3 Bluebill Ave #410 · Naples Park, FL 34108

$350,000

1 bd · 1.0 ba · 810 sqft · Condo public records · 19 Days on market

Built 1972 $930/mo HOA · 22% 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 +16.9/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• DSCR +5.3/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The BEST VIEWS in the BEST BUIDLING on the beach !!! AWESOME INVESTMENT - it brings $21,000! in rental income per year !!! WELL KEPT!! Beach, Boating, Sun & Fun! Much desired EASTERN exposure - the BEST light ! THE LOWEST HOA fees at the Beach !!!!! Nice, bright, turnkey furnished. .. .PREFFERED 4th floor condo that's literally steps to Vanderbilt and Wiggins Pass Beaches. Oh, did I forget to mention UNOBSTRUCTED Marina VIEWS !!! Watch the boats pass buy all day on their way to the Gulf ! TOP RATED Wiggins Pass and Vanderbilt beaches in your backyard !!! Just minutes away from shopping, dining & entertainment - MERCATO, Waterside Shops, Capital Grille, Flemings etc over 700 restaurants!. .. ARTIS - Philharmonic, etc etc - EVERYTHING you came for to Naples !! BOAT DOCKS for lease ! WELL maintained building! FANTASTIC management. .. .it is a well know fact in the area that this is THE building you want to be in at the BEACH ! GREAT building - VERY HAPPY residents ! THE LOWEST HOA fees at the Beach !!!!! GLORIOUS SUNSETS. .. .. this SHOELESS venture awaits YOU !!!

Key facts

• Private balcony
• Natural light
• Open living space

Tags

• OPEN LIVING SPACE
• NATURAL LIGHT
• THOUGHTFULLY DESIGNED LAYOUT
• PRIVATE BALCONY
• RESORT-STYLE AMENITIES
• DIRECT BEACH ACCESS

Property features AI

Finance

• HOA & community: Mandatory HOA; Quarterly master HOA fee of $2,791 (total annual recurring fees $11,164); Condo management; HOA maintenance covers cable, insurance, internet/Wi-Fi, laundry facilities, lawn/land maintenance, legal/accounting, manager, exterior pest control, repairs, reserve, security, sewer, street lights, street maintenance, trash removal and water; Community amenities include common laundry, community boat dock, internet access and a library

Exterior

• Parking: Community boat dock (per HOA amenities)
• Security: Gated community; Security included in HOA maintenance
• Utilities: Water assessment paid; Sewer assessment paid; Cable available
• Home design: High-rise building (8+ stories); Residential condominium in Vanderbilt Towers; Rear exposure facing southwest; Unit 410
• Construction: Concrete block construction; Built in 1972; Built-up or flat roof
• Exterior features: Stucco exterior; Double-hung and sliding windows; Bay and water views; Has waterfront (bay); Dock lease for boat access; Gulf access with no bridges

Interior

• Kitchen: Electric cooktop; Dishwasher; Microwave; Refrigerator/Freezer
• Bedrooms: 1 bedroom
• Flooring: Tile
• Bathrooms: 1 full bathroom; No master bath
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Furnished; See remarks for additional interior details; Common elevator
• Laundry & utility: Community laundry facilities (per HOA maintenance list)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $315k (9.9% below list).
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $315k (9.9% below list) — sets the bar for cash-flow.

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, amenities F, commute 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 Park Elementary School (math 67% / reading 57%, grade B, #608 of 2,144 statewide, top 29%, 395 students, 48% FRL); North Naples Middle School (math 79% / reading 73%, grade A, #34 of 571 statewide, top 6%, 903 students, 25% FRL); Gulf Coast High School (math 57% / reading 68%, grade B-, #93 of 667 statewide, top 14%, 2,447 students, 20% FRL) — zoned schools average 31% FRL vs 55% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+8.7%/yr); 684 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 42% 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 $10k 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 19 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 22% 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 $315,333 (9.9% 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. Built in 1972 — 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. 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: 1.20% ✓
• Cap rate: 7.08%
• Cash-on-cash: 2.82%
• DSCR: 1.13
• GRM: 7.0

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: -12.2%
• Equity multiple: 0.53×
• Total profit: $-46,329
• Equity at exit: $52,186

10-year hold

• IRR: 5.0%
• Equity multiple: 1.48×
• Total profit: $47,364
• Equity at exit: $30,262

Cash invested: $98,000 (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: 684
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $4,192 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$170 /mo · $2,039/yr
• Insurance: −$146
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$930
• Vacancy / Maint / Mgmt: −$880
• Net cashflow: $-196

Break-even live

Break-even rent $4,440

Max offer price $315,333

Occupancy floor 100%

Sensitivity live

Price	-10% $2	-5% $-97	+0% $-196	+5% $-295	+10% $-394
Rent	-10% $-527	-5% $-362	+0% $-196	+5% $-31	+10% $135
Rate	-1.0pp $-20	-0.5pp $-107	base $-196	+0.5pp $-287	+1.0pp $-379

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Bluebill Ave #610 Naples, FL	1.0	1.0	810	$5,000	$6.17	25d	1	0.01mi
3 Bluebill Ave #303 Naples, FL	2.0	2.0	1071	$8,000	$7.47	23d	1	0.01mi
5 Bluebill Ave Unit 303-1 Naples, FL	2.0	2.0	1068	$6,500	$6.09	25d	1	0.04mi
5 Bluebill Ave Unit 505/605 Naples, FL	2.0	2.5	1035	$6,500	$6.28	25d	1	0.04mi
5 Bluebill Ave #504 Naples, FL	1.0	1.0	896	$7,000	$7.81	25d	1	0.04mi
5 Bluebill Ave Unit 108s Naples, FL	1.0	1.0	859	$4,995	$5.81	25d	1	0.04mi
5 Bluebill Ave #403 Naples, FL	2.0	2.0	1086	$8,500	$7.83	23d	1	0.04mi
5 Bluebill Ave #103 Naples, FL	1.0	1.0	809	$2,750	$3.40	25d	1	0.04mi
5 Bluebill Ave Unit 108A Naples, FL	1.0	1.0	859	$1,995	$2.32	25d	1	0.04mi
5 Bluebill Ave #104 Naples, FL	1.0	1.0	817	$5,000	$6.12	25d	1	0.04mi
5 Bluebill Ave #209 Naples, FL	2.0	2.0	1076	$8,500	$7.90	25d	1	0.04mi
5 Bluebill Ave #210 Naples, FL	1.0	1.0	812	$6,000	$7.39	25d	1	0.04mi
1 Bluebill Ave #709 Naples, FL	1.0	1.0	800	$6,000	$7.50	25d	1	0.08mi
1 Bluebill Ave #707 Naples, FL	1.0	1.0	1040	$6,500	$6.25	25d	1	0.08mi
1 Bluebill Ave #501 Naples, FL	1.0	1.0	768	$2,095	$2.73	25d	1	0.08mi
1 Bluebill Ave #412 Naples, FL	2.0	2.0	1050	$8,000	$7.62	25d	1	0.08mi
1 Bluebill Ave #703 Naples, FL	1.0	1.0	800	$7,000	$8.75	25d	1	0.08mi
1 Bluebill Ave #210 Naples, FL	2.0	2.0	1040	$5,900	$5.67	25d	1	0.08mi
1 Bluebill Ave Naples, FL	2.0	2.0	1051	$7,500	$7.14	25d	1	0.08mi
10686 Gulf Shore Dr Unit A-104 Naples, FL	2.0	2.0	1107	$8,000	$7.23	15d	1	0.32mi
10420 Gulf Shore Dr #162 Naples, FL	1.0	1.0	1045	$8,500	$8.13	25d	1	0.56mi
527 109th Ave N Naples, FL	2.0	2.0	990	$2,750	$2.78	25d	1	0.64mi
564 109th Ave N Naples, FL	2.0	2.0	1080	$16,000	$14.81	25d	1	0.73mi
602 111th Ave N Naples, FL	2.0	2.0	1104	$4,000	$3.62	25d	1	0.79mi
10580 6th St Naples, FL	2.0	1.0	1000	$2,300	$2.30	25d	1	0.90mi
547 101st Ave N Naples, FL	2.0	1.0	768	$2,750	$3.58	25d	1	0.97mi
699 110th Ave N Unit B Naples, FL	2.0	2.0	910	$2,250	$2.47	25d	1	1.02mi
699 110th Ave N Unit A Naples, FL	2.0	1.0	1000	$2,150	$2.15	25d	1	1.02mi
531 99th Ave N Naples, FL	2.0	1.0	794	$2,000	$2.52	25d	1	1.04mi
706 111th Ave N Naples, FL	2.0	2.0	1080	$1,850	$1.71	25d	1	1.05mi
12945 Vanderbilt Dr Naples, FL	2.0	2.0	1301	$5,250	$4.04	25d	2	1.08mi
746 109th Ave N Naples, FL	2.0	1.0	850	$1,895	$2.23	25d	1	1.17mi
521 96th Ave N Unit B Naples, FL	1.0	1.0	808	$1,745	$2.16	25d	1	1.19mi
663 100th Ave N Naples, FL	2.0	1.0	1000	$2,650	$2.65	25d	1	1.22mi
778 107th Ave N Unit B Naples, FL	2.0	1.0	588	$1,750	$2.98	25d	1	1.28mi
800 108th Ave N Unit 1534808P Naples, FL	2.0	2.0	914	$5,897	$6.45	15d	1	1.33mi
271 Southbay Dr Naples, FL	2.0	2.0	1050	$2,700	$2.57	25d	1	1.36mi
271 Southbay Dr #235 Naples, FL	2.0	2.0	1075	$8,000	$7.44	25d	1	1.37mi
271 Southbay Dr #235 Naples, FL	2.0	2.0	1075	$8,000	$7.44	15d	1	1.37mi
271 Southbay Dr #155 Naples, FL	2.0	2.0	1056	$10,000	$9.47	25d	1	1.37mi

HOA detail condo

• Monthly dues: $930 · $11,160/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-21
   days on market $350,000 Active 19 DOM
2. 2026-06-18
   days on market $350,000 Active 16 DOM
3. 2026-06-17
   days on market $350,000 Active 15 DOM
4. 2026-06-16
   days on market $350,000 Active 14 DOM
5. 2026-06-15
   days on market $350,000 Active 13 DOM
6. 2026-06-14
   days on market $350,000 Active 11 DOM
7. 2026-06-10
   days on market $350,000 Active 8 DOM
8. 2026-06-09
   days on market $350,000 Active 7 DOM
9. 2026-06-08
   days on market $350,000 Active 6 DOM
10. 2026-06-07
    days on market $350,000 Active 5 DOM
11. 2026-06-03
    remarks 693-char remark
12. 2026-06-03
    listed $350,000 Active 1 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: $2,039 · $170/mo
• Projected year-2 tax: $2,905 · $242/mo
• Expected delta: +$866/yr (+$72/mo · 42.5%)

ⓘ 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 1/10 Low
• 🌡 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: $50,301
• − Mortgage interest: −$19,605
• − Property taxes: −$2,039
• − Insurance: −$6,868
• − Repairs & maintenance: −$4,024
• − Management: −$4,024
• − HOA: −$11,160
• − Depreciation: −$10,182
• Taxable loss: −$7,602
• Est. tax savings @ 24.0%: +$1,824
• After-tax cash flow: $-530/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): 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

+300.0% since first listed

23 events — show timeline

• 2026-06-02 Listed $350,000 NAPLESMLS
• 2024-07-12 Listing Removed — NAPLESMLS
• 2024-04-12 Price Changed $480,000 NAPLESMLS
• 2024-01-31 Relisted — NAPLESMLS
• 2024-01-30 Price Changed $529,000 NAPLESMLS
• 2023-10-02 Listing Removed — NAPLESMLS
• 2023-06-21 Listed $540,000 NAPLESMLS
• 2016-11-09 Sold (Public Records) $315,000 Public Records
• 2016-11-09 Price Changed $315,000 NAPLESMLS
• 2016-11-08 Sold (MLS) $315,000 NAPLESMLS
• 2016-11-08 Price Changed $331,000 NAPLESMLS
• 2016-09-09 Pending — NAPLESMLS
• 2016-08-18 Price Changed $331,000 NAPLESMLS
• 2016-08-16 Price Changed $330,000 NAPLESMLS
• 2016-07-26 Price Changed $331,000 NAPLESMLS
• 2016-07-09 Price Changed $333,000 NAPLESMLS
• 2016-06-06 Price Changed $333,555 NAPLESMLS
• 2016-05-08 Relisted — NAPLESMLS
• 2013-12-30 Sold (Public Records) $185,000 Public Records
• 2013-12-27 Sold (MLS) $185,000 NAPLESMLS
• 2013-02-12 Listed $214,000 NAPLESMLS
• 1987-06-01 Sold (Public Records) $90,000 Public Records
• 1982-07-01 Sold (Public Records) $87,500 Public Records

Property tax history

+0.1%/yr

Latest (2025): $2,039 · +4.3% YoY. Source: county tax records.