95 Saint Andrews Blvd Unit A110 · Lely, FL
Flood risk 9/10 · Severe
- FEMA flood zone
- AE
- Chance of flooding over 30 yrs
- 0.99%
- Est. flood insurance / yr
- $1,737 – $8,500
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 107°F)
- 7 days/yr
- Hot days in 30 yrs
- 27 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 2 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
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 +17.6/30.0
- ARV discount +15.0/15.0
- 1% rule +7.3/10.0
- DSCR +5.7/10.0
- Schools +4.6/10.0
- Rent growth +3.9/5.0
- Condition / age +3.8/5.0
- Livability +3.3/5.0
- Appreciation +0.0/10.0
$219,500
95 Saint Andrews Blvd Unit A110 · Lely, FL 34113
2 bd · 2.0 ba · 1,233 sqft · Condo
· 127 Days on market
55+ age-restricted
Built 1980
$178/sqft
· 18% below area
Est $269k · 18% under
$725/mo HOA · 23% of rent
↓ 13% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
OWNER TO COVER ALL CLOSING COSTS. .. .. Welcome to this inviting first-floor 2BR / 2BA condominium ideally located in the Cypress Gate enclave of Lely Golf Estates . .. a well-maintained 55+ community just minutes from 5th Avenue dining, shopping and the Gulf beaches. This move-in ready home offers 1,233 sq ft of comfortable living space with a functional split-bedroom layout, spacious living/dining area, and screened lanai perfect for relaxing outdoors. Enjoy golf course and community pool views right from your living room and lanai. The unit features thoughtful interior upgrades including coffered ceilings, walk-in closets, and convenient in-unit laundry.
Key facts
- Coffered ceilings
- Cypress gate enclave
- Screened lanai
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath condo listed at $220k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
- To cash-flow at today's rent, offer at most $197k (10.1% below list).
- Meets the 1% rule at list price ($3k rent vs $220k).
- Recommended offer: $193k (12.0% below list) — sets the bar for market timing.
- Cap rate 7.8% vs local median 5.4% in Lely — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.
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); 700 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 119d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
- At $3,185/mo this rent would consume 47% of the median local household income ($82k/yr) — 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 $7k 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 127 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: flood insurance adds $427/mo; HOA is 23% of rent.
- 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
$193,160
(12.0% below list)
Questions for the listing agent
- 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?
- It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.45% ✓
- Cap rate
- 7.79%
- Cash-on-cash
- 5.35%
- DSCR
- 1.24
- GRM
- 5.7
CMA / ARV
- ARV (median comp)
- $268,530
- List price
- $219,500
- Delta
- -18.26%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 6968 Saona Ct | 0.15mi | 2/2.0 | 1,204 (-2%) | 0mo | $600,000 | $498 | 89 |
| 5724 Deauville Cir Unit H107 | 1.45mi | 2/2.0 | 1,210 (-2%) | 1mo | $285,000 | $236 | 61 |
| 4300 Gulfstream Dr Unit 1C | 1.31mi | 2/2.0 | 1,200 (-3%) | 1mo | $130,000 | $108 | 60 |
| 234 Pebble Beach Blvd #307 | 0.46mi | 2/2.0 | 1,090 (-12%) | 0mo | $200,000 | $183 | 59 |
| 5467 Rattlesnake Hamm Rd Unit C-308 | 0.91mi | 2/2.0 | 1,071 (-13%) | 1mo | $125,000 | $117 | 42 |
| 325 Charlemagne Blvd Unit A209 | 0.86mi | 2/2.0 | 1,025 (-17%) | 0mo | $175,000 | $171 | 40 |
| 325 Charlemagne Blvd Unit C104 | 0.86mi | 2/2.0 | 1,025 (-17%) | 1mo | $208,000 | $203 | 39 |
| 325 Charlemagne Blvd Unit C204 | 0.86mi | 2/2.0 | 1,025 (-17%) | 1mo | $180,000 | $176 | 39 |
| 5326 Dixie Dr | 0.58mi | 3/1.0 (+1) | 1,038 (-16%) | 1mo | $175,000 | $169 | 38 |
| 5510 Greenwood Cir #3 | 0.88mi | 3/2.0 (+1) | 1,450 (+18%) | 0mo | $355,000 | $245 | 35 |
| 444 Riviera Blvd W | 1.18mi | 3/2.0 (+1) | 1,502 (+22%) | 1mo | $309,000 | $206 | 34 |
| 5374 Warren St | 0.78mi | 3/1.0 (+1) | 1,064 (-14%) | 1mo | $380,000 | $357 | 32 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 5.59% rent growth · sell at horizon
5-year hold
- IRR
- -15.8%
- Equity multiple
- 0.41×
- Total profit
- $-36,014
- Equity at exit
- $32,728
10-year hold
- IRR
- -0.8%
- Equity multiple
- 0.94×
- Total profit
- $-3,958
- Equity at exit
- $18,978
Cash invested: $61,460 (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.
Active competition Active MLS
- For sale now
- 26 active · 9 under contract
- Median asking
- $225,000 ($208/sqft)
- Median days on market
- 154 d
- This list price
- 38% of active listings are priced below it
- ARV vs active asking
- +4.7% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 34113
- Rents YoY
- 5.6%
- Active inventory
- 700
- Price-to-rent
- 5.7×
Monthly cashflow live
↻
- Estimated rent
- $3,185 medium interval (Pro) →
- Mortgage (P&I)
- −$1,151
- Tax est. 1.5%
- −$274 /mo · $3,292/yr
- Insurance
- −$91
- Flood insurance flood zone
- −$427 /mo · $5,118/yr
- HOA
- −$725
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$669
- Net cashflow
- $-153
Break-even live
Break-even rent
$3,378
Max offer price
$197,428
Occupancy floor
100%
Sensitivity live
| Price | -10% $-1 | -5% $-77 | +0% $-153 | +5% $-228 | +10% $-304 |
|---|---|---|---|---|---|
| Rent | -10% $-404 | -5% $-278 | +0% $-153 | +5% $-27 | +10% $99 |
| Rate | -1.0pp $-42 | -0.5pp $-97 | base $-153 | +0.5pp $-209 | +1.0pp $-267 |
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
- $54,875
- Closing costs
- $6,585
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 6984 Saona Ct Naples, FL | 2.0 | 2.0 | 1472 | $7,500 | $5.10 | 119d | 1 | 0.13mi |
| 7111 Cayo Coco Ln Naples, FL | 2.0 | 2.0 | 1387 | $7,500 | $5.41 | 6d | 1 | 0.18mi |
| 7110 Cayo Coco Ln Naples, FL | 2.0 | 2.0 | 1387 | $9,250 | $6.67 | 119d | 1 | 0.19mi |
| 7110 Cayo Coco Ln Naples, FL | 2.0 | 2.0 | 1387 | $9,250 | $6.67 | 6d | 1 | 0.19mi |
| 7124 Saona Ct Naples, FL | 2.0 | 2.0 | 1387 | $8,000 | $5.77 | 6d | 1 | 0.20mi |
| 7124 Saona Ct Naples, FL | 2.0 | 2.0 | 1387 | $8,000 | $5.77 | 119d | 1 | 0.20mi |
| 7142 Cayo Coco Ln Naples, FL | 2.0 | 2.0 | 1490 | $10,000 | $6.71 | 119d | 1 | 0.21mi |
| 7138 Cayo Coco Ln Naples, FL | 2.0 | 2.0 | 1205 | $7,000 | $5.81 | 6d | 1 | 0.22mi |
| 7197 Saona Ct Unit 1545994P Naples, FL | 2.0 | 2.0 | 1291 | $4,152 | $3.22 | 109d | 1 | 0.22mi |
| 7150 Saona Ct Naples, FL | 2.0 | 2.0 | 1411 | $8,000 | $5.67 | 6d | 1 | 0.22mi |
| 7213 Saona Ct Naples, FL | 2.0 | 2.0 | 1308 | $7,500 | $5.73 | 119d | 1 | 0.24mi |
| 7162 Saona Ct Naples, FL | 2.0 | 2.0 | 1482 | $9,000 | $6.07 | 119d | 1 | 0.24mi |
| 7239 Saona Ct Naples, FL | 2.0 | 2.0 | 1321 | $6,000 | $4.54 | 6d | 1 | 0.25mi |
| 7184 Cayo Coco Ln Naples, FL | 2.0 | 2.0 | 1204 | $7,000 | $5.81 | 6d | 1 | 0.25mi |
| 7235 Saona Ct Naples, FL | 2.0 | 2.0 | 1204 | $7,000 | $5.81 | 6d | 1 | 0.25mi |
| 7204 Cayo Coco Ln Naples, FL | 2.0 | 2.0 | 1308 | $7,500 | $5.73 | 119d | 1 | 0.27mi |
| 7289 Saona Ct Naples, FL | 2.0 | 2.0 | 1411 | $10,000 | $7.09 | 119d | 1 | 0.28mi |
| 7242 Saona Ct Naples, FL | 2.0 | 2.0 | 1204 | $7,750 | $6.44 | 119d | 1 | 0.28mi |
| 248 Pebble Beach Cir Unit G201 Naples, FL | 2.0 | 2.0 | 1163 | $2,300 | $1.98 | 119d | 1 | 0.30mi |
| 7286 Saona Ct Naples, FL | 2.0 | 2.0 | 1205 | $10,000 | $8.30 | 119d | 1 | 0.31mi |
| 7263 Cayo Coco Ln Naples, FL | 2.0 | 2.0 | 1321 | $6,500 | $4.92 | 119d | 1 | 0.32mi |
| 7259 Cayo Coco Ln Naples, FL | 2.0 | 2.0 | 1411 | $6,500 | $4.61 | 119d | 1 | 0.33mi |
| 7299 Cayo Coco Ln Naples, FL | 2.0 | 2.0 | 1476 | $6,500 | $4.40 | 119d | 1 | 0.34mi |
| 190 Pebble Beach Blvd #502 Naples, FL | 2.0 | 2.0 | 954 | $2,195 | $2.30 | 6d | 1 | 0.39mi |
| 190 Pebble Beach Blvd #301 Naples, FL | 2.0 | 2.0 | 954 | $1,700 | $1.78 | 119d | 1 | 0.39mi |
| 4 Watercolor Way #4 Naples, FL | 2.0 | 2.5 | 1461 | $2,800 | $1.92 | 6d | 1 | 0.41mi |
| 15 Watercolor Way #15 Naples, FL | 2.0 | 2.5 | 1384 | $2,000 | $1.45 | 0d | 1 | 0.41mi |
| 452 Bristle Cone Ln #27 Naples, FL | 2.0 | 2.0 | 1129 | $2,000 | $1.77 | 119d | 1 | 0.42mi |
| 240 Pebble Beach Blvd #702 Naples, FL | 2.0 | 2.0 | 1090 | $4,000 | $3.67 | 119d | 1 | 0.44mi |
| 326 Bradstrom Cir Unit 103F Naples, FL | 2.0 | 2.0 | 1113 | $1,800 | $1.62 | 119d | 1 | 0.46mi |
| 326 Bradstrom Cir Unit 204F Naples, FL | 3.0 | 2.0 | 1200 | $3,500 | $2.92 | 119d | 1 | 0.46mi |
| 232 Pebble Beach Blvd #104 Naples, FL | 3.0 | 2.0 | 1298 | $1,975 | $1.52 | 119d | 1 | 0.47mi |
| 332 Bradstrom Cir #201 Naples, FL | 2.0 | 2.0 | 1257 | $2,200 | $1.75 | 119d | 1 | 0.47mi |
| 5293 Dixie Dr Unit 1546039P Naples, FL | 2.0 | 2.0 | 1130 | $1,561 | $1.38 | 109d | 1 | 0.48mi |
| 315 Saint Andrews Blvd Unit A25 Naples, FL | 2.0 | 2.0 | 1126 | $1,530 | $1.36 | 119d | 1 | 0.49mi |
| 315 Saint Andrews Blvd Unit A25 Naples, FL | 2.0 | 2.0 | 1126 | $3,500 | $3.11 | 6d | 1 | 0.49mi |
| 700 Valley Stream Dr Naples, FL | 2.0 | 2.0 | 1200 | $2,425 | $2.02 | 6d | 2 | 0.71mi |
| 600 Valley Stream Dr Unit F6 Naples, FL | 2.0 | 2.0 | 1406 | $2,500 | $1.78 | 6d | 1 | 0.73mi |
| 300 Valley Stream Dr Unit 3D Naples, FL | 2.0 | 2.0 | 979 | $1,795 | $1.83 | 116d | 1 | 0.75mi |
| 300 Valley Stream Dr Apt 12R Naples, FL | 2.0 | 2.0 | 979 | $1,195 | $1.22 | 6d | 1 | 0.75mi |
Property features AI
Finance
- HOA & community
- Mandatory HOAQuarterly HOA feeCommunity poolExtra storageProfessional managementMaintenance includes insurance, irrigation water, lawn/land maintenance, manager, exterior pest control, recreation facilities, reserves, sewer, street lights, street maintenance and waterTotal annual recurring HOA fees listed
Exterior
- Parking
- 1 assigned covered parking spaceDetached 1-car carport
- Utilities
- Central waterCentral sewerCable available
- Home design
- Residential garden apartmentLow-rise (1-3 stories)Rear exposure faces northeastLocated in LELY GOLF ESTATES, Cypress Gate (unit A110)
- Construction
- Concrete block constructionBuilt in 1980Stucco finishBuilt-up or flat roofGarden-style building
- Exterior features
- Stucco exteriorImpact resistant windowsManual shuttersBuilt-up or flat roofZero lot linePaved road accessGolf course and pool/club viewsCentral irrigation
Interior
- Kitchen
- Cooktop (electric)RangeSelf-cleaning ovenMicrowaveDishwasherDisposalRefrigerator/freezer
- Bedrooms
- 2 bedrooms (split bedroom floor plan)
- Flooring
- CarpetLaminate
- Bathrooms
- 2 full bathroomsMaster bath with shower only
- Heating & cooling
- Central electric heatCentral electric coolingSmoke detector
- Interior features
- Laundry tubWalk-in closetDining area in living roomScreened lanai/porchStorageFurnished
- Laundry & utility
- WasherDryerLaundry in residence
HOA detail $725/mo · $8,700/yr condo
- Likely covers
- pool
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 37 events
-
2026-07-18days on market $219,500 Active 127 DOM
-
2026-07-16days on market $219,500 Active 125 DOM
-
2026-07-16days on market $219,500 Active 124 DOM
-
2026-07-14days on market $219,500 Active 123 DOM
-
2026-07-14days on market $219,500 Active 122 DOM
-
2026-07-12days on market $219,500 Active 121 DOM
-
2026-07-11days on market $219,500 Active 120 DOM
-
2026-07-10days on market $219,500 Active 119 DOM
-
2026-07-09days on market $219,500 Active 118 DOM
-
2026-07-08days on market $219,500 Active 117 DOM
-
2026-07-07pricedays on market $219,500 Active 116 DOM
-
2026-07-06days on market $198,900 Active 115 DOM
-
2026-07-05days on market $198,900 Active 114 DOM
-
2026-07-04days on market $198,900 Active 113 DOM
-
2026-07-03days on market $198,900 Active 112 DOM
-
2026-07-02days on market $198,900 Active 111 DOM
-
2026-07-01days on market $198,900 Active 110 DOM
-
2026-06-30days on market $198,900 Active 109 DOM
-
2026-06-29days on market $198,900 Active 108 DOM
-
2026-06-28days on market $198,900 Active 107 DOM
-
2026-06-28days on market $198,900 Active 106 DOM
-
2026-06-27days on market $198,900 Active 105 DOM
-
2026-06-25days on market $198,900 Active 103 DOM
-
2026-06-23days on market $198,900 Active 101 DOM
-
2026-06-21days on market $198,900 Active 100 DOM
-
2026-06-18days on market $198,900 Active 97 DOM
-
2026-06-17days on market $198,900 Active 96 DOM
-
2026-06-16days on market $198,900 Active 95 DOM
-
2026-06-15days on market $198,900 Active 94 DOM
-
2026-06-14days on market $198,900 Active 92 DOM
-
2026-06-10days on market $198,900 Active 89 DOM
-
2026-06-09days on market $198,900 Active 88 DOM
-
2026-06-08days on market $198,900 Active 87 DOM
-
2026-06-07days on market $198,900 Active 86 DOM
-
2026-06-03days on market $198,900 Active 82 DOM
-
2026-06-03remarks 699-char remark
-
2026-06-03$198,900 Active 81 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
- Wildfire 4/10 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $38,217
- − Mortgage interest
- −$12,295
- − Property taxes
- −$3,292
- − Insurance
- −$6,216
- − Repairs & maintenance
- −$3,057
- − Management
- −$3,057
- − HOA
- −$8,700
- − Depreciation
- −$6,385
- Taxable loss
- −$4,787
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,149
- After-tax cash flow
- $-681/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 · 13 photos
75/100
Cosmetic rehab
Est. rehab $6,165–$18,495 screening
This move-in ready townhouse in Cypress Gate, Lely, FL, offers a good condition with minimal repairs needed. It's located in a well-maintained community with a private covered carport and extra storage, making it an attractive option for both buyers and renters.
Value-add opportunities
- Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics, attracting more buyers and renters. ↑
- Both Updating the kitchen appliances — Modernizing the kitchen with new appliances can increase both resale and rental value. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 46/100
Zoned Schools
Elementary
Lely Elementary School
D-
FL #1,247/2,144
Nat'l #15,746/41,679
Middle
Manatee Middle School
C+
FL #217/571
Nat'l #3,033/14,009
High
Lely High School
F
FL #304/667
Nat'l #8,293/17,239
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
C
Composite livability gradescore 66/100
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 · 420,858 people
- Metro
- Naples-Marco Island, FL
- Population (ZIP)
- 26,056
- Household income
- $81,674
- Rent vs Own
- Severe rent burden
- 12% of renters
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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
-13.1% since first listed4 events — show timeline
- 2026-04-20 Price Changed $198,900 NAPLESMLS
- 2026-04-03 Price Changed $204,000 NAPLESMLS
- 2026-03-19 Price Changed $209,000 NAPLESMLS
- 2026-03-13 Listed $229,000 NAPLESMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…