7761 Jewel Ln #103 · Pelican Marsh, FL 34109

$270,000

2 bd · 2.0 ba · 1,022 sqft · Condo public records · 144 Days on market

Built 1994 $532/mo HOA · 17% 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 +20.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• DSCR +6.5/10.0
• Appreciation +5.1/10.0
• Schools +5.0/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

First floor condo centrally located near all the exciting shopping, restaurants and entertainment spots that are located in the North Naples area. Beautiful beaches, great schools and many businesses and health care facilities nearby the Emerald Lakes community makes this an affordable and much desired place to live for just about anyone. The Villages at Emerald Lakes has been well maintained with recent roof replacements, exterior painting, parking resurfacing and landscape improvements. The condo’s windows have easy to deploy accordion storm shutters for peace of mind in storm season. The screened lanai is also glassed in with sliding glass doors to keep out the wind and rain. The living room sliding glass doors have a Typhoon T. M. fabric storm panel that rolls into a space saving cabinet on the lanai. Condo features an interior repaint last year and a newly installed air conditioning system. The water heater replaced in 2012.

Key facts

• Gated community
• Hurricane shutters
• Split bedroom layout

Tags

• FIRST FLOOR CONDO
• SPLIT BEDROOM LAYOUT
• GLASS AND SCREENED LANAI
• HURRICANE SHUTTERS
• GATED COMMUNITY
• TWO HEATED POOLS

Property features AI

Finance

• Other: Unit is one of 116 units in the complex and one of 8 units in the building; Single-floor unit
• Financial info: Total annual recurring fees listed; Total one-time fees listed
• HOA & community: Mandatory HOA with professional management; Quarterly HOA fee; HOA provides insurance, irrigation water, lawn/land maintenance, trash removal, water, manager, legal/accounting; Community amenities include clubhouse, community pool, exercise room, community room, hobby room, basketball, bocce court, pickleball, BBQ/picnic, sidewalks, streetlights, tennis/gated condo-hotel community

Exterior

• Parking: 1 assigned paved parking space
• Security: Gated community; Manual storm shutters
• Utilities: Central water; Central sewer; Electric service
• Home design: Residential low-rise (1–3 stories); Zero lot line; Rear exposure to the west; Part of Emerald Lakes / Villages at Emerald Lakes community
• Construction: Concrete block construction; Stucco exterior; Tile roof; Built in 1994; Single-hung windows
• Exterior features: Patio; Landscaped view; Central irrigation; Cul-de-sac, paved private road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator/Freezer
• Bedrooms: 2 bedrooms (split bedroom floor plan)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Smoke detectors; Walk-in closet; Dining in living area; Screened lanai/porch
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $270k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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 flat; 424 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 41% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $796 appreciation (0.3% local appreciation)).
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.3% appreciation + 0.9% rent growth), your $76k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $181k; 49% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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. 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: 1.18% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.52%
• DSCR: 1.25
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.29% appreciation · 0.92% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.15×
• Total profit: $11,707
• Equity at exit: $82,404

10-year hold

• IRR: 6.7%
• Equity multiple: 1.71×
• Total profit: $53,681
• Equity at exit: $102,309

Cash invested: $75,600 (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 34109

• Home prices YoY: 0.1%
• Rents YoY: 0.9%
• Active inventory: 424
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,184 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$107 /mo · $1,289/yr
• Insurance: −$112
• HOA: −$532
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $348

Break-even live

Break-even rent $2,744

Max offer price $270,000

Occupancy floor 84%

Sensitivity live

Price	-10% $500	-5% $424	+0% $348	+5% $271	+10% $195
Rent	-10% $96	-5% $222	+0% $348	+5% $473	+10% $599
Rate	-1.0pp $484	-0.5pp $416	base $348	+0.5pp $278	+1.0pp $206

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7756 Jewel Ln #102 Naples, FL	2.0	2.0	1022	$3,700	$3.62	24d	1	0.05mi
7750 Jewel Ln #103 Naples, FL	2.0	2.0	1102	$2,100	$1.91	14d	1	0.06mi
7750 Jewel Ln #101 Naples, FL	3.0	2.0	1199	$2,400	$2.00	22d	1	0.06mi
7774 Jewel Ln #201 Naples, FL	3.0	2.0	1299	$2,800	$2.16	24d	1	0.08mi
7754 Emerald Cir Unit T202 Naples, FL	2.0	2.0	1022	$3,850	$3.77	14d	1	0.14mi
7719 Jewel Ln #103 Naples, FL	2.0	2.0	1022	$3,800	$3.72	24d	1	0.18mi
7712 Jewel Ln Naples, FL	2.0	2.0	1022	$1,850	$1.81	24d	1	0.20mi
7707 Jewel Ln #201 Naples, FL	3.0	2.0	1199	$2,900	$2.42	24d	1	0.23mi
7778 Emerald Cir #104 Naples, FL	3.0	2.0	1199	$2,300	$1.92	22d	1	0.24mi
7778 Emerald Cir #204 Naples, FL	3.0	2.0	1199	$6,750	$5.63	14d	1	0.24mi
7794 Emerald Cir Unit A-102 Naples, FL	2.0	2.0	1022	$4,000	$3.91	14d	1	0.30mi
7800 Emerald Cir #104 Naples, FL	2.0	2.0	1022	$2,200	$2.15	22d	1	0.30mi
7800 Emerald Cir Unit B104 Naples, FL	2.0	2.0	1022	$2,200	$2.15	14d	1	0.30mi
7791 Esmeralda Way #203 Naples, FL	2.0	2.0	1022	$1,950	$1.91	14d	1	0.32mi
7546 Mill Pond Cir Naples, FL	3.0	2.0	1373	$6,500	$4.73	24d	1	0.36mi
6914 Satinleaf Rd N #103 Naples, FL	2.0	2.0	1404	$6,200	$4.42	24d	1	0.58mi
7287 Mill Pond Cir Naples, FL	3.0	2.0	1355	$3,800	$2.80	24d	1	0.62mi
2608 Sailors Way #122 Naples, FL	2.0	2.0	1387	$5,500	$3.97	24d	1	0.71mi
2460 Old Groves Rd Unit E102 Naples, FL	2.0	2.0	1226	$2,400	$1.96	14d	1	0.73mi
6934 Rain Lily Ct #103 Naples, FL	2.0	2.0	1282	$5,200	$4.06	24d	1	0.73mi
6934 Rain Lily Ct #102 Naples, FL	2.0	2.0	1282	$4,500	$3.51	24d	1	0.73mi
7416 Plumbago Bridge Rd #103 Naples, FL	2.0	2.0	1223	$2,400	$1.96	14d	1	0.78mi
6816 Satinleaf Rd S #102 Naples, FL	2.0	2.0	1282	$5,000	$3.90	24d	1	0.80mi
2651 Citrus Lake Dr Unit D302 Naples, FL	2.0	2.0	1250	$5,000	$4.00	14d	1	0.85mi
2671 Citrus Lake Dr Unit E-303 Naples, FL	2.0	2.0	1380	$3,500	$2.54	14d	1	0.88mi
2671 Citrus Lake Dr Unit E-201 Naples, FL	3.0	2.0	1380	$5,250	$3.80	14d	1	0.88mi
7518 Silver Trumpet Ln Unit Q102 Naples, FL	2.0	2.0	1300	$2,600	$2.00	14d	1	0.89mi
516 Gordonia Rd Naples, FL	2.0	1.0	1100	$3,200	$2.91	24d	1	0.91mi
2711 Citrus Lake Dr Unit F305 Naples, FL	3.0	2.0	1480	$5,500	$3.72	14d	1	0.92mi
2711 Citrus Lake Dr Unit F302 Naples, FL	2.0	2.0	1272	$4,500	$3.54	14d	1	0.92mi
2516 Orchid Bay Dr #203 Naples, FL	2.0	2.0	1360	$4,750	$3.49	24d	1	0.92mi
2731 Citrus Lake Dr #202 Naples, FL	2.0	2.0	1260	$2,500	$1.98	14d	1	0.95mi
2585 Old Groves Rd Unit L203 Naples, FL	2.0	2.0	1448	$5,500	$3.80	14d	1	0.97mi
2864 Mizzen Way Unit Y106 Naples, FL	2.0	2.0	1350	$5,200	$3.85	14d	1	1.01mi
2058 Arbour Walk Cir #3322 Naples, FL	2.0	2.0	918	$2,000	$2.18	24d	1	1.05mi
2885 Citrus Lake Dr Unit N103 Naples, FL	2.0	2.0	1249	$5,250	$4.20	14d	1	1.07mi
2070 Arbour Walk Cir #3214 Naples, FL	1.0	1.0	760	$1,600	$2.11	22d	1	1.08mi
2277 Arbour Walk Cir Naples, FL	1.0–2.0	1.0–2.0	937	$2,540	$2.71	14d	25	1.08mi
2118 Arbour Walk Cir Naples, FL	1.0	1.0	750	$1,300	$1.73	24d	1	1.08mi
2130 Arbour Walk Cir #2724 Naples, FL	2.0	2.0	1022	$1,800	$1.76	24d	1	1.09mi

HOA detail condo

• Monthly dues: $532 · $6,384/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $270,000 Active 144 DOM
2. 2026-06-17
   days on market $270,000 Active 143 DOM
3. 2026-06-16
   days on market $270,000 Active 142 DOM
4. 2026-06-15
   days on market $270,000 Active 141 DOM
5. 2026-06-14
   days on market $270,000 Active 139 DOM
6. 2026-06-10
   days on market $270,000 Active 136 DOM
7. 2026-06-09
   days on market $270,000 Active 135 DOM
8. 2026-06-08
   days on market $270,000 Active 134 DOM
9. 2026-06-07
   days on market $270,000 Active 133 DOM
10. 2026-06-03
    days on market $270,000 Active 129 DOM
11. 2026-06-02
    days on market $270,000 Active 128 DOM
12. 2026-06-01
    days on market $270,000 Active 127 DOM
13. 2026-05-31
    days on market $270,000 Active 126 DOM
14. 2026-05-30
    days on market $270,000 Active 125 DOM
15. 2026-04-09
    price $270,000
16. 2026-01-25
    listed $280,000 Active
17. 2017-10-04
    soldstatus $181,000
18. 2017-09-28
    soldstatus $181,000 Sold 949-char remark

    Show marketing remark (949 chars)

    First floor condo centrally located near all the exciting shopping, restaurants and entertainment spots that are located in the North Naples area. Beautiful beaches, great schools and many businesses and health care facilities nearby the Emerald Lakes community makes this an affordable and much desired place to live for just about anyone. The Villages at Emerald Lakes has been well maintained with recent roof replacements, exterior painting, parking resurfacing and landscape improvements. The condo’s windows have easy to deploy accordion storm shutters for peace of mind in storm season. The screened lanai is also glassed in with sliding glass doors to keep out the wind and rain. The living room sliding glass doors have a Typhoon T. M. fabric storm panel that rolls into a space saving cabinet on the lanai. Condo features an interior repaint last year and a newly installed air conditioning system. The water heater replaced in 2012.

19. 2017-08-19
    status Pending With Contingencies 949-char remark

    Show marketing remark (949 chars)

    First floor condo centrally located near all the exciting shopping, restaurants and entertainment spots that are located in the North Naples area. Beautiful beaches, great schools and many businesses and health care facilities nearby the Emerald Lakes community makes this an affordable and much desired place to live for just about anyone. The Villages at Emerald Lakes has been well maintained with recent roof replacements, exterior painting, parking resurfacing and landscape improvements. The condo’s windows have easy to deploy accordion storm shutters for peace of mind in storm season. The screened lanai is also glassed in with sliding glass doors to keep out the wind and rain. The living room sliding glass doors have a Typhoon T. M. fabric storm panel that rolls into a space saving cabinet on the lanai. Condo features an interior repaint last year and a newly installed air conditioning system. The water heater replaced in 2012.

20. 2017-08-04
    listed $199,000 Active 949-char remark

    Show marketing remark (949 chars)

    First floor condo centrally located near all the exciting shopping, restaurants and entertainment spots that are located in the North Naples area. Beautiful beaches, great schools and many businesses and health care facilities nearby the Emerald Lakes community makes this an affordable and much desired place to live for just about anyone. The Villages at Emerald Lakes has been well maintained with recent roof replacements, exterior painting, parking resurfacing and landscape improvements. The condo’s windows have easy to deploy accordion storm shutters for peace of mind in storm season. The screened lanai is also glassed in with sliding glass doors to keep out the wind and rain. The living room sliding glass doors have a Typhoon T. M. fabric storm panel that rolls into a space saving cabinet on the lanai. Condo features an interior repaint last year and a newly installed air conditioning system. The water heater replaced in 2012.

21. 2017-06-28
    historical
22. 2017-06-07
    listed $205,000 Active
23. 2011-06-27
    soldstatus $95,000
24. 2011-04-06
    listed $99,900
25. 2003-04-09
    soldstatus $123,000
26. 1998-08-03
    soldstatus $79,900
27. 1994-04-06
    soldstatus $60,500

ⓘ 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: $1,289 · $107/mo
• Projected year-2 tax: $2,241 · $187/mo
• Expected delta: +$952/yr (+$79/mo · 73.9%)

ⓘ 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) · 13% 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: $38,208
• − Mortgage interest: −$15,124
• − Property taxes: −$1,289
• − Insurance: −$1,350
• − Repairs & maintenance: −$3,057
• − Management: −$3,057
• − HOA: −$6,384
• − Depreciation: −$7,855
• Taxable income: $93
• Est. tax owed @ 24.0%: −$22
• After-tax cash flow: $4,148/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 — Pelican Marsh

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 27,273
• Household income: $92,259
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 1712.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 9% Black 4% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Cuban 3%
• Common ancestry: Romanian 5% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 20% · Canada, Jamaica, Vietnam
• Languages at home: 77% English-only · Spanish 10% Other Indo-European 5% 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: ▲ 0.29%
• Current HPI: 279.357
• Rent YoY: ▲ 0.92%
• 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

+346.3% since first listed

13 events — show timeline

• 2026-04-09 Price Changed $270,000 NAPLESMLS
• 2026-01-25 Listed $280,000 NAPLESMLS
• 2017-10-04 Sold (Public Records) $181,000 Public Records
• 2017-09-28 Sold (MLS) $181,000 NAPLESMLS
• 2017-08-19 Pending — NAPLESMLS
• 2017-08-04 Listed $199,000 NAPLESMLS
• 2017-06-28 Listing Removed — NAPLESMLS
• 2017-06-07 Listed $205,000 NAPLESMLS
• 2011-06-27 Sold (MLS) $95,000 NAPLESMLS
• 2011-04-06 Listed $99,900 NAPLESMLS
• 2003-04-09 Sold (Public Records) $123,000 Public Records
• 1998-08-03 Sold (Public Records) $79,900 Public Records
• 1994-04-06 Sold (Public Records) $60,500 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,289 · +2.7% YoY. Source: county tax records.