215 Lanchester Ct #44 · Naples, FL 34112

$330,000

2 bd · 2.0 ba · 1,316 sqft · Condo public records · 197 Days on market

Built 1979 $700/mo HOA · 30% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Cash flow +4.3/30.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Rent growth +2.1/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Experience modern convenience in this exquisitely renovated two-bedroom, two-bath detached villa, ideally located just one mile from Old Naples' 5th Ave. S & the City of Naples' beaches. Bathed in natural light from south and west exposures, the generous Great Room seamlessly combines a deluxe kitchen, dining area for ten, cozy TV lounge, and sunroom with serene garden views framed by new hurricane-rated windows and sliding doors. The kitchen is a culinary dream, featuring sleek custom cabinetry, white quartz countertops with a waterfall island, a stainless farmhouse sink, metallic and glass tile backsplash, and premium Bosch appliances, including a five-burner induction cooktop. Cust

Key facts

• Serene garden views
• Detached villa
• Deluxe kitchen

Tags

• DETACHED VILLA
• GENEROUS GREAT ROOM
• DELUXE KITCHEN
• COZY TV LOUNGE
• SUNROOM
• SERENE GARDEN VIEWS

Property features AI

Finance

• Other: Part of a complex with 62 units; building contains 1 unit and is single-floor
• HOA & community: Mandatory HOA (Royal Arms Villas); Quarterly HOA fee; Annual recurring HOA fees total $8,400; Professional management; Community is non-gated; HOA maintenance covers insurance, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, manager, exterior pest control, reserves, street lights, trash removal and water; Community amenities include internet access and streetlights

Exterior

• Parking: Attached 1-car garage; Automatic garage door
• Security: Entry keypad; Impact resistant doors and windows
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential single-family; 1 story ranch; Rear exposure facing south; Located in Royal Arms Villas
• Construction: Built in 1979; Concrete block construction; Stucco exterior; Shingle roof; Impact resistant, single-hung and sliding windows
• Exterior features: Decorative shutters; Patio; Automatic sprinkler system; Open porch/lanai

Interior

• Kitchen: Island; Cooktop (electric); Wall oven; Self-cleaning oven; Microwave; Dishwasher; Disposal; Refrigerator/freezer
• Bedrooms: 2 bedrooms; Primary on first floor
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Primary bathroom with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; Closet cabinets; High-speed internet available; Smoke detectors; Walk-in closet; Window coverings; Great room floor plan; Open porch/lanai
• Laundry & utility: Laundry in residence; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $330k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $100k (69.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (29.3% below list).
• Recommended offer: $100k (69.8% below list) — sets the bar for cash-flow.

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 soft (-1.7%/yr); 771 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• This rent runs 40% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 17y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $265k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 30% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,587 (69.8% 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 197 days. Have you received any prior offers? Is the seller open to a 70% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. 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: 0.71% ✗
• Cap rate: 3.10%
• Cash-on-cash: -11.40%
• DSCR: 0.49
• GRM: 11.8

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: -55.0%
• Equity multiple: -0.55×
• Total profit: $-142,818
• Equity at exit: $49,204

10-year hold

• IRR: —
• Equity multiple: -1.76×
• Total profit: $-255,458
• Equity at exit: $28,532

Cash invested: $92,400 (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 34112

• Rents YoY: -1.7%
• Active inventory: 771
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,334 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$154 /mo · $1,843/yr
• Insurance: −$138
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$700
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-1,304

Break-even live

Break-even rent $3,985

Max offer price $99,587

Occupancy floor —

Sensitivity live

Price	-10% $-1,118	-5% $-1,211	+0% $-1,304	+5% $-1,398	+10% $-1,491
Rent	-10% $-1,489	-5% $-1,397	+0% $-1,304	+5% $-1,212	+10% $-1,120
Rate	-1.0pp $-1,138	-0.5pp $-1,220	base $-1,304	+0.5pp $-1,390	+1.0pp $-1,477

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
235 Lanchester Ct #42 Naples, FL	2.0	2.0	1200	$2,350	$1.96	24d	1	0.04mi
280 Lanchester Ct #38 Naples, FL	2.0	2.0	1325	$2,500	$1.89	22d	1	0.07mi
3002 Sandpiper Bay Cir Unit A203 Naples, FL	2.0	2.0	1200	$2,200	$1.83	24d	1	0.08mi
91 Georgetown Blvd #91 Naples, FL	2.0	2.0	1450	$7,000	$4.83	24d	1	0.09mi
69 Georgetown Blvd #69 Naples, FL	2.0	2.0	1450	$5,500	$3.79	24d	1	0.09mi
84 Georgetown Blvd #84 Naples, FL	2.0	2.0	1450	$5,500	$3.79	24d	1	0.11mi
3062 Sandpiper Bay Cir Naples, FL	2.0	2.0	1150	$4,250	$3.70	24d	2	0.11mi
105 Georgetown Blvd #105 Naples, FL	2.0	2.0	1450	$6,500	$4.48	24d	1	0.12mi
3001 Sandpiper Bay Cir Unit B106 Naples, FL	2.0	2.0	1100	$1,950	$1.77	14d	1	0.12mi
3032 Sandpiper Bay Cir Naples, FL	2.0	2.0	1150	$4,100	$3.57	24d	2	0.14mi
3011 Sandpiper Bay Cir Unit C102 Naples, FL	2.0	2.0	1200	$1,900	$1.58	24d	1	0.14mi
1747 Sandpiper St Unit B Naples, FL	3.0	2.0	1800	$9,000	$5.00	22d	1	0.14mi
24 Rivard Rd Naples, FL	3.0	2.0	1314	$6,500	$4.95	24d	1	0.16mi
3051 Sandpiper Bay Cir Naples, FL	2.0	2.0	1150	$4,000	$3.48	24d	2	0.17mi
3051 Sandpiper Bay Cir Unit I304 Naples, FL	2.0	2.0	1200	$3,000	$2.50	14d	1	0.18mi
3041 Sandpiper Bay Cir Unit H201 Naples, FL	2.0	2.0	1100	$1,999	$1.82	24d	1	0.19mi
1549 Sandpiper St #36 Naples, FL	2.0	2.0	1073	$2,195	$2.05	24d	1	0.21mi
1437 Sandpiper St Naples, FL	3.0	2.0	1200	$16,000	$13.33	24d	1	0.28mi
12 Knights Bridge Rd Unit A32 Naples, FL	2.0	2.0	1095	$3,200	$2.92	22d	1	0.31mi
9 Knights Bridge Rd #30 Naples, FL	2.0	2.0	1296	$3,000	$2.31	14d	1	0.33mi
1625 Chesapeake Ave #203 Naples, FL	2.0	2.0	1200	$4,500	$3.75	24d	1	0.36mi
1686 Blue Point Ave Naples, FL	2.0	2.0	1057	$5,500	$5.20	14d	2	0.40mi
1686 Blue Point Ave Unit B1 Naples, FL	2.0	2.0	1198	$6,500	$5.43	24d	1	0.40mi
1535 Chesapeake Ave Unit A2 Naples, FL	2.0	2.0	1080	$2,000	$1.85	24d	1	0.41mi
1501 Chesapeake Ave Unit 1296210P Naples, FL	2.0	2.0	1377	$4,110	$2.98	14d	1	0.44mi
1155 Sandpiper St Naples, FL	2.0	2.0	1062	$4,050	$3.81	24d	2	0.47mi
1155 Sandpiper St Naples, FL	2.0	2.0	1062	$3,950	$3.72	22d	3	0.47mi
1555 Blue Point Ave Unit 3 Naples, FL	2.0	2.0	1025	$1,745	$1.70	14d	1	0.48mi
1376 Chesapeake Ave #2 Naples, FL	2.0	2.0	1218	$2,300	$1.89	24d	1	0.49mi
1186 Cherrystone Ct Naples, FL	2.0	2.0	1163	$1,995	$1.72	24d	1	0.50mi
1200 Cherrystone Ct Unit A203 Naples, FL	2.0	2.0	1276	$4,950	$3.88	24d	1	0.52mi
1400 Blue Point Ave #104 Naples, FL	2.0	2.0	1550	$2,900	$1.87	24d	1	0.52mi
1495 Blue Point Ave Unit C Naples, FL	2.0	2.5	1529	$12,000	$7.85	24d	1	0.53mi
1165 Clam Ct #7 Naples, FL	2.0	2.5	1449	$2,900	$2.00	24d	1	0.54mi
985 Sandpiper St Unit 1I-204 Naples, FL	3.0	2.0	1769	$4,850	$2.74	24d	1	0.56mi
1666 Osprey Ave #203 Naples, FL	2.0	2.0	1200	$7,000	$5.83	24d	1	0.61mi
2736 Gulfview Dr Naples, FL	3.0	2.5	1732	$20,000	$11.55	22d	1	0.61mi
1950 Mayfair ST Unit 901 Naples, FL	2.0	2.0	1025	$4,560	$4.45	14d	1	0.64mi
1950 Mayfair ST Unit 1027 Naples, FL	1.0	1.0	888	$3,525	$3.97	14d	1	0.64mi
1950 Mayfair ST Unit 818 Naples, FL	2.0	2.0	1142	$4,415	$3.87	14d	1	0.64mi

HOA detail condo

• Monthly dues: $700 · $8,400/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-05-19
   status Pending
2. 2026-05-06
   status Pending With Contingencies
3. 2026-03-20
   price $330,000
4. 2026-03-04
   price $340,000
5. 2025-10-20
   listed $350,000 Active
6. 2025-05-31
   historical
7. 2025-02-27
   price $339,000
8. 2025-01-06
   listed $395,000 Active
9. 2024-07-14
   historical
10. 2024-06-13
    price $419,000
11. 2024-05-09
    price $439,000
12. 2024-04-20
    price $459,000
13. 2024-04-09
    price $478,000
14. 2024-04-01
    price $479,000
15. 2024-03-09
    listed $499,000 Active
16. 2022-01-17
    historical
17. 2021-12-07
    listed $469,000 Active
18. 2020-08-06
    historical
19. 2020-05-05
    price $379,000
20. 2020-02-07
    listed $395,000 Active
21. 2016-07-27
    soldstatus $265,000
22. 2016-07-25
    price $265,000
23. 2016-07-25
    price $279,900
24. 2016-07-25
    soldstatus $265,000 Sold
25. 2016-06-27
    status Pending With Contingencies
26. 2016-06-23
    price $279,900
27. 2016-06-20
    status Active
28. 2016-06-11
    status Pending With Contingencies
29. 2016-06-06
    price $282,900
30. 2016-05-23
    price $284,900
31. 2016-05-10
    status Active
32. 2009-07-30
    listed $98,700
33. 2009-07-24
    soldstatus $98,700
34. 2009-04-18
    listed $98,700
35. 2005-11-28
    soldstatus $335,000
36. 1988-03-01
    soldstatus $72,500

ⓘ 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: $1,843 · $154/mo
• Projected year-2 tax: $2,739 · $228/mo
• Expected delta: +$896/yr (+$75/mo · 48.6%)

ⓘ 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 · 29 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: $28,008
• − Mortgage interest: −$18,485
• − Property taxes: −$1,843
• − Insurance: −$6,769
• − Repairs & maintenance: −$2,241
• − Management: −$2,241
• − HOA: −$8,400
• − Depreciation: −$9,600
• Taxable loss: −$21,570
• Est. tax savings @ 24.0%: +$5,177
• After-tax cash flow: $-10,475/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

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 27,193
• Household income: $69,842
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 980.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 18% Two or more races 9% Black 6% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2% Cuban 4% Dominican 1%
• Common ancestry: Hispanic 4% Romanian 3% Portuguese 2%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 17% 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: ▼ -235.10%
• Current HPI: 256.9182
• Rent YoY: ▼ -1.69%
• 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

+355.2% since first listed

36 events — show timeline

• 2026-05-19 Pending — NAPLESMLS
• 2026-05-06 Pending — NAPLESMLS
• 2026-03-20 Price Changed $330,000 NAPLESMLS
• 2026-03-04 Price Changed $340,000 NAPLESMLS
• 2025-10-20 Listed $350,000 NAPLESMLS
• 2025-05-31 Listing Removed — NAPLESMLS
• 2025-02-27 Price Changed $339,000 NAPLESMLS
• 2025-01-06 Listed $395,000 NAPLESMLS
• 2024-07-14 Listing Removed — NAPLESMLS
• 2024-06-13 Price Changed $419,000 NAPLESMLS
• 2024-05-09 Price Changed $439,000 NAPLESMLS
• 2024-04-20 Price Changed $459,000 NAPLESMLS
• 2024-04-09 Price Changed $478,000 NAPLESMLS
• 2024-04-01 Price Changed $479,000 NAPLESMLS
• 2024-03-09 Listed $499,000 NAPLESMLS
• 2022-01-17 Listing Removed — NAPLESMLS
• 2021-12-07 Listed $469,000 NAPLESMLS
• 2020-08-06 Listing Removed — NAPLESMLS
• 2020-05-05 Price Changed $379,000 NAPLESMLS
• 2020-02-07 Listed $395,000 NAPLESMLS
• 2016-07-27 Sold (Public Records) $265,000 Public Records
• 2016-07-25 Price Changed $265,000 NAPLESMLS
• 2016-07-25 Sold (MLS) $265,000 NAPLESMLS
• 2016-07-25 Price Changed $279,900 NAPLESMLS
• 2016-06-27 Pending — NAPLESMLS
• 2016-06-23 Price Changed $279,900 NAPLESMLS
• 2016-06-20 Relisted — NAPLESMLS
• 2016-06-11 Pending — NAPLESMLS
• 2016-06-06 Price Changed $282,900 NAPLESMLS
• 2016-05-23 Price Changed $284,900 NAPLESMLS
• 2016-05-10 Relisted — NAPLESMLS
• 2009-07-30 Listed $98,700 NAPLESMLS
• 2009-07-24 Sold (MLS) $98,700 NAPLESMLS
• 2009-04-18 Listed $98,700 NAPLESMLS
• 2005-11-28 Sold (Public Records) $335,000 Public Records
• 1988-03-01 Sold (Public Records) $72,500 Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,843 · +6.7% YoY. Source: county tax records.