7760 Emerald Cir Unit S202 · Pelican Marsh, FL 34109

$329,000

2 bd · 2.0 ba · 1,022 sqft · Condo · 109 Days on market

Built 1991 Good condition $508/mo HOA · 16% of rent ↓ 2% since listing

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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 +9.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Schools +5.0/10.0
• 1% rule +4.8/10.0
• Condition / age +3.8/5.0
• DSCR +2.7/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0

Listing remarks

North Naples Gem: Lakefront Luxury Living-Absolutely gorgeous view!!!! This unit is one of the only units that has a west facing view. Gorgeous sunsets and so much natural light. Nestled in the vibrant heart of North Naples, just a short stroll to Mercato, The Ritz-Carlton, Naples, Tiburón, and the pristine white sands of Vanderbilt Beach, this stunning southern-exposure lakefront condo defines the very best of Southwest Florida living. HIGHLY DESIRABLE SECOND FLOOR UNIT WITH VAULTED CEILINGS. OPEN AND BRIGHT!! Offered fully furnished and completely move-in ready, this light-filled residence features an open-concept design with soaring ceilings and an airy, spacious feel throughout.

Key facts

• Two sparkling pools
• $508 HOA
• Garage

Tags

• LAKEFRONT LUXURY LIVING
• SOUTHERN-EXPOSURE LAKEFRONT
• PRIVATE SCREENED-IN LANAI
• AMENITY-RICH COMMUNITY
• TWO SPARKLING POOLS
• WELL-APPOINTED CLUBHOUSE

Property features AI

Finance

• Other: Property is part of a complex with 380 units and 8 units in the building; 2 units per floor
• HOA & community: Mandatory HOA (Condo/Hotel community); Quarterly condo fee ($1,525); Total annual recurring fees approximately $6,100; Professional management; HOA maintenance covers cable, insurance, internet/WiFi, irrigation water, lawn and landscape maintenance, legal/accounting, manager, exterior pest control, recreation facilities, security, sewer, street lights, street maintenance, trash removal and water; Community amenities: clubhouse, community pool, community spa/hot tub, exercise room, tennis, pickleball, basketball, bocce, fishing pier, billiards, BBQ/picnic area, play area, sidewalks and streetlights, underground utilities

Exterior

• Parking: 2 assigned parking spaces
• Security: Gated community; Community security included in HOA maintenance
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential condominium in a low-rise (1-3) building; 2-story building; Rear exposure faces south; Located in the Villages at Emerald Lakes development (Emerald Lakes)
• Construction: Built in 1991; Concrete block construction; Stucco exterior; Tile roof; Single-hung and sliding windows
• Exterior features: Lake view and waterfront on a lake; Zero lot line; Private road; Central irrigation; Gated community

Interior

• Kitchen: Cooktop (electric); Dishwasher; Disposal; Microwave; Range/oven (self-cleaning); Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Built-in cabinets; Window coverings; Breakfast room and family/dining area; Family room; Screened balcony; Furnished; 3 ceiling fans
• Laundry & utility: Washer and dryer inside residence; Laundry in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $329k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-224 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $324k (1.6% below list).
• Recommended offer: $297k (9.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Pelican Marsh Elementary School (math 87% / reading 83%, grade A+, #35 of 2,144 statewide, top 2%, 709 students, 29% FRL); Pine Ridge Middle School (math 74% / reading 70%, grade A, #52 of 571 statewide, top 10%, 832 students, 31% FRL); Barron Collier High School (math 62% / reading 68%, grade B, #76 of 667 statewide, top 11%, 1,650 students, 26% FRL) — zoned schools average 29% FRL vs 55% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 74% at this address vs 58% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Collier average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 424 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 42% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $970 appreciation (0.3% local appreciation)).
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 9, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $296,602 (9.8% 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 109 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.98% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.92%
• DSCR: 0.87
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.29% appreciation · 0.92% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.72×
• Total profit: $-25,574
• Equity at exit: $100,411

10-year hold

• IRR: -1.7%
• Equity multiple: 0.82×
• Total profit: $-16,882
• Equity at exit: $124,665

Cash invested: $92,120 (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 34109

• Home prices YoY: 0.1%
• Rents YoY: 0.9%
• Active inventory: 424
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,238 high
• Mortgage (P&I): −$1,725
• Tax est. 1.5%: −$411 /mo · $4,935/yr
• Insurance: −$137
• HOA: −$508
• Vacancy / Maint / Mgmt: −$680
• Net cashflow: $-224

Break-even live

Break-even rent $3,521

Max offer price $296,602

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-110	+0% $-224	+5% $-338	+10% $-451
Rent	-10% $-480	-5% $-352	+0% $-224	+5% $-96	+10% $32
Rate	-1.0pp $-58	-0.5pp $-140	base $-224	+0.5pp $-309	+1.0pp $-396

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7754 Emerald Cir Unit T202 Naples, FL	2.0	2.0	1022	$3,850	$3.77	15d	1	0.00mi
7750 Jewel Ln #101 Naples, FL	3.0	2.0	1199	$2,400	$2.00	23d	1	0.09mi
7750 Jewel Ln #103 Naples, FL	2.0	2.0	1102	$2,100	$1.91	15d	1	0.09mi
7756 Jewel Ln #102 Naples, FL	2.0	2.0	1022	$3,700	$3.62	25d	1	0.10mi
7778 Emerald Cir #104 Naples, FL	3.0	2.0	1199	$2,300	$1.92	23d	1	0.11mi
7778 Emerald Cir #204 Naples, FL	3.0	2.0	1199	$6,750	$5.63	15d	1	0.11mi
7712 Jewel Ln Naples, FL	2.0	2.0	1022	$1,850	$1.81	25d	1	0.15mi
7794 Emerald Cir Unit A-102 Naples, FL	2.0	2.0	1022	$4,000	$3.91	15d	1	0.16mi
7774 Jewel Ln #201 Naples, FL	3.0	2.0	1299	$2,800	$2.16	25d	1	0.16mi
7800 Emerald Cir #104 Naples, FL	2.0	2.0	1022	$2,200	$2.15	23d	1	0.16mi
7800 Emerald Cir Unit B104 Naples, FL	2.0	2.0	1022	$2,200	$2.15	15d	1	0.16mi
7719 Jewel Ln #103 Naples, FL	2.0	2.0	1022	$3,800	$3.72	25d	1	0.16mi
7791 Esmeralda Way #203 Naples, FL	2.0	2.0	1022	$1,950	$1.91	15d	1	0.19mi
7707 Jewel Ln #201 Naples, FL	3.0	2.0	1199	$2,900	$2.42	25d	1	0.20mi
7546 Mill Pond Cir Naples, FL	3.0	2.0	1373	$6,500	$4.73	25d	1	0.23mi
7287 Mill Pond Cir Naples, FL	3.0	2.0	1355	$3,800	$2.80	25d	1	0.51mi
2608 Sailors Way #122 Naples, FL	2.0	2.0	1387	$5,500	$3.97	25d	1	0.57mi
2460 Old Groves Rd Unit E102 Naples, FL	2.0	2.0	1226	$2,400	$1.96	15d	1	0.60mi
7416 Plumbago Bridge Rd #103 Naples, FL	2.0	2.0	1223	$2,400	$1.96	15d	1	0.65mi
6914 Satinleaf Rd N #103 Naples, FL	2.0	2.0	1404	$6,200	$4.42	25d	1	0.68mi
2651 Citrus Lake Dr Unit D302 Naples, FL	2.0	2.0	1250	$5,000	$4.00	15d	1	0.71mi
2671 Citrus Lake Dr Unit E-303 Naples, FL	2.0	2.0	1380	$3,500	$2.54	15d	1	0.74mi
2671 Citrus Lake Dr Unit E-201 Naples, FL	3.0	2.0	1380	$5,250	$3.80	15d	1	0.74mi
7518 Silver Trumpet Ln Unit Q102 Naples, FL	2.0	2.0	1300	$2,600	$2.00	15d	1	0.77mi
2711 Citrus Lake Dr Unit F302 Naples, FL	2.0	2.0	1272	$4,500	$3.54	15d	1	0.77mi
2711 Citrus Lake Dr Unit F305 Naples, FL	3.0	2.0	1480	$5,500	$3.72	15d	1	0.77mi
2516 Orchid Bay Dr #203 Naples, FL	2.0	2.0	1360	$4,750	$3.49	25d	1	0.79mi
2731 Citrus Lake Dr #202 Naples, FL	2.0	2.0	1260	$2,500	$1.98	15d	1	0.81mi
6934 Rain Lily Ct #102 Naples, FL	2.0	2.0	1282	$4,500	$3.51	25d	1	0.83mi
6934 Rain Lily Ct #103 Naples, FL	2.0	2.0	1282	$5,200	$4.06	25d	1	0.83mi
2585 Old Groves Rd Unit L203 Naples, FL	2.0	2.0	1448	$5,500	$3.80	15d	1	0.85mi
6816 Satinleaf Rd S #102 Naples, FL	2.0	2.0	1282	$5,000	$3.90	25d	1	0.87mi
2864 Mizzen Way Unit Y106 Naples, FL	2.0	2.0	1350	$5,200	$3.85	15d	1	0.87mi
2885 Citrus Lake Dr Unit N103 Naples, FL	2.0	2.0	1249	$5,250	$4.20	15d	1	0.93mi
2277 Arbour Walk Cir Naples, FL	1.0–2.0	1.0–2.0	937	$2,540	$2.71	15d	25	0.98mi
2058 Arbour Walk Cir #3322 Naples, FL	2.0	2.0	918	$2,000	$2.18	25d	1	0.98mi
2118 Arbour Walk Cir Naples, FL	1.0	1.0	750	$1,300	$1.73	25d	1	1.00mi
2130 Arbour Walk Cir #2724 Naples, FL	2.0	2.0	1022	$1,800	$1.76	25d	1	1.01mi
2070 Arbour Walk Cir #3214 Naples, FL	1.0	1.0	760	$1,600	$2.11	23d	1	1.01mi
516 Gordonia Rd Naples, FL	2.0	1.0	1100	$3,200	$2.91	25d	1	1.01mi

HOA detail condo

• Monthly dues: $508 · $6,096/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-21
   days on market $329,000 Active 109 DOM
2. 2026-06-18
   days on market $329,000 Active 106 DOM
3. 2026-06-17
   days on market $329,000 Active 105 DOM
4. 2026-06-16
   days on market $329,000 Active 104 DOM
5. 2026-06-15
   days on market $329,000 Active 103 DOM
6. 2026-06-14
   days on market $329,000 Active 101 DOM
7. 2026-06-10
   days on market $329,000 Active 98 DOM
8. 2026-06-09
   days on market $329,000 Active 97 DOM
9. 2026-06-08
   days on market $329,000 Active 96 DOM
10. 2026-06-07
    days on market $329,000 Active 95 DOM
11. 2026-06-03
    days on market $329,000 Active 91 DOM
12. 2026-06-03
    remarks 692-char remark
13. 2026-06-03
    listed $329,000 Active 90 DOM

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 5 d/yr ≥107°F today · 21 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: $38,852
• − Mortgage interest: −$18,429
• − Property taxes: −$4,935
• − Insurance: −$1,645
• − Repairs & maintenance: −$3,108
• − Management: −$3,108
• − HOA: −$6,096
• − Depreciation: −$9,571
• Taxable loss: −$8,040
• Est. tax savings @ 24.0%: +$1,930
• After-tax cash flow: $-757/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This is a well-maintained and move-in ready townhouse with a good condition rating. The home has a good exterior and interior condition, and the landscaping is well-maintained. The home is located in a desirable area with a lakefront view and is fully furnished and completely move-in ready.

Value-add opportunities

• Resale Painting the exterior walls and trim — Painting the exterior walls and trim can enhance the curb appeal and make the home look more inviting to potential buyers.
• Resale Updating the flooring — Updating the flooring can make the home more appealing to potential buyers and increase its resale value.
• Resale Updating the kitchen appliances — Updating the kitchen appliances can make the home more appealing to potential buyers and increase its resale value.
• Resale Updating the bathroom fixtures — Updating the bathroom fixtures can make the home more appealing to potential buyers and increase its resale value.
• Resale Updating the lighting fixtures — Updating the lighting fixtures can make the home more appealing to potential buyers and increase its resale value.
• Resale Updating the window treatments — Updating the window treatments can make the home more appealing to potential buyers and increase its resale value.
• Resale Updating the landscaping — Updating the landscaping can make the home more appealing to potential buyers and increase its resale value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior walls and trim — Painting the exterior walls and trim can enhance the curb appeal and make the home look more inviting to potential buyers. ↑
• Resale Updating the flooring — Updating the flooring can make the home more appealing to potential buyers and increase its resale value. ↑
• Resale Updating the kitchen appliances — Updating the kitchen appliances can make the home more appealing to potential buyers and increase its resale value. ↑
• Resale Updating the bathroom fixtures — Updating the bathroom fixtures can make the home more appealing to potential buyers and increase its resale value. ↑
• Resale Updating the lighting fixtures — Updating the lighting fixtures can make the home more appealing to potential buyers and increase its resale value. ↑
• Resale Updating the window treatments — Updating the window treatments can make the home more appealing to potential buyers and increase its resale value. ↑
• Resale Updating the landscaping — Updating the landscaping can make the home more appealing to potential buyers and increase its resale value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Pelican Marsh

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 27,273
• Household income: $92,259
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 1712.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 9% Black 4% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Cuban 3%
• Common ancestry: Romanian 5% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 20% · Canada, Jamaica, Vietnam
• Languages at home: 77% English-only · Spanish 10% Other Indo-European 5% Russian/Polish/Slavic 3%

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: ▲ 0.29%
• Current HPI: 279.357
• Rent YoY: ▲ 0.92%
• 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

-1.8% since first listed

4 events — show timeline

• 2026-04-24 Price Changed $329,000 NAPLESMLS
• 2026-03-26 Relisted — NAPLESMLS
• 2026-03-11 Pending — NAPLESMLS
• 2026-02-17 Listed $335,000 NAPLESMLS