9134 Chula Vista St #12504 · Lely Resort, FL 34113

$360,000

3 bd · 2.0 ba · 1,771 sqft · Condo public records · 152 Days on market

Built 2007 $1244/mo HOA · 21% of rent

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Why this score? — see what drove the B- 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 +26.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +3.9/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

REDUCED & PRICED TO SELL NOW! BEST VALUE IN OLE W/ OVER 1770 SF LIVING SPACE W/ 3 SPACIOUS BEDROOMS & HUGE OPEN LIVING SPACE! BRAND NEW A/C! Balcony overlooks beautiful tropical green space w/ song birds, beautiful foliage, palm trees & bunnies in the grass. THIS UNIT IS A KEEPER! All living space is on the second floor from the vestibule entry (lower level) which has storage under the staircase and hallway leading to the 2-car attached garage + EXTRA STORAGE SHELVING. Garage has keyless entry. Upgrades in this unit include BRAND NEW LUXE CORETEC durable flooring in main living spaces & primary ensuite that is easy to walk on and comfortable in bare feet, as oppo

Key facts

• Community pool
• Near public beaches
• Granite counters

Tags

• COMPUTER HUTCH DESK AREA
• IMPACT RESISTANT FRENCH DOORS
• GRANITE COUNTERS
• CUSTOM GLASS TILE BACKSPLASH
• COMMUNITY POOL
• NEAR PUBLIC BEACHES

Property features AI

Finance

• Financial info: Special assessment $2,400 annually
• HOA & community: Mandatory HOA; Master HOA fee $99 annually; Condo fee $3,710 quarterly; On-site management; Maintenance includes cable, insurance, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, manager, master association fee, pest control (exterior & interior), recreation facilities, reserves, sewer, street lights, street maintenance, trash removal, and water; Community amenities include clubhouse, community pool and spa/hot tub, exercise room, business center, community room, guest room, internet access, theater, restaurant, shopping, sidewalks, streetlights, tennis courts, pickleball, bocce court, and sauna; Community type: golf course (public), non-gated, tennis; One-time other fee $500; Total annual recurring fees $17,339; Total one-time fees $950

Exterior

• Parking: Attached garage; 2 garage spaces; Covered parking; Deeded parking; Under-building closed parking; Paved driveway; Guest parking; Street parking
• Security: Impact resistant doors and windows
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Townhouse (Spanish style); 2-story; Rear exposure faces northwest; Located in LELY RESORT development
• Construction: Built in 2007; Concrete block and poured concrete construction; Stucco and stone exterior; Tile roof; Double-hung windows; Impact resistant windows
• Exterior features: Decorative shutters; Patio; Automatic sprinkler system; Tennis court; Water display; Garage secured

Interior

• Kitchen: Kitchen island; Pantry; Cooktop (electric); Range; Microwave; Dishwasher; Disposal; Refrigerator / freezer; Freezer; Refrigerator/ice maker; Grill (other)
• Bedrooms: 3 bedrooms; Master bedroom with sitting area; Master bedroom located upstairs; Split bedroom floor plan
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms; Master bath with dual sinks, jetted tub, and separate tub and shower
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; Closet cabinets; Custom mirrors; Fire sprinkler system; French doors; High-speed internet available; Smoke detectors; Volume ceilings; Walk-in closets; Window coverings; 5 ceiling fans; Balcony; Den / study; Family room; Florida room; Great room; Guest bath; Guest room; Open porch / lanai; Recreation room; Laundry in residence
• Laundry & utility: Washer; Dryer; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $360k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $360k).
• Recommended offer: $317k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#786 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A-; 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 rising fast (+5.6%/yr); 597 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 $5,848/mo this rent would consume 86% of the median local household income ($82k/yr) (locally 954% 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 $2k of loan paydown is wiped out by about $11k 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 + 5.6% rent growth), your $101k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($317k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $265k; 36% 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 21% 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $316,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.62% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.88%
• DSCR: 1.48
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.59% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-10,571
• Equity at exit: $53,677

10-year hold

• IRR: 11.0%
• Equity multiple: 2.02×
• Total profit: $102,868
• Equity at exit: $31,126

Cash invested: $100,800 (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 34113

• Rents YoY: 5.6%
• Active inventory: 597
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $5,848 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$424 /mo · $5,088/yr
• Insurance: −$150
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,244
• Vacancy / Maint / Mgmt: −$1,228
• Net cashflow: $487

Break-even live

Break-even rent $5,231

Max offer price $360,000

Occupancy floor 87%

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9118 Chula Vista St #12002 Naples, FL	2.0	2.5	1531	$4,200	$2.74	23d	1	0.06mi
9151 Delano St #9702 Naples, FL	3.0	2.5	1733	$2,650	$1.53	14d	1	0.09mi
9155 Delano St Unit 1545913P Naples, FL	3.0	2.0	1797	$3,871	$2.15	14d	1	0.10mi
9161 Chula Vista St Unit 135-2 Naples, FL	4.0	3.0	1776	$7,500	$4.22	23d	1	0.10mi
9159 Delano St #9905 Naples, FL	3.0	2.0	1770	$4,995	$2.82	23d	1	0.10mi
9102 Chula Vista St #11302 Naples, FL	2.0	2.5	1531	$2,695	$1.76	21d	1	0.12mi
9115 Capistrano St S #8207 Naples, FL	2.0	2.5	1494	$6,000	$4.02	23d	1	0.12mi
9111 Capistrano St S #8303 Naples, FL	2.0	2.5	1432	$7,500	$5.24	23d	1	0.14mi
9109 Yuba Ln Unit 80 Naples, FL	3.0	2.5	1729	$3,900	$2.26	23d	1	0.15mi
9092 Chula Vista St #11003 Naples, FL	2.0	2.0	1404	$6,850	$4.88	23d	1	0.15mi
9088 Chula Vista St Unit 108-3 Naples, FL	2.0	2.0	1404	$5,700	$4.06	23d	1	0.17mi
9187 Celeste Dr Unit 1073494P Naples, FL	2.0	2.0	1399	$2,979	$2.13	14d	1	0.18mi
9102 Capistrano St S Unit 72-3 Naples, FL	2.0	2.5	1520	$6,500	$4.28	23d	1	0.20mi
9072 Rialto St #6302 Naples, FL	3.0	2.0	1771	$8,250	$4.66	21d	1	0.25mi
9076 Rialto St Unit 62 Naples, FL	3.0	2.5	1624	$7,500	$4.62	23d	1	0.25mi
9081 Albion Ln S #6505 Naples, FL	2.0	2.0	1225	$7,500	$6.12	23d	1	0.25mi
9081 Albion Ln S #6510 Naples, FL	3.0	2.5	2004	$6,280	$3.13	14d	1	0.25mi
9073 Rialto St #6002 Naples, FL	3.0	2.0	1771	$7,500	$4.23	23d	1	0.28mi
8967 Lely Island Cir Naples, FL	3.0	2.0	2056	$17,000	$8.27	23d	1	0.30mi
9071 Albion Ln N #5706 Naples, FL	2.0	2.5	1441	$2,200	$1.53	23d	1	0.31mi
9082 Capistrano St N Unit 48-5 Naples, FL	2.0	2.0	1227	$6,500	$5.30	23d	1	0.33mi
9066 Albion Ln N #5106 Naples, FL	3.0	2.5	1715	$6,500	$3.79	21d	1	0.34mi
9066 Albion Ln N Unit 51-1 Naples, FL	3.0	2.5	1989	$7,000	$3.52	23d	1	0.34mi
8965 Malibu Ln #802 Naples, FL	3.0	2.0	1771	$6,595	$3.72	23d	1	0.35mi
8845 Lely Island Cir Naples, FL	3.0	2.0	2373	$12,500	$5.27	23d	1	0.36mi
8519 Chase Preserve Dr Naples, FL	2.0	2.0	1827	$9,000	$4.93	23d	1	0.42mi
9054 Capistrano St N #4003 Naples, FL	2.0	2.0	1385	$2,495	$1.80	23d	1	0.45mi
9054 Capistrano St N #4002 Naples, FL	3.0	2.0	1674	$6,000	$3.58	23d	1	0.45mi
8175 Celeste Dr Naples, FL	2.0	2.0	1460	$2,395	$1.64	23d	1	0.51mi
8175 Celeste Dr #1229 Naples, FL	3.0	2.0	1640	$2,975	$1.81	23d	1	0.51mi
8175 Celeste Dr #1230 Naples, FL	2.0	2.0	1476	$2,775	$1.88	23d	1	0.51mi
6590 Beach Resort Dr Unit 305 Naples, FL	2.0	2.0	1351	$4,500	$3.33	14d	1	0.52mi
8135 Celeste Dr #4218 Naples, FL	2.0	2.0	1476	$7,500	$5.08	23d	1	0.53mi
9025 Alturas St #3102 Naples, FL	2.0	3.0	1531	$3,400	$2.22	23d	1	0.54mi
8340 Mystic Greens Way #1501 Naples, FL	2.0	2.0	1880	$4,995	$2.66	23d	1	0.56mi
8500 Mystic Greens Way Unit 5-505 Naples, FL	3.0	2.5	2396	$5,000	$2.09	23d	1	0.57mi
8986 Cambria Cir #2204 Naples, FL	3.0	2.0	1771	$7,500	$4.23	23d	1	0.59mi
8986 Cambria Cir Unit 22 Naples, FL	2.0	2.0	1404	$6,000	$4.27	23d	1	0.59mi
8540 Mystic Greens Way #305 Naples, FL	2.0	2.0	1710	$4,995	$2.92	14d	1	0.59mi
8320 Mystic Greens Way #1604 Naples, FL	3.0	3.0	2359	$7,000	$2.97	21d	1	0.59mi

HOA detail condo

• Monthly dues: $1,244 · $14,928/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $360,000 Active 152 DOM
2. 2026-06-17
   days on market $360,000 Active 151 DOM
3. 2026-06-16
   days on market $360,000 Active 150 DOM
4. 2026-06-15
   days on market $360,000 Active 149 DOM
5. 2026-06-14
   days on market $360,000 Active 147 DOM
6. 2026-06-10
   days on market $360,000 Active 144 DOM
7. 2026-06-09
   days on market $360,000 Active 143 DOM
8. 2026-06-08
   days on market $360,000 Active 142 DOM
9. 2026-06-07
   days on market $360,000 Active 141 DOM
10. 2026-06-03
    days on market $360,000 Active 137 DOM
11. 2026-06-02
    days on market $360,000 Active 136 DOM
12. 2026-06-01
    days on market $360,000 Active 135 DOM
13. 2026-05-31
    days on market $360,000 Active 134 DOM
14. 2026-05-30
    days on market $360,000 Active 133 DOM
15. 2026-04-14
    price $360,000
16. 2026-04-03
    price $365,000
17. 2026-03-16
    price $370,000
18. 2026-02-21
    price $375,000
19. 2026-01-17
    listed $380,000 Active
20. 2014-12-16
    soldstatus $265,000

ⓘ 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: $5,088 · $424/mo
• Projected year-2 tax: $5,088 · $424/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 76% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,173
• − Mortgage interest: −$20,166
• − Property taxes: −$5,088
• − Insurance: −$6,919
• − Repairs & maintenance: −$5,614
• − Management: −$5,614
• − HOA: −$14,928
• − Depreciation: −$10,473
• Taxable income: $1,372
• Est. tax owed @ 24.0%: −$329
• After-tax cash flow: $5,518/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 — Lely Resort

• Score: 61/100
• State rank: #786
• US rank: #17981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lely Resort, FL
• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 26,056
• Household income: $81,674
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 954.0

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: 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
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+35.8% since first listed

6 events — show timeline

• 2026-04-14 Price Changed $360,000 NAPLESMLS
• 2026-04-03 Price Changed $365,000 NAPLESMLS
• 2026-03-16 Price Changed $370,000 NAPLESMLS
• 2026-02-21 Price Changed $375,000 NAPLESMLS
• 2026-01-17 Listed $380,000 NAPLESMLS
• 2014-12-16 Sold (Public Records) $265,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $5,088 · +10.4% YoY. Source: county tax records.