655 8th Ave S #3 · Naples, FL 34102

$399,000

1 bd · 1.0 ba · 520 sqft · Condo public records · 486 Days on market

Built 1973 $1018/mo HOA · 21% 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 +16.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• 1% rule +6.9/10.0
• Schools +5.0/10.0
• DSCR +4.9/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Completely remodeled. All new appliance, including stacked washer/driyer. New HVAC. Custom Showplace all wood cabinets, granite counter tops and vanities, porcelain tile throughout, Private Patio. Walk to beach, 5th Ave, Cambier Park, Norris Center, 3rd St, Naples Bay, Tin City, and Naples Pier. Low cost of ownership, inexpensive to maintain, low real estate taxes. SELLER FINANCING AVAILABLE FOR QUALIFIED BUYERS.

Key facts

• Corner-unit condo
• Full-sized kitchen
• $1,018 HOA

Tags

• CORNER-UNIT CONDO
• PRIVATE OUTDOOR PATIO
• FULL-SIZED KITCHEN
• STAINLESS STEEL APPLIANCES
• PROFESSIONALLY MANAGED HOA
• ADJACENT TO CAMBIER PARK

Property features AI

Finance

• Other: Part of a 6-unit complex (6 units in building); single unit per floor; building has 1 floor; No RVs allowed (restriction)
• Financial info: Total annual recurring HOA fees listed ($12,216); Total one-time fees listed ($250)
• HOA & community: Mandatory HOA (professional management); Quarterly HOA fee; HOA covers insurance, irrigation water, lawn/land maintenance, sewer, water, trash removal, pest control (interior & exterior), manager, legal/accounting, and reserve; Community amenities include BBQ/picnic area, beach access, bike storage, and sidewalks; Non-gated community

Exterior

• Parking: 1 assigned parking space; Paved driveway; Guest parking available
• Security: Impact-resistant doors and windows (storm protection)
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential condominium; Low-rise (1–3) building; 2-story, end-unit garden apartment; Traditional style; Rear exposure faces east; Corner lot — regular shape; Landscaped area and parking lot views
• Construction: Concrete block construction; Built in 1973; Built-up/flat and shingle roofing; Stucco finish
• Exterior features: Fenced yard; Patio; Automatic sprinkler system; Arched and single-hung windows; Impact-resistant doors and windows; Stucco exterior

Interior

• Kitchen: Pantry; Dishwasher; Microwave; Range; Refrigerator/Freezer
• Bedrooms: 1 bedroom — master on the ground/first floor
• Flooring: Tile
• Bathrooms: 1 full bathroom with shower-only master bath
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire / high-speed internet available; Pantry; Smoke detectors; Window coverings; Breakfast bar; Furnished; One ceiling fan
• Laundry & utility: Washer and dryer in residence

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $399k.

Deal economics

• At list price, monthly cash flow is $-228 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $359k (10.1% below list).
• Meets the 1% rule at list price ($5k rent vs $399k).
• Recommended offer: $351k (12.0% 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; 23 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 43% of the median local income ($131k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $19k of equity ($3k loan paydown + $16k appreciation (4.1% local appreciation)).
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 486 days — a 12% lower offer ($351k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask is 4486% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $235k; list at $399k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 21% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $351,120 (12.0% 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 486 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 1.19% ✓
• Cap rate: 6.89%
• Cash-on-cash: 2.13%
• DSCR: 1.09
• GRM: 7.0

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: 11.8%
• Equity multiple: 1.74×
• Total profit: $82,783
• Equity at exit: $204,249

10-year hold

• IRR: 16.4%
• Equity multiple: 4.00×
• Total profit: $335,344
• Equity at exit: $335,631

Cash invested: $111,720 (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: 7.0×

Monthly cashflow live

• Estimated rent: $4,741 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$270 /mo · $3,240/yr
• Insurance: −$166
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,018
• Vacancy / Maint / Mgmt: −$996
• Net cashflow: $-228

Break-even live

Break-even rent $5,029

Max offer price $358,760

Occupancy floor 100%

Sensitivity live

Price	-10% $-2	-5% $-115	+0% $-228	+5% $-341	+10% $-454
Rent	-10% $-602	-5% $-415	+0% $-228	+5% $-41	+10% $147
Rate	-1.0pp $-27	-0.5pp $-126	base $-228	+0.5pp $-331	+1.0pp $-436

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
655 8th Ave S Unit 1504166P Naples, FL	1.0	1.0	505	$5,346	$10.59	14d	1	0.03mi
960 7th St S #103 Naples, FL	1.0	1.0	534	$5,000	$9.36	24d	1	0.12mi
950 7th Ave S #23 Naples, FL	1.0	1.0	631	$3,250	$5.15	14d	1	0.29mi
540 4th Ave S #13 Naples, FL	1.0	1.0	580	$5,000	$8.62	24d	1	0.30mi
980 7th Ave S Naples, FL	1.0	1.0	540	$7,500	$13.89	24d	2	0.31mi
480 5th St S #102 Naples, FL	1.0	1.0	600	$6,500	$10.83	24d	1	0.32mi
940 3rd St S Naples, FL	1.0–2.0	1.0–2.0	870	$2,800	$3.22	24d	2	0.32mi
666 3rd St S Naples, FL	1.0–2.0	1.0–2.0	932	$2,500	$2.68	14d	2	0.33mi
291 8th Ave S Unit 291A Naples, FL	1.0	1.0	550	$3,900	$7.09	24d	1	0.33mi
473 12th Ave S Naples, FL	1.0–2.0	1.0–2.0	700	$3,000	$4.29	24d	2	0.38mi
175 5th Ave S Naples, FL	2.0	2.0	732	$14,000	$19.13	24d	2	0.47mi
101 8th St S Naples, FL	1.0	1.0–2.0	940	$12,600	$13.40	14d	4	0.55mi
101 8th St S Naples, FL	1.0	1.0–2.0	940	$12,600	$13.40	24d	4	0.55mi
1295 Gulf Shore Blvd S #218 Naples, FL	2.0	2.0	662	$10,479	$15.83	24d	1	0.61mi
803 River Point Dr Unit 201B Naples, FL	1.0	1.0	715	$2,300	$3.22	24d	1	0.62mi
1360 Chesapeake Ave Unit 1372 Naples, FL	1.0	1.0	600	$1,850	$3.08	24d	1	0.81mi
1950 Mayfair ST Unit 802 Naples, FL	1.0	1.0	710	$3,355	$4.73	14d	1	1.08mi
1950 Mayfair ST Unit 716 Naples, FL	1.0	1.0	710	$3,330	$4.69	14d	1	1.08mi
1950 Mayfair ST Unit 1021 Naples, FL	1.0	1.0	710	$3,520	$4.96	14d	1	1.08mi
1950 Mayfair ST Unit 921 Naples, FL	1.0	1.0	710	$3,420	$4.82	14d	1	1.08mi
1950 Mayfair ST Unit 817 Naples, FL	1.0	1.0	710	$3,295	$4.64	14d	1	1.08mi
1950 Mayfair St Naples, FL	3.0	1.0–3.5	1514	$5,505	$3.63	14d	109	1.12mi
2134 Palm St Naples, FL	1.0	1.0	600	$7,500	$12.50	24d	1	1.24mi

HOA detail condo

• Monthly dues: $1,018 · $12,216/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $399,000 Active 486 DOM
2. 2026-06-17
   days on market $399,000 Active 485 DOM
3. 2026-06-16
   days on market $399,000 Active 484 DOM
4. 2026-06-15
   days on market $399,000 Active 483 DOM
5. 2026-06-10
   days on market $399,000 Active 478 DOM
6. 2026-06-09
   days on market $399,000 Active 477 DOM
7. 2026-06-08
   days on market $399,000 Active 476 DOM
8. 2026-06-07
   days on market $399,000 Active 475 DOM
9. 2026-06-02
   days on market $399,000 Active 470 DOM
10. 2026-06-01
    days on market $399,000 Active 469 DOM
11. 2026-05-31
    days on market $399,000 Active 468 DOM
12. 2026-05-30
    days on market $399,000 Active 467 DOM
13. 2026-04-08
    price $399,000
14. 2026-03-05
    historical $8,700
15. 2026-01-14
    price $425,000
16. 2026-01-08
    listed $8,700
17. 2026-01-08
    historical $8,700
18. 2025-11-04
    price $459,000
19. 2025-05-23
    price $8,700
20. 2025-04-17
    price $495,000
21. 2025-03-18
    listed $9,609
22. 2025-02-17
    listed $598,000 Active
23. 2012-01-11
    soldstatus $235,000
24. 2010-09-18
    soldstatus $220,000 416-char remark

    Show marketing remark (416 chars)

    Completely remodeled. All new appliance, including stacked washer/driyer. New HVAC. Custom Showplace all wood cabinets, granite counter tops and vanities, porcelain tile throughout, Private Patio. Walk to beach, 5th Ave, Cambier Park, Norris Center, 3rd St, Naples Bay, Tin City, and Naples Pier. Low cost of ownership, inexpensive to maintain, low real estate taxes. SELLER FINANCING AVAILABLE FOR QUALIFIED BUYERS.

25. 2010-02-20
    listed $229,900 416-char remark

    Show marketing remark (416 chars)

    Completely remodeled. All new appliance, including stacked washer/driyer. New HVAC. Custom Showplace all wood cabinets, granite counter tops and vanities, porcelain tile throughout, Private Patio. Walk to beach, 5th Ave, Cambier Park, Norris Center, 3rd St, Naples Bay, Tin City, and Naples Pier. Low cost of ownership, inexpensive to maintain, low real estate taxes. SELLER FINANCING AVAILABLE FOR QUALIFIED BUYERS.

ⓘ 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: $3,240 · $270/mo
• Projected year-2 tax: $3,312 · $276/mo
• Expected delta: +$71/yr (+$6/mo · 2.2%)

ⓘ 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 · 25 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: $56,893
• − Mortgage interest: −$22,350
• − Property taxes: −$3,240
• − Insurance: −$7,114
• − Repairs & maintenance: −$4,551
• − Management: −$4,551
• − HOA: −$12,216
• − Depreciation: −$11,607
• Taxable loss: −$8,737
• Est. tax savings @ 24.0%: +$2,097
• After-tax cash flow: $-636/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

+73.6% since first listed

13 events — show timeline

• 2026-04-08 Price Changed $399,000 NAPLESMLS
• 2026-03-05 Rental Removed $8,700 FGCMLS
• 2026-01-14 Price Changed $425,000 NAPLESMLS
• 2026-01-08 Listed for Rent $8,700 FGCMLS
• 2026-01-08 Rental Removed $8,700 NAPLESMLS
• 2025-11-04 Price Changed $459,000 NAPLESMLS
• 2025-05-23 Price Changed $8,700 NAPLESMLS
• 2025-04-17 Price Changed $495,000 NAPLESMLS
• 2025-03-18 Listed for Rent $9,609 NAPLESMLS
• 2025-02-17 Listed $598,000 NAPLESMLS
• 2012-01-11 Sold (Public Records) $235,000 Public Records
• 2010-09-18 Sold (MLS) $220,000 NAPLESMLS
• 2010-02-20 Listed $229,900 NAPLESMLS

Property tax history

+4.9%/yr

Latest (2025): $3,240 · -0.7% YoY. Source: county tax records.