10313 Heritage Bay Blvd #1326 · Heritage Bay, FL 34120

$322,000

2 bd · 2.0 ba · 1,232 sqft · Condo public records · 132 Days on market

Built 2008 $1246/mo HOA · 24% 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 +23.3/30.0
• 1% rule +10.0/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Golf membership INCLUDED! With a bright and open layout, the Brookside model is by far the most popular of the Terrace condos at Heritage Bay. Located on the second floor, you have an incredible panoramic golf, water, and nature preserve view. Impact glass throughout, crown molding, upgraded cabinets, fully turnkey, move in ready! Heritage Bay features 27 holes of championship golf and a brand new resort-style pool & full service outdoor bar and restaurant that sets this community apart as the premier bundled golf destination in Naples. Along with the world-class clubhouse along and brand new Grille Room overlooking the 27th green, other amenities include 7 HAR-TRU tennis courts, a fitness center, full-time activities director and social calendar, pickleball, bocce & more!

Key facts

• Quartz countertops
• Panoramic views
• $1,246 HOA

Tags

• PANORAMIC VIEWS
• PRIVATE SCREENED LANAI
• WELL-EQUIPPED KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GENEROUS CLOSET SPACE

Property features AI

Finance

• Financial info: Total annual recurring fees reported; One-time fees reported
• HOA & community: Mandatory HOA; Master HOA fee paid annually; Quarterly condo fee; Professional management; Maintenance covers cable, insurance, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, manager services, exterior pest control, reserves and water; Community amenities include clubhouse, community pool and spa/hot tub, fitness center (attended), golf course (golf-bundled), tennis courts, pickleball, bocce court, putting green, billiards, restaurant, cabana, sauna, fishing pier, sidewalks, bike/jog path, underground utilities and streetlights; Gated golf-course community

Exterior

• Parking: One assigned covered parking space; Detached 1-space carport; Guest parking available
• Security: Guard at gate; Patrolled community
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Mid-rise building (4-7 stories); Traditional style; Rear exposure facing west; Built in 2008; Concrete block construction; Unit/lot number 1326
• Construction: Concrete block construction; Tile roof; Stucco exterior; Year built 2008
• Exterior features: Tile roof; Stucco exterior finish; Double-hung windows; Impact-resistant windows; Impact-resistant doors; Guarded gate with patrolled community; Screened balcony; Paved road access; Central irrigation; Lake waterfront; Views of golf course, pond and preserve; Restrictions: Architectural, Deeded, No RV

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Range; Refrigerator / Icemaker
• Bedrooms: 2 bedrooms with split bedroom layout
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; Fire sprinkler system; Foyer; High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Window coverings; Turnkey furnished; Great room floor plan; Common elevator; 3 ceiling fans
• Laundry & utility: Washer and dryer in residence; Laundry in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $322k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $322k).
• Recommended offer: $283k (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 soft (-1.6%/yr); 1133 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $5,104/mo this rent would consume 65% of the median local household income ($94k/yr) (locally 409% 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 $2k of loan paydown is wiped out by about $10k 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 132 days — a 12% lower offer ($283k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 24% of rent.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→33/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $283,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.59% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.87%
• DSCR: 1.35
• 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: -12.3%
• Equity multiple: 0.58×
• Total profit: $-38,250
• Equity at exit: $48,011

10-year hold

• IRR: -12.1%
• Equity multiple: 0.43×
• Total profit: $-51,376
• Equity at exit: $27,841

Cash invested: $90,160 (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 34120

• Rents YoY: -1.6%
• Active inventory: 1133
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $5,104 high
• Mortgage (P&I): −$1,689
• Tax from tax record: −$373 /mo · $4,471/yr
• Insurance: −$134
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$1,246
• Vacancy / Maint / Mgmt: −$1,072
• Net cashflow: $439

Break-even live

Break-even rent $4,549

Max offer price $322,000

Occupancy floor 86%

Sensitivity live

Price	-10% $621	-5% $530	+0% $439	+5% $348	+10% $257
Rent	-10% $36	-5% $238	+0% $439	+5% $641	+10% $842
Rate	-1.0pp $601	-0.5pp $521	base $439	+0.5pp $356	+1.0pp $271

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: $80,500
• Closing costs: $9,660
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10317 Heritage Bay Blvd #1416 Naples, FL	2.0	2.0	1232	$7,000	$5.68	24d	1	0.02mi
10307 Heritage Bay Blvd Naples, FL	2.0	2.0	1194	$2,800	$2.35	14d	1	0.03mi
10313 Heritage Bay Blvd #1342 Naples, FL	2.0	2.0	1232	$6,500	$5.28	24d	1	0.04mi
10321 Heritage Bay Blvd Naples, FL	2.0–3.0	2.0	1320	$6,500	$4.92	22d	2	0.06mi
10321 Heritage Bay Blvd Naples, FL	2.0–3.0	2.0	1301	$5,400	$4.15	24d	3	0.06mi
10329 Heritage Bay Blvd #1622 Naples, FL	2.0	2.0	1232	$5,500	$4.46	24d	1	0.12mi
10330 Heritage Bay Blvd #2626 Naples, FL	2.0	2.0	1414	$6,900	$4.88	24d	1	0.12mi
10333 Heritage Bay Blvd #1715 Naples, FL	2.0	2.0	1194	$6,000	$5.03	24d	1	0.15mi
10338 Heritage Bay Blvd #2514 Naples, FL	2.0	2.0	1414	$2,500	$1.77	24d	1	0.17mi
10337 Heritage Bay Blvd Naples, FL	2.0	2.0	1213	$4,400	$3.63	24d	4	0.18mi
10345 Heritage Bay Blvd Naples, FL	2.0	2.0	1232	$4,425	$3.59	14d	2	0.28mi
10349 Heritage Bay Blvd #2117 Naples, FL	2.0	2.0	1232	$2,300	$1.87	14d	1	0.31mi
10275 Heritage Bay Blvd Naples, FL	2.0	2.0	1301	$4,500	$3.46	24d	2	0.34mi
10270 Heritage Bay Blvd #3422 Naples, FL	2.0	2.0	1414	$6,500	$4.60	24d	1	0.35mi
10353 Heritage Bay Blvd #2226 Naples, FL	2.0	2.0	1232	$6,500	$5.28	24d	1	0.36mi
10353 Heritage Bay Blvd #2226 Naples, FL	2.0	2.0	1232	$6,500	$5.28	14d	1	0.36mi
10044 Siesta Bay Dr #9412 Naples, FL	2.0	2.0	1414	$2,500	$1.77	24d	1	1.15mi

HOA detail condo

• Monthly dues: $1,246 · $14,952/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 46 events

1. 2026-06-21
   days on market $322,000 Active 132 DOM
2. 2026-06-18
   price $322,000 Active 129 DOM
3. 2026-06-18
   days on market $335,000 Active 129 DOM
4. 2026-06-17
   days on market $335,000 Active 128 DOM
5. 2026-06-16
   days on market $335,000 Active 127 DOM
6. 2026-06-15
   days on market $335,000 Active 126 DOM
7. 2026-06-14
   days on market $335,000 Active 124 DOM
8. 2026-06-10
   days on market $335,000 Active 121 DOM
9. 2026-06-09
   days on market $335,000 Active 120 DOM
10. 2026-06-08
    days on market $335,000 Active 119 DOM
11. 2026-06-07
    days on market $335,000 Active 118 DOM
12. 2026-06-03
    days on market $335,000 Active 114 DOM
13. 2026-06-02
    days on market $335,000 Active 113 DOM
14. 2026-06-01
    days on market $335,000 Active 112 DOM
15. 2026-05-31
    days on market $335,000 Active 111 DOM
16. 2026-05-30
    days on market $335,000 Active 110 DOM
17. 2026-02-09
    listed $335,000 Active
18. 2023-11-28
    soldstatus $427,500
19. 2023-11-20
    soldstatus $427,500 Sold 795-char remark

    Show marketing remark (795 chars)

    Golf membership INCLUDED! With a bright and open layout, the Brookside model is by far the most popular of the Terrace condos at Heritage Bay. Located on the second floor, you have an incredible panoramic golf, water, and nature preserve view. Impact glass throughout, crown molding, upgraded cabinets, fully turnkey, move in ready! Heritage Bay features 27 holes of championship golf and a brand new resort-style pool & full service outdoor bar and restaurant that sets this community apart as the premier bundled golf destination in Naples. Along with the world-class clubhouse along and brand new Grille Room overlooking the 27th green, other amenities include 7 HAR-TRU tennis courts, a fitness center, full-time activities director and social calendar, pickleball, bocce & more!

20. 2023-10-31
    status Pending 795-char remark

    Show marketing remark (795 chars)

    Golf membership INCLUDED! With a bright and open layout, the Brookside model is by far the most popular of the Terrace condos at Heritage Bay. Located on the second floor, you have an incredible panoramic golf, water, and nature preserve view. Impact glass throughout, crown molding, upgraded cabinets, fully turnkey, move in ready! Heritage Bay features 27 holes of championship golf and a brand new resort-style pool & full service outdoor bar and restaurant that sets this community apart as the premier bundled golf destination in Naples. Along with the world-class clubhouse along and brand new Grille Room overlooking the 27th green, other amenities include 7 HAR-TRU tennis courts, a fitness center, full-time activities director and social calendar, pickleball, bocce & more!

21. 2023-09-26
    listed $435,000 Active 795-char remark

    Show marketing remark (795 chars)

    Golf membership INCLUDED! With a bright and open layout, the Brookside model is by far the most popular of the Terrace condos at Heritage Bay. Located on the second floor, you have an incredible panoramic golf, water, and nature preserve view. Impact glass throughout, crown molding, upgraded cabinets, fully turnkey, move in ready! Heritage Bay features 27 holes of championship golf and a brand new resort-style pool & full service outdoor bar and restaurant that sets this community apart as the premier bundled golf destination in Naples. Along with the world-class clubhouse along and brand new Grille Room overlooking the 27th green, other amenities include 7 HAR-TRU tennis courts, a fitness center, full-time activities director and social calendar, pickleball, bocce & more!

22. 2020-05-14
    soldstatus $182,000
23. 2020-04-29
    soldstatus $182,000 Sold 502-char remark

    Show marketing remark (502 chars)

    See confidential remarks! Just bring your suitcase, turn the key, and enjoy your stay at Heritage Bay- Naples' premier bundled golf community. This 2 bedroom, 2 bath condo has a great view and is located close to the pool! Heritage Bay features a world class clubhouse, 27 holes of golf (membership INCLUDED), resort-style pool & outdoor bar, 7 Har-Tru tennis courts, pickleball, & a state of the art fitness center and spa. Plus, the added security of a guard-gated and patrolled community.

24. 2020-03-17
    status Pending With Contingencies 502-char remark

    Show marketing remark (502 chars)

    See confidential remarks! Just bring your suitcase, turn the key, and enjoy your stay at Heritage Bay- Naples' premier bundled golf community. This 2 bedroom, 2 bath condo has a great view and is located close to the pool! Heritage Bay features a world class clubhouse, 27 holes of golf (membership INCLUDED), resort-style pool & outdoor bar, 7 Har-Tru tennis courts, pickleball, & a state of the art fitness center and spa. Plus, the added security of a guard-gated and patrolled community.

25. 2020-02-03
    listed $189,000 Active 502-char remark

    Show marketing remark (502 chars)

    See confidential remarks! Just bring your suitcase, turn the key, and enjoy your stay at Heritage Bay- Naples' premier bundled golf community. This 2 bedroom, 2 bath condo has a great view and is located close to the pool! Heritage Bay features a world class clubhouse, 27 holes of golf (membership INCLUDED), resort-style pool & outdoor bar, 7 Har-Tru tennis courts, pickleball, & a state of the art fitness center and spa. Plus, the added security of a guard-gated and patrolled community.

26. 2019-05-16
    historical
27. 2019-04-01
    listed $179,999 Active
28. 2019-03-31
    historical
29. 2019-03-18
    price $179,999
30. 2019-02-26
    price $184,999
31. 2018-10-03
    price $187,999
32. 2018-10-03
    price $185,999
33. 2018-08-05
    listed $187,999 Active
34. 2018-05-01
    historical
35. 2018-01-22
    price $199,900
36. 2017-08-10
    listed $209,000 Active
37. 2017-07-20
    historical
38. 2017-05-03
    price $209,000
39. 2017-01-28
    listed $221,900 Active
40. 2015-06-11
    soldstatus $198,500
41. 2015-05-19
    price $198,500
42. 2015-05-18
    soldstatus $198,500 Sold
43. 2015-04-03
    price $204,900
44. 2015-04-03
    historical
45. 2015-04-02
    listed $204,900 Active
46. 2015-01-23
    listed $194,900

ⓘ 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: $4,471 · $373/mo
• Projected year-2 tax: $4,471 · $373/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 1/10 Low FEMA zone AH · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 33 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: $61,254
• − Mortgage interest: −$18,037
• − Property taxes: −$4,471
• − Insurance: −$3,434
• − Repairs & maintenance: −$4,900
• − Management: −$4,900
• − HOA: −$14,952
• − Depreciation: −$9,367
• Taxable income: $1,191
• Est. tax owed @ 24.0%: −$286
• After-tax cash flow: $4,984/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 — Heritage Bay

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

Census & demographics

• Census place: Heritage Bay, FL
• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 42,345
• Household income: $93,861
• Rent vs Own: 9.4% rent · 90.6% own
• Severe rent burden: 409.0

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 0.58)
• Race & ethnicity: White 56% Hispanic / Latino 32% Two or more races 23% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2% Cuban 13%
• Common ancestry: Hispanic 4% Romanian 3% Italian 2%
• Foreign-born: 28% · Canada, Jamaica, China
• Languages at home: 62% English-only · Spanish 28% French/Haitian/Cajun 5% Other Indo-European 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: ▼ -223.18%
• Current HPI: 316.2474
• Rent YoY: ▼ -1.65%
• 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

+71.9% since first listed

30 events — show timeline

• 2026-02-09 Listed $335,000 NAPLESMLS
• 2023-11-28 Sold (Public Records) $427,500 Public Records
• 2023-11-20 Sold (MLS) $427,500 NAPLESMLS
• 2023-10-31 Pending — NAPLESMLS
• 2023-09-26 Listed $435,000 NAPLESMLS
• 2020-05-14 Sold (Public Records) $182,000 Public Records
• 2020-04-29 Sold (MLS) $182,000 NAPLESMLS
• 2020-03-17 Pending — NAPLESMLS
• 2020-02-03 Listed $189,000 NAPLESMLS
• 2019-05-16 Listing Removed — NAPLESMLS
• 2019-04-01 Listed $179,999 NAPLESMLS
• 2019-03-31 Listing Removed — NAPLESMLS
• 2019-03-18 Price Changed $179,999 NAPLESMLS
• 2019-02-26 Price Changed $184,999 NAPLESMLS
• 2018-10-03 Price Changed $187,999 NAPLESMLS
• 2018-10-03 Price Changed $185,999 NAPLESMLS
• 2018-08-05 Listed $187,999 NAPLESMLS
• 2018-05-01 Listing Removed — NAPLESMLS
• 2018-01-22 Price Changed $199,900 NAPLESMLS
• 2017-08-10 Listed $209,000 NAPLESMLS
• 2017-07-20 Listing Removed — NAPLESMLS
• 2017-05-03 Price Changed $209,000 NAPLESMLS
• 2017-01-28 Listed $221,900 NAPLESMLS
• 2015-06-11 Sold (Public Records) $198,500 Public Records
• 2015-05-19 Price Changed $198,500 NAPLESMLS
• 2015-05-18 Sold (MLS) $198,500 NAPLESMLS
• 2015-04-03 Listing Removed — NAPLESMLS
• 2015-04-03 Price Changed $204,900 NAPLESMLS
• 2015-04-02 Listed $204,900 NAPLESMLS
• 2015-01-23 Listed $194,900 MIML

Property tax history

+10.1%/yr

Latest (2025): $4,471 · -2.2% YoY. Source: county tax records.