1250 Yesica Ann Cir Unit E105 · Naples Park, FL 34110

$295,000

2 bd · 2.0 ba · 1,245 sqft · Condo · 20 Days on market

Built 1991 Good condition $633/mo HOA · 15% 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 +23.8/30.0
• 1% rule +8.9/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

* * EASY TO SHOW * * Welcome to this well maintained condo in the highly desirable, gated community of Abbey on the Lake in Imperial, offering a true coastal lifestyle! This well maintained Condo is ready for you to move in and start enjoying all it has to offer and the SW Florida Coastal lifestyle!! The interior features create a serene relaxing atmosphere, with beautiful lake views from your lanai. The condo boasts a spacious lanai with a beautiful panoramic views of the lake, perfect for taking in the views and enjoying the fresh air and wildlife. Short walk to the community Swimming Pool. Close to the World class Gomez Tennis Academy and several beaches; including Delenor Wiggins, Lo

Key facts

• Gated community
• Lake views
• Spacious lanai

Tags

• GATED COMMUNITY
• LAKE VIEWS
• SPACIOUS LANAI
• COMMUNITY SWIMMING POOL
• CLOSE TO BEACHES
• CLOSE TO DINING AND SHOPPING

Property features AI

Finance

• Financial info: Total annual recurring fees: $7,596; Total one-time fees: $150
• HOA & community: Mandatory HOA; Quarterly HOA fee; HOA covers cable, internet/Wi-Fi access, master association fee, reserves, and trash removal; Managed as condo; Community offers internet access; see remarks for additional amenities; Golf: Non-equity golf available

Exterior

• Parking: 1 assigned parking space
• Security: Gate/entry procedures at community front gate
• Utilities: Central water; Central sewer; Cable available; Electric service for HVAC (central electric)
• Home design: Residential property in a low-rise (1-3) building; 2-story building; Rear exposure faces southwest; Condo/Hotel community (Abbey on the Lake, Imperial Golf Estates)
• Construction: Built in 1991; Concrete block construction; Stucco exterior; Shingle roof; Single-hung windows
• Exterior features: Private road; Water display; Lake view/waterfront (lake); Dead-end road; Architectural restrictions

Interior

• Kitchen: Cooktop (electric); Range; Microwave; Dishwasher; Refrigerator/Freezer
• Bedrooms: 2 bedrooms (split bedroom floor plan)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: High-speed internet available; Walk-in closet; Dining area (in living room); Screened balcony
• Laundry & utility: Washer and dryer in residence; Laundry in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $295k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $295k).
• Recommended offer: $291k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#696 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A-, employment B+; 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: Lake Park Elementary School (math 76% / reading 77%, grade A, #185 of 2,144 statewide, top 9%, 502 students, 39% FRL); Naples High School (math 47% / reading 52%, grade D, #179 of 667 statewide, top 29%, 1,719 students, 39% FRL) — zoned schools average 39% FRL vs 55% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-1.1%/yr); 595 active listings in the ZIP; 35 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 $4,096/mo this rent would consume 50% of the median local household income ($98k/yr) (locally 1006% 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 $9k 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 20 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→34/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,575 (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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.39% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.20%
• DSCR: 1.36
• GRM: 6.0

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: -9.5%
• Equity multiple: 0.67×
• Total profit: $-27,607
• Equity at exit: $43,985

10-year hold

• IRR: -6.3%
• Equity multiple: 0.67×
• Total profit: $-27,605
• Equity at exit: $25,506

Cash invested: $82,600 (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 34110

• Rents YoY: -1.1%
• Active inventory: 595
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $4,096 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$633
• Vacancy / Maint / Mgmt: −$860
• Net cashflow: $498

Break-even live

Break-even rent $3,466

Max offer price $295,000

Occupancy floor 83%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1290 Yesica Ann Cir Unit G203 Naples, FL	2.0	2.0	1245	$6,000	$4.82	13d	1	0.08mi
1290 Yesica Ann Cir Unit G-105 Naples, FL	2.0	2.0	1168	$5,500	$4.71	13d	1	0.08mi
1190 Yesica Ann Cir Unit B101 Naples, FL	2.0	2.0	1245	$2,500	$2.01	13d	1	0.13mi
1150 Yesica Ann Cir Unit A205 Naples, FL	2.0	2.0	1300	$6,000	$4.62	13d	1	0.18mi
1351 Park Lake Dr Unit 14R Naples, FL	2.0	2.0	1400	$2,200	$1.57	13d	1	0.23mi
1120 Sarah Jean Cir Unit B205 Naples, FL	3.0	2.0	1370	$2,300	$1.68	13d	1	0.26mi
1530 Imperial Golf Course Blvd #321 Naples, FL	2.0	2.0	1400	$2,100	$1.50	23d	1	0.40mi
1520 Imperial Golf Course Blvd #211 Naples, FL	2.0	2.0	1357	$5,000	$3.68	23d	1	0.45mi
953 Bunker Hill Dr Naples, FL	2.0	2.0	1100	$3,200	$2.91	13d	1	0.52mi
1790 Imperial Golf Course Blvd Unit A205 Naples, FL	2.0	2.0	1183	$2,300	$1.94	13d	1	0.61mi
1337 Center Ln Naples, FL	3.0	2.0	1500	$4,300	$2.87	23d	1	0.68mi
830 Wiggins Pass Rd #10 Naples, FL	1.0	1.0	800	$1,350	$1.69	23d	1	0.70mi
13140 Hamilton Harbour Dr Unit F4 Naples, FL	2.0	2.0	1340	$5,500	$4.10	23d	1	0.70mi
975 Tarpon Cove Dr #204 Naples, FL	3.0	2.0	1340	$5,500	$4.10	13d	1	0.79mi
752 Wiggins Lake Dr #102 Naples, FL	2.0	2.0	1402	$2,375	$1.69	21d	1	0.83mi
757 Wiggins Lake Dr #106 Naples, FL	3.0	2.0	1374	$6,000	$4.37	13d	1	0.84mi
757 Wiggins Lake Dr #106 Naples, FL	3.0	2.0	1374	$6,000	$4.37	23d	1	0.84mi
760 Wiggins Lake Dr #205 Naples, FL	2.0	2.0	1179	$5,500	$4.66	23d	1	0.86mi
1282 Belaire Ct Naples, FL	3.0	3.5	1495	$9,500	$6.35	23d	1	0.91mi
1025 Tarpon Cove Dr #203 Naples, FL	2.0	2.0	1225	$5,500	$4.49	13d	1	0.91mi
437 Wiggins Lake Ct #201 Naples, FL	2.0	2.0	1283	$4,500	$3.51	23d	1	0.94mi
1130 Turtle Creek Blvd Naples, FL	1.0–2.0	1.0–2.0	800	$2,145	$2.68	13d	22	0.96mi
774 Wiggins Lake Dr #106 Naples, FL	3.0	2.0	1374	$6,500	$4.73	23d	1	0.96mi
651 Wiggins Lake Dr #102 Naples, FL	2.0	2.0	1487	$6,500	$4.37	23d	1	1.01mi
480 Bermuda Cove Way Unit 1-104 Naples, FL	2.0	2.0	1372	$4,250	$3.10	23d	1	1.21mi
241 Palm River Blvd Unit C202 Naples, FL	2.0	2.0	1430	$3,500	$2.45	23d	1	1.23mi
240 Palm River Blvd Unit C102 Naples, FL	2.0	2.0	1440	$2,995	$2.08	23d	1	1.28mi
360 Horse Creek Dr Naples, FL	2.0	2.0	1589	$5,250	$3.30	13d	4	1.34mi
340 Horse Creek Dr #304 Naples, FL	2.0	2.0	1326	$2,950	$2.22	23d	1	1.38mi
320 Horse Creek Dr #105 Naples, FL	2.0	2.0	1326	$5,600	$4.22	23d	1	1.41mi
729 Palm View Dr Unit D4 Naples, FL	2.0	2.0	1133	$2,250	$1.99	23d	1	1.43mi
681 Palm View Dr Naples, FL	2.0	2.0	1240	$2,100	$1.69	13d	1	1.44mi
300 Horse Creek Dr #408 Naples, FL	2.0	2.0	1434	$5,500	$3.84	23d	1	1.45mi
186 Pebble Shores Dr #103 Naples, FL	2.0	2.0	1042	$2,500	$2.40	23d	1	1.48mi
15985 Arbor View Blvd Naples, FL	2.0–4.0	2.0	1208	$1,848	$1.53	13d	14	1.50mi

HOA detail condo

• Monthly dues: $633 · $7,596/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $295,000 Active 20 DOM
2. 2026-06-17
   days on market $295,000 Active 19 DOM
3. 2026-06-16
   days on market $295,000 Active 18 DOM
4. 2026-06-15
   days on market $295,000 Active 17 DOM
5. 2026-06-14
   days on market $295,000 Active 15 DOM
6. 2026-06-10
   days on market $295,000 Active 12 DOM
7. 2026-06-09
   days on market $295,000 Active 11 DOM
8. 2026-06-08
   days on market $295,000 Active 10 DOM
9. 2026-06-07
   days on market $295,000 Active 9 DOM
10. 2026-06-03
    days on market $295,000 Active 5 DOM
11. 2026-06-02
    days on market $295,000 Active 4 DOM
12. 2026-06-01
    days on market $295,000 Active 3 DOM
13. 2026-05-31
    days on market $295,000 Active 2 DOM
14. 2026-05-30
    remarks 699-char remark
15. 2026-05-30
    listed $295,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 8 d/yr ≥107°F today · 34 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,154
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$2,272
• − Repairs & maintenance: −$3,932
• − Management: −$3,932
• − HOA: −$7,596
• − Depreciation: −$8,582
• Taxable income: $1,890
• Est. tax owed @ 24.0%: −$454
• After-tax cash flow: $5,521/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained condo in the highly desirable Abbey on the Lake community is ready for you to move in and start enjoying all it has to offer. The interior features create a serene relaxing atmosphere, with beautiful lake views from your lanai. The home has a spacious lanai with a beautiful panoramic views of the lake, perfect for taking in the views and enjoying the fresh air and wildlife. The home has a good condition score and requires some cosmetic updates to increase its resale and rental value.

Value-add opportunities

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance and value.
• Resale update kitchen cabinets — Updating the kitchen cabinets can add value and appeal to potential buyers.
• Resale update bathroom fixtures — Updating the bathroom fixtures can add value and appeal to potential buyers.
• Both landscape and add curb appeal — A well-maintained and landscaped exterior can increase both resale and rental value.
• Both install new flooring — New flooring can improve the home's appearance and increase both resale and rental value.
• Both install new windows — New windows can improve energy efficiency and increase both resale and rental value.
• Both install new HVAC system — A new HVAC system can improve comfort and energy efficiency, increasing both resale and rental value.
• Both install new roof — A new roof can improve the home's appearance and increase both resale and rental value.
• Both install new foundation/structure — A new foundation/structure can improve the home's appearance and increase both resale and rental value.
• Both install new landscaping — A new landscaping can improve the home's appearance and increase both resale and rental value.
• Resale install new kitchen appliances — New kitchen appliances can add value and appeal to potential buyers.
• Resale install new bathroom fixtures — New bathroom fixtures can add value and appeal to potential buyers.
• Resale install new flooring — New flooring can improve the home's appearance and add value to potential buyers.
• Resale install new windows — New windows can improve energy efficiency and add value to potential buyers.
• Resale install new HVAC system — A new HVAC system can improve comfort and energy efficiency, adding value to potential buyers.
• Resale install new roof — A new roof can improve the home's appearance and add value to potential buyers.
• Resale install new foundation/structure — A new foundation/structure can improve the home's appearance and add value to potential buyers.
• Resale install new landscaping — A new landscaping can improve the home's appearance and add value to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance and value. ↑
• Resale update kitchen cabinets — Updating the kitchen cabinets can add value and appeal to potential buyers. ↑
• Resale update bathroom fixtures — Updating the bathroom fixtures can add value and appeal to potential buyers. ↑
• Both landscape and add curb appeal — A well-maintained and landscaped exterior can increase both resale and rental value. ↑
• Both install new flooring — New flooring can improve the home's appearance and increase both resale and rental value. ↑
• Both install new windows — New windows can improve energy efficiency and increase both resale and rental value. ↑
• Both install new HVAC system — A new HVAC system can improve comfort and energy efficiency, increasing both resale and rental value. ↑
• Both install new roof — A new roof can improve the home's appearance and increase both resale and rental value. ↑
• Both install new foundation/structure — A new foundation/structure can improve the home's appearance and increase both resale and rental value. ↑
• Both install new landscaping — A new landscaping can improve the home's appearance and increase both resale and rental value. ↑
• Resale install new kitchen appliances — New kitchen appliances can add value and appeal to potential buyers. ↑
• Resale install new bathroom fixtures — New bathroom fixtures can add value and appeal to potential buyers. ↑
• Resale install new flooring — New flooring can improve the home's appearance and add value to potential buyers. ↑
• Resale install new windows — New windows can improve energy efficiency and add value to potential buyers. ↑
• Resale install new HVAC system — A new HVAC system can improve comfort and energy efficiency, adding value to potential buyers. ↑
• Resale install new roof — A new roof can improve the home's appearance and add value to potential buyers. ↑
• Resale install new foundation/structure — A new foundation/structure can improve the home's appearance and add value to potential buyers. ↑
• Resale install new landscaping — A new landscaping can improve the home's appearance and add value to potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Naples Park

• Score: 64/100
• State rank: #696
• US rank: #14564

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment B+ Housing A- 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): 25,630
• Household income: $97,564
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 1006.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 9% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 3% French/Haitian/Cajun 1%

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: ▼ -172.68%
• Current HPI: 267.4644
• Rent YoY: ▼ -1.06%
• 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

1 event — show timeline

• 2026-05-29 Listed $295,000 NAPLESMLS