807 River Point Dr Unit 201D · Naples, FL 34102

$499,995

1 bd · 1.5 ba · 715 sqft · Condo public records · 79 Days on market

Built 1985 $1015/mo HOA · 25% of rent

---

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).

• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Cash flow +6.6/30.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0

Listing remarks

Wonderful bayfront condo with long views of Naples Bay. One of the best views in all of Beaumer. Rent out the condo annually, monthly or seasonally. All impact windows and doors. Updated kitchen, enclosed lanai with impact sliders. Boat docks can be purchased and leased. Laundry inside condo. Excellent amenities with large pool and spa. Walk to Naples beach and 5th Ave S shopping and dining. Excellent investment opportunity with great rental history with a fabulous location within the City of Naples.

Key facts

• Boat docks
• Long views
• Updated kitchen

Tags

• BAYFRONT CONDO
• LONG VIEWS
• IMPACT WINDOWS
• UPDATED KITCHEN
• ENCLOSED LANAI
• BOAT DOCKS

Property features AI

Finance

• Other: Property is part of a building with 20 units and an 89-unit complex; One floor within the building; Unit number 201 in the Beamer development
• Financial info: Total annual recurring HOA fees: $12,184; Total one-time fees: $150
• HOA & community: Mandatory HOA with professional management; Quarterly HOA fee; HOA covers cable, irrigation water, lawn/land maintenance, legal/accounting, master antenna/satellite, exterior and interior pest control, reserves, street lights and maintenance, and water; Community amenities include BBQ/picnic area, community pool, spa/hot tub, sidewalks, and streetlights; Community type: Boating

Exterior

• Parking: 1 assigned parking space; Guest parking
• Security: Entry keypad
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential mid-rise (4–7 stories); Contemporary style; Rear exposure faces south; Zero lot line
• Construction: Concrete block construction; Stucco exterior; Metal roof; Built in 1985; Seawall waterfront
• Exterior features: Courtyard; Automatic sprinkler system; Impact resistant windows and doors; Entry keypad

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator/freezer; Freezer; Pantry; Built-in desk
• Bedrooms: 1 bedroom
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom; Master bath with combined tub and shower
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; High-speed internet available; Pantry; Window coverings; Built-in desk in kitchen; Eat-in kitchen; Family room; Glass porch; Common elevator; Furnished negotiable
• Laundry & utility: Washer; Dryer; Washer/dryer hookup; Laundry in residence

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $500k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (43.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $413k (17.4% below list).
• Recommended offer: $280k (43.9% below list) — sets the bar for cash-flow.

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.
• Zoned schools: Lake Park Elementary School (math 76% / reading 77%, grade A, #185 of 2,144 statewide, top 9%, 502 students, 39% FRL); Gulfview Middle School (math 78% / reading 68%, grade A, #44 of 571 statewide, top 8%, 582 students, 40% FRL); Naples High School (math 47% / reading 52%, grade D, #179 of 667 statewide, top 29%, 1,719 students, 39% FRL).
• Market conditions: Rents rising fast (+8.8%/yr); 616 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 38% 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 $24k of equity ($3k loan paydown + $20k 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 ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($470k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask is 11% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $330k; list at $500k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 25% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $280,263 (43.9% 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 79 days. Have you received any prior offers? Is the seller open to a 44% 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. 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. 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?
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: 0.83% ✗
• Cap rate: 4.33%
• Cash-on-cash: -7.01%
• DSCR: 0.69
• GRM: 10.1

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: 3.7%
• Equity multiple: 1.23×
• Total profit: $32,817
• Equity at exit: $255,949

10-year hold

• IRR: 9.1%
• Equity multiple: 2.68×
• Total profit: $235,069
• Equity at exit: $420,586

Cash invested: $139,999 (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: 616
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $4,132 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$236 /mo · $2,835/yr
• Insurance: −$208
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,015
• Vacancy / Maint / Mgmt: −$868
• Net cashflow: $-1,244

Break-even live

Break-even rent $5,706

Max offer price $280,263

Occupancy floor —

Sensitivity live

Price	-10% $-961	-5% $-1,102	+0% $-1,244	+5% $-1,385	+10% $-1,527
Rent	-10% $-1,570	-5% $-1,407	+0% $-1,244	+5% $-1,081	+10% $-917
Rate	-1.0pp $-992	-0.5pp $-1,117	base $-1,244	+0.5pp $-1,373	+1.0pp $-1,505

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: $124,999
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
803 River Point Dr Unit 201B Naples, FL	1.0	1.0	715	$2,300	$3.22	25d	1	0.03mi
980 7th Ave S Naples, FL	1.0	1.0	540	$7,500	$13.89	25d	2	0.33mi
950 7th Ave S #23 Naples, FL	1.0	1.0	631	$3,250	$5.15	15d	1	0.35mi
1950 Mayfair ST Unit 1021 Naples, FL	1.0	1.0	710	$3,520	$4.96	15d	1	0.48mi
1950 Mayfair ST Unit 921 Naples, FL	1.0	1.0	710	$3,420	$4.82	15d	1	0.48mi
1950 Mayfair ST Unit 817 Naples, FL	1.0	1.0	710	$3,295	$4.64	15d	1	0.48mi
1950 Mayfair ST Unit 716 Naples, FL	1.0	1.0	710	$3,330	$4.69	15d	1	0.48mi
1950 Mayfair ST Unit 802 Naples, FL	1.0	1.0	710	$3,355	$4.73	15d	1	0.48mi
1360 Chesapeake Ave Unit 1372 Naples, FL	1.0	1.0	600	$1,850	$3.08	25d	1	0.50mi
1950 Mayfair St Naples, FL	3.0	1.0–3.5	1514	$5,505	$3.63	15d	109	0.51mi
960 7th St S #103 Naples, FL	1.0	1.0	534	$5,000	$9.36	25d	1	0.59mi
655 8th Ave S Unit 1504166P Naples, FL	1.0	1.0	505	$5,346	$10.59	15d	1	0.62mi
2134 Palm St Naples, FL	1.0	1.0	600	$7,500	$12.50	25d	1	0.68mi
101 8th St S Naples, FL	1.0	1.0–2.0	940	$12,600	$13.40	25d	4	0.71mi
101 8th St S Naples, FL	1.0	1.0–2.0	940	$12,600	$13.40	15d	4	0.71mi
540 4th Ave S #13 Naples, FL	1.0	1.0	580	$5,000	$8.62	25d	1	0.77mi
480 5th St S #102 Naples, FL	1.0	1.0	600	$6,500	$10.83	25d	1	0.81mi
473 12th Ave S Naples, FL	1.0–2.0	1.0–2.0	700	$3,000	$4.29	25d	2	0.84mi
940 3rd St S Naples, FL	1.0–2.0	1.0–2.0	870	$2,800	$3.22	25d	2	0.94mi
666 3rd St S Naples, FL	1.0–2.0	1.0–2.0	932	$2,500	$2.68	15d	2	0.94mi
291 8th Ave S Unit 291A Naples, FL	1.0	1.0	550	$3,900	$7.09	25d	1	0.96mi
175 5th Ave S Naples, FL	2.0	2.0	732	$14,000	$19.13	25d	2	1.05mi
1295 Gulf Shore Blvd S #218 Naples, FL	2.0	2.0	662	$10,479	$15.83	25d	1	1.14mi
2777 Shoreview Dr Unit 2 Naples, FL	—	1.0	550	$1,195	$2.17	15d	1	1.44mi
2155 Great Blue Dr Naples, FL	1.0–3.0	1.0–2.0	895	$1,440	$1.61	15d	43	1.48mi

HOA detail condo

• Monthly dues: $1,015 · $12,180/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $499,995 Active 79 DOM
2. 2026-06-18
   days on market $499,995 Active 76 DOM
3. 2026-06-17
   days on market $499,995 Active 75 DOM
4. 2026-06-16
   days on market $499,995 Active 74 DOM
5. 2026-06-15
   days on market $499,995 Active 73 DOM
6. 2026-06-14
   days on market $499,995 Active 71 DOM
7. 2026-06-10
   days on market $499,995 Active 68 DOM
8. 2026-06-09
   days on market $499,995 Active 67 DOM
9. 2026-06-08
   days on market $499,995 Active 66 DOM
10. 2026-06-07
    days on market $499,995 Active 65 DOM
11. 2026-06-03
    days on market $499,995 Active 61 DOM
12. 2026-06-02
    days on market $499,995 Active 60 DOM
13. 2026-06-01
    days on market $499,995 Active 59 DOM
14. 2026-05-31
    days on market $499,995 Active 58 DOM
15. 2026-05-30
    days on market $499,995 Active 57 DOM
16. 2026-04-04
    price $499,995
17. 2026-04-03
    listed $450,000 Active
18. 2020-03-24
    historical
19. 2020-02-19
    price $295,000
20. 2019-12-16
    listed $310,000 Active
21. 2006-01-27
    soldstatus $330,000
22. 2006-01-27
    soldstatus $348,000
23. 1998-04-22
    soldstatus $80,000
24. 1982-10-01
    soldstatus $86,900

ⓘ 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: $2,835 · $236/mo
• Projected year-2 tax: $4,150 · $346/mo
• Expected delta: +$1,315/yr (+$110/mo · 46.4%)

ⓘ 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 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: $49,584
• − Mortgage interest: −$28,007
• − Property taxes: −$2,835
• − Insurance: −$7,618
• − Repairs & maintenance: −$3,967
• − Management: −$3,967
• − HOA: −$12,180
• − Depreciation: −$14,545
• Taxable loss: −$23,536
• Est. tax savings @ 24.0%: +$5,649
• After-tax cash flow: $-9,278/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

+475.4% since first listed

9 events — show timeline

• 2026-04-04 Price Changed $499,995 NAPLESMLS
• 2026-04-03 Listed $450,000 NAPLESMLS
• 2020-03-24 Listing Removed — NAPLESMLS
• 2020-02-19 Price Changed $295,000 NAPLESMLS
• 2019-12-16 Listed $310,000 NAPLESMLS
• 2006-01-27 Sold (Public Records) $348,000 Public Records
• 2006-01-27 Sold (Public Records) $330,000 Public Records
• 1998-04-22 Sold (Public Records) $80,000 Public Records
• 1982-10-01 Sold (Public Records) $86,900 Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,835 · -7.8% YoY. Source: county tax records.