.42mi
1860 Bald Eagle Dr Unit 403B Naples, FL	2.0	2.0	1325	$3,000	$2.26	14d	1	0.43mi
1545 Oyster Catcher Pt Unit A Naples, FL	2.0	2.0	1124	$2,200	$1.96	14d	1	0.49mi
1629 Spoonbill Ln Unit 1629-A Naples, FL	2.0	2.0	1250	$2,000	$1.60	14d	1	0.49mi
1554 Oyster Catcher Pt Unit C Naples, FL	2.0	2.0	1124	$2,900	$2.58	24d	1	0.52mi
190 Turtle Lake Ct Unit 6 Naples, FL	2.0	2.0	842	$2,100	$2.49	14d	1	0.62mi
180 Turtle Lake Ct #102 Naples, FL	2.0	2.0	842	$1,850	$2.20	22d	1	0.66mi
200 Turtle Lake Ct #109 Naples, FL	2.0	2.0	842	$1,295	$1.54	24d	1	0.66mi
170 Turtle Lake Ct Naples, FL	2.0	2.0	842	$2,975	$3.53	14d	1	0.69mi
400 Forest Lakes Blvd Naples, FL	2.0	2.0	842	$2,350	$2.79	22d	4	0.70mi
225 Turtle Lake Ct Naples, FL	1.0–2.0	1.0–2.0	740	$1,900	$2.57	24d	2	0.71mi
300 Forest Lakes Blvd Naples, FL	2.0	2.0	842	$2,700	$3.21	24d	2	0.73mi
200 Forest Lakes Blvd #111 Naples, FL	2.0	2.0	842	$3,100	$3.68	14d	1	0.74mi
287 Quail Forest Blvd #117 Naples, FL	2.0	2.0	993	$1,695	$1.71	14d	1	0.74mi
287 Quail Forest Blvd #117 Naples, FL	2.0	2.0	993	$1,995	$2.01	22d	1	0.74mi
260 Quail Forest Blvd Naples, FL	1.0–2.0	1.0–2.0	875	$2,533	$2.89	14d	22	0.75mi
501 Forest Lakes Blvd #111 Naples, FL	2.0	2.0	919	$2,300	$2.50	14d	1	0.75mi
175 Turtle Lake Ct Naples, FL	1.0–2.0	1.0–2.0	740	$1,650	$2.23	14d	2	0.75mi
2581 Poinciana St Naples, FL	3.0	2.0	1255	$9,000	$7.17	24d	1	0.77mi
499 Forest Lakes Blvd #105 Naples, FL	2.0	2.0	919	$1,950	$2.12	14d	1	0.79mi
100 Forest Lakes Blvd Naples, FL	1.0–2.0	2.0	842	$3,500	$4.16	14d	3	0.82mi
1085 Forest Lakes Dr Unit 8305 Naples, FL	1.0	1.0	766	$3,000	$3.92	14d	1	0.82mi
1085 Forest Lakes Dr Unit 8202 Naples, FL	2.0	2.0	1086	$2,800	$2.58	14d	1	0.82mi
1085 Forest Lakes Dr Unit 8106 Naples, FL	2.0	2.0	1000	$1,900	$1.90	14d	1	0.82mi
1086 Forest Lakes Dr Unit 9303 Naples, FL	2.0	2.0	1000	$2,395	$2.40	14d	1	0.85mi
3520 Bolero Way Unit 1325569P Naples, FL	3.0	2.0	1399	$5,021	$3.59	14d	1	0.96mi
5301 Summerwind Dr Naples, FL	1.0–2.0	1.0–2.0	836	$1,864	$2.23	14d	12	1.01mi
3225 Cypress Glen Way #105 Naples, FL	2.0	2.0	1191	$2,900	$2.43	24d	1	1.20mi
3105 La Costa Cir Naples, FL	1.0–3.0	1.0–2.0	1050	$1,870	$1.78	14d	20	1.24mi
3255 Tamara Dr #4 Naples, FL	3.0	2.5	1437	$2,500	$1.74	14d	1	1.25mi
3250 Cypress Glen Way Naples, FL	2.0	2.0	1191	$3,488	$2.93	24d	2	1.28mi
3250 Cypress Glen Way Naples, FL	2.0	2.0	1242	$3,300	$2.66	22d	3	1.28mi
3268 Amanda Ln #3 Naples, FL	3.0	2.5	1437	$2,350	$1.64	14d	1	1.31mi
3304 Lisa Ln Unit 102 Naples, FL	2.0	2.5	1272	$2,350	$1.85	14d	1	1.37mi
1400 Pompei Ln Naples, FL	2.0	2.0	1012	$1,888	$1.86	24d	2	1.45mi
1400 Pompei Ln Unit O-21 Naples, FL	2.0	2.0	1025	$2,200	$2.15	24d	1	1.45mi

HOA detail condo

• Monthly dues: $688 · $8,256/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2025-09-02
   listed $339,000 Active
2. 2025-05-14
   historical
3. 2025-04-03
   price $356,999
4. 2025-03-01
   price $359,999
5. 2024-11-15
   listed $369,999 Active
6. 2024-08-09
   historical
7. 2024-04-03
   listed $380,000 Active
8. 2021-06-29
   soldstatus $264,900 Sold
9. 2021-06-14
   status Pending
10. 2021-05-28
    status Pending With Contingencies
11. 2021-05-27
    status Pending
12. 2021-05-26
    price $264,900
13. 2021-05-24
    listed $294,900 Active
14. 1999-04-14
    soldstatus $88,900
15. 1991-08-01
    soldstatus $75,000

ⓘ 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: $2,030 · $169/mo
• Projected year-2 tax: $2,814 · $234/mo
• Expected delta: +$784/yr (+$65/mo · 38.6%)

ⓘ 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 (shaded) · 51% 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: $41,944
• − Mortgage interest: −$18,989
• − Property taxes: −$2,030
• − Insurance: −$1,695
• − Repairs & maintenance: −$3,356
• − Management: −$3,356
• − HOA: −$8,256
• − Depreciation: −$9,862
• Taxable loss: −$5,599
• Est. tax savings @ 24.0%: +$1,344
• After-tax cash flow: $1,166/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): 15,441
• Household income: $92,214
• Rent vs Own: 29.7% rent · 70.3% own
• Severe rent burden: 780.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 14% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Cuban 3% Salvadoran 1%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 3%
• Foreign-born: 22% · Canada, China, Jamaica
• Languages at home: 77% English-only · Spanish 11% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -124.65%
• Current HPI: 283.9084
• Rent YoY: ▲ 0.85%
• 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

+352.0% since first listed

15 events — show timeline

• 2025-09-02 Listed $339,000 NAPLESMLS
• 2025-05-14 Listing Removed — NAPLESMLS
• 2025-04-03 Price Changed $356,999 NAPLESMLS
• 2025-03-01 Price Changed $359,999 NAPLESMLS
• 2024-11-15 Listed $369,999 NAPLESMLS
• 2024-08-09 Listing Removed — NAPLESMLS
• 2024-04-03 Listed $380,000 NAPLESMLS
• 2021-06-29 Sold (MLS) $264,900 NAPLESMLS
• 2021-06-14 Pending — NAPLESMLS
• 2021-05-28 Pending — NAPLESMLS
• 2021-05-27 Pending — NAPLESMLS
• 2021-05-26 Price Changed $264,900 NAPLESMLS
• 2021-05-24 Listed $294,900 NAPLESMLS
• 1999-04-14 Sold (Public Records) $88,900 Public Records
• 1991-08-01 Sold (Public Records) $75,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $2,030 · +2.5% YoY. Source: county tax records.