9076 Rialto St #6204 · Lely Resort, FL 34113

$425,000

3 bd · 2.0 ba · 1,771 sqft · Condo public records · 21 Days on market

Built 2008 $1244/mo HOA · 19% of rent

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Why this score? — see what drove the B- 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 +25.8/30.0
• 1% rule +10.0/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +3.9/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Stunning TURNKEY condo offering the perfect blend of luxury, comfort & resort-style living. Ideally situated steps from The Village Center amenities, this UPDATED residence features tranquil views of the reflecting pool boulevard w/ elegant WATER FEATURES & lush tropical landscaping. This light-filled open floor plan w/ split-bedroom design offers 3 bedrooms, 2 full baths & 1771 sqft AC/2439 total sqft. Built w/ CONCRETE BLOCK CONSTRUCTION on both levels, the home also features a NEW ROOF, NEW TILE FLOORS, IMPACT GLASS windows/doors & many high-end upgrades throughout. The inviting entry welcomes you w/ a covered & enclosed front porch & engineered hardwo

Key facts

• Turnkey condo
• Updated residence
• Water features

Tags

• TURNKEY CONDO
• UPDATED RESIDENCE
• WATER FEATURES
• TROPICAL LANDSCAPING
• CONCRETE BLOCK CONSTRUCTION
• NEW ROOF

Property features AI

Finance

• Financial info: Special assessment $2,400 annually
• HOA & community: Mandatory HOA (Condo management); Master HOA fee $99 annually; Condo fee $3,710 quarterly; Maintenance covers cable, insurance, internet/Wi‑Fi, irrigation water, lawn/land maintenance, manager, exterior pest control, recreation facilities, reserve, sewer, street lights, street maintenance, trash removal, and water; Amenities include clubhouse, community pool and spa, fitness center (attended), exercise room, business center, library, theater, restaurant, tennis, pickleball, bocce, basketball, volleyball, bike and jog paths, sidewalks, streetlights, underground utilities and golf course access (public); Community type: Condo/Hotel, Golf Course, Non-Gated; One-time fee $500; Total annual recurring fees $17,339; Total one-time fees $800

Exterior

• Parking: Attached 2-car garage; Guest parking; Paved parking; Street parking
• Security: Owned private security system; Unmonitored alarm; Entry keypad
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Low-rise (1–3 stories); Carriage/coach, Spanish-style building; Rear exposure faces southwest; Located in Lely Resort development
• Construction: Concrete block construction; Tile roof; Stucco exterior; Built in 2008; Impact-resistant windows and doors
• Exterior features: Automatic sprinkler system; Screened balcony / screened lanai/porch; Balcony; Great room; Guest bath and guest room; Laundry in residence

Interior

• Kitchen: Kitchen island; Cooktop (electric); Range; Self-cleaning oven; Microwave; Dishwasher; Disposal; Refrigerator / refrigerator-freezer / icemaker
• Bedrooms: 3 bedrooms; Master bedroom upstairs; Split bedroom layout
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and multiple shower heads (shower only)
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans; Exhaust fan
• Interior features: Cable prewire; Closet cabinets; Fire sprinkler system; Foyer; French doors; High-speed internet available; Smoke detectors; Walk-in closet; Window coverings; Turnkey furnished; 3 ceiling fans
• Laundry & utility: Washer and dryer included; Washer/dryer hookup; Dryer; Generator; Home automation; Security system

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $425k.

Deal economics

• At list price, monthly cash flow is $599 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $425k).
• Recommended offer: $419k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#786 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A-; Watch: health & safety D, amenities F, commute 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: Lely Elementary School (math 45% / reading 46%, grade D-, #1,247 of 2,144 statewide, top 59%, 499 students, 62% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL) — zoned schools at 58% FRL track the district average.
• Zoned-school proficiency averages 42% at this address vs 58% district-wide (-16 pts) — the specific schools serving this property underperform the Collier average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.6%/yr); 597 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $6,426/mo this rent would consume 94% of the median local household income ($82k/yr) (locally 954% 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 $13k 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 + 5.6% rent growth), your $119k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($419k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $418,625 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.51% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.34%
• DSCR: 1.46
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.59% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.89×
• Total profit: $-12,519
• Equity at exit: $63,369

10-year hold

• IRR: 10.7%
• Equity multiple: 1.98×
• Total profit: $116,768
• Equity at exit: $36,746

Cash invested: $119,000 (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 34113

• Rents YoY: 5.6%
• Active inventory: 597
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $6,426 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$401 /mo · $4,814/yr
• Insurance: −$177
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,244
• Vacancy / Maint / Mgmt: −$1,349
• Net cashflow: $599

Break-even live

Break-even rent $5,668

Max offer price $425,000

Occupancy floor 86%

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9072 Rialto St #6302 Naples, FL	3.0	2.0	1771	$8,250	$4.66	21d	1	0.01mi
9076 Rialto St Unit 62 Naples, FL	3.0	2.5	1624	$7,500	$4.62	23d	1	0.02mi
9073 Rialto St #6002 Naples, FL	3.0	2.0	1771	$7,500	$4.23	23d	1	0.05mi
9081 Albion Ln S #6510 Naples, FL	3.0	2.5	2004	$6,280	$3.13	13d	1	0.08mi
9081 Albion Ln S #6505 Naples, FL	2.0	2.0	1225	$7,500	$6.12	23d	1	0.08mi
9088 Chula Vista St Unit 108-3 Naples, FL	2.0	2.0	1404	$5,700	$4.06	23d	1	0.08mi
9102 Capistrano St S Unit 72-3 Naples, FL	2.0	2.5	1520	$6,500	$4.28	23d	1	0.09mi
9092 Chula Vista St #11003 Naples, FL	2.0	2.0	1404	$6,850	$4.88	23d	1	0.09mi
9082 Capistrano St N Unit 48-5 Naples, FL	2.0	2.0	1227	$6,500	$5.30	23d	1	0.10mi
9109 Yuba Ln Unit 80 Naples, FL	3.0	2.5	1729	$3,900	$2.26	23d	1	0.11mi
9071 Albion Ln N #5706 Naples, FL	2.0	2.5	1441	$2,200	$1.53	23d	1	0.11mi
9102 Chula Vista St #11302 Naples, FL	2.0	2.5	1531	$2,695	$1.76	21d	1	0.12mi
8965 Malibu Ln #802 Naples, FL	3.0	2.0	1771	$6,595	$3.72	23d	1	0.13mi
9066 Albion Ln N #5106 Naples, FL	3.0	2.5	1715	$6,500	$3.79	21d	1	0.14mi
9066 Albion Ln N Unit 51-1 Naples, FL	3.0	2.5	1989	$7,000	$3.52	23d	1	0.14mi
9115 Capistrano St S #8207 Naples, FL	2.0	2.5	1494	$6,000	$4.02	23d	1	0.15mi
9111 Capistrano St S #8303 Naples, FL	2.0	2.5	1432	$7,500	$5.24	23d	1	0.17mi
8519 Chase Preserve Dr Naples, FL	2.0	2.0	1827	$9,000	$4.93	23d	1	0.18mi
9118 Chula Vista St #12002 Naples, FL	2.0	2.5	1531	$4,200	$2.74	23d	1	0.19mi
9054 Capistrano St N #4002 Naples, FL	3.0	2.0	1674	$6,000	$3.58	23d	1	0.23mi
9054 Capistrano St N #4003 Naples, FL	2.0	2.0	1385	$2,495	$1.80	23d	1	0.23mi
8175 Celeste Dr Naples, FL	2.0	2.0	1460	$2,395	$1.64	23d	1	0.27mi
8175 Celeste Dr #1229 Naples, FL	3.0	2.0	1640	$2,975	$1.81	23d	1	0.27mi
8175 Celeste Dr #1230 Naples, FL	2.0	2.0	1476	$2,775	$1.88	23d	1	0.27mi
8967 Lely Island Cir Naples, FL	3.0	2.0	2056	$17,000	$8.27	23d	1	0.29mi
9151 Delano St #9702 Naples, FL	3.0	2.5	1733	$2,650	$1.53	13d	1	0.29mi
8135 Celeste Dr #4218 Naples, FL	2.0	2.0	1476	$7,500	$5.08	23d	1	0.29mi
9025 Alturas St #3102 Naples, FL	2.0	3.0	1531	$3,400	$2.22	23d	1	0.30mi
9155 Delano St Unit 1545913P Naples, FL	3.0	2.0	1797	$3,871	$2.15	13d	1	0.30mi
9159 Delano St #9905 Naples, FL	3.0	2.0	1770	$4,995	$2.82	23d	1	0.32mi
9161 Chula Vista St Unit 135-2 Naples, FL	4.0	3.0	1776	$7,500	$4.22	23d	1	0.34mi
8986 Cambria Cir #2204 Naples, FL	3.0	2.0	1771	$7,500	$4.23	23d	1	0.36mi
8986 Cambria Cir Unit 22 Naples, FL	2.0	2.0	1404	$6,000	$4.27	23d	1	0.36mi
8125 Celeste Dr #5113 Naples, FL	3.0	2.0	1635	$7,000	$4.28	23d	1	0.40mi
8125 Celeste Dr #5216 Naples, FL	3.0	2.0	1640	$4,500	$2.74	23d	1	0.40mi
8989 Cambria Cir #1807 Naples, FL	3.0	2.5	2008	$7,000	$3.49	13d	1	0.41mi
9187 Celeste Dr Unit 1073494P Naples, FL	2.0	2.0	1399	$2,979	$2.13	13d	1	0.42mi
8992 Cambria Cir Unit 1546062P Naples, FL	3.0	2.0	2002	$3,097	$1.55	13d	1	0.46mi
8845 Lely Island Cir Naples, FL	3.0	2.0	2373	$12,500	$5.27	23d	1	0.47mi
6903 Mauna Loa Ln Naples, FL	3.0	2.5	2224	$13,500	$6.07	23d	1	0.48mi

HOA detail condo

• Monthly dues: $1,244 · $14,928/yr
• Likely covers: waterlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $425,000 Active 21 DOM
2. 2026-06-17
   days on market $425,000 Active 20 DOM
3. 2026-06-16
   days on market $425,000 Active 19 DOM
4. 2026-06-15
   days on market $425,000 Active 18 DOM
5. 2026-06-14
   days on market $425,000 Active 16 DOM
6. 2026-06-10
   days on market $425,000 Active 13 DOM
7. 2026-06-09
   days on market $425,000 Active 12 DOM
8. 2026-06-08
   days on market $425,000 Active 11 DOM
9. 2026-06-07
   days on market $425,000 Active 10 DOM
10. 2026-06-03
    days on market $425,000 Active 6 DOM
11. 2026-06-02
    days on market $425,000 Active 5 DOM
12. 2026-06-01
    days on market $425,000 Active 4 DOM
13. 2026-05-31
    days on market $425,000 Active 3 DOM
14. 2026-05-30
    days on market $425,000 Active 2 DOM
15. 2026-05-29
    listed $425,000 Active
16. 2022-10-20
    soldstatus $425,000

ⓘ 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: $4,814 · $401/mo
• Projected year-2 tax: $4,814 · $401/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 7/10 Severe FEMA zone AE · 76% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $77,107
• − Mortgage interest: −$23,807
• − Property taxes: −$4,814
• − Insurance: −$7,244
• − Repairs & maintenance: −$6,169
• − Management: −$6,169
• − HOA: −$14,928
• − Depreciation: −$12,364
• Taxable income: $1,614
• Est. tax owed @ 24.0%: −$387
• After-tax cash flow: $6,796/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 — Lely Resort

• Score: 61/100
• State rank: #786
• US rank: #17981

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A- Housing D- Health & safety D User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lely Resort, FL
• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 26,056
• Household income: $81,674
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 954.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 28% Black 12% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 3% Cuban 2%
• Common ancestry: Hispanic 10% Romanian 3% Lithuanian 2%
• Foreign-born: 26% · Canada, Jamaica, Vietnam
• Languages at home: 63% English-only · Spanish 24% French/Haitian/Cajun 9% Other Indo-European 2%

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: ▼ -194.86%
• Current HPI: 279.4232
• Rent YoY: ▲ 5.59%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-29 Listed $425,000 NAPLESMLS
• 2022-10-20 Sold (Public Records) $425,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $4,814 · +5.8% YoY. Source: county tax records.