1195 Clam Ct #202 · Naples, FL 34102

$420,000

2 bd · 2.0 ba · 886 sqft · Condo public records · 86 Days on market

Built 1970 $943/mo HOA · 18% 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 +19.0/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Appreciation +7.0/10.0
• DSCR +6.0/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0

Listing remarks

Experience boutique waterfront living in this rare 6-unit condo association, perfectly situated in the heart of Naples. Just minutes from the world-famous 5th Avenue shops and dining—and a short stroll to Naples’ white sandy beaches—this residence blends charm, convenience, and coastal lifestyle. Enjoy tranquil canal views and direct Gulf access with no bridges—a true boater’s paradise. Inside, the light-filled layout is designed for comfort and ease, offering the perfect retreat after a day on the water or exploring downtown . With a rental policy allowing 12 rentals per year, this property is also an ideal opportunity for investors or AirBnB hosts , offering

Key facts

• Direct gulf access
• Boater's paradise
• Waterfront living

Tags

• WATERFRONT LIVING
• CANAL VIEWS
• DIRECT GULF ACCESS
• BOATER'S PARADISE

Property features AI

Finance

• Other: Property contains 2 units per floor, 6 units in building, 6 units in complex, total of 2 floors; Possession at closing; Restrictions include architectural controls and limits on number of vehicles; no commercial vehicles or RVs allowed
• HOA & community: Monthly condo fee of $943; Annual recurring HOA fees approximately $11,316; One-time fees approximately $125; HOA maintenance covers insurance, irrigation water, laundry facilities, lawn/land maintenance, repairs, reserves, trash removal, and water; Community amenities include BBQ/picnic area, common laundry, and community boat slip; Community type: boating, non-gated; Managed by residents

Exterior

• Parking: Common parking
• Utilities: Central water (assessment paid); Central sewer; Cable available
• Home design: Residential property in a low-rise (1-3) building; 2-story building; Rear exposure facing east; Located in the Oyster Bay development (Clam Court sub-condo)
• Construction: Concrete block construction; Stucco exterior; Metal roof; Single-hung windows; Built in 1970
• Exterior features: Patio; Canal view; Boat slip access (community boat slip); Gulf access with no bridges; Canal width 81-120 ft; Zero lot line

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator/Freezer; Self-cleaning oven
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bathroom with shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Cable prewire; Smoke detectors; Window coverings; Dining area in living room; Guest bath; Guest room; Great room floor plan; Split bedroom layout; Unfurnished
• Laundry & utility: Laundry facilities (community)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $420k.

Deal economics

• At list price, monthly cash flow is $15 ($175/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $420k).
• Recommended offer: $395k (6.0% 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: Lake Park Elementary School (math 76% / reading 77%, grade A, #185 of 2,144 statewide, top 9%, 502 students, 39% FRL); 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 (+8.8%/yr); 614 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); high-income renter base; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($3k loan paydown + $17k appreciation (4.1% local appreciation)).
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.1% appreciation + 8.0% rent growth), your $118k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($395k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $120k; list at $420k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $394,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.22% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.50%
• DSCR: 1.20
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.08% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.88×
• Total profit: $103,934
• Equity at exit: $214,999

10-year hold

• IRR: 18.3%
• Equity multiple: 4.33×
• Total profit: $391,230
• Equity at exit: $353,296

Cash invested: $117,600 (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 34102

• Home prices YoY: 1.3%
• Rents YoY: 8.8%
• Active inventory: 614
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $5,120 high
• Mortgage (P&I): −$2,203
• Tax from tax record: −$284 /mo · $3,403/yr
• Insurance: −$175
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$943
• Vacancy / Maint / Mgmt: −$1,075
• Net cashflow: $15

Break-even live

Break-even rent $5,102

Max offer price $420,000

Occupancy floor 95%

Sensitivity live

Price	-10% $252	-5% $133	+0% $15	+5% $-104	+10% $-223
Rent	-10% $-390	-5% $-188	+0% $15	+5% $217	+10% $419
Rate	-1.0pp $226	-0.5pp $121	base $15	+0.5pp $-94	+1.0pp $-205

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1555 Blue Point Ave Unit 3 Naples, FL	2.0	2.0	1025	$1,745	$1.70	14d	1	0.03mi
1535 Chesapeake Ave Unit A2 Naples, FL	2.0	2.0	1080	$2,000	$1.85	24d	1	0.11mi
1686 Blue Point Ave Naples, FL	2.0	2.0	1057	$5,500	$5.20	14d	2	0.14mi
1605 Chesapeake Ave #2 Naples, FL	2.0	1.0	850	$2,300	$2.71	24d	1	0.14mi
1155 Sandpiper St Naples, FL	2.0	2.0	1062	$4,050	$3.81	24d	2	0.17mi
1155 Sandpiper St Naples, FL	2.0	2.0	1062	$3,950	$3.72	21d	3	0.17mi
1751 Smugglers Cv Unit 2 1 Naples, FL	2.0	1.0	800	$1,995	$2.49	14d	1	0.18mi
1360 Chesapeake Ave Unit 1372 Naples, FL	1.0	1.0	600	$1,850	$3.08	24d	1	0.19mi
1435 Curlew Ave #1 Naples, FL	2.0	2.0	975	$2,850	$2.92	24d	1	0.28mi
1435 Curlew Ave #1 Naples, FL	2.0	2.0	975	$2,850	$2.92	21d	1	0.28mi
1395 Curlew Ave Unit 4-3 Naples, FL	2.0	2.0	975	$7,000	$7.18	24d	1	0.30mi
1549 Sandpiper St #36 Naples, FL	2.0	2.0	1073	$2,195	$2.05	24d	1	0.31mi
12 Knights Bridge Rd Unit A32 Naples, FL	2.0	2.0	1095	$3,200	$2.92	21d	1	0.33mi
1950 Mayfair ST Unit 1021 Naples, FL	1.0	1.0	710	$3,520	$4.96	14d	1	0.35mi
1950 Mayfair ST Unit 921 Naples, FL	1.0	1.0	710	$3,420	$4.82	14d	1	0.35mi
1950 Mayfair ST Unit 802 Naples, FL	1.0	1.0	710	$3,355	$4.73	14d	1	0.35mi
1950 Mayfair ST Unit 817 Naples, FL	1.0	1.0	710	$3,295	$4.64	14d	1	0.35mi
1950 Mayfair ST Unit 716 Naples, FL	1.0	1.0	710	$3,330	$4.69	14d	1	0.35mi
1950 Mayfair ST Unit 901 Naples, FL	2.0	2.0	1025	$4,560	$4.45	14d	1	0.35mi
1950 Mayfair ST Unit 1027 Naples, FL	1.0	1.0	888	$3,525	$3.97	14d	1	0.35mi
2134 Palm St Naples, FL	1.0	1.0	600	$7,500	$12.50	24d	1	0.40mi
1950 Mayfair St Naples, FL	3.0	1.0–3.5	1514	$8,752	$5.78	14d	109	0.41mi
805 River Point Dr Unit 307C Naples, FL	1.0	1.0	816	$2,700	$3.31	24d	1	0.42mi
803 River Point Dr Unit 201B Naples, FL	1.0	1.0	715	$2,300	$3.22	24d	1	0.43mi
801 River Point Dr Unit 303A Naples, FL	1.0	1.0	815	$5,000	$6.13	21d	1	0.46mi
3001 Sandpiper Bay Cir Unit B106 Naples, FL	2.0	2.0	1100	$1,950	$1.77	14d	1	0.54mi
1100 8th Ave S Naples, FL	2.0	2.0	1218	$9,000	$7.39	14d	5	0.55mi
3062 Sandpiper Bay Cir Naples, FL	2.0	2.0	1150	$4,250	$3.70	24d	2	0.62mi
3032 Sandpiper Bay Cir Naples, FL	2.0	2.0	1150	$4,100	$3.57	24d	2	0.63mi
980 7th Ave S Naples, FL	1.0	1.0	540	$7,500	$13.89	24d	2	0.64mi
950 7th Ave S #23 Naples, FL	1.0	1.0	631	$3,250	$5.15	14d	1	0.65mi
3051 Sandpiper Bay Cir Naples, FL	2.0	2.0	1150	$4,000	$3.48	24d	2	0.68mi
3041 Sandpiper Bay Cir Unit H201 Naples, FL	2.0	2.0	1100	$1,999	$1.82	24d	1	0.69mi
450 Bayfront Pl Naples, FL	1.0–3.0	1.0–2.5	1324	$8,750	$6.61	24d	6	0.72mi
410 Bayfront Pl Naples, FL	1.0–3.0	1.0–2.0	1242	$7,875	$6.34	24d	6	0.74mi
636 Broad Ave S Unit 1259386P Naples, FL	2.0	2.0	882	$4,307	$4.88	14d	1	0.76mi
609 12th Ave S #609 Naples, FL	2.0	2.0	860	$8,000	$9.30	24d	1	0.76mi
960 7th St S #103 Naples, FL	1.0	1.0	534	$5,000	$9.36	24d	1	0.77mi
2750 Manorca Ave Unit A Naples, FL	2.0	1.0	840	$2,800	$3.33	14d	1	0.81mi
546 Broad Ave S #546 Naples, FL	2.0	2.0	890	$4,800	$5.39	24d	1	0.84mi

HOA detail condo

• Monthly dues: $943 · $11,316/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $420,000 Active 86 DOM
2. 2026-06-17
   days on market $420,000 Active 85 DOM
3. 2026-06-16
   days on market $420,000 Active 84 DOM
4. 2026-06-15
   days on market $420,000 Active 83 DOM
5. 2026-06-14
   days on market $420,000 Active 81 DOM
6. 2026-06-10
   days on market $420,000 Active 78 DOM
7. 2026-06-09
   days on market $420,000 Active 77 DOM
8. 2026-06-08
   days on market $420,000 Active 76 DOM
9. 2026-06-07
   days on market $420,000 Active 75 DOM
10. 2026-06-03
    days on market $420,000 Active 71 DOM
11. 2026-06-02
    days on market $420,000 Active 70 DOM
12. 2026-06-01
    days on market $420,000 Active 69 DOM
13. 2026-05-31
    days on market $420,000 Active 68 DOM
14. 2026-05-30
    days on market $420,000 Active 67 DOM
15. 2026-03-24
    listed $420,000 Active
16. 2026-01-08
    historical
17. 2025-09-04
    listed $410,000 Active
18. 2024-02-29
    historical
19. 2023-10-04
    price $300,000
20. 2023-09-20
    price $320,000
21. 2023-08-16
    listed $350,000 Active
22. 2000-11-21
    soldstatus $119,900
23. 2000-09-20
    soldstatus $107,500
24. 1975-03-01
    soldstatus $22,500

ⓘ 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: $3,403 · $284/mo
• Projected year-2 tax: $3,486 · $290/mo
• Expected delta: +$83/yr (+$7/mo · 2.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $61,446
• − Mortgage interest: −$23,527
• − Property taxes: −$3,403
• − Insurance: −$7,219
• − Repairs & maintenance: −$4,916
• − Management: −$4,916
• − HOA: −$11,316
• − Depreciation: −$12,218
• Taxable loss: −$6,067
• Est. tax savings @ 24.0%: +$1,456
• After-tax cash flow: $1,631/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

• Census place: Naples, FL
• County: Collier County · 396,295 people
• City population: 344,941
• Metro: Naples-Marco Island, FL
• Population (ZIP): 11,179
• Household income: $130,929
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 333.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 8% Black 8% Asian 1%
• Hispanic origin (detail): Cuban 6%
• Common ancestry: Hispanic 4% Lithuanian 4% Romanian 4%
• Foreign-born: 17% · Canada, China
• Languages at home: 87% English-only · Spanish 7% 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: ▲ 4.08%
• Current HPI: 328.2755
• Rent YoY: ▲ 8.75%
• 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

+1766.7% since first listed

10 events — show timeline

• 2026-03-24 Listed $420,000 NAPLESMLS
• 2026-01-08 Listing Removed — NAPLESMLS
• 2025-09-04 Listed $410,000 NAPLESMLS
• 2024-02-29 Listing Removed — NAPLESMLS
• 2023-10-04 Price Changed $300,000 NAPLESMLS
• 2023-09-20 Price Changed $320,000 NAPLESMLS
• 2023-08-16 Listed $350,000 NAPLESMLS
• 2000-11-21 Sold (Public Records) $119,900 Public Records
• 2000-09-20 Sold (Public Records) $107,500 Public Records
• 1975-03-01 Sold (Public Records) $22,500 Public Records

Property tax history

+21.0%/yr

Latest (2025): $3,403 · +576.2% YoY. Source: county tax records.