147 Harrison Rd #1 · Naples, FL 34112

$205,000

2 bd · 2.0 ba · 1,188 sqft · Condo public records · 156 Days on market

Built 1972 $1147/mo HOA · 35% of rent

---

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 +18.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Location! Location, ! Location! Stunning water and golf course views abundant with bird life and panoramic sunsets. High impact glass Master bedroom on suite. and has sliders to the lanai to step out and enjoy the fresh air. Updated bathroom and glass shower. Walk in closet. Guest bedroom and bath offer privacy for guests. Fully remodeled kitchen. Walk to resort style amenities including Clubhouse, hard and grass tennis courts, 9 pools, bocce, shuffle board, Pro-Shop and 19th Hole restaurant. Pickleball courts are amazing and are lit at night. Only 3 miles to 10 miles of Gulf beaches and Old Naples. Private Country Club membership with 2 newly reconstructed 18-hole bundled golf courses.

Key facts

• Water views
• Glass shower
• High impact glass

Tags

• WATER VIEWS
• GOLF COURSE VIEWS
• PANORAMIC SUNSETS
• HIGH IMPACT GLASS
• UPDATED BATHROOM
• GLASS SHOWER

Property features AI

Finance

• Other: No RV allowed (restriction)
• Financial info: Details not provided
• HOA & community: Mandatory HOA (Condo management); Monthly condo fee; Community amenities include clubhouse, community pool, golf course (golf-bundled), bocce court, pickleball, tennis, shuffleboard, putting green, restaurant, library, and streetlights; HOA covers cable, golf course, insurance, irrigation water, lawn/land maintenance, legal/accounting, manager, exterior and interior pest control, recreation facilities, reserves, sewer, street lights, trash removal and water; Total annual recurring HOA fees listed; One-time fee applies

Exterior

• Parking: Details not provided
• Security: Impact-resistant doors; Impact-resistant windows
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential end-unit in a low-rise building (1–3 stories); Rear exposure facing north; Zero lot line
• Construction: Concrete block construction; Stucco exterior finish; Built-up/flat and shingle roof; Built in 1972
• Exterior features: Decorative shutters; Pond and water feature/view; Water display

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range (self-cleaning oven); Refrigerator / Refrigerator-Freezer
• Bedrooms: 2 bedrooms (split bedroom floor plan)
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower-only configuration
• Heating & cooling: Central electric heat; Central electric air conditioning
• Interior features: Built-in cabinets; Foyer; Smoke detectors; Window coverings; Dining area (in living room); Glass porch; Screened lanai/porch; Furnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $205k.

Deal economics

• At list price, monthly cash flow is $-234 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (20.1% below list).
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $164k (20.1% 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: Shadowlawn Elementary School (math 44% / reading 40%, grade F, #1,403 of 2,144 statewide, top 67%, 457 students, 72% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL).
• Zoned-school proficiency averages 41% at this address vs 58% district-wide (-17 pts) — the specific schools serving this property underperform the Collier average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.7%/yr); 771 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); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $3,236/mo this rent would consume 56% of the median local household income ($70k/yr) (locally 980% 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 $1k of loan paydown is wiped out by about $6k 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 156 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $82k; list at $205k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 35% of rent.
• 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,719 (20.1% 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 156 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
11. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
12. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
13. 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.
14. 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.
15. 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: 1.58% ✓
• Cap rate: 7.42%
• Cash-on-cash: 4.03%
• DSCR: 1.18
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -31.6%
• Equity multiple: 0.01×
• Total profit: $-56,693
• Equity at exit: $30,566

10-year hold

• IRR: -90.9%
• Equity multiple: -0.77×
• Total profit: $-101,556
• Equity at exit: $17,725

Cash invested: $57,400 (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 34112

• Rents YoY: -1.7%
• Active inventory: 771
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $3,236 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$56 /mo · $675/yr
• Insurance: −$85
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,147
• Vacancy / Maint / Mgmt: −$680
• Net cashflow: $-234

Break-even live

Break-even rent $3,532

Max offer price $163,719

Occupancy floor —

Sensitivity live

Price	-10% $-118	-5% $-176	+0% $-234	+5% $-292	+10% $-350
Rent	-10% $-489	-5% $-362	+0% $-234	+5% $-106	+10% $22
Rate	-1.0pp $-130	-0.5pp $-182	base $-234	+0.5pp $-287	+1.0pp $-341

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
159 Teryl Rd #2 Naples, FL	2.0	2.0	1080	$5,200	$4.81	14d	1	0.08mi
131 Teryl Rd Unit C3 Naples, FL	2.0	2.0	1080	$3,495	$3.24	24d	1	0.09mi
131 Teryl Rd Unit 3UNIT 3 Naples, FL	2.0	2.0	1080	$1,750	$1.62	14d	1	0.09mi
195 Peppermint Ln #2 Naples, FL	2.0	2.0	1198	$2,600	$2.17	14d	1	0.11mi
195 Peppermint Ln Unit 881 Naples, FL	2.0	2.0	1335	$5,000	$3.75	14d	1	0.11mi
195 Peppermint Ln Unit 884 Naples, FL	2.0	2.0	1335	$3,800	$2.85	14d	1	0.11mi
195 Peppermint Ln Unit 4 Naples, FL	2.0	2.0	1335	$2,500	$1.87	24d	1	0.11mi
202 Peppermint Ln #2 Naples, FL	2.0	2.0	1335	$5,000	$3.75	14d	1	0.11mi
162 Teryl Rd Unit 6-2 Naples, FL	2.0	2.0	1188	$2,500	$2.10	24d	1	0.12mi
209 Palm Dr #1 Naples, FL	2.0	2.0	1215	$5,000	$4.12	14d	1	0.12mi
146 Lollypop Ln #851 Naples, FL	2.0	2.0	1335	$3,750	$2.81	24d	1	0.15mi
229 Palm Dr Unit 229-2 Naples, FL	2.0	2.0	1215	$4,400	$3.62	14d	1	0.16mi
239 Palm Dr #2 Naples, FL	2.0	2.0	1215	$4,000	$3.29	14d	1	0.17mi
200 Palm Dr #7 Naples, FL	2.0	2.0	1010	$1,600	$1.58	14d	1	0.18mi
216 Palm Dr #5 Naples, FL	2.0	2.0	1010	$4,500	$4.46	14d	1	0.19mi
190 Palm Dr Unit 3085 Naples, FL	2.0	2.0	1251	$1,850	$1.48	14d	1	0.19mi
232 Palm Dr Unit 47-5 Naples, FL	2.0	2.0	1010	$2,500	$2.48	24d	1	0.20mi
149 Palm Dr Unit 8617 Naples, FL	2.0	2.0	981	$2,000	$2.04	14d	1	0.20mi
240 Palm Dr Unit 48-1 Naples, FL	2.0	2.0	1100	$1,800	$1.64	24d	1	0.21mi
265 Palm Dr Unit 265-2 Naples, FL	2.0	2.0	1215	$1,499	$1.23	14d	1	0.22mi
256 Palm Dr #6 Naples, FL	2.0	2.0	1010	$4,500	$4.46	14d	1	0.23mi
135 Palm Dr #12 Naples, FL	2.0	2.0	1180	$2,200	$1.86	14d	1	0.23mi
581 Teryl Rd #5 Naples, FL	2.0	2.0	1403	$4,500	$3.21	14d	1	0.24mi
154 Palm Dr Unit 1049699P Naples, FL	2.0	2.0	1248	$2,732	$2.19	22d	1	0.24mi
432 Teryl Rd Unit 1546319P Naples, FL	2.0	2.0	1496	$1,561	$1.04	14d	1	0.24mi
306 Palm Dr #2 Naples, FL	2.0	2.0	1270	$5,200	$4.09	24d	1	0.30mi
4472 Beechwood Lake Dr Naples, FL	3.0	2.0	1352	$3,050	$2.26	24d	1	0.39mi
348 Tern Dr #2 Naples, FL	2.0	2.0	1270	$1,800	$1.42	14d	1	0.42mi
348 Tern Dr Unit 4 Naples, FL	2.0	2.0	1270	$5,000	$3.94	24d	1	0.42mi
364 Tern Dr #4 Naples, FL	2.0	2.0	1264	$1,800	$1.42	14d	1	0.45mi
96 Glades Blvd Unit 513 Naples, FL	2.0	2.0	1370	$4,500	$3.28	14d	1	0.50mi
2155 Great Blue Dr Naples, FL	1.0–3.0	1.0–2.0	895	$1,910	$2.13	14d	43	0.55mi
3350 Putney Ct Naples, FL	1.0–3.0	1.0–2.0	1038	$2,986	$2.88	14d	26	0.55mi
83 Glades Blvd #3 Naples, FL	2.0	2.0	1204	$5,200	$4.32	14d	1	0.60mi
1814 Kings Lake Blvd #204 Naples, FL	2.0	2.0	1400	$2,450	$1.75	24d	1	0.62mi
3005 Gordon St Naples, FL	3.0	2.0	967	$2,275	$2.35	14d	1	0.63mi
3005 Gordon St Naples, FL	3.0	2.0	967	$2,275	$2.35	24d	1	0.63mi
3608 Arctic Cir #514 Naples, FL	2.0	2.0	1250	$4,200	$3.36	24d	1	0.63mi
4010 Ice Castle Way #7 Naples, FL	2.0	2.0	1314	$3,200	$2.44	24d	1	0.66mi
2103 Tama Cir Unit 2 Naples, FL	2.0	2.0	1368	$4,000	$2.92	22d	1	0.67mi

HOA detail condo

• Monthly dues: $1,147 · $13,764/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-18
   days on market $205,000 Active 156 DOM
2. 2026-06-17
   days on market $205,000 Active 155 DOM
3. 2026-06-16
   days on market $205,000 Active 154 DOM
4. 2026-06-15
   days on market $205,000 Active 153 DOM
5. 2026-06-14
   days on market $205,000 Active 151 DOM
6. 2026-06-10
   days on market $205,000 Active 148 DOM
7. 2026-06-09
   days on market $205,000 Active 147 DOM
8. 2026-06-08
   days on market $205,000 Active 146 DOM
9. 2026-06-07
   days on market $205,000 Active 145 DOM
10. 2026-06-03
    days on market $205,000 Active 141 DOM
11. 2026-06-03
    remarks 697-char remark
12. 2026-06-03
    listed $205,000 Active 140 DOM

ⓘ 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: $675 · $56/mo
• Projected year-2 tax: $1,702 · $142/mo
• Expected delta: +$1,026/yr (+$86/mo · 152.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 · 29 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: $38,834
• − Mortgage interest: −$11,483
• − Property taxes: −$675
• − Insurance: −$6,144
• − Repairs & maintenance: −$3,107
• − Management: −$3,107
• − HOA: −$13,764
• − Depreciation: −$5,964
• Taxable loss: −$5,409
• Est. tax savings @ 24.0%: +$1,298
• After-tax cash flow: $-1,506/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): 27,193
• Household income: $69,842
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 980.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 18% Two or more races 9% Black 6% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2% Cuban 4% Dominican 1%
• Common ancestry: Hispanic 4% Romanian 3% Portuguese 2%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 17% French/Haitian/Cajun 4% 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: ▼ -235.10%
• Current HPI: 256.9182
• Rent YoY: ▼ -1.69%
• 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

+171.5% since first listed

3 events — show timeline

• 2026-01-13 Listed $205,000 NAPLESMLS
• 2000-09-14 Sold (Public Records) $82,000 Public Records
• 1991-10-01 Sold (Public Records) $75,500 Public Records

Property tax history

+1.5%/yr

Latest (2025): $675 · +7.8% YoY. Source: county tax records.