1425 Curlew Ave Unit 2-1 · Naples, FL 34102

$429,900

2 bd · 2.0 ba · 975 sqft · Condo · 163 Days on market

Built 1970 $849/mo HOA · 16% of rent ↓ 21% since listing

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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 +19.4/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• DSCR +6.1/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0

Listing remarks

.This charming, Renovated, first-floor, 2-bedroom, 2-bath end-unit condo comes with an assigned boat dock for up to a 25 feet boat, seawall was replaced in 2020. Good for 50 years. Perfect for those seeking a serene escape. The contemporary kitchen features new white cabinetry, sleek quartz countertops, modern cabinet pulls, custom lighting. Updates throughout include Impact Windows, New A/C system, New Roof and modern finishes in the updated master bath. Enjoy endless aquatic adventures with direct access for boating and fishing enthusiasts, right at your doorstep, adding a new dimension to your Naples, FL lifestyle. Located close to pristine beaches, renowned downtown restaurants, shoppin

Key facts

• New a c system
• Assigned boat dock
• Seawall replaced

Tags

• ASSIGNED BOAT DOCK
• SEAWALL REPLACED
• IMPACT WINDOWS
• NEW A C SYSTEM
• NEW ROOF
• DIRECT ACCESS FOR BOATING

Property features AI

Finance

• Other: Deeded property restrictions: limited number vehicles, no commercial, no RV
• Financial info: Total annual recurring fees reported
• HOA & community: Mandatory homeowners association; Quarterly condo fee (reported quarterly); Maintenance covers insurance, irrigation water, lawn/land maintenance, legal/accounting, manager, master association fee, reserves, and water; Professional management; Community type: Boating; Amenities included: extra storage

Exterior

• Parking: 2 assigned parking spaces; Parking lot view
• Security: Owned private security system
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Low rise (1–3) building; 1 story / ranch; Rear exposure facing north; Located in the Oyster Bay development; Gulf access with no bridges; canal width approximately 31–80 feet
• Construction: Concrete block construction; Stucco exterior finish; Built in 1970; Built-up/flat and metal roof options; Single hung and sliding windows; Impact resistant doors and windows; Foundation: (not specified)
• Exterior features: Deck; Patio; Privacy wall; Seawall; Boat dock (private) with boat slip and composite dock; Dock includes electricity and water; Fish cleaning station; Sidewalk; Streetlight

Interior

• Kitchen: Pantry; Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms; Primary and/or bedrooms on the first floor
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Master bath with combo tub and shower
• Heating & cooling: Central electric cooling
• Interior features: Cable prewire; Pantry; Smoke detectors; Window coverings; Great room floor plan; Dining area within living room; Open porch/lanai; Storage
• Laundry & utility: Washer and dryer in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $430k.

Deal economics

• At list price, monthly cash flow is $57 ($684/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $430k).
• Recommended offer: $378k (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.
• Market conditions: Rents rising fast (+8.8%/yr); 614 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• At $5,447/mo this rent would consume 50% of the median local household income ($131k/yr) (locally 333% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $21k of equity ($3k loan paydown + $18k appreciation (4.1% local appreciation)).
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.1% appreciation + 8.0% rent growth), your $120k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($378k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.
• 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $378,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.27% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.82%
• DSCR: 1.21
• GRM: 6.6

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: 14.6%
• Equity multiple: 1.92×
• Total profit: $110,230
• Equity at exit: $220,067

10-year hold

• IRR: 18.8%
• Equity multiple: 4.43×
• Total profit: $412,527
• Equity at exit: $361,624

Cash invested: $120,372 (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 34102

• Home prices YoY: 1.3%
• Rents YoY: 8.8%
• Active inventory: 614
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $5,447 high
• Mortgage (P&I): −$2,254
• Tax est. 1.5%: −$537 /mo · $6,448/yr
• Insurance: −$179
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$849
• Vacancy / Maint / Mgmt: −$1,144
• Net cashflow: $57

Break-even live

Break-even rent $5,375

Max offer price $429,900

Occupancy floor 94%

Sensitivity live

Price	-10% $354	-5% $206	+0% $57	+5% $-92	+10% $-240
Rent	-10% $-373	-5% $-158	+0% $57	+5% $272	+10% $487
Rate	-1.0pp $273	-0.5pp $166	base $57	+0.5pp $-54	+1.0pp $-168

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: $107,475
• Closing costs: $12,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1395 Curlew Ave Unit 4-3 Naples, FL	2.0	2.0	975	$7,000	$7.18	24d	1	0.01mi
1435 Curlew Ave #1 Naples, FL	2.0	2.0	975	$2,850	$2.92	22d	1	0.04mi
1435 Curlew Ave #1 Naples, FL	2.0	2.0	975	$2,850	$2.92	24d	1	0.04mi
803 River Point Dr Unit 201B Naples, FL	1.0	1.0	715	$2,300	$3.22	24d	1	0.13mi
805 River Point Dr Unit 307C Naples, FL	1.0	1.0	816	$2,700	$3.31	24d	1	0.13mi
801 River Point Dr Unit 303A Naples, FL	1.0	1.0	815	$5,000	$6.13	22d	1	0.16mi
1100 8th Ave S Naples, FL	2.0	2.0	1218	$9,000	$7.39	14d	5	0.31mi
1555 Blue Point Ave Unit 3 Naples, FL	2.0	2.0	1025	$1,745	$1.70	14d	1	0.34mi
1155 Sandpiper St Naples, FL	2.0	2.0	1062	$3,950	$3.72	22d	3	0.38mi
1155 Sandpiper St Naples, FL	2.0	2.0	1062	$4,050	$3.81	24d	2	0.38mi
1950 Mayfair ST Unit 716 Naples, FL	1.0	1.0	710	$3,330	$4.69	14d	1	0.40mi
1950 Mayfair ST Unit 921 Naples, FL	1.0	1.0	710	$3,420	$4.82	14d	1	0.40mi
1950 Mayfair ST Unit 1021 Naples, FL	1.0	1.0	710	$3,520	$4.96	14d	1	0.40mi
1950 Mayfair ST Unit 802 Naples, FL	1.0	1.0	710	$3,355	$4.73	14d	1	0.40mi
1950 Mayfair ST Unit 817 Naples, FL	1.0	1.0	710	$3,295	$4.64	14d	1	0.40mi
1950 Mayfair ST Unit 901 Naples, FL	2.0	2.0	1025	$4,560	$4.45	14d	1	0.40mi
1950 Mayfair ST Unit 1027 Naples, FL	1.0	1.0	888	$3,525	$3.97	14d	1	0.40mi
980 7th Ave S Naples, FL	1.0	1.0	540	$7,500	$13.89	24d	2	0.41mi
1535 Chesapeake Ave Unit A2 Naples, FL	2.0	2.0	1080	$2,000	$1.85	24d	1	0.41mi
1686 Blue Point Ave Naples, FL	2.0	2.0	1057	$5,500	$5.20	14d	2	0.42mi
450 Bayfront Pl Naples, FL	1.0–3.0	1.0–2.5	1324	$8,750	$6.61	24d	6	0.42mi
950 7th Ave S #23 Naples, FL	1.0	1.0	631	$3,250	$5.15	14d	1	0.42mi
1360 Chesapeake Ave Unit 1372 Naples, FL	1.0	1.0	600	$1,850	$3.08	24d	1	0.42mi
1950 Mayfair St Naples, FL	3.0	1.0–3.5	1514	$8,752	$5.78	14d	109	0.44mi
1605 Chesapeake Ave #2 Naples, FL	2.0	1.0	850	$2,300	$2.71	24d	1	0.44mi
410 Bayfront Pl Naples, FL	1.0–3.0	1.0–2.0	1242	$7,875	$6.34	24d	6	0.44mi
1751 Smugglers Cv Unit 2 1 Naples, FL	2.0	1.0	800	$1,995	$2.49	14d	1	0.45mi
12 Knights Bridge Rd Unit A32 Naples, FL	2.0	2.0	1095	$3,200	$2.92	22d	1	0.58mi
2134 Palm St Naples, FL	1.0	1.0	600	$7,500	$12.50	24d	1	0.60mi
1549 Sandpiper St #36 Naples, FL	2.0	2.0	1073	$2,195	$2.05	24d	1	0.61mi
960 7th St S #103 Naples, FL	1.0	1.0	534	$5,000	$9.36	24d	1	0.64mi
636 Broad Ave S Unit 1259386P Naples, FL	2.0	2.0	882	$4,307	$4.88	14d	1	0.71mi
609 12th Ave S #609 Naples, FL	2.0	2.0	860	$8,000	$9.30	24d	1	0.73mi
546 Broad Ave S #546 Naples, FL	2.0	2.0	890	$4,800	$5.39	24d	1	0.79mi
101 8th St S Naples, FL	1.0	1.0–2.0	940	$12,600	$13.40	14d	4	0.81mi
101 8th St S Naples, FL	1.0	1.0–2.0	940	$12,600	$13.40	24d	4	0.81mi
3001 Sandpiper Bay Cir Unit B106 Naples, FL	2.0	2.0	1100	$1,950	$1.77	14d	1	0.84mi
540 4th Ave S #13 Naples, FL	1.0	1.0	580	$5,000	$8.62	24d	1	0.85mi
766 Central Ave Naples, FL	2.0–3.0	2.0	943	$5,000	$5.30	14d	4	0.86mi
766 Central Ave Naples, FL	2.0–3.0	2.0	855	$6,300	$7.37	22d	3	0.86mi

HOA detail condo

• Monthly dues: $849 · $10,188/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $429,900 Active 163 DOM
2. 2026-06-17
   days on market $429,900 Active 162 DOM
3. 2026-06-16
   days on market $429,900 Active 161 DOM
4. 2026-06-15
   days on market $429,900 Active 160 DOM
5. 2026-06-14
   days on market $429,900 Active 158 DOM
6. 2026-06-10
   days on market $429,900 Active 155 DOM
7. 2026-06-09
   days on market $429,900 Active 154 DOM
8. 2026-06-08
   days on market $429,900 Active 153 DOM
9. 2026-06-07
   days on market $429,900 Active 152 DOM
10. 2026-06-03
    days on market $429,900 Active 148 DOM
11. 2026-06-02
    days on market $429,900 Active 147 DOM
12. 2026-06-01
    days on market $429,900 Active 146 DOM
13. 2026-05-31
    days on market $429,900 Active 145 DOM
14. 2026-05-30
    days on market $429,900 Active 144 DOM
15. 2026-01-06
    listed $429,900 Active
16. 2025-06-30
    historical
17. 2025-03-28
    price $499,900
18. 2024-11-21
    status Active
19. 2024-11-14
    historical
20. 2024-10-24
    listed $545,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $65,369
• − Mortgage interest: −$24,081
• − Property taxes: −$6,448
• − Insurance: −$7,268
• − Repairs & maintenance: −$5,230
• − Management: −$5,230
• − HOA: −$10,188
• − Depreciation: −$12,506
• Taxable loss: −$5,582
• Est. tax savings @ 24.0%: +$1,340
• After-tax cash flow: $2,023/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)

No district data.

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

-21.1% since first listed

6 events — show timeline

• 2026-01-06 Listed $429,900 NAPLESMLS
• 2025-06-30 Listing Removed — NAPLESMLS
• 2025-03-28 Price Changed $499,900 NAPLESMLS
• 2024-11-21 Relisted — NAPLESMLS
• 2024-11-14 Listing Removed — NAPLESMLS
• 2024-10-24 Listed $545,000 NAPLESMLS