494 Bristle Cone Ln #48 · Lely, FL 34113

$269,000

3 bd · 2.5 ba · 1,725 sqft · Condo public records · 218 Days on market

Built 1979 $809/mo HOA · 18% 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 +28.9/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +3.9/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy breathtaking views of the lake and golf course from this beautifully refreshed home. Relax on the back lanai and watch ducks, pelicans, and osprey gather along the water's edge—your own private slice of Florida nature. A charming gated courtyard welcomes you inside, offering a lovely spot for patio seating or even an orchid garden. The spacious first floor features room for a living room, dining area, and a flexible office/den, while the oversized kitchen provides abundant cabinetry and generous counter space. Upstairs, a light-filled loft overlooks the lake and golf course, creating an ideal home office or reading nook. You'll also find three spacious bedrooms, including a primary suite with a large walk-in closet, double sinks, and a well-appointed bath. The two additional bedrooms share a comfortable guest bath. The home has been freshly painted throughout and is truly move-in ready. With its serene setting, (just opposite the club house and relaxing pool), versatile layout, and stunning views, this property offers the perfect blend of comfort, beauty, and everyday convenience.

Key facts

• Light-filled loft
• Move-in ready
• Breathtaking views

Tags

• BREATHTAKING VIEWS
• BACK LANAI
• GATED COURTYARD
• OVERSIZED KITCHEN
• LIGHT-FILLED LOFT
• MOVE-IN READY

Property features AI

Finance

• Other: Multi-unit building with 2 units per floor, 2 floors, 11 units in building, 64 units in complex; Sub-condo name: Ironwood; Lot described as golf course and lake
• HOA & community: Quarterly condo fee; Professional management; Community amenities include clubhouse, community pool, community room, BBQ/picnic area, streetlights, underground utilities; Maintenance covers insurance, irrigation water, lawn/land maintenance, legal/accounting, exterior pest control, recreation facilities, repairs, reserves, sewer, street lights; Community type: Non-gated; Total annual recurring HOA fees listed

Exterior

• Parking: Covered parking; Attached garage; 1 garage space
• Security: Electric storm shutters
• Utilities: Central water; Central sewer; Central electric service
• Home design: Residential townhouse; 2 story; Rear exposure southwest; Development: Lely
• Construction: Stucco exterior; Wood frame construction; Shingle roof; Sliding windows; Built in 1979
• Exterior features: Courtyard; Golf course view; Lake frontage/view; Central irrigation; Private road

Interior

• Kitchen: Pantry; Dishwasher; Range; Microwave; Refrigerator/ice maker; Disposal; Breakfast bar; Dining (living)
• Bedrooms: 3 bedrooms plus den; Master bedroom upstairs; Split bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with dual sinks and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans; Cable available
• Interior features: Built-in cabinets; Cable prewire; Window coverings; Open porch/lanai; Screened lanai/porch; Den (study); Courtyard floor plan; Split bedroom layout; 2-story floor plan; 8 total rooms
• Laundry & utility: Laundry in residence; Washer; Dryer; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $269k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $269k).
• Recommended offer: $237k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#586 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing 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); Manatee Middle School (math 61% / reading 43%, grade C+, #217 of 571 statewide, top 40%, 749 students, 64% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL).
• Zoned-school proficiency averages 46% at this address vs 58% district-wide (-12 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); 598 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 $75k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $198k; 36% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. 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.
10. 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.
11. 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: 1.66% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.47%
• DSCR: 1.64
• GRM: 5.0

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-195
• Equity at exit: $40,109

10-year hold

• IRR: 13.3%
• Equity multiple: 2.25×
• Total profit: $94,185
• Equity at exit: $23,258

Cash invested: $75,320 (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: 598
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $4,463 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$286 /mo · $3,433/yr
• Insurance: −$112
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$809
• Vacancy / Maint / Mgmt: −$937
• Net cashflow: $482

Break-even live

Break-even rent $3,854

Max offer price $269,000

Occupancy floor 84%

Sensitivity live

Price	-10% $634	-5% $558	+0% $482	+5% $405	+10% $329
Rent	-10% $129	-5% $305	+0% $482	+5% $658	+10% $834
Rate	-1.0pp $617	-0.5pp $550	base $482	+0.5pp $412	+1.0pp $341

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 Bristle Cone Ln #9 Naples, FL	4.0	2.5	2060	$2,800	$1.36	25d	1	0.01mi
452 Bristle Cone Ln #27 Naples, FL	2.0	2.0	1129	$2,000	$1.77	25d	1	0.05mi
255 Pine Valley Cir Naples, FL	3.0	1.5	1574	$3,500	$2.22	25d	1	0.14mi
315 Saint Andrews Blvd Unit A25 Naples, FL	2.0	2.0	1126	$1,530	$1.36	25d	1	0.20mi
283 Forest Hills Blvd Naples, FL	4.0	3.0	2093	$3,999	$1.91	25d	1	0.26mi
283 Forest Hills Blvd Naples, FL	4.0	3.0	2093	$3,999	$1.91	15d	1	0.26mi
326 Bradstrom Cir Unit 204F Naples, FL	3.0	2.0	1200	$3,500	$2.92	25d	1	0.28mi
326 Bradstrom Cir Unit 103F Naples, FL	2.0	2.0	1113	$1,800	$1.62	25d	1	0.28mi
332 Bradstrom Cir #201 Naples, FL	2.0	2.0	1257	$2,200	$1.75	25d	1	0.33mi
213 Bay Meadows Dr Naples, FL	3.0	2.0	1650	$5,500	$3.33	25d	1	0.33mi
248 Pebble Beach Cir Unit G201 Naples, FL	2.0	2.0	1163	$2,300	$1.98	25d	1	0.35mi
5293 Dixie Dr Unit 1546039P Naples, FL	2.0	2.0	1130	$1,561	$1.38	15d	1	0.37mi
239 Torrey Pines Pt Naples, FL	3.0	2.5	1907	$12,090	$6.34	25d	1	0.38mi
520 Augusta Blvd Unit B204 Naples, FL	3.0	2.0	1294	$2,200	$1.70	25d	1	0.40mi
240 Pebble Beach Blvd #702 Naples, FL	2.0	2.0	1090	$4,000	$3.67	25d	1	0.40mi
167 Torrey Pines Pt Naples, FL	3.0	2.0	1907	$9,000	$4.72	25d	1	0.46mi
413 Augusta Blvd #302 Naples, FL	2.0	2.0	1390	$5,500	$3.96	22d	1	0.48mi
232 Pebble Beach Blvd #104 Naples, FL	3.0	2.0	1298	$1,975	$1.52	25d	1	0.49mi
265 Deerwood Cir Naples, FL	2.0	2.0	1179	$5,000	$4.24	25d	1	0.50mi
127 Palmetto Dunes Cir Naples, FL	3.0	2.0	1906	$7,500	$3.93	25d	1	0.50mi
6984 Saona Ct Naples, FL	2.0	2.0	1472	$7,500	$5.10	25d	1	0.53mi
494 Saint Andrews Blvd Naples, FL	3.0	2.0	1700	$2,800	$1.65	25d	1	0.56mi
7124 Saona Ct Naples, FL	2.0	2.0	1387	$8,000	$5.77	25d	1	0.57mi
555 Augusta Blvd Unit 3-1 Naples, FL	2.0	2.0	1249	$4,200	$3.36	25d	1	0.58mi
9512 Napoli Ln Unit 101 Naples, FL	3.0	2.0	1741	$10,000	$5.74	15d	1	0.58mi
7110 Cayo Coco Ln Naples, FL	2.0	2.0	1387	$9,250	$6.67	25d	1	0.59mi
5535 Rattlesnake Hammock Rd #302 Naples, FL	2.0	2.0	1205	$2,800	$2.32	25d	1	0.60mi
7197 Saona Ct Unit 1545994P Naples, FL	2.0	2.0	1291	$4,152	$3.22	15d	1	0.60mi
9234 Veneto Pl Naples, FL	3.0	3.0	2032	$21,500	$10.58	25d	1	0.61mi
6875 Saona Ct Naples, FL	2.0	2.0	1565	$8,000	$5.11	25d	1	0.61mi
7142 Cayo Coco Ln Naples, FL	2.0	2.0	1490	$10,000	$6.71	25d	1	0.61mi
7162 Saona Ct Naples, FL	2.0	2.0	1482	$9,000	$6.07	25d	1	0.61mi
7138 Cayo Coco Ln Naples, FL	2.0	2.0	1205	$6,500	$5.39	25d	1	0.61mi
5651 Rattlesnake Hammock Rd Unit C-108 Naples, FL	2.0	2.0	1054	$1,800	$1.71	25d	1	0.61mi
182 Palmetto Dunes Cir Naples, FL	3.0	2.0	2175	$3,300	$1.52	25d	1	0.61mi
5635 Rattlesnake Hammock Rd Apt 203D Naples, FL	2.0	2.0	1054	$1,700	$1.61	22d	1	0.61mi
5499 Rattlesnake Hammock Rd Naples, FL	2.0	2.0	1071	$1,775	$1.66	15d	2	0.62mi
7213 Saona Ct Naples, FL	2.0	2.0	1308	$7,500	$5.73	25d	1	0.62mi
575 Augusta Blvd Naples, FL	3.0	2.0	1500	$2,100	$1.40	25d	1	0.63mi
5419 Rattlesnake Hammock Rd Unit 307F Naples, FL	2.0	2.0	1071	$1,950	$1.82	15d	1	0.64mi

HOA detail condo

• Monthly dues: $809 · $9,708/yr
• Likely covers: waterpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-22
   days on market $269,000 Active 218 DOM
2. 2026-06-18
   days on market $269,000 Active 215 DOM
3. 2026-06-17
   days on market $269,000 Active 214 DOM
4. 2026-06-16
   days on market $269,000 Active 213 DOM
5. 2026-06-15
   days on market $269,000 Active 212 DOM
6. 2026-06-10
   days on market $269,000 Active 207 DOM
7. 2026-06-09
   days on market $269,000 Active 206 DOM
8. 2026-06-08
   days on market $269,000 Active 205 DOM
9. 2026-06-07
   days on market $269,000 Active 204 DOM
10. 2026-06-03
    days on market $269,000 Active 200 DOM
11. 2026-06-02
    days on market $269,000 Active 199 DOM
12. 2026-06-01
    days on market $269,000 Active 198 DOM
13. 2026-05-31
    days on market $269,000 Active 197 DOM
14. 2026-05-30
    days on market $269,000 Active 196 DOM
15. 2026-05-10
    price $269,000

    Show marketing remark (1109 chars)

    Enjoy breathtaking views of the lake and golf course from this beautifully refreshed home. Relax on the back lanai and watch ducks, pelicans, and osprey gather along the water's edge—your own private slice of Florida nature. A charming gated courtyard welcomes you inside, offering a lovely spot for patio seating or even an orchid garden. The spacious first floor features room for a living room, dining area, and a flexible office/den, while the oversized kitchen provides abundant cabinetry and generous counter space. Upstairs, a light-filled loft overlooks the lake and golf course, creating an ideal home office or reading nook. You'll also find three spacious bedrooms, including a primary suite with a large walk-in closet, double sinks, and a well-appointed bath. The two additional bedrooms share a comfortable guest bath. The home has been freshly painted throughout and is truly move-in ready. With its serene setting, (just opposite the club house and relaxing pool), versatile layout, and stunning views, this property offers the perfect blend of comfort, beauty, and everyday convenience.

16. 2026-05-10
    price $269,000 1109-char remark

    Show marketing remark (1109 chars)

    Enjoy breathtaking views of the lake and golf course from this beautifully refreshed home. Relax on the back lanai and watch ducks, pelicans, and osprey gather along the water's edge—your own private slice of Florida nature. A charming gated courtyard welcomes you inside, offering a lovely spot for patio seating or even an orchid garden. The spacious first floor features room for a living room, dining area, and a flexible office/den, while the oversized kitchen provides abundant cabinetry and generous counter space. Upstairs, a light-filled loft overlooks the lake and golf course, creating an ideal home office or reading nook. You'll also find three spacious bedrooms, including a primary suite with a large walk-in closet, double sinks, and a well-appointed bath. The two additional bedrooms share a comfortable guest bath. The home has been freshly painted throughout and is truly move-in ready. With its serene setting, (just opposite the club house and relaxing pool), versatile layout, and stunning views, this property offers the perfect blend of comfort, beauty, and everyday convenience.

17. 2025-11-15
    listed $285,000 Active

    Show marketing remark (1109 chars)

    Enjoy breathtaking views of the lake and golf course from this beautifully refreshed home. Relax on the back lanai and watch ducks, pelicans, and osprey gather along the water's edge—your own private slice of Florida nature. A charming gated courtyard welcomes you inside, offering a lovely spot for patio seating or even an orchid garden. The spacious first floor features room for a living room, dining area, and a flexible office/den, while the oversized kitchen provides abundant cabinetry and generous counter space. Upstairs, a light-filled loft overlooks the lake and golf course, creating an ideal home office or reading nook. You'll also find three spacious bedrooms, including a primary suite with a large walk-in closet, double sinks, and a well-appointed bath. The two additional bedrooms share a comfortable guest bath. The home has been freshly painted throughout and is truly move-in ready. With its serene setting, (just opposite the club house and relaxing pool), versatile layout, and stunning views, this property offers the perfect blend of comfort, beauty, and everyday convenience.

18. 2025-11-15
    listed $285,000 Active 1109-char remark

    Show marketing remark (1109 chars)

    Enjoy breathtaking views of the lake and golf course from this beautifully refreshed home. Relax on the back lanai and watch ducks, pelicans, and osprey gather along the water's edge—your own private slice of Florida nature. A charming gated courtyard welcomes you inside, offering a lovely spot for patio seating or even an orchid garden. The spacious first floor features room for a living room, dining area, and a flexible office/den, while the oversized kitchen provides abundant cabinetry and generous counter space. Upstairs, a light-filled loft overlooks the lake and golf course, creating an ideal home office or reading nook. You'll also find three spacious bedrooms, including a primary suite with a large walk-in closet, double sinks, and a well-appointed bath. The two additional bedrooms share a comfortable guest bath. The home has been freshly painted throughout and is truly move-in ready. With its serene setting, (just opposite the club house and relaxing pool), versatile layout, and stunning views, this property offers the perfect blend of comfort, beauty, and everyday convenience.

19. 2019-11-14
    soldstatus $198,000
20. 2019-10-31
    soldstatus $198,000 Sold 1161-char remark

    Show marketing remark (1161 chars)

    C. 16226 Lovely well maintained townhouse with spacious screened lanai with lake and golf course views. First floor is formal dining and living areas that also enjoy the same lake and golf course views. The living room has volume ceilings with transom windows just above the loft off Master Bedroom that allow for abundance of natural light on both floors. The kitchen and den/family room are adjacent to the large open courtyard that is connected to the one car garage. Spacious front entry with closet and ½ bath for guests. The first floor is completely tiled. Second floor has three, light and bright bedrooms with carpeting and two full baths with tile flooring. Steps to the community pool and club house. Do not miss this incredible opportunity to purchase in a beautiful community! No Master Association Fees for Ironwood owners. No memberships required. Nearby Royal Palm has a social membership for those who would like that option. Ironwood is adjacent to the Hibiscus which is a public course. You can enjoy the views with no charge! A 3 bed, 2 ½ bath with den/family room and garage - what an opportunity under $200,000.00! Low fees

21. 2019-08-28
    status Pending With Contingencies 1161-char remark

    Show marketing remark (1161 chars)

    C. 16226 Lovely well maintained townhouse with spacious screened lanai with lake and golf course views. First floor is formal dining and living areas that also enjoy the same lake and golf course views. The living room has volume ceilings with transom windows just above the loft off Master Bedroom that allow for abundance of natural light on both floors. The kitchen and den/family room are adjacent to the large open courtyard that is connected to the one car garage. Spacious front entry with closet and ½ bath for guests. The first floor is completely tiled. Second floor has three, light and bright bedrooms with carpeting and two full baths with tile flooring. Steps to the community pool and club house. Do not miss this incredible opportunity to purchase in a beautiful community! No Master Association Fees for Ironwood owners. No memberships required. Nearby Royal Palm has a social membership for those who would like that option. Ironwood is adjacent to the Hibiscus which is a public course. You can enjoy the views with no charge! A 3 bed, 2 ½ bath with den/family room and garage - what an opportunity under $200,000.00! Low fees

22. 2019-05-20
    listed $195,000 Active 1161-char remark

    Show marketing remark (1161 chars)

    C. 16226 Lovely well maintained townhouse with spacious screened lanai with lake and golf course views. First floor is formal dining and living areas that also enjoy the same lake and golf course views. The living room has volume ceilings with transom windows just above the loft off Master Bedroom that allow for abundance of natural light on both floors. The kitchen and den/family room are adjacent to the large open courtyard that is connected to the one car garage. Spacious front entry with closet and ½ bath for guests. The first floor is completely tiled. Second floor has three, light and bright bedrooms with carpeting and two full baths with tile flooring. Steps to the community pool and club house. Do not miss this incredible opportunity to purchase in a beautiful community! No Master Association Fees for Ironwood owners. No memberships required. Nearby Royal Palm has a social membership for those who would like that option. Ironwood is adjacent to the Hibiscus which is a public course. You can enjoy the views with no charge! A 3 bed, 2 ½ bath with den/family room and garage - what an opportunity under $200,000.00! Low fees

23. 2003-07-30
    soldstatus $135,000
24. 2000-01-10
    soldstatus $118,000
25. 1997-05-05
    soldstatus $85,000

ⓘ 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: $3,433 · $286/mo
• Projected year-2 tax: $3,433 · $286/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $53,558
• − Mortgage interest: −$15,068
• − Property taxes: −$3,433
• − Insurance: −$6,464
• − Repairs & maintenance: −$4,285
• − Management: −$4,285
• − HOA: −$9,708
• − Depreciation: −$7,825
• Taxable income: $2,490
• Est. tax owed @ 24.0%: −$598
• After-tax cash flow: $5,180/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

• Score: 66/100
• State rank: #586
• US rank: #11224

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lely, 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

+216.5% since first listed

11 events — show timeline

• 2026-05-10 Price Changed $269,000 NAPLESMLS
• 2026-05-10 Price Changed $269,000 MIML
• 2025-11-15 Listed $285,000 MIML
• 2025-11-15 Listed $285,000 NAPLESMLS
• 2019-11-14 Sold (Public Records) $198,000 Public Records
• 2019-10-31 Sold (MLS) $198,000 NAPLESMLS
• 2019-08-28 Pending — NAPLESMLS
• 2019-05-20 Listed $195,000 NAPLESMLS
• 2003-07-30 Sold (Public Records) $135,000 Public Records
• 2000-01-10 Sold (Public Records) $118,000 Public Records
• 1997-05-05 Sold (Public Records) $85,000 Public Records

Property tax history

+12.4%/yr

Latest (2025): $3,433 · +9.2% YoY. Source: county tax records.