1400 Pompei Ln #42 · Naples, FL 34103

$249,995

2 bd · 2.0 ba · 925 sqft · Condo public records · 48 Days on market

Built 1974 $833/mo HOA · 24% 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 +16.3/30.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

One of the most unique units in Sorrento Villas! This rare offering features one of the community’s most desirable and exclusive long garden views—one of only a few units positioned to overlook the expansive common green space rather than another building. It has been years since a unit with this kind of view has come to market. Step out onto your private balcony and enjoy a peaceful, open setting that feels like your own personal oasis—perfect for morning coffee or unwinding in the evening. This well-maintained condo offers a comfortable great room layout with two oversized bedrooms and two bathrooms. The primary suite features a walk-in closet with built-ins, and the uni

Key facts

• In-residence laundry
• Long garden views
• Private balcony

Tags

• LONG GARDEN VIEWS
• PRIVATE BALCONY
• WALK-IN CLOSET
• IN-RESIDENCE LAUNDRY
• IMPACT HURRICANE WINDOWS
• TWO ASSIGNED PARKING SPACES

Property features AI

Finance

• Other: One-time community fee listed
• HOA & community: Mandatory HOA with professional management; Quarterly HOA fee; HOA covers insurance, lawn/land maintenance, sewer, water, street lights, reserves, management and master association fee; Community amenities include a community pool and tennis court; Non-gated community; Total annual recurring HOA fees listed

Exterior

• Parking: 2 assigned parking spaces
• Security: Smoke detectors
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property in Sorrento Villas; Low-rise building (1–3 stories); Rear exposure to the north; Built in 1974
• Construction: Concrete block construction; Shingle roof; Unit in building of 4 units
• Exterior features: Stucco exterior; Sliding windows; Windows: see remarks; Zero lot line; Landscaped area view; Central irrigation; Screened lanai/porch

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms with a ground-level master bedroom; Split bedroom layout
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Closet cabinets; Smoke detectors; Walk-in closet; Window coverings; Great room floor plan; Breakfast bar and dining in living area; Screened lanai/porch
• Laundry & utility: Washer and dryer inside the residence; Laundry in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-14 ($-167/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (0.8% below list).
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% 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.
• Zoned schools: 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 rising fast (+14.6%/yr); 479 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 35% of the median local income ($117k/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 $8k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $70k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; list at $250k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 24% of rent.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,495 (3.0% 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 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 1.37% ✓
• Cap rate: 6.96%
• Cash-on-cash: 2.37%
• DSCR: 1.11
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.68×
• Total profit: $-22,686
• Equity at exit: $37,275

10-year hold

• IRR: 9.0%
• Equity multiple: 1.91×
• Total profit: $63,943
• Equity at exit: $21,615

Cash invested: $69,999 (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 34103

• Rents YoY: 14.6%
• Active inventory: 479
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,416 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$833
• Vacancy / Maint / Mgmt: −$717
• Net cashflow: $-14

Break-even live

Break-even rent $3,434

Max offer price $247,981

Occupancy floor 95%

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: $62,499
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 Pompei Ln Naples, FL	2.0	2.0	1012	$1,888	$1.86	23d	2	0.01mi
1400 Pompei Ln Unit S-21 Naples, FL	2.0	2.0	1025	$3,000	$2.93	23d	1	0.02mi
1400 Pompei Ln Unit O-21 Naples, FL	2.0	2.0	1025	$2,200	$2.15	23d	1	0.02mi
4525 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	23d	1	0.37mi
4523 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	23d	1	0.37mi
1100 Pine Ridge Rd Naples, FL	1.0	1.0	868	$2,125	$2.45	13d	3	0.39mi
5934 Premier Way Naples, FL	1.0–3.0	1.0–3.0	1350	$3,618	$2.68	13d	29	0.49mi
1085 Forest Lakes Dr Unit 8305 Naples, FL	1.0	1.0	766	$3,000	$3.92	13d	1	0.68mi
1085 Forest Lakes Dr Unit 8202 Naples, FL	2.0	2.0	1086	$2,800	$2.58	13d	1	0.68mi
1085 Forest Lakes Dr Unit 8106 Naples, FL	2.0	2.0	1000	$1,900	$1.90	13d	1	0.68mi
1086 Forest Lakes Dr Unit 9303 Naples, FL	2.0	2.0	1000	$2,395	$2.40	13d	1	0.70mi
287 Quail Forest Blvd #117 Naples, FL	2.0	2.0	993	$1,995	$2.01	21d	1	0.78mi
287 Quail Forest Blvd #117 Naples, FL	2.0	2.0	993	$1,695	$1.71	13d	1	0.78mi
260 Quail Forest Blvd Naples, FL	1.0–2.0	1.0–2.0	875	$2,533	$2.89	13d	22	0.82mi
600 Neapolitan Way Naples, FL	1.0–2.0	2.0	832	$5,200	$6.25	23d	2	0.86mi
180 Turtle Lake Ct #102 Naples, FL	2.0	2.0	842	$1,850	$2.20	21d	1	0.89mi
170 Turtle Lake Ct Naples, FL	2.0	2.0	842	$2,975	$3.53	13d	1	0.89mi
100 Forest Lakes Blvd Naples, FL	1.0–2.0	2.0	842	$3,500	$4.16	13d	3	0.91mi
150 Turtle Lake Ct #307 Naples, FL	1.0	1.0	638	$1,500	$2.35	23d	1	0.94mi
190 Turtle Lake Ct Unit 6 Naples, FL	2.0	2.0	842	$2,100	$2.49	13d	1	0.94mi
200 Turtle Lake Ct #109 Naples, FL	2.0	2.0	842	$1,295	$1.54	23d	1	0.95mi
225 Turtle Lake Ct Naples, FL	1.0–2.0	1.0–2.0	740	$1,900	$2.57	23d	2	0.96mi
175 Turtle Lake Ct Naples, FL	1.0–2.0	1.0–2.0	740	$1,650	$2.23	13d	2	0.98mi
200 Forest Lakes Blvd #111 Naples, FL	2.0	2.0	842	$3,100	$3.68	13d	1	1.06mi
499 Forest Lakes Blvd #105 Naples, FL	2.0	2.0	919	$1,950	$2.12	13d	1	1.09mi
300 Forest Lakes Blvd Naples, FL	2.0	2.0	842	$2,700	$3.21	23d	2	1.13mi
400 Forest Lakes Blvd Naples, FL	2.0	2.0	842	$2,350	$2.79	21d	4	1.21mi
501 Forest Lakes Blvd #111 Naples, FL	2.0	2.0	919	$2,300	$2.50	13d	1	1.21mi
1545 Oyster Catcher Pt Unit A Naples, FL	2.0	2.0	1124	$2,200	$1.96	13d	1	1.26mi
788 Park Shore Dr Naples, FL	1.0–2.0	1.5–2.0	931	$5,500	$5.90	13d	3	1.26mi
1554 Oyster Catcher Pt Unit C Naples, FL	2.0	2.0	1124	$2,900	$2.58	23d	1	1.29mi
301 Ridge Dr Naples, FL	2.0	2.0	900	$6,000	$6.67	23d	1	1.36mi

HOA detail condo

• Monthly dues: $833 · $9,996/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $249,995 Active 48 DOM
2. 2026-06-17
   days on market $249,995 Active 47 DOM
3. 2026-06-16
   days on market $249,995 Active 46 DOM
4. 2026-06-15
   days on market $249,995 Active 45 DOM
5. 2026-06-14
   days on market $249,995 Active 43 DOM
6. 2026-06-10
   days on market $249,995 Active 40 DOM
7. 2026-06-09
   days on market $249,995 Active 39 DOM
8. 2026-06-08
   days on market $249,995 Active 38 DOM
9. 2026-06-07
   days on market $249,995 Active 37 DOM
10. 2026-06-03
    pricedays on market $249,995 Active 33 DOM
11. 2026-06-02
    days on market $259,995 Active 32 DOM
12. 2026-06-01
    days on market $259,995 Active 31 DOM
13. 2026-05-31
    days on market $259,995 Active 30 DOM
14. 2026-05-30
    days on market $259,995 Active 29 DOM
15. 2026-05-01
    listed $259,995 Active
16. 2003-12-13
    soldstatus $85,000
17. 1999-07-08
    soldstatus $61,000
18. 1987-08-01
    soldstatus $50,000

ⓘ 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 5/10 Major FEMA zone AH · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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

Taxation est. · year 1

• Rental income: $40,994
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$3,074
• − Repairs & maintenance: −$3,280
• − Management: −$3,280
• − HOA: −$9,996
• − Depreciation: −$7,273
• Taxable loss: −$3,661
• Est. tax savings @ 24.0%: +$879
• After-tax cash flow: $712/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
• City population: 344,941
• Metro: Naples-Marco Island, FL
• Population (ZIP): 11,299
• Household income: $116,875
• Rent vs Own: 14.1% rent · 85.9% own
• Severe rent burden: 311.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 10% Two or more races 8% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 2% Portuguese 2%
• Foreign-born: 13% · Canada
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 2% 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: ▼ -327.53%
• Current HPI: 315.1396
• Rent YoY: ▲ 14.55%
• 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

+420.0% since first listed

4 events — show timeline

• 2026-05-01 Listed $259,995 NAPLESMLS
• 2003-12-13 Sold (Public Records) $85,000 Public Records
• 1999-07-08 Sold (Public Records) $61,000 Public Records
• 1987-08-01 Sold (Public Records) $50,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $393 · +3.8% YoY. Source: county tax records.