1096 Woodshire Ln Unit C210 · Naples, FL 34105

$280,000

2 bd · 2.5 ba · 1,167 sqft · Condo public records · 125 Days on market

Built 1991 $614/mo HOA · 24% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Schools +5.0/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Fairways at Emerald Greens offers an exceptional location in a top-tier school district, just minutes from beach access at Clam Pass and the scenic boardwalk, along with world-class shopping and dining at Waterside Shops. Everyday conveniences are truly just blocks away—Publix, Home Depot, Target, Staples, and a wide variety of popular eateries. This immaculate second-floor condo features two private suites upstairs and an open, light-filled living space below. The lanai has been extended and enclosed under air, enhancing the main living area. Enjoy peaceful treetop views on both levels, providing a rare sense of privacy. The interior showcases beautiful hardwood floors in the downsta

Key facts

• Scenic boardwalk
• World-class shopping
• Beach access

Tags

• TOP-TIER SCHOOL DISTRICT
• BEACH ACCESS
• SCENIC BOARDWALK
• WORLD-CLASS SHOPPING
• PRIVATE SUITES
• EXTENDED LANAI

Property features AI

Finance

• Other: Property is part of a complex with 141 units and 8 units in the building; 2 units per floor, building has 2 floors; Restrictions include architectural, deeded, no commercial, no motorcycles, no RVs
• HOA & community: Quarterly condo fee; Condo fee $1,843 quarterly (total annual recurring fees $7,372); One-time fees $150; Professional management; HOA maintenance covers cable, insurance, internet/Wi-Fi, lawn/land maintenance, legal/accounting, manager, exterior pest control, reserves, sewer, street lights, street maintenance and water; Community amenities include BBQ/picnic area, community pool, internet access, sidewalks, streetlights and tennis court; Community type: see remarks; Sub-association: FAIRWAYS AT EMERALD GREENS

Exterior

• Parking: 1 assigned parking space; Deeded parking; Paved parking
• Utilities: Water assessment paid; Sewer assessment paid; Cable available
• Home design: Residential property; Low-rise (1-3) building; 2-story building; 2-story floor plan; Rear exposure faces north
• Construction: Concrete block construction; Built in 1991; Tile roof; Stucco finish; Foundation information not provided
• Exterior features: Courtyard; Stucco exterior; Shutters (electric); Single-hung windows; Tile roof; Landscaped view

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms; Master bedroom upstairs; Split bedroom floor plan; Two master suites
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with combo tub and shower and dual sinks
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Bar; Built-in cabinets; Cable prewire; Cathedral ceiling; High-speed internet available; Pantry; Smoke detectors; Window coverings; Breakfast bar; Guest bath; Guest room; Laundry in residence
• Laundry & utility: Washer and dryer in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $280k.

Deal economics

• At list price, monthly cash flow is $-414 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (26.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (8.1% below list).
• Recommended offer: $207k (26.1% below list) — sets the bar for cash-flow.

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); Pine Ridge Middle School (math 74% / reading 70%, grade A, #52 of 571 statewide, top 10%, 832 students, 31% 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 27% FRL vs 55% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 74% at this address vs 58% district-wide (+16 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; 334 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 33% of the median local income ($92k/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.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 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 $80k; list at $280k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• 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 $206,867 (26.1% 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 125 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.92% ✗
• Cap rate: 4.52%
• Cash-on-cash: -6.34%
• DSCR: 0.72
• GRM: 9.1

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: -30.3%
• Equity multiple: 0.02×
• Total profit: $-76,837
• Equity at exit: $41,749

10-year hold

• IRR: -49.6%
• Equity multiple: -0.54×
• Total profit: $-120,847
• Equity at exit: $24,209

Cash invested: $78,400 (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: 334
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,574 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$248 /mo · $2,978/yr
• Insurance: −$117
• HOA: −$614
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $-414

Break-even live

Break-even rent $3,098

Max offer price $206,867

Occupancy floor —

Sensitivity live

Price	-10% $-255	-5% $-335	+0% $-414	+5% $-493	+10% $-572
Rent	-10% $-617	-5% $-516	+0% $-414	+5% $-312	+10% $-211
Rate	-1.0pp $-273	-0.5pp $-343	base $-414	+0.5pp $-487	+1.0pp $-560

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1044 Woodshire Ln Unit B212 Naples, FL	3.0	2.0	1250	$8,000	$6.40	25d	1	0.03mi
190 Turtle Lake Ct Unit 6 Naples, FL	2.0	2.0	842	$2,100	$2.49	15d	1	0.25mi
180 Turtle Lake Ct #102 Naples, FL	2.0	2.0	842	$1,850	$2.20	23d	1	0.27mi
200 Turtle Lake Ct #109 Naples, FL	2.0	2.0	842	$1,295	$1.54	25d	1	0.31mi
170 Turtle Lake Ct Naples, FL	2.0	2.0	842	$2,975	$3.53	15d	1	0.31mi
287 Quail Forest Blvd #117 Naples, FL	2.0	2.0	993	$1,695	$1.71	15d	1	0.32mi
287 Quail Forest Blvd #117 Naples, FL	2.0	2.0	993	$1,995	$2.01	23d	1	0.32mi
260 Quail Forest Blvd Naples, FL	1.0–2.0	1.0–2.0	875	$2,533	$2.89	15d	22	0.35mi
225 Turtle Lake Ct Naples, FL	1.0–2.0	1.0–2.0	740	$1,900	$2.57	25d	2	0.38mi
1545 Oyster Catcher Pt Unit A Naples, FL	2.0	2.0	1124	$2,200	$1.96	15d	1	0.38mi
1085 Forest Lakes Dr Unit 8106 Naples, FL	2.0	2.0	1000	$1,900	$1.90	15d	1	0.39mi
1085 Forest Lakes Dr Unit 8305 Naples, FL	1.0	1.0	766	$3,000	$3.92	15d	1	0.39mi
1085 Forest Lakes Dr Unit 8202 Naples, FL	2.0	2.0	1086	$2,800	$2.58	15d	1	0.39mi
1554 Oyster Catcher Pt Unit C Naples, FL	2.0	2.0	1124	$2,900	$2.58	25d	1	0.43mi
175 Turtle Lake Ct Naples, FL	1.0–2.0	1.0–2.0	740	$1,650	$2.23	15d	2	0.43mi
1086 Forest Lakes Dr Unit 9303 Naples, FL	2.0	2.0	1000	$2,395	$2.40	15d	1	0.44mi
200 Forest Lakes Blvd #111 Naples, FL	2.0	2.0	842	$3,100	$3.68	15d	1	0.46mi
1629 Spoonbill Ln Unit 1629-A Naples, FL	2.0	2.0	1250	$2,000	$1.60	15d	1	0.47mi
100 Forest Lakes Blvd Naples, FL	1.0–2.0	2.0	842	$3,500	$4.16	15d	3	0.47mi
300 Forest Lakes Blvd Naples, FL	2.0	2.0	842	$2,700	$3.21	25d	2	0.49mi
1350 Misty Pines Cir Unit E-204 Naples, FL	2.0	2.0	1200	$7,500	$6.25	15d	1	0.51mi
400 Forest Lakes Blvd Naples, FL	2.0	2.0	842	$2,350	$2.79	23d	4	0.51mi
500 Misty Pines Cir #206 Naples, FL	2.0	2.0	1260	$6,000	$4.76	15d	1	0.52mi
500 Misty Pines Cir Unit 2-204 Naples, FL	2.0	2.0	1260	$5,750	$4.56	15d	1	0.52mi
499 Forest Lakes Blvd #105 Naples, FL	2.0	2.0	919	$1,950	$2.12	15d	1	0.52mi
1860 Bald Eagle Dr Unit 403B Naples, FL	2.0	2.0	1325	$3,000	$2.26	15d	1	0.54mi
501 Forest Lakes Blvd #111 Naples, FL	2.0	2.0	919	$2,300	$2.50	15d	1	0.56mi
3308 Europa Dr #30 Naples, FL	2.0	2.0	1205	$5,500	$4.56	25d	1	0.74mi
2581 Poinciana St Naples, FL	3.0	2.0	1255	$9,000	$7.17	25d	1	0.94mi
1400 Pompei Ln Naples, FL	2.0	2.0	1012	$1,888	$1.86	25d	2	1.03mi
1400 Pompei Ln Unit S-21 Naples, FL	2.0	2.0	1025	$3,000	$2.93	25d	1	1.03mi
1400 Pompei Ln Unit O-21 Naples, FL	2.0	2.0	1025	$2,200	$2.15	25d	1	1.03mi
3520 Bolero Way Unit 1325569P Naples, FL	3.0	2.0	1399	$5,021	$3.59	15d	1	1.03mi
5934 Premier Way Naples, FL	1.0–3.0	1.0–3.0	1350	$3,618	$2.68	15d	29	1.09mi
4525 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	25d	1	1.11mi
4523 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	25d	1	1.11mi
5301 Summerwind Dr Naples, FL	1.0–2.0	1.0–2.0	836	$1,864	$2.23	15d	12	1.12mi
1082 Capri Dr Naples, FL	3.0	2.0	1500	$9,000	$6.00	25d	1	1.27mi
3225 Cypress Glen Way #105 Naples, FL	2.0	2.0	1191	$2,900	$2.43	25d	1	1.37mi
1100 Pine Ridge Rd Naples, FL	1.0	1.0	868	$2,125	$2.45	15d	3	1.39mi

HOA detail condo

• Monthly dues: $614 · $7,368/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $280,000 Active 125 DOM
2. 2026-06-18
   days on market $280,000 Active 122 DOM
3. 2026-06-17
   days on market $280,000 Active 121 DOM
4. 2026-06-16
   days on market $280,000 Active 120 DOM
5. 2026-06-15
   days on market $280,000 Active 119 DOM
6. 2026-06-14
   days on market $280,000 Active 117 DOM
7. 2026-06-10
   days on market $280,000 Active 114 DOM
8. 2026-06-09
   days on market $280,000 Active 113 DOM
9. 2026-06-08
   days on market $280,000 Active 112 DOM
10. 2026-06-07
    days on market $280,000 Active 111 DOM
11. 2026-06-03
    days on market $280,000 Active 107 DOM
12. 2026-06-02
    days on market $280,000 Active 106 DOM
13. 2026-06-01
    days on market $280,000 Active 105 DOM
14. 2026-05-31
    days on market $280,000 Active 104 DOM
15. 2026-05-30
    days on market $280,000 Active 103 DOM
16. 2026-02-16
    listed $280,000 Active
17. 2025-03-18
    historical
18. 2025-01-14
    price $355,000
19. 2024-06-26
    listed $375,000 Active
20. 1991-09-01
    soldstatus $79,900

ⓘ 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: $2,978 · $248/mo
• Projected year-2 tax: $2,978 · $248/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 6/10 Major FEMA zone X (shaded) · 72% 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: $30,884
• − Mortgage interest: −$15,684
• − Property taxes: −$2,978
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,471
• − Management: −$2,471
• − HOA: −$7,368
• − Depreciation: −$8,145
• Taxable loss: −$9,633
• Est. tax savings @ 24.0%: +$2,312
• After-tax cash flow: $-2,656/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

+250.4% since first listed

5 events — show timeline

• 2026-02-16 Listed $280,000 NAPLESMLS
• 2025-03-18 Listing Removed — NAPLESMLS
• 2025-01-14 Price Changed $355,000 NAPLESMLS
• 2024-06-26 Listed $375,000 NAPLESMLS
• 1991-09-01 Sold (Public Records) $79,900 Public Records

Property tax history

+14.0%/yr

Latest (2025): $2,978 · +239.6% YoY. Source: county tax records.