415 Augusta Blvd #311 · Lely, FL 34113

$179,900

2 bd · 2.0 ba · 1,390 sqft · Condo public records · 514 Days on market

Built 1983 $832/mo HOA · 24% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +3.9/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this turnkey 2-Bed, 2-Bath immaculate condo – 1,390 Sq. Ft. Enjoy tranquil lake views and abundant wildlife from this beautifully maintained condo in a peaceful Naples setting. Relax under majestic Banyan trees or take advantage of the community’s private pool, spa, outdoor kitchen, and grill area. Recent upgrades add exceptional value — the entire building has just received a BRAND-NEW ROOF and this unit features a NEW HVAC SYSTEM installed in 2024, ensuring years of comfort and peace of mind. Additional highlights include a sheltered carport, ample guest parking, and a large powered external storage unit. The interior has been freshly painted throughout, inclu

Key facts

• Lake view
• Communal grilling
• $832 HOA

Tags

• LAKE VIEW
• PRIVATE SPA POOL AREA
• COMMUNAL GRILLING
• ALFRESCO KITCHEN FACILITIES
• LARGE EXTERNAL STORAGE SPACE

Property features AI

Finance

• Other: Multi-unit building with 36 units in the complex and building; 3 units per floor; single-floor building
• Financial info: Taxes listed (not summarized per instructions)
• HOA & community: Mandatory HOA; Monthly condo fee of $832.41; Professional management; Maintenance covers irrigation water, lawn/land maintenance, legal/accounting, manager, exterior pest control, recreation facilities, reserves, sewer, trash removal, and water; Community amenities include community pool, community room, spa/hot tub, sidewalks, streetlights, and trash chute; Non-gated community; Total annual recurring fees approximately $9,984; One-time fees approximately $225

Exterior

• Parking: 1 assigned space in a common area; Detached 1-car carport
• Security: No specific security amenities listed
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Low-rise building (1–3 stories); Built in 1983; Concrete block construction; Located in Lely Country Club (Timbercreek); Unit 311
• Construction: Concrete block construction; Shingle roof; Stucco finish; Built in 1983; Foundation details not specified
• Exterior features: Storage; Shutters for storm protection; Single hung and sliding windows; Shingle roof; Stucco exterior; Lake view; Central irrigation; Zero lot line; Rear exposure to the west

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator/Freezer
• Bedrooms: 2 bedrooms with a split-bedroom floor plan
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with combo tub and shower and dual sinks
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: High-speed internet available; Smoke detectors; Walk-in closet; Window coverings; Dining area open to living room; Eat-in kitchen; Guest bath; Guest room; Laundry in residence; Screened lanai/porch; Turnkey furnished; Common elevator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#586 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; 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: Lely Elementary School (math 45% / reading 46%, grade D-, #1,247 of 2,144 statewide, top 59%, 499 students, 62% FRL); Manatee Middle School (math 61% / reading 43%, grade C+, #217 of 571 statewide, top 40%, 749 students, 64% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL).
• Zoned-school proficiency averages 46% at this address vs 58% district-wide (-12 pts) — the specific schools serving this property underperform the Collier average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.6%/yr); 598 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $3,496/mo this rent would consume 51% 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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 514 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $92k; list at $180k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 24% of rent.
• Climate carrying-cost: severe flood risk; 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 $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 514 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 D-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: 1.94% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.62%
• DSCR: 1.74
• GRM: 4.3

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: 10.1%
• Equity multiple: 1.42×
• Total profit: $20,985
• Equity at exit: $26,824

10-year hold

• IRR: 22.2%
• Equity multiple: 3.24×
• Total profit: $112,896
• Equity at exit: $15,554

Cash invested: $50,372 (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 34113

• Rents YoY: 5.6%
• Active inventory: 598
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $3,496 high
• Mortgage (P&I): −$943
• Tax from tax record: −$214 /mo · $2,562/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$832
• Vacancy / Maint / Mgmt: −$734
• Net cashflow: $631

Break-even live

Break-even rent $2,697

Max offer price $179,900

Occupancy floor 77%

Sensitivity live

Price	-10% $733	-5% $682	+0% $631	+5% $580	+10% $529
Rent	-10% $355	-5% $493	+0% $631	+5% $769	+10% $907
Rate	-1.0pp $722	-0.5pp $677	base $631	+0.5pp $584	+1.0pp $537

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 Augusta Blvd #302 Naples, FL	2.0	2.0	1390	$5,500	$3.96	23d	1	0.03mi
520 Augusta Blvd Unit B204 Naples, FL	3.0	2.0	1294	$2,200	$1.70	25d	1	0.10mi
555 Augusta Blvd Unit 3-1 Naples, FL	2.0	2.0	1249	$4,200	$3.36	25d	1	0.14mi
575 Augusta Blvd Naples, FL	3.0	2.0	1500	$2,100	$1.40	25d	1	0.18mi
265 Deerwood Cir Naples, FL	2.0	2.0	1179	$5,000	$4.24	25d	1	0.22mi
605 Augusta Blvd #14 Naples, FL	2.0	2.0	1125	$4,000	$3.56	25d	1	0.24mi
605 Augusta Blvd #4 Naples, FL	2.0	2.0	1125	$3,950	$3.51	15d	1	0.24mi
640 Augusta Blvd Naples, FL	2.0	2.0	1634	$2,700	$1.65	25d	1	0.25mi
701 Augusta Blvd Unit 701-8 Naples, FL	2.0	2.0	1250	$4,800	$3.84	15d	1	0.26mi
705 Augusta Blvd Unit 705-5 Naples, FL	2.0	2.0	1125	$2,000	$1.78	15d	1	0.28mi
709 Augusta Blvd Unit 709-5 Naples, FL	3.0	2.0	1480	$4,000	$2.70	15d	1	0.29mi
905 Augusta Blvd Naples, FL	2.0	2.0	1125	$1,850	$1.64	25d	1	0.35mi
760 Augusta Blvd Unit D204 Naples, FL	3.0	2.0	1294	$2,300	$1.78	25d	1	0.35mi
5651 Rattlesnake Hammock Rd Unit C-108 Naples, FL	2.0	2.0	1054	$1,800	$1.71	25d	1	0.36mi
5635 Rattlesnake Hammock Rd Apt 203D Naples, FL	2.0	2.0	1054	$1,700	$1.61	23d	1	0.39mi
940 Augusta Blvd Unit D939 Naples, FL	2.0	2.0	1419	$2,200	$1.55	25d	1	0.43mi
5859 Westbourgh Ct Naples, FL	3.0	2.0	1746	$8,500	$4.87	25d	1	0.45mi
5859 Westbourgh Ct Naples, FL	3.0	2.0	1746	$8,500	$4.87	15d	1	0.45mi
5535 Rattlesnake Hammock Rd #302 Naples, FL	2.0	2.0	1205	$2,800	$2.32	25d	1	0.45mi
452 Bristle Cone Ln #27 Naples, FL	2.0	2.0	1129	$2,000	$1.77	25d	1	0.46mi
494 Saint Andrews Blvd Naples, FL	3.0	2.0	1700	$2,800	$1.65	25d	1	0.48mi
5857 Rattlesnake Hammock Rd #208 Naples, FL	2.0	2.0	1133	$3,000	$2.65	15d	1	0.50mi
5502 Greenwood Cir #1 Naples, FL	3.0	2.0	1450	$2,400	$1.66	25d	1	0.50mi
315 Saint Andrews Blvd Unit A25 Naples, FL	2.0	2.0	1126	$1,530	$1.36	25d	1	0.51mi
5841 Rattlesnake Hammock Rd Unit 2 Naples, FL	2.0	2.0	1133	$2,500	$2.21	25d	1	0.52mi
5841 Rattlesnake Hammock Rd Unit I-203 Naples, FL	2.0	2.0	1015	$3,500	$3.45	15d	1	0.53mi
213 Bay Meadows Dr Naples, FL	3.0	2.0	1650	$5,500	$3.33	25d	1	0.53mi
255 Pine Valley Cir Naples, FL	3.0	1.5	1574	$3,500	$2.22	25d	1	0.58mi
5499 Rattlesnake Hammock Rd Naples, FL	2.0	2.0	1071	$1,775	$1.66	15d	2	0.61mi
326 Bradstrom Cir Unit 204F Naples, FL	3.0	2.0	1200	$3,500	$2.92	25d	1	0.62mi
326 Bradstrom Cir Unit 103F Naples, FL	2.0	2.0	1113	$1,800	$1.62	25d	1	0.62mi
5595 Greenwood Cir #92 Naples, FL	3.0	2.0	1450	$5,000	$3.45	25d	1	0.63mi
5778 Greenwood Cir Naples, FL	3.0	2.0	1450	$4,000	$2.76	25d	1	0.63mi
240 Pebble Beach Blvd #702 Naples, FL	2.0	2.0	1090	$4,000	$3.67	25d	1	0.65mi
4556 Andover Way Unit E104 Naples, FL	2.0	2.0	1072	$5,000	$4.66	15d	1	0.66mi
4556 Andover Way Unit E106 Naples, FL	2.0	2.0	1172	$1,900	$1.62	15d	1	0.66mi
332 Bradstrom Cir #201 Naples, FL	2.0	2.0	1257	$2,200	$1.75	25d	1	0.67mi
5419 Rattlesnake Hammock Rd Unit 307F Naples, FL	2.0	2.0	1071	$1,950	$1.82	15d	1	0.68mi
5293 Dixie Dr Unit 1546039P Naples, FL	2.0	2.0	1130	$1,561	$1.38	15d	1	0.72mi
190 Pebble Beach Blvd #301 Naples, FL	2.0	2.0	954	$1,700	$1.78	25d	1	0.73mi

HOA detail condo

• Monthly dues: $832 · $9,984/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-22
   days on market $179,900 Active 514 DOM
2. 2026-06-18
   price $179,900 Active 511 DOM
3. 2026-06-18
   days on market $199,900 Active 511 DOM
4. 2026-06-17
   days on market $199,900 Active 510 DOM
5. 2026-06-16
   days on market $199,900 Active 509 DOM
6. 2026-06-15
   days on market $199,900 Active 508 DOM
7. 2026-06-10
   days on market $199,900 Active 503 DOM
8. 2026-06-09
   days on market $199,900 Active 502 DOM
9. 2026-06-08
   days on market $199,900 Active 501 DOM
10. 2026-06-07
    days on market $199,900 Active 500 DOM
11. 2026-06-02
    days on market $199,900 Active 495 DOM
12. 2026-06-01
    days on market $199,900 Active 494 DOM
13. 2026-05-31
    days on market $199,900 Active 493 DOM
14. 2026-05-30
    days on market $199,900 Active 492 DOM
15. 2026-04-02
    price $199,900
16. 2025-12-16
    price $225,000
17. 2025-09-05
    price $249,000
18. 2025-02-19
    price $299,000
19. 2025-01-23
    listed $320,000 Active
20. 2001-11-05
    soldstatus $92,500
21. 1989-05-01
    soldstatus $96,000
22. 1983-05-01
    soldstatus $93,600

ⓘ 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: $2,562 · $214/mo
• Projected year-2 tax: $2,562 · $214/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 8/10 Severe FEMA zone X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,946
• − Mortgage interest: −$10,077
• − Property taxes: −$2,562
• − Insurance: −$1,697
• − Repairs & maintenance: −$3,356
• − Management: −$3,356
• − HOA: −$9,984
• − Depreciation: −$5,233
• Taxable income: $5,681
• Est. tax owed @ 24.0%: −$1,363
• After-tax cash flow: $6,210/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

• Score: 66/100
• State rank: #586
• US rank: #11224

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lely, 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

+113.6% since first listed

8 events — show timeline

• 2026-04-02 Price Changed $199,900 NAPLESMLS
• 2025-12-16 Price Changed $225,000 NAPLESMLS
• 2025-09-05 Price Changed $249,000 NAPLESMLS
• 2025-02-19 Price Changed $299,000 NAPLESMLS
• 2025-01-23 Listed $320,000 NAPLESMLS
• 2001-11-05 Sold (Public Records) $92,500 Public Records
• 1989-05-01 Sold (Public Records) $96,000 Public Records
• 1983-05-01 Sold (Public Records) $93,600 Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,562 · +6.8% YoY. Source: county tax records.