281 Benson St E · Lely Resort, FL 34113

$459,900

3 bd · 3.0 ba · 1,552 sqft · SingleFamily public records · 136 Days on market

Built 1992 6,534 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• 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 MLS

This may be one of the best deals in Naples. Close to town, NO HOA, Trail Acres. Built in 1992, Brand New Roof and newer a/c system! Seller is having interior of home painted and new luxury vinyl plank flooring installed throughout. This 3 bedroom, 2 bath, has over 1500 square feet of living area a 1 car garage, 1 car carport, covered porch, and private rear yard with above ground pool. The home has high ceilings, and tons of character. You cant beat this deal this close to town. This one wont last. Seller may consider paying up to 3% towards buyers closing cost and prepaids

Key facts

• 6,534 sq ft lot
• Garage
• Built 1992

Property features AI

Finance

• Other: Property listed as one unit in a one-floor building
• HOA & community: Non-gated community (Trail Acres); Community park; Professional management; HOA maintenance covers insurance and internet/WiFi access

Exterior

• Parking: Attached garage (1 space); Attached carport (1 space); Paved driveway; Common parking available
• Security: Monitored alarm
• Utilities: Central water; Central sewer (assessment paid); Cable available
• Home design: Residential single-family home; Traditional style; Single story; Elevated construction; Rear exposure facing east; Entry includes foyer
• Construction: Built in 1992; Poured concrete and wood frame construction; Vinyl siding exterior; Shingle roof; See remarks for additional building description
• Exterior features: Deck; Fence; Patio; Screened lanai/porch; Open porch/lanai; Glass porch; Balcony; Atrium

Interior

• Kitchen: Built-in desk; Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms plus den; Master bedroom on the ground level; Split bedroom layout
• Flooring: Concrete; Vinyl
• Bathrooms: 3 full bathrooms; Master bath with combo tub and shower and separate shower option
• Heating & cooling: Central electric heat (see remarks); Central electric cooling; Ceiling fans (4)
• Interior features: Built-in cabinets; Cathedral and vaulted ceilings; Closet cabinets; Foyer; Window coverings; See remarks
• Laundry & utility: Washer; Laundry in residence

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $460k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $460k).
• Recommended offer: $405k (12.0% 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 23d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 $129k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($405k) is reasonable based on typical stale-listing flexibility.
• 3 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 $375k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $404,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.42% ✓
• Cap rate: 12.28%
• Cash-on-cash: 21.37%
• DSCR: 1.95
• GRM: 5.8

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: 11.8%
• Equity multiple: 1.48×
• Total profit: $62,087
• Equity at exit: $68,573

10-year hold

• IRR: 22.8%
• Equity multiple: 3.20×
• Total profit: $283,705
• Equity at exit: $39,764

Cash invested: $128,772 (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: 5.8×

Monthly cashflow live

• Estimated rent: $6,551 high
• Mortgage (P&I): −$2,412
• Tax from tax record: −$279 /mo · $3,342/yr
• Insurance: −$192
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,376
• Net cashflow: $1,867

Break-even live

Break-even rent $4,188

Max offer price $459,900

Occupancy floor 66%

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: $114,975
• Closing costs: $13,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11496 Sumter Grove Cir Naples, FL	1.0–2.0	1.0–2.0	1067	$2,134	$2.00	13d	14	0.23mi
9844 Venezia Cir Naples, FL	2.0	2.0	1661	$10,250	$6.17	23d	2	0.65mi
9832 Venezia Cir #1013 Naples, FL	2.0	2.0	1454	$7,000	$4.81	23d	1	0.73mi
5237 Jennings St Naples, FL	3.0	2.0	1971	$2,500	$1.27	23d	1	0.73mi
8888 Mustang Island Cir Naples, FL	3.0	2.5	2028	$10,000	$4.93	23d	1	0.77mi
8884 Mustang Island Cir Naples, FL	3.0	2.0	2000	$12,500	$6.25	21d	1	0.77mi
9815 Giaveno Ct #1234 Naples, FL	2.0	2.0	1107	$2,000	$1.81	23d	1	0.78mi
9834 Giaveno Cir Naples, FL	2.0	2.0	1272	$5,225	$4.11	13d	3	0.78mi
9834 Giaveno Cir Naples, FL	2.0	2.0	1272	$5,350	$4.20	23d	2	0.78mi
9816 Giaveno Cir Naples, FL	2.0	2.0	1213	$3,375	$2.78	23d	2	0.79mi
8963 Appaloosa Ct Naples, FL	4.0	2.0	2023	$15,000	$7.41	23d	1	0.79mi
9830 Giaveno Cir Naples, FL	2.0	2.0	1165	$5,100	$4.38	23d	2	0.82mi
9826 Giaveno Cir Naples, FL	2.0	2.0	1320	$4,500	$3.41	21d	3	0.82mi
9820 Giaveno Cir Naples, FL	2.0	2.0	1232	$8,500	$6.90	23d	4	0.88mi
9175 Michael Cir #4 Naples, FL	3.0	2.0	1639	$3,195	$1.95	13d	1	0.95mi
9022 Michael Cir Unit 2-205 Naples, FL	2.0	2.0	1450	$3,500	$2.41	23d	1	1.00mi
6065 Divot Ct Naples, FL	3.0	2.0	1738	$10,000	$5.75	23d	1	1.04mi
6088 Dogleg Dr Naples, FL	3.0	3.0	1965	$2,890	$1.47	23d	1	1.06mi
8468 Indian Wells Way Naples, FL	3.0	2.0	1704	$10,500	$6.16	23d	1	1.07mi
8540 Mystic Greens Way #305 Naples, FL	2.0	2.0	1710	$4,995	$2.92	13d	1	1.09mi
8432 Indian Wells Way Naples, FL	3.0	2.0	1746	$3,495	$2.00	13d	1	1.09mi
6101 Dogleg Dr Naples, FL	3.0	2.0	1694	$12,000	$7.08	23d	1	1.09mi
9715 Acqua Ct Naples, FL	2.0	2.0	1184	$5,500	$4.64	23d	3	1.09mi
6105 Dogleg Dr Naples, FL	3.0	3.0	1945	$12,000	$6.17	23d	1	1.10mi
1342 Kendari Ter Naples, FL	3.0	2.5	2122	$2,995	$1.41	21d	1	1.14mi
9719 Acqua Ct Naples, FL	2.0	2.0	1374	$5,200	$3.78	23d	2	1.14mi
1435 Santiago Cir #2003 Naples, FL	3.0	2.5	1315	$2,600	$1.98	23d	1	1.14mi
8340 Mystic Greens Way #1501 Naples, FL	2.0	2.0	1880	$4,995	$2.66	23d	1	1.14mi
1423 Santiago Cir #1702 Naples, FL	2.0	2.5	1583	$6,500	$4.11	23d	1	1.15mi
1326 Kendari Ter Naples, FL	3.0	3.5	2100	$6,500	$3.10	13d	1	1.16mi
1320 Kendari Ter Naples, FL	3.0	2.5	2122	$3,100	$1.46	23d	1	1.17mi
1555 Marton Ct Naples, FL	3.0	2.0	1908	$6,720	$3.52	23d	1	1.18mi
1308 Kendari Ter Naples, FL	3.0	3.5	2115	$4,000	$1.89	21d	1	1.19mi
6737 Bent Grass Dr Naples, FL	3.0	2.0	1745	$12,000	$6.88	23d	1	1.20mi
8161 Twelve Oaks Cir #512 Naples, FL	2.0	2.0	1066	$5,000	$4.69	23d	1	1.20mi
6753 Bent Grass Dr Naples, FL	3.0	3.0	1945	$8,000	$4.11	23d	1	1.20mi
6757 Bent Grass Dr Naples, FL	3.0	2.0	1719	$3,650	$2.12	23d	1	1.20mi
6769 Bent Grass Dr Naples, FL	2.0	2.0	1719	$10,500	$6.11	23d	1	1.20mi
1599 Marton Ct Naples, FL	2.0	2.0	1900	$3,000	$1.58	23d	1	1.20mi
1330 Oceania Dr N #2 Naples, FL	3.0	2.5	2022	$7,000	$3.46	23d	1	1.23mi

Listing history 23 events

1. 2026-06-18
   days on market $459,900 Active 136 DOM
2. 2026-06-17
   days on market $459,900 Active 135 DOM
3. 2026-06-16
   days on market $459,900 Active 134 DOM
4. 2026-06-15
   days on market $459,900 Active 133 DOM
5. 2026-06-14
   days on market $459,900 Active 131 DOM
6. 2026-06-10
   days on market $459,900 Active 128 DOM
7. 2026-06-09
   days on market $459,900 Active 127 DOM
8. 2026-06-08
   days on market $459,900 Active 126 DOM
9. 2026-06-07
   days on market $459,900 Active 125 DOM
10. 2026-06-03
    days on market $459,900 Active 121 DOM
11. 2026-06-02
    days on market $459,900 Active 120 DOM
12. 2026-06-01
    days on market $459,900 Active 119 DOM
13. 2026-05-31
    days on market $459,900 Active 118 DOM
14. 2026-05-30
    days on market $459,900 Active 117 DOM
15. 2026-02-02
    listed $459,900 Active
16. 2025-08-27
    historical
17. 2024-12-04
    listed $469,900 Active
18. 2024-05-07
    soldstatus $375,000
19. 2024-05-03
    soldstatus $375,000 Sold 581-char remark

    Show marketing remark (581 chars)

    This may be one of the best deals in Naples. Close to town, NO HOA, Trail Acres. Built in 1992, Brand New Roof and newer a/c system! Seller is having interior of home painted and new luxury vinyl plank flooring installed throughout. This 3 bedroom, 2 bath, has over 1500 square feet of living area a 1 car garage, 1 car carport, covered porch, and private rear yard with above ground pool. The home has high ceilings, and tons of character. You cant beat this deal this close to town. This one wont last. Seller may consider paying up to 3% towards buyers closing cost and prepaids

20. 2024-03-25
    status Pending With Contingencies 581-char remark

    Show marketing remark (581 chars)

    This may be one of the best deals in Naples. Close to town, NO HOA, Trail Acres. Built in 1992, Brand New Roof and newer a/c system! Seller is having interior of home painted and new luxury vinyl plank flooring installed throughout. This 3 bedroom, 2 bath, has over 1500 square feet of living area a 1 car garage, 1 car carport, covered porch, and private rear yard with above ground pool. The home has high ceilings, and tons of character. You cant beat this deal this close to town. This one wont last. Seller may consider paying up to 3% towards buyers closing cost and prepaids

21. 2024-03-13
    listed $384,900 Active 581-char remark

    Show marketing remark (581 chars)

    This may be one of the best deals in Naples. Close to town, NO HOA, Trail Acres. Built in 1992, Brand New Roof and newer a/c system! Seller is having interior of home painted and new luxury vinyl plank flooring installed throughout. This 3 bedroom, 2 bath, has over 1500 square feet of living area a 1 car garage, 1 car carport, covered porch, and private rear yard with above ground pool. The home has high ceilings, and tons of character. You cant beat this deal this close to town. This one wont last. Seller may consider paying up to 3% towards buyers closing cost and prepaids

22. 2024-02-16
    soldstatus $255,000
23. 2003-12-10
    soldstatus $159,800

ⓘ 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: $3,342 · $279/mo
• Projected year-2 tax: $3,817 · $318/mo
• Expected delta: +$475/yr (+$40/mo · 14.2%)

ⓘ 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 ≥108°F today · 28 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: $78,616
• − Mortgage interest: −$25,762
• − Property taxes: −$3,342
• − Insurance: −$7,418
• − Repairs & maintenance: −$6,289
• − Management: −$6,289
• − Depreciation: −$13,379
• Taxable income: $16,137
• Est. tax owed @ 24.0%: −$3,873
• After-tax cash flow: $18,533/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

• 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

+187.8% since first listed

9 events — show timeline

• 2026-02-02 Listed $459,900 NAPLESMLS
• 2025-08-27 Listing Removed — NAPLESMLS
• 2024-12-04 Listed $469,900 NAPLESMLS
• 2024-05-07 Sold (Public Records) $375,000 Public Records
• 2024-05-03 Sold (MLS) $375,000 NAPLESMLS
• 2024-03-25 Pending — NAPLESMLS
• 2024-03-13 Listed $384,900 NAPLESMLS
• 2024-02-16 Sold (Public Records) $255,000 Public Records
• 2003-12-10 Sold (Public Records) $159,800 Public Records

Property tax history

+15.0%/yr

Latest (2025): $3,342 · +209.5% YoY. Source: county tax records.