5 Monaco Ter · Lely, FL 34112

$319,900

2 bd · 2.0 ba · 1,520 sqft · Manufactured public records · 58 Days on market

Built 2006 4,791 sqft lot $132/mo HOA · 4% of rent

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Why this score? — see what drove the D+ 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 +18.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Schools +5.0/10.0
• 1% rule +4.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Riviera Colony, where comfortable, low-maintenance living meets the best of the Naples lifestyle. Located in a well-established land-owned community, this spacious 2-bedroom, 2-bath home with a den or office offers more than 1,500 square feet of thoughtfully designed single-level living, ideal for both full-time residents and seasonal homeowners. The open and functional floor plan provides comfortable living and entertaining space, while the screened front porch creates the perfect spot to enjoy your morning coffee, unwind in the evening, or gather with friends and neighbors. Situated on a quiet lot, the property offers both privacy and convenience. Built in 2006, this home featu

Key facts

• Screened front porch
• 2024 hvac system
• Newer roof

Tags

• SCREENED FRONT PORCH
• NEWER ROOF
• 2024 HVAC SYSTEM
• IMPACT-RESISTANT WINDOWS
• COVERED CARPORT
• AIR-CONDITIONED HOBBY ROOM

Property features AI

Finance

• Financial info: Land lease expires 2026-05-01; Pets allowed (call/conditional)
• HOA & community: Homeowners association; Quarterly association fee of $395; Association includes cable TV; Community amenities: billiard room, pool, management; Street lights; Senior community

Exterior

• Parking: Attached carport; 1 covered space; 1 carport space
• Utilities: Public water; Public sewer; Cable available; Underground utilities
• Home design: Manufactured home; Single-story; Entry on level 1; Faces north; Resale property
• Construction: Shingle roof; Manufactured construction
• Exterior features: Glass-enclosed lanai / porch; Screened porch; Porch; Community pool; Rectangular lot; Lot exposures to the south; Municipal irrigation

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Den; Screened porch
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Impact glass windows; Window coverings / treatments; Cable TV available; Partially furnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $320k.

Deal economics

• At list price, monthly cash flow is $-125 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $307k (4.1% below list).
• Recommended offer: $298k (6.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 66/100 on livability (#586 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; Watch: schools D+, health & safety D, 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 soft (-1.7%/yr); 771 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); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $3,069/mo this rent would consume 53% of the median local household income ($70k/yr) (locally 980% 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 $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 58 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $320k implies a 357% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $297,751 (6.9% 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. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.03%
• DSCR: 1.18
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.0%
• Equity multiple: 0.23×
• Total profit: $-68,562
• Equity at exit: $47,698

10-year hold

• IRR: -30.5%
• Equity multiple: -0.16×
• Total profit: $-103,708
• Equity at exit: $27,659

Cash invested: $89,572 (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 34112

• Rents YoY: -1.7%
• Active inventory: 771
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $3,069 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$180 /mo · $2,165/yr
• Insurance: −$133
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$132
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $-125

Break-even live

Break-even rent $3,228

Max offer price $297,751

Occupancy floor 99%

Sensitivity live

Price	-10% $56	-5% $-35	+0% $-125	+5% $-216	+10% $-306
Rent	-10% $-368	-5% $-247	+0% $-125	+5% $-4	+10% $117
Rate	-1.0pp $36	-0.5pp $-44	base $-125	+0.5pp $-208	+1.0pp $-293

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Maui Cir #30 Naples, FL	3.0	2.0	1552	$2,795	$1.80	24d	1	0.23mi
4911 Catalina Dr Unit 22 Naples, FL	3.0	1.5	1200	$1,950	$1.62	14d	1	0.28mi
4907 Catalina Dr Unit 45 Naples, FL	3.0	2.0	1270	$1,900	$1.50	14d	1	0.31mi
4977 Pepper Cir #205 Naples, FL	2.0	2.0	1250	$2,250	$1.80	21d	1	0.34mi
332 Charlemagne Blvd Unit H101 Naples, FL	2.0	2.0	1082	$3,500	$3.23	24d	1	0.36mi
332 Charlemagne Blvd Unit H103 Naples, FL	2.0	2.0	1082	$3,495	$3.23	24d	1	0.36mi
360 Charlemagne Blvd Unit D105 Naples, FL	2.0	2.0	1082	$3,200	$2.96	24d	1	0.36mi
148 Lake Point Ln Naples, FL	2.0	2.5	1530	$2,100	$1.37	24d	1	0.39mi
5419 Rattlesnake Hammock Rd Unit 307F Naples, FL	2.0	2.0	1071	$1,950	$1.82	14d	1	0.40mi
4410 Chantelle Dr Unit H-205 Naples, FL	2.0	2.0	1349	$3,500	$2.59	14d	1	0.41mi
4830 Cortez Cir Naples, FL	3.0	2.0	1218	$3,100	$2.55	24d	1	0.42mi
5499 Rattlesnake Hammock Rd Naples, FL	2.0	2.0	1071	$1,775	$1.66	14d	2	0.48mi
4900 Biscayne Dr #22 Naples, FL	2.0	2.0	1108	$1,800	$1.62	21d	1	0.49mi
4261 Pearl Harbor Dr Unit 1546170P Naples, FL	3.0	2.0	1797	$3,387	$1.88	14d	1	0.50mi
5595 Greenwood Cir #92 Naples, FL	3.0	2.0	1450	$5,000	$3.45	24d	1	0.50mi
232 Pebble Beach Blvd #104 Naples, FL	3.0	2.0	1298	$1,975	$1.52	24d	1	0.53mi
4231 Gulfstream Dr Apt 102 Naples, FL	3.0	2.0	1178	$1,995	$1.69	14d	1	0.56mi
4300 Gulfstream Dr Unit 2D Naples, FL	2.0	2.0	1115	$1,295	$1.16	24d	1	0.56mi
5483 Rattlesnake Hammock Rd Unit 201B Naples, FL	2.0	2.0	1071	$1,800	$1.68	14d	1	0.60mi
240 Pebble Beach Blvd #702 Naples, FL	2.0	2.0	1090	$4,000	$3.67	24d	1	0.61mi
167 Torrey Pines Pt Naples, FL	3.0	2.0	1907	$9,000	$4.72	24d	1	0.61mi
5502 Greenwood Cir #1 Naples, FL	3.0	2.0	1450	$2,400	$1.66	24d	1	0.63mi
5778 Greenwood Cir Naples, FL	3.0	2.0	1450	$4,000	$2.76	24d	1	0.63mi
5535 Rattlesnake Hammock Rd #302 Naples, FL	2.0	2.0	1205	$2,800	$2.32	24d	1	0.65mi
3308 Duchess Dr Naples, FL	3.0	3.0	1735	$3,600	$2.07	24d	1	0.66mi
213 Bay Meadows Dr Naples, FL	3.0	2.0	1650	$5,500	$3.33	24d	1	0.67mi
3408 Fuchsia Ct Naples, FL	2.0	2.5	2000	$2,900	$1.45	24d	1	0.69mi
239 Torrey Pines Pt Naples, FL	3.0	2.5	1907	$12,090	$6.34	24d	1	0.71mi
5635 Rattlesnake Hammock Rd Apt 203D Naples, FL	2.0	2.0	1054	$1,700	$1.61	21d	1	0.75mi
4360 Petal Dr Naples, FL	3.0	1.0–2.0	1018	$2,566	$2.52	14d	37	0.77mi
5651 Rattlesnake Hammock Rd Unit C-108 Naples, FL	2.0	2.0	1054	$1,800	$1.71	24d	1	0.78mi
3195 Boca Ciega Dr Unit C10 Naples, FL	2.0	2.0	1400	$3,000	$2.14	24d	1	0.79mi
5708 Deauville Cir Unit 308 Naples, FL	3.0	2.0	1500	$4,500	$3.00	24d	1	0.86mi
6875 Saona Ct Naples, FL	2.0	2.0	1565	$8,000	$5.11	24d	1	0.88mi
5792 Deauville Cir Unit A103 Naples, FL	2.0	2.0	1209	$3,900	$3.23	24d	1	0.90mi
3250 W Crown Pointe Blvd #101 Naples, FL	3.0	2.0	1653	$7,000	$4.23	24d	1	0.91mi
127 Palmetto Dunes Cir Naples, FL	3.0	2.0	1906	$7,500	$3.93	24d	1	0.94mi
6561 Dominica Dr Unit 8-101 Naples, FL	3.0	3.0	2214	$8,500	$3.84	24d	1	0.97mi
5733 Deauville Cir Unit G308 Naples, FL	3.0	2.0	1427	$3,600	$2.52	24d	1	0.98mi
5741 Deauville Cir Unit F108 Naples, FL	3.0	2.0	1427	$3,600	$2.52	24d	1	1.00mi

HOA detail

• Monthly dues: $132 · $1,584/yr

Listing history 17 events

1. 2026-06-18
   days on market $319,900 Active 58 DOM
2. 2026-06-17
   days on market $319,900 Active 57 DOM
3. 2026-06-16
   days on market $319,900 Active 56 DOM
4. 2026-06-15
   days on market $319,900 Active 55 DOM
5. 2026-06-14
   days on market $319,900 Active 53 DOM
6. 2026-06-10
   days on market $319,900 Active 50 DOM
7. 2026-06-09
   days on market $319,900 Active 49 DOM
8. 2026-06-08
   days on market $319,900 Active 48 DOM
9. 2026-06-07
   days on market $319,900 Active 47 DOM
10. 2026-06-03
    days on market $319,900 Active 43 DOM
11. 2026-06-02
    days on market $319,900 Active 42 DOM
12. 2026-06-01
    days on market $319,900 Active 41 DOM
13. 2026-05-31
    days on market $319,900 Active 40 DOM
14. 2026-05-30
    days on market $319,900 Active 39 DOM
15. 2026-04-21
    listed $319,900 Active
16. 2005-04-25
    soldstatus $70,000
17. 1987-08-01
    soldstatus $34,000

ⓘ 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: $2,165 · $180/mo
• Projected year-2 tax: $2,655 · $221/mo
• Expected delta: +$490/yr (+$41/mo · 22.7%)

ⓘ 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 · 98% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $36,827
• − Mortgage interest: −$17,919
• − Property taxes: −$2,165
• − Insurance: −$6,718
• − Repairs & maintenance: −$2,946
• − Management: −$2,946
• − HOA: −$1,584
• − Depreciation: −$9,306
• Taxable loss: −$6,758
• Est. tax savings @ 24.0%: +$1,622
• After-tax cash flow: $117/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

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 27,193
• Household income: $69,842
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 980.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 18% Two or more races 9% Black 6% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2% Cuban 4% Dominican 1%
• Common ancestry: Hispanic 4% Romanian 3% Portuguese 2%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 17% 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: ▼ -235.10%
• Current HPI: 256.9182
• Rent YoY: ▼ -1.69%
• 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

+840.9% since first listed

3 events — show timeline

• 2026-04-21 Listed $319,900 FORTMLS
• 2005-04-25 Sold (Public Records) $70,000 Public Records
• 1987-08-01 Sold (Public Records) $34,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,165 · +8.9% YoY. Source: county tax records.