1337 Solana Rd Unit K9 · Naples, FL 34103

$495,000

3 bd · 2.0 ba · 1,872 sqft · Condo public records · 163 Days on market

Built 1988 $895/mo HOA · 14% 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 +22.8/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 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

Discover this enchanting oasis in vibrant Naples, where paradise awaits with a stunning community pool and serene lake views! This in town location immerses you in a quiet botanical tropical environment, an artist's retreat. There are two private patios for relaxation and for dining alfresco. Step inside this spacious floor plan in Bent Pines and discover high vaulted ceilings that has an open great room which seamlessly connects to the generous dining area and kitchen which is a chef’s delight. There are two Primary Bedroom options one on the first level or on the second level, plus a third bedroom/den on the first level, this home perfectly balances space and style, making it your i

Key facts

• Two patios
• Lake views
• Chef's delight

Tags

• LAKE VIEWS
• TWO PATIOS
• OPEN GREAT ROOM FLOOR PLAN
• CHEF'S DELIGHT

Property features AI

Finance

• Other: Part of Bent Pines Villas Condo (57 units in complex, 5 units in building)
• HOA & community: Quarterly condo fee; Community pool; Internet access; Sidewalks and streetlights; Underground utilities; Professional management; Maintenance covers insurance, lawn/land, manager, pest control (interior & exterior), reserves, sewer, trash removal, and water; Non-gated community; Total annual recurring fees listed; One-time fees listed

Exterior

• Parking: 1 assigned parking space; Deeded parking; Guest parking; Paved parking
• Utilities: Central water; Central sewer; Cable available
• Home design: Attached villa (2 story); Residential property; Rear exposure faces southwest; Unit 9 in complex
• Construction: Wood frame construction; Wood siding exterior finish; Shingle roof; Built in 1988
• Exterior features: Courtyard; Patio; Landscaped area view; Sliding windows; Paved roads and dead-end access; No RV allowed (deeded restriction)

Interior

• Kitchen: Dishwasher; Self-cleaning oven; Refrigerator
• Bedrooms: 3 bedrooms; Master bedroom upstairs
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms; Master bath with tub and shower combo
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Foyer; High-speed internet available; Smoke detectors; Vaulted ceiling; Walk-in closet; Window coverings; Great room; Dining in family room; Loft; Open porch/lanai; Storage
• Laundry & utility: Washer; Dryer; Laundry in residence

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $495k.

Deal economics

• At list price, monthly cash flow is $865 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $495k).
• Recommended offer: $436k (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.
• Market conditions: Rents rising fast (+14.6%/yr); 479 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• At $6,241/mo this rent would consume 64% of the median local household income ($117k/yr) (locally 311% 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 $3k of loan paydown is wiped out by about $15k 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 $139k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $350k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $435,600 (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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.26% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.49%
• DSCR: 1.33
• GRM: 6.6

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $8,335
• Equity at exit: $73,806

10-year hold

• IRR: 16.1%
• Equity multiple: 2.66×
• Total profit: $230,279
• Equity at exit: $42,799

Cash invested: $138,600 (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 →

ZIP-level market 34103

• Rents YoY: 14.6%
• Active inventory: 479
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $6,241 medium
• Mortgage (P&I): −$2,596
• Tax from tax record: −$368 /mo · $4,421/yr
• Insurance: −$206
• HOA: −$895
• Vacancy / Maint / Mgmt: −$1,311
• Net cashflow: $865

Break-even live

Break-even rent $5,146

Max offer price $495,000

Occupancy floor 81%

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: $123,750
• Closing costs: $14,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1240 Shady Rest Ln #102 Naples, FL	3.0	2.0	1619	$6,000	$3.71	13d	1	0.09mi
1082 Capri Dr Naples, FL	3.0	2.0	1500	$9,000	$6.00	23d	1	0.33mi
1097 Frank Whiteman Blvd Naples, FL	4.0	3.0	1590	$10,900	$6.86	23d	1	0.43mi
4082 Belair Ln #11 Naples, FL	3.0	2.0	1600	$6,000	$3.75	23d	1	0.44mi
4092 Belair Ln #15 Naples, FL	3.0	3.0	1500	$6,200	$4.13	23d	1	0.46mi
3930 Belair Ln Naples, FL	2.0	2.0	1300	$6,000	$4.62	23d	1	0.47mi
4083 Belair Ln Naples, FL	3.0	3.5	2600	$25,000	$9.62	23d	1	0.49mi
3722 Rachel Ln Naples, FL	3.0	3.0	2141	$20,000	$9.34	13d	1	0.57mi
718 Old Trail Dr Naples, FL	3.0	3.0	2286	$34,500	$15.09	23d	1	0.59mi
740 Park Shore Dr Naples, FL	3.0	2.0	1964	$22,500	$11.46	23d	1	0.61mi
4200 Belair Ln Naples, FL	2.0–3.0	2.0	1406	$9,000	$6.40	23d	5	0.64mi
723 Willowhead Dr Naples, FL	3.0	3.0	1776	$18,000	$10.14	23d	1	0.66mi
569 Park Shore Dr Unit G5 Naples, FL	2.0	2.5	1921	$15,000	$7.81	23d	1	0.68mi
571 Park Shore Dr Unit G6 Naples, FL	2.0	2.0	2221	$14,000	$6.30	23d	1	0.68mi
735 Parkview Ln Naples, FL	2.0	2.0	1918	$11,000	$5.74	23d	1	0.69mi
4706 West Blvd Unit W3 Naples, FL	3.0	3.0	1933	$7,000	$3.62	23d	1	0.71mi
4180 Crayton Rd Unit E7 Naples, FL	3.0	2.0	1600	$8,900	$5.56	23d	1	0.74mi
261 Colonade Cir #2701 Naples, FL	2.0	2.5	1991	$11,000	$5.52	23d	1	0.76mi
1265 Pompei Ln Naples, FL	3.0	2.0	1650	$3,495	$2.12	13d	1	0.80mi
635 Fountainhead Ln Naples, FL	4.0	3.0	2566	$19,000	$7.40	23d	1	0.82mi
656 Binnacle Dr Naples, FL	3.0	2.0	1808	$10,000	$5.53	23d	1	0.84mi
587 Parkwood Ln Naples, FL	4.0	2.0	2114	$6,000	$2.84	23d	1	0.85mi
4155 Crayton Rd #203 Naples, FL	3.0	3.0	1940	$14,000	$7.22	23d	1	0.85mi
1119 Ridge St Naples, FL	3.0	3.5	2221	$9,000	$4.05	23d	1	0.86mi
355 Park Shore Dr Unit 1-114 Naples, FL	2.0	2.0	1574	$13,000	$8.26	23d	1	0.90mi
3105 Riviera Dr Unit A201 Naples, FL	2.0	2.0	1625	$8,000	$4.92	23d	1	0.95mi
535 Anchor Rode Dr Naples, FL	4.0	3.0	2422	$35,000	$14.45	23d	1	0.95mi
250 Park Shore Dr #803 Naples, FL	3.0	2.0	1690	$15,000	$8.88	23d	1	0.95mi
707 Port Side Dr Naples, FL	4.0	3.0	2490	$20,000	$8.03	23d	1	0.99mi
4856 Crayton Rd Naples, FL	3.0	2.0	2329	$20,000	$8.59	13d	1	1.06mi
4916 Crayton Rd Naples, FL	3.0	2.0	1932	$25,000	$12.94	23d	1	1.08mi
1614 Forest Lakes Blvd Naples, FL	3.0	2.0	1869	$10,000	$5.35	23d	1	1.10mi
4530 Gulf Shore Blvd N Unit 2-122 Naples, FL	3.0	2.5	1786	$15,000	$8.40	23d	1	1.15mi
4031 Gulf Shore Blvd N #55 Naples, FL	2.0	2.0	2150	$6,500	$3.02	23d	1	1.17mi
3520 Bolero Way Unit 1325569P Naples, FL	3.0	2.0	1399	$5,021	$3.59	13d	1	1.17mi
4031 Gulf Shore Blvd N Unit 7D Naples, FL	3.0	3.0	2500	$18,000	$7.20	23d	1	1.17mi
4560 Gulf Shore Blvd N Unit 3-213 Naples, FL	2.0	2.0	1321	$8,500	$6.43	23d	1	1.18mi
5934 Premier Way Naples, FL	1.0–3.0	1.0–3.0	1350	$4,882	$3.62	13d	29	1.18mi
1719 Camelia Ln Naples, FL	3.0	2.0	1534	$3,900	$2.54	23d	1	1.19mi
4255 Gulf Shore Blvd N #1403 Naples, FL	2.0	2.0	1536	$12,500	$8.14	23d	1	1.19mi

HOA detail condo

• Monthly dues: $895 · $10,740/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $495,000 Active 163 DOM
2. 2026-06-17
   days on market $495,000 Active 162 DOM
3. 2026-06-16
   days on market $495,000 Active 161 DOM
4. 2026-06-15
   days on market $495,000 Active 160 DOM
5. 2026-06-14
   days on market $495,000 Active 158 DOM
6. 2026-06-10
   days on market $495,000 Active 155 DOM
7. 2026-06-09
   days on market $495,000 Active 154 DOM
8. 2026-06-08
   days on market $495,000 Active 153 DOM
9. 2026-06-07
   days on market $495,000 Active 152 DOM
10. 2026-06-03
    days on market $495,000 Active 148 DOM
11. 2026-06-02
    days on market $495,000 Active 147 DOM
12. 2026-06-01
    days on market $495,000 Active 146 DOM
13. 2026-05-31
    days on market $495,000 Active 145 DOM
14. 2026-05-30
    days on market $495,000 Active 144 DOM
15. 2026-05-05
    price $495,000
16. 2026-04-10
    price $500,000
17. 2026-01-06
    listed $515,000 Active
18. 2005-11-30
    soldstatus $350,000
19. 1998-01-16
    soldstatus $120,500

ⓘ 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: $4,421 · $368/mo
• Projected year-2 tax: $4,421 · $368/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 4/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $74,890
• − Mortgage interest: −$27,728
• − Property taxes: −$4,421
• − Insurance: −$2,475
• − Repairs & maintenance: −$5,991
• − Management: −$5,991
• − HOA: −$10,740
• − Depreciation: −$14,400
• Taxable income: $3,144
• Est. tax owed @ 24.0%: −$754
• After-tax cash flow: $9,622/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

+310.8% since first listed

5 events — show timeline

• 2026-05-05 Price Changed $495,000 NAPLESMLS
• 2026-04-10 Price Changed $500,000 NAPLESMLS
• 2026-01-06 Listed $515,000 NAPLESMLS
• 2005-11-30 Sold (Public Records) $350,000 Public Records
• 1998-01-16 Sold (Public Records) $120,500 Public Records

Property tax history

+9.8%/yr

Latest (2025): $4,421 · +9.6% YoY. Source: county tax records.