50 Emerald Woods Dr Unit A9 · Pine Ridge, FL 34108

$279,900

1 bd · 1.0 ba · 809 sqft · Condo public records · 264 Days on market

Built 1988 $717/mo HOA · 18% of rent

---

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 +26.5/30.0
• 1% rule +9.5/10.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located just over a mile from the pristine Vanderbilt Beach and within walking distance to the vibrant Mercato for dining, shopping, cinema, and nightlife, this newly renovated 1-bedroom, 1-bathroom condo offers the ultimate in comfort and convenience. Enjoy quick access to Artis—Naples, Waterside Shops, and a 30-minute drive to RSW Airport. Emerald Woods, surrounded by multimillion-dollar homes, is a serene neighborhood perfect for walking, running, or biking. This condo presents an exceptional value for those seeking a taste of Naples living. The unit features high-end finishes throughout, including top-of-the-line appliances and quality materials. Step into an open-concept living s

Key facts

• Spa-like pool
• Private patios
• Hot tub area

Tags

• PRIVATE PATIOS
• OUTDOOR STORAGE CLOSET
• SPA-LIKE POOL
• HOT TUB AREA
• NEW ROOF
• RESORT-STYLE AMENITIES

Property features AI

Finance

• HOA & community: Mandatory HOA; Professional management; Monthly master HOA fee; HOA amenities include clubhouse, community pool, community spa/hot tub, and community park; HOA maintenance covers lawn/land maintenance, exterior pest control, sewer, street lights, street maintenance, trash removal, and water; Total annual recurring HOA fees: $8,604; One-time fees: $150; Non-gated community (Emerald Pines)

Exterior

• Parking: Detached carport (1 space)
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential low-rise building (1–3 stories); 2-story building design; Concrete block construction; Stucco exterior; Tile roof
• Construction: Built in 1988; Concrete block construction; Stucco finish; Tile roof; Single-hung windows
• Exterior features: Patio; Landscaped area view; Rear exposure facing NE; Restrictions: Deeded, No Commercial, No RV

Interior

• Kitchen: Electric cooktop; Dishwasher
• Bedrooms: 1 bedroom
• Flooring: Laminate
• Bathrooms: 1 full bathroom with shower-only master bath
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Built-in cabinets; Smoke detectors; Laundry in residence; Unfurnished; 2-story floor plan
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $280k.

Deal economics

• At list price, monthly cash flow is $738 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $280k).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.4% in Pine Ridge — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#565 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: health & safety C-, 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 (+8.7%/yr); 679 active listings in the ZIP; 18 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).
• This rent runs 41% of the median local income ($119k/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 $78k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 264 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 11562% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $115k; list at $280k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 264 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.45% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.31%
• DSCR: 1.50
• GRM: 5.8

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: 7.2%
• Equity multiple: 1.30×
• Total profit: $23,463
• Equity at exit: $41,734

10-year hold

• IRR: 21.1%
• Equity multiple: 3.30×
• Total profit: $179,981
• Equity at exit: $24,201

Cash invested: $78,372 (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 34108

• Rents YoY: 8.7%
• Active inventory: 679
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $4,051 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$160 /mo · $1,923/yr
• Insurance: −$117
• HOA: −$717
• Vacancy / Maint / Mgmt: −$851
• Net cashflow: $738

Break-even live

Break-even rent $3,116

Max offer price $279,900

Occupancy floor 77%

Sensitivity live

Price	-10% $897	-5% $818	+0% $738	+5% $659	+10% $580
Rent	-10% $418	-5% $578	+0% $738	+5% $898	+10% $1,058
Rate	-1.0pp $879	-0.5pp $810	base $738	+0.5pp $666	+1.0pp $592

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9123 Strada Pl Naples, FL	1.0–2.0	1.0–2.0	1267	$5,000	$3.94	14d	6	0.60mi
516 Gordonia Rd Naples, FL	2.0	1.0	1100	$3,200	$2.91	24d	1	0.70mi
200 Cajeput Dr Naples, FL	1.0	1.0	750	$2,500	$3.33	24d	1	0.78mi
757 95th Ave N Naples, FL	2.0	2.0	1100	$2,150	$1.95	24d	1	1.03mi
668 97th Ave N Unit A Naples, FL	2.0	1.0	775	$4,500	$5.81	24d	1	1.23mi
301 Ridge Dr Naples, FL	2.0	2.0	900	$6,000	$6.67	24d	1	1.32mi
751 100th Ave N Naples, FL	2.0	1.0	912	$4,000	$4.39	24d	1	1.32mi
663 100th Ave N Naples, FL	2.0	1.0	1000	$2,650	$2.65	24d	1	1.43mi
7756 Jewel Ln #102 Naples, FL	2.0	2.0	1022	$3,700	$3.62	24d	1	1.43mi
7719 Jewel Ln #103 Naples, FL	2.0	2.0	1022	$3,800	$3.72	24d	1	1.43mi
7750 Jewel Ln #103 Naples, FL	2.0	2.0	1102	$2,100	$1.91	14d	1	1.43mi
521 96th Ave N Unit B Naples, FL	1.0	1.0	808	$1,745	$2.16	24d	1	1.44mi
7712 Jewel Ln Naples, FL	2.0	2.0	1022	$1,850	$1.81	24d	1	1.47mi
271 Southbay Dr #235 Naples, FL	2.0	2.0	1075	$8,000	$7.44	14d	1	1.48mi
271 Southbay Dr #155 Naples, FL	2.0	2.0	1056	$10,000	$9.47	24d	1	1.48mi
271 Southbay Dr #235 Naples, FL	2.0	2.0	1075	$8,000	$7.44	24d	1	1.48mi
271 Southbay Dr Naples, FL	2.0	2.0	1050	$2,700	$2.57	24d	1	1.48mi
260 Southbay Dr Unit 1226371P Naples, FL	1.0	1.0	581	$4,413	$7.60	14d	1	1.49mi

HOA detail condo

• Monthly dues: $717 · $8,604/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-05-12
   historical $2,400
2. 2026-04-29
   listed $2,400
3. 2026-04-28
   historical $2,400
4. 2026-04-11
   price $279,900
5. 2026-04-10
   listed $2,400
6. 2025-12-18
   price $295,000
7. 2025-10-24
   price $309,000
8. 2025-10-02
   status Active
9. 2025-08-29
   listed $319,000 Active
10. 2025-08-08
    historical
11. 2025-03-19
    price $319,000
12. 2025-02-13
    listed $349,000 Active
13. 2017-07-07
    soldstatus $115,000
14. 1989-07-01
    soldstatus $57,000
15. 1987-10-01
    soldstatus $58,500

ⓘ 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: $1,923 · $160/mo
• Projected year-2 tax: $2,323 · $194/mo
• Expected delta: +$401/yr (+$33/mo · 20.8%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 32 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: $48,608
• − Mortgage interest: −$15,679
• − Property taxes: −$1,923
• − Insurance: −$1,400
• − Repairs & maintenance: −$3,889
• − Management: −$3,889
• − HOA: −$8,604
• − Depreciation: −$8,143
• Taxable income: $5,083
• Est. tax owed @ 24.0%: −$1,220
• After-tax cash flow: $7,640/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 — Pine Ridge

• Score: 67/100
• State rank: #565
• US rank: #10798

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Ridge, FL
• County: Collier County · 396,295 people
• City population: 18,514
• Metro: Naples-Marco Island, FL
• Population (ZIP): 16,237
• Household income: $119,212
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 237.0

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 8% Two or more races 7% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 2% Cuban 3%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 16% · Canada, Dominican Republic, South Korea
• Languages at home: 86% English-only · Spanish 6% Russian/Polish/Slavic 2% 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: ▼ -587.97%
• Current HPI: 275.1872
• Rent YoY: ▲ 8.74%
• 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

-95.9% since first listed

15 events — show timeline

• 2026-05-12 Rental Removed $2,400 TURBOTENANT
• 2026-04-29 Listed for Rent $2,400 TURBOTENANT
• 2026-04-28 Rental Removed $2,400 TURBOTENANT
• 2026-04-11 Price Changed $279,900 BEARMLS
• 2026-04-10 Listed for Rent $2,400 TURBOTENANT
• 2025-12-18 Price Changed $295,000 BEARMLS
• 2025-10-24 Price Changed $309,000 BEARMLS
• 2025-10-02 Relisted — BEARMLS
• 2025-08-29 Listed $319,000 BEARMLS
• 2025-08-08 Listing Removed — NAPLESMLS
• 2025-03-19 Price Changed $319,000 NAPLESMLS
• 2025-02-13 Listed $349,000 NAPLESMLS
• 2017-07-07 Sold (Public Records) $115,000 Public Records
• 1989-07-01 Sold (Public Records) $57,000 Public Records
• 1987-10-01 Sold (Public Records) $58,500 Public Records

Property tax history

+16.1%/yr

Latest (2025): $1,923 · +109.9% YoY. Source: county tax records.