1345 Charleston Square Dr #102 · Naples Park, FL 34110

$385,000

2 bd · 2.0 ba · 1,643 sqft · Condo public records · 48 Days on market

Built 1998 $694/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 +22.0/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• DSCR +7.0/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INCREDIBLE UNIT!!! lots of windows, natural light 2 bedrooms plus den first floor end unit with a 1-car garage. Tastefully decorated with many upgrades including wood floors in foyer, dining, living, kitchen, and sun room area, master bath and guest bath REDO, designer lighting and window treatments. This unit is larger than most at 1643 sq under air. There is a spacious and open floor plan with large room sizes throughout. This unit is a must see and is price to sell. IMPERIAL GOLF ESTATES is sought after guard gated GOLF COMMUNITY offering private and social memberships with unbelievable association fees. PRIME NORTH NAPLES LOCATION near shopping malls, grocery stores, NCH Hospital, dinning, beaches and 5 min form Mercato.

Key facts

• Gated community
• Open concept living
• Tranquil preserve

Tags

• GATED COMMUNITY
• FIRST FLOOR RESIDENCE
• GLASS ENCLOSED FLORIDA ROOM
• TRANQUIL PRESERVE
• OPEN CONCEPT LIVING
• MATURE LANDSCAPING

Property features AI

Other

• Location: Located in the Charleston Square sub-community
• Possession: Possession at closing
• Multi-unit information: One unit per floor; 37 units in the complex; 4 units in the building; Single-story building

Finance

• HOA & community: Mandatory condo association; Quarterly condo fee; Condo fee covers cable, internet/Wi‑Fi, lawn/land maintenance, pest control (interior & exterior), repairs, street maintenance and lights, trash removal, water, management and accounting/legal; Community amenities include private beach access, bike & jog path, bike storage, community pool, internet access, sidewalks and streetlights; Gated community with golf equity; Total annual recurring fees listed; One-time fees listed

Exterior

• Parking: Detached 1-car garage; Paved driveway; Guest parking available
• Security: Guarded gate
• Utilities: Water assessment paid; Sewer assessment paid; Electric service for heat and cooling (central)
• Home design: Residential low-rise (1–3 stories); Corner end-unit; Rear exposure faces north; Built in 1998; Located in the gated golf-course community Imperial Golf Estates
• Construction: Concrete block construction
• Exterior features: Patio; Stucco exterior; Impact-resistant windows; Impact-resistant storm protection; Shingle roof; Landscaped area view; Assessment-paid irrigation

Interior

• Kitchen: Pantry; Breakfast bar; Eat-in kitchen / dining area; Electric cooktop; Self-cleaning oven; Microwave; Dishwasher; Disposal; Refrigerator / freezer; Refrigerator with icemaker
• Bedrooms: 2 bedrooms; Primary/one bedroom located on the first floor
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms; Primary bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning; Cable available
• Interior features: Built-in cabinets; Cable prewire / high-speed available; Foyer; Pantry; Smoke detectors; Walk-in closet; Glass porch; Guest bathroom; Guest room; Laundry in residence; Partially furnished
• Laundry & utility: Washer and dryer in unit; Auto garage door opener

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $385k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $385k).
• Recommended offer: $373k (3.0% 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, schools F, amenities 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 (-1.1%/yr); 595 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); solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $4,739/mo this rent would consume 58% 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 $3k of loan paydown is wiped out by about $12k 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 48 days — a 3% lower offer ($373k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $209k; list at $385k implies a 84% gain — meaningful room to come down on a strong offer.

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 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $373,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.23% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.80%
• DSCR: 1.30
• GRM: 6.8

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: -10.9%
• Equity multiple: 0.62×
• Total profit: $-41,178
• Equity at exit: $57,405

10-year hold

• IRR: -7.5%
• Equity multiple: 0.60×
• Total profit: $-43,217
• Equity at exit: $33,288

Cash invested: $107,800 (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: 6.8×

Monthly cashflow live

• Estimated rent: $4,739 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$259 /mo · $3,107/yr
• Insurance: −$160
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$694
• Vacancy / Maint / Mgmt: −$995
• Net cashflow: $545

Break-even live

Break-even rent $4,049

Max offer price $385,000

Occupancy floor 84%

Sensitivity live

Price	-10% $763	-5% $654	+0% $545	+5% $436	+10% $327
Rent	-10% $170	-5% $358	+0% $545	+5% $732	+10% $919
Rate	-1.0pp $739	-0.5pp $643	base $545	+0.5pp $445	+1.0pp $343

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	14d	1	0.14mi
1290 Yesica Ann Cir Unit G-105 Naples, FL	2.0	2.0	1168	$5,500	$4.71	14d	1	0.14mi
1245 Imperial Dr Naples, FL	3.0	3.0	1848	$13,000	$7.03	24d	1	0.18mi
1190 Yesica Ann Cir Unit B101 Naples, FL	2.0	2.0	1245	$2,500	$2.01	14d	1	0.21mi
1150 Yesica Ann Cir Unit A205 Naples, FL	2.0	2.0	1300	$6,000	$4.62	14d	1	0.25mi
1351 Park Lake Dr Unit 14R Naples, FL	2.0	2.0	1400	$2,200	$1.57	14d	1	0.26mi
1120 Sarah Jean Cir Unit B205 Naples, FL	3.0	2.0	1370	$2,300	$1.68	14d	1	0.34mi
1530 Imperial Golf Course Blvd #321 Naples, FL	2.0	2.0	1400	$2,100	$1.50	24d	1	0.38mi
1520 Imperial Golf Course Blvd #211 Naples, FL	2.0	2.0	1357	$5,000	$3.68	24d	1	0.43mi
953 Bunker Hill Dr Naples, FL	2.0	2.0	1100	$3,200	$2.91	14d	1	0.49mi
13093 Castle Harbour Dr Unit L10 Naples, FL	2.0	2.0	1531	$2,595	$1.69	21d	1	0.52mi
13093 Castle Harbour Dr Unit L10 Naples, FL	2.0	2.0	1531	$2,595	$1.69	24d	1	0.52mi
13131 Castle Harbour Dr Unit M3 Naples, FL	2.0	2.0	1531	$5,000	$3.27	24d	1	0.53mi
1790 Imperial Golf Course Blvd Unit A205 Naples, FL	2.0	2.0	1183	$2,300	$1.94	14d	1	0.55mi
13140 Hamilton Harbour Dr Unit F4 Naples, FL	2.0	2.0	1340	$5,500	$4.10	24d	1	0.66mi
1337 Center Ln Naples, FL	3.0	2.0	1500	$4,300	$2.87	24d	1	0.74mi
975 Tarpon Cove Dr #204 Naples, FL	3.0	2.0	1340	$5,500	$4.10	14d	1	0.80mi
1296 Grand Canal Dr Naples, FL	3.0	2.0	1614	$8,000	$4.96	24d	1	0.85mi
752 Wiggins Lake Dr #102 Naples, FL	2.0	2.0	1402	$2,375	$1.69	21d	1	0.89mi
757 Wiggins Lake Dr #106 Naples, FL	3.0	2.0	1374	$6,000	$4.37	14d	1	0.90mi
757 Wiggins Lake Dr #106 Naples, FL	3.0	2.0	1374	$6,000	$4.37	24d	1	0.90mi
1025 Tarpon Cove Dr #203 Naples, FL	2.0	2.0	1225	$5,500	$4.49	14d	1	0.91mi
760 Wiggins Lake Dr #205 Naples, FL	2.0	2.0	1179	$5,500	$4.66	24d	1	0.92mi
1284 Rainbow Ct Naples, FL	2.0	2.0	1572	$4,200	$2.67	21d	1	0.93mi
1911 Princess Ct Naples, FL	3.0	2.0	1978	$3,995	$2.02	24d	1	0.96mi
784 Carrick Bend Cir #101 Naples, FL	3.0	2.0	1515	$3,500	$2.31	24d	1	0.98mi
1282 Belaire Ct Naples, FL	3.0	3.5	1495	$9,500	$6.35	24d	1	0.99mi
437 Wiggins Lake Ct #201 Naples, FL	2.0	2.0	1283	$4,500	$3.51	24d	1	1.00mi
14478 Sterling Oaks Dr Naples, FL	3.0	3.0	2173	$4,000	$1.84	24d	1	1.00mi
774 Wiggins Lake Dr #106 Naples, FL	3.0	2.0	1374	$6,500	$4.73	24d	1	1.02mi
651 Wiggins Lake Dr #102 Naples, FL	2.0	2.0	1487	$6,500	$4.37	24d	1	1.07mi
817 Carrick Bend Cir #101 Naples, FL	3.0	2.0	1660	$5,995	$3.61	14d	1	1.07mi
1680 Sanctuary Pointe Ct Naples, FL	3.0	2.0	1888	$5,900	$3.12	24d	1	1.12mi
241 Palm River Blvd Unit C202 Naples, FL	2.0	2.0	1430	$3,500	$2.45	24d	1	1.23mi
480 Bermuda Cove Way Unit 1-104 Naples, FL	2.0	2.0	1372	$4,250	$3.10	24d	1	1.27mi
240 Palm River Blvd Unit C102 Naples, FL	2.0	2.0	1440	$2,995	$2.08	24d	1	1.28mi
425 Cove Tower Dr #902 Naples, FL	2.0	2.0	1854	$9,400	$5.07	24d	1	1.29mi
430 Cove Tower Dr #302 Naples, FL	3.0	2.0	1623	$6,500	$4.00	24d	1	1.29mi
430 Cove Tower Dr #1202 Naples, FL	3.0	2.0	1519	$7,800	$5.13	24d	1	1.29mi
1315 Remington Way #1201 Naples, FL	3.0	2.0	2105	$4,900	$2.33	14d	1	1.31mi

HOA detail condo

• Monthly dues: $694 · $8,328/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-18
   days on market $385,000 Active 48 DOM
2. 2026-06-17
   days on market $385,000 Active 47 DOM
3. 2026-06-16
   days on market $385,000 Active 46 DOM
4. 2026-06-15
   days on market $385,000 Active 45 DOM
5. 2026-06-14
   days on market $385,000 Active 43 DOM
6. 2026-06-10
   days on market $385,000 Active 40 DOM
7. 2026-06-09
   days on market $385,000 Active 39 DOM
8. 2026-06-08
   days on market $385,000 Active 38 DOM
9. 2026-06-07
   days on market $385,000 Active 37 DOM
10. 2026-06-03
    days on market $385,000 Active 33 DOM
11. 2026-06-03
    remarks 687-char remark
12. 2026-06-03
    listed $385,000 Active 32 DOM

ⓘ 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: $3,107 · $259/mo
• Projected year-2 tax: $3,196 · $266/mo
• Expected delta: +$88/yr (+$7/mo · 2.8%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 76% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $56,863
• − Mortgage interest: −$21,566
• − Property taxes: −$3,107
• − Insurance: −$2,722
• − Repairs & maintenance: −$4,549
• − Management: −$4,549
• − HOA: −$8,328
• − Depreciation: −$11,200
• Taxable income: $842
• Est. tax owed @ 24.0%: −$202
• After-tax cash flow: $6,335/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 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

+209.2% since first listed

15 events — show timeline

• 2026-05-02 Listed $385,000 NAPLESMLS
• 2024-11-14 Rental Removed $2,750 NAPLESMLS
• 2024-05-23 Listed for Rent $2,750 NAPLESMLS
• 2019-06-25 Sold (Public Records) $209,000 Public Records
• 2019-06-21 Sold (MLS) $209,000 NAPLESMLS
• 2019-06-03 Pending — NAPLESMLS
• 2019-05-20 Relisted — NAPLESMLS
• 2019-03-25 Listing Removed — NAPLESMLS
• 2019-03-01 Listed $212,900 NAPLESMLS
• 2018-05-17 Listing Removed — NAPLESMLS
• 2018-04-25 Listed $217,900 NAPLESMLS
• 2009-09-15 Sold (Public Records) $159,500 Public Records
• 2009-07-29 Sold (MLS) $159,500 NAPLESMLS
• 2008-08-05 Listed $169,900 NAPLESMLS
• 1999-01-22 Sold (Public Records) $124,500 Public Records

Property tax history

+11.0%/yr

Latest (2025): $3,107 · -0.4% YoY. Source: county tax records.