532 4th Ave S #2 · Naples, FL 34102

$425,000

1 bd · 1.0 ba · 580 sqft · Condo public records · 527 Days on market

Built 1964 $728/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 +18.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• 1% rule +6.3/10.0
• DSCR +5.8/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Best buy for this lovely first floor 1BR/1BA pool condo in the HEART OF OLDE NAPLES! Just a short walk to the beach, and the shops and restaurants on 5th Ave. Relax by the pool, or stroll to 5th Ave for morning coffee or a leisurely lunch or dinner. This is the Naples life style at it's best! This condo has no age or pet restrictions, low condo fees, and excellent rental policy. This property offers an unparalleled opportunity to be in Olde Naples at an affordable price. It is totally updated and beautifully decorated turnkey unit, with low fees and excellent rental history that makes it perfect residence or investment property.

Key facts

• Impact glass
• Storm ready
• $728 HOA

Tags

• ASSIGNED PARKING SPACE
• IMPACT GLASS
• STORM READY

Property features AI

Finance

• Other: One unit in the floor; 18 units in the building and complex
• HOA & community: Quarterly condo fee; Professional management; Association maintenance includes insurance, irrigation water, laundry facilities, lawn/land maintenance, legal/accounting, manager, exterior pest control, reserves, sewer, trash removal and water; Community amenities include BBQ/picnic area, bike storage, common laundry, community pool, and underground utilities; Non-gated community; Total annual recurring fees listed

Exterior

• Parking: One assigned parking space
• Security: Impact-resistant windows provide storm protection
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property in a low-rise (1–3) building; Built in 1964; Concrete block construction with stucco exterior; Shingle roof; Impact-resistant windows; Rear exposure faces west; Located in Olde Naples (Essex House)
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Built in 1964
• Exterior features: Automatic sprinkler system; Pool/club view; Zero lot line; City-maintained road access; Deeded property with no RV allowed

Interior

• Kitchen: Pantry; Dishwasher; Microwave; Range; Refrigerator/Freezer; Eat-in kitchen
• Bedrooms: One bedroom on the first floor
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom with shower-only master bath
• Heating & cooling: Wall unit cooling; Heating described in remarks
• Interior features: Cable prewired and high-speed internet available; Pantry; Window coverings; Turnkey furnished; One ceiling fan
• Laundry & utility: Common laundry (provided by the association)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $425k.

Deal economics

• At list price, monthly cash flow is $-19 ($-226/yr) — negative.
• To cash-flow at today's rent, offer at most $422k (0.8% below list).
• Meets the 1% rule at list price ($5k rent vs $425k).
• Recommended offer: $374k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#126 in FL, #1,903 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute D+, cost of living 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.
• Market conditions: Rents rising fast (+8.8%/yr); 614 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• This rent runs 44% of the median local income ($131k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $20k of equity ($3k loan paydown + $17k appreciation (4.1% local appreciation)).
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.1% appreciation + 8.0% rent growth), your $119k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, 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 527 days — a 12% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 17y ago; this cycle's ask is 6983% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $315k; 35% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $374,000 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 527 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.13% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.11%
• DSCR: 1.18
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.08% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.85×
• Total profit: $100,964
• Equity at exit: $217,559

10-year hold

• IRR: 17.6%
• Equity multiple: 4.19×
• Total profit: $380,132
• Equity at exit: $357,502

Cash invested: $119,000 (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 34102

• Home prices YoY: 1.3%
• Rents YoY: 8.8%
• Active inventory: 614
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $4,820 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$266 /mo · $3,197/yr
• Insurance: −$177
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$728
• Vacancy / Maint / Mgmt: −$1,012
• Net cashflow: $-19

Break-even live

Break-even rent $4,844

Max offer price $421,676

Occupancy floor 95%

Sensitivity live

Price	-10% $222	-5% $101	+0% $-19	+5% $-139	+10% $-259
Rent	-10% $-400	-5% $-209	+0% $-19	+5% $172	+10% $362
Rate	-1.0pp $195	-0.5pp $89	base $-19	+0.5pp $-129	+1.0pp $-241

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
540 4th Ave S #13 Naples, FL	1.0	1.0	580	$5,000	$8.62	24d	1	0.00mi
480 5th St S #102 Naples, FL	1.0	1.0	600	$6,500	$10.83	24d	1	0.04mi
655 8th Ave S Unit 1504166P Naples, FL	1.0	1.0	505	$5,346	$10.59	14d	1	0.27mi
666 3rd St S Naples, FL	1.0–2.0	1.0–2.0	932	$2,500	$2.68	14d	2	0.29mi
175 5th Ave S Naples, FL	2.0	2.0	732	$14,000	$19.13	24d	2	0.30mi
101 8th St S Naples, FL	1.0	1.0–2.0	940	$12,600	$13.40	24d	4	0.34mi
101 8th St S Naples, FL	1.0	1.0–2.0	940	$12,600	$13.40	14d	4	0.34mi
291 8th Ave S Unit 291A Naples, FL	1.0	1.0	550	$3,900	$7.09	24d	1	0.36mi
960 7th St S #103 Naples, FL	1.0	1.0	534	$5,000	$9.36	24d	1	0.43mi
940 3rd St S Naples, FL	1.0–2.0	1.0–2.0	870	$2,800	$3.22	24d	2	0.43mi
950 7th Ave S #23 Naples, FL	1.0	1.0	631	$3,250	$5.15	14d	1	0.44mi
980 7th Ave S Naples, FL	1.0	1.0	540	$7,500	$13.89	24d	2	0.45mi
473 12th Ave S Naples, FL	1.0–2.0	1.0–2.0	700	$3,000	$4.29	24d	2	0.64mi
803 River Point Dr Unit 201B Naples, FL	1.0	1.0	715	$2,300	$3.22	24d	1	0.75mi
1295 Gulf Shore Blvd S #218 Naples, FL	2.0	2.0	662	$10,479	$15.83	24d	1	0.80mi
1360 Chesapeake Ave Unit 1372 Naples, FL	1.0	1.0	600	$1,850	$3.08	24d	1	1.08mi
1950 Mayfair ST Unit 817 Naples, FL	1.0	1.0	710	$3,295	$4.64	14d	1	1.25mi
1950 Mayfair ST Unit 1021 Naples, FL	1.0	1.0	710	$3,520	$4.96	14d	1	1.25mi
1950 Mayfair ST Unit 802 Naples, FL	1.0	1.0	710	$3,355	$4.73	14d	1	1.25mi
1950 Mayfair ST Unit 716 Naples, FL	1.0	1.0	710	$3,330	$4.69	14d	1	1.25mi
1950 Mayfair ST Unit 921 Naples, FL	1.0	1.0	710	$3,420	$4.82	14d	1	1.25mi
1950 Mayfair St Naples, FL	3.0	1.0–3.5	1514	$5,505	$3.63	14d	109	1.28mi
2134 Palm St Naples, FL	1.0	1.0	600	$7,500	$12.50	24d	1	1.44mi

HOA detail condo

• Monthly dues: $728 · $8,736/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 46 events

1. 2026-06-18
   days on market $425,000 Active 527 DOM
2. 2026-06-17
   days on market $425,000 Active 526 DOM
3. 2026-06-16
   days on market $425,000 Active 525 DOM
4. 2026-06-15
   days on market $425,000 Active 524 DOM
5. 2026-06-10
   days on market $425,000 Active 519 DOM
6. 2026-06-09
   days on market $425,000 Active 518 DOM
7. 2026-06-08
   days on market $425,000 Active 517 DOM
8. 2026-06-07
   days on market $425,000 Active 516 DOM
9. 2026-06-02
   days on market $425,000 Active 511 DOM
10. 2026-06-01
    days on market $425,000 Active 510 DOM
11. 2026-05-31
    days on market $425,000 Active 509 DOM
12. 2026-05-30
    days on market $425,000 Active 508 DOM
13. 2026-05-14
    price $425,000
14. 2026-03-03
    price $445,000
15. 2026-01-27
    status Active
16. 2026-01-22
    status Pending With Contingencies
17. 2026-01-13
    price $450,000
18. 2026-01-01
    historical $6,000
19. 2025-10-22
    price $465,000
20. 2025-07-31
    listed $6,000
21. 2025-07-07
    price $475,000
22. 2025-07-06
    historical $6,000
23. 2025-06-06
    price $495,000
24. 2025-04-05
    price $525,000
25. 2025-02-15
    listed $6,000
26. 2025-02-14
    price $545,000
27. 2025-01-02
    listed $575,000 Active
28. 2024-11-21
    historical
29. 2024-09-24
    listed $575,000 Active
30. 2020-06-03
    soldstatus $315,000 Sold 636-char remark

    Show marketing remark (636 chars)

    Best buy for this lovely first floor 1BR/1BA pool condo in the HEART OF OLDE NAPLES! Just a short walk to the beach, and the shops and restaurants on 5th Ave. Relax by the pool, or stroll to 5th Ave for morning coffee or a leisurely lunch or dinner. This is the Naples life style at it's best! This condo has no age or pet restrictions, low condo fees, and excellent rental policy. This property offers an unparalleled opportunity to be in Olde Naples at an affordable price. It is totally updated and beautifully decorated turnkey unit, with low fees and excellent rental history that makes it perfect residence or investment property.

31. 2020-05-07
    price $348,000 636-char remark

    Show marketing remark (636 chars)

    Best buy for this lovely first floor 1BR/1BA pool condo in the HEART OF OLDE NAPLES! Just a short walk to the beach, and the shops and restaurants on 5th Ave. Relax by the pool, or stroll to 5th Ave for morning coffee or a leisurely lunch or dinner. This is the Naples life style at it's best! This condo has no age or pet restrictions, low condo fees, and excellent rental policy. This property offers an unparalleled opportunity to be in Olde Naples at an affordable price. It is totally updated and beautifully decorated turnkey unit, with low fees and excellent rental history that makes it perfect residence or investment property.

32. 2020-05-05
    price $320,000 636-char remark

    Show marketing remark (636 chars)

    Best buy for this lovely first floor 1BR/1BA pool condo in the HEART OF OLDE NAPLES! Just a short walk to the beach, and the shops and restaurants on 5th Ave. Relax by the pool, or stroll to 5th Ave for morning coffee or a leisurely lunch or dinner. This is the Naples life style at it's best! This condo has no age or pet restrictions, low condo fees, and excellent rental policy. This property offers an unparalleled opportunity to be in Olde Naples at an affordable price. It is totally updated and beautifully decorated turnkey unit, with low fees and excellent rental history that makes it perfect residence or investment property.

33. 2020-02-20
    price $348,000 636-char remark

    Show marketing remark (636 chars)

    Best buy for this lovely first floor 1BR/1BA pool condo in the HEART OF OLDE NAPLES! Just a short walk to the beach, and the shops and restaurants on 5th Ave. Relax by the pool, or stroll to 5th Ave for morning coffee or a leisurely lunch or dinner. This is the Naples life style at it's best! This condo has no age or pet restrictions, low condo fees, and excellent rental policy. This property offers an unparalleled opportunity to be in Olde Naples at an affordable price. It is totally updated and beautifully decorated turnkey unit, with low fees and excellent rental history that makes it perfect residence or investment property.

34. 2020-02-03
    listed $358,000 Active 636-char remark

    Show marketing remark (636 chars)

    Best buy for this lovely first floor 1BR/1BA pool condo in the HEART OF OLDE NAPLES! Just a short walk to the beach, and the shops and restaurants on 5th Ave. Relax by the pool, or stroll to 5th Ave for morning coffee or a leisurely lunch or dinner. This is the Naples life style at it's best! This condo has no age or pet restrictions, low condo fees, and excellent rental policy. This property offers an unparalleled opportunity to be in Olde Naples at an affordable price. It is totally updated and beautifully decorated turnkey unit, with low fees and excellent rental history that makes it perfect residence or investment property.

35. 2018-08-21
    soldstatus $310,000
36. 2018-08-20
    soldstatus $310,000 Sold
37. 2018-07-08
    status Pending With Contingencies
38. 2018-06-16
    listed $329,000 Active
39. 2009-12-09
    soldstatus $140,000
40. 2009-12-04
    soldstatus $140,000
41. 2009-09-11
    listed $149,900
42. 2009-07-02
    listed $189,000
43. 2009-07-02
    historical
44. 2009-07-02
    listed $189,000
45. 2001-07-31
    soldstatus $123,500
46. 1994-04-05
    soldstatus $54,000

ⓘ 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: $3,197 · $266/mo
• Projected year-2 tax: $3,528 · $294/mo
• Expected delta: +$331/yr (+$28/mo · 10.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 98% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,842
• − Mortgage interest: −$23,807
• − Property taxes: −$3,197
• − Insurance: −$7,244
• − Repairs & maintenance: −$4,627
• − Management: −$4,627
• − HOA: −$8,736
• − Depreciation: −$12,364
• Taxable loss: −$6,759
• Est. tax savings @ 24.0%: +$1,622
• After-tax cash flow: $1,396/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 — Naples

• Score: 80/100
• State rank: #126
• US rank: #1903

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Naples, FL
• County: Collier County · 396,295 people
• City population: 344,941
• Metro: Naples-Marco Island, FL
• Population (ZIP): 11,179
• Household income: $130,929
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 333.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 8% Black 8% Asian 1%
• Hispanic origin (detail): Cuban 6%
• Common ancestry: Hispanic 4% Lithuanian 4% Romanian 4%
• Foreign-born: 17% · Canada, China
• Languages at home: 87% English-only · Spanish 7% French/Haitian/Cajun 4% German/W. Germanic 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: ▲ 4.08%
• Current HPI: 328.2755
• Rent YoY: ▲ 8.75%
• 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

+687.0% since first listed

34 events — show timeline

• 2026-05-14 Price Changed $425,000 NAPLESMLS
• 2026-03-03 Price Changed $445,000 NAPLESMLS
• 2026-01-27 Relisted — NAPLESMLS
• 2026-01-22 Pending — NAPLESMLS
• 2026-01-13 Price Changed $450,000 NAPLESMLS
• 2026-01-01 Rental Removed $6,000 NAPLESMLS
• 2025-10-22 Price Changed $465,000 NAPLESMLS
• 2025-07-31 Listed for Rent $6,000 NAPLESMLS
• 2025-07-07 Price Changed $475,000 NAPLESMLS
• 2025-07-06 Rental Removed $6,000 NAPLESMLS
• 2025-06-06 Price Changed $495,000 NAPLESMLS
• 2025-04-05 Price Changed $525,000 NAPLESMLS
• 2025-02-15 Listed for Rent $6,000 NAPLESMLS
• 2025-02-14 Price Changed $545,000 NAPLESMLS
• 2025-01-02 Listed $575,000 NAPLESMLS
• 2024-11-21 Listing Removed — NAPLESMLS
• 2024-09-24 Listed $575,000 NAPLESMLS
• 2020-06-03 Sold (MLS) $315,000 NAPLESMLS
• 2020-05-07 Price Changed $348,000 NAPLESMLS
• 2020-05-05 Price Changed $320,000 NAPLESMLS
• 2020-02-20 Price Changed $348,000 NAPLESMLS
• 2020-02-03 Listed $358,000 NAPLESMLS
• 2018-08-21 Sold (Public Records) $310,000 Public Records
• 2018-08-20 Sold (MLS) $310,000 NAPLESMLS
• 2018-07-08 Pending — NAPLESMLS
• 2018-06-16 Listed $329,000 NAPLESMLS
• 2009-12-09 Sold (Public Records) $140,000 Public Records
• 2009-12-04 Sold (MLS) $140,000 NAPLESMLS
• 2009-09-11 Listed $149,900 NAPLESMLS
• 2009-07-02 Listed $189,000 NAPLESMLS
• 2009-07-02 Listing Removed — NAPLESMLS
• 2009-07-02 Listed $189,000 NAPLESMLS
• 2001-07-31 Sold (Public Records) $123,500 Public Records
• 1994-04-05 Sold (Public Records) $54,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $3,197 · +11.5% YoY. Source: county tax records.