519 Roma Ct Unit 3-101 · Naples Park, FL 34110

$389,000

3 bd · 2.0 ba · 1,308 sqft · Condo public records · 145 Days on market

Built 2001 $650/mo HOA · 10% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

C3068 - New to Market in Vanderbilt Villas! Excellent North Naples location just a short walk to the white sandy beaches of Vanderbilt and Delnor Wiggins State Park. This rarely available 3 bedroom 2 bath end unit features 20 inch porcelain tile throughout, 16 inch diagonal tile in the front entry and lanai, a new range, microwave and dishwasher, Whirlpool stackable high efficiency washer and dryer, crown molding and much more! This well maintained and lovingly cared for property is being sold partially furnished. The property also has a beautiful community pool, new roof and a new paint job completed in 2020. Excellent opportunity to own your piece of paradise in Naples!

Key facts

• Premium countertops
• Updated bathrooms
• New appliances

Tags

• FULLY FURNISHED
• WALKABLE NEIGHBORHOOD
• UPDATED BATHROOMS
• NEW CABINETRY
• PREMIUM COUNTERTOPS
• NEW APPLIANCES

Property features AI

Finance

• Other: One unit per floor; 52 units in complex; 24 units in building
• HOA & community: Mandatory HOA (Condo management); Quarterly HOA fee; HOA covers cable, insurance, pest control (interior), repairs, trash removal, and water; Community amenities include bike storage, community pool, internet access, and streetlights; Non-gated community; Total annual recurring HOA fees: $7,800

Exterior

• Parking: Detached 1-car carport
• Security: Storm shutters (electric and manual)
• Utilities: Central water; Central sewer; Power: central electric
• Home design: Residential end-unit; Low rise (1-3 stories); Built in 2001; Rear exposure facing east; Located in Vanderbilt Villas
• Construction: Concrete block construction
• Exterior features: Stucco exterior; Shingle roof; Single hung and sliding windows; Electric and manual shutters; Zero lot line; Parking lot view; Central irrigation

Interior

• Kitchen: Walk-in pantry; Electric cooktop; Range; Microwave; Dishwasher not listed; Disposal; Refrigerator (with icemaker)
• Bedrooms: 3 bedrooms (split bedroom floor plan)
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans; Cable available
• Interior features: Cable prewire; Smoke detectors; Walk-in closet; Window coverings; Guest bath; Guest room; Screened lanai/porch; Partially furnished; Common elevator
• Laundry & utility: Laundry in residence; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $389k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $389k).
• Recommended offer: $342k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#696 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A-, employment B+; Watch: health & safety D, schools F, 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 (-1.1%/yr); 595 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); solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $6,235/mo this rent would consume 77% of the median local household income ($98k/yr) (locally 1006% 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 $3k of loan paydown is wiped out by about $12k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $109k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($342k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $21k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $342,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.60% ✓
• Cap rate: 11.79%
• Cash-on-cash: 19.64%
• DSCR: 1.87
• GRM: 5.2

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: 7.0%
• Equity multiple: 1.26×
• Total profit: $28,422
• Equity at exit: $58,001

10-year hold

• IRR: 13.1%
• Equity multiple: 1.89×
• Total profit: $96,579
• Equity at exit: $33,634

Cash invested: $108,920 (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 34110

• Rents YoY: -1.1%
• Active inventory: 595
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $6,235 high
• Mortgage (P&I): −$2,040
• Tax from tax record: −$291 /mo · $3,488/yr
• Insurance: −$162
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$650
• Vacancy / Maint / Mgmt: −$1,309
• Net cashflow: $1,716

Break-even live

Break-even rent $4,062

Max offer price $389,000

Occupancy floor 67%

Sensitivity live

Price	-10% $1,937	-5% $1,826	+0% $1,716	+5% $1,606	+10% $1,496
Rent	-10% $1,224	-5% $1,470	+0% $1,716	+5% $1,963	+10% $2,209
Rate	-1.0pp $1,912	-0.5pp $1,815	base $1,716	+0.5pp $1,616	+1.0pp $1,513

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
519 Roma Ct Naples, FL	3.0	2.0	1260	$4,450	$3.53	14d	6	0.04mi
509 Roma Ct Naples, FL	3.0	2.0	1322	$3,850	$2.91	24d	3	0.05mi
602 111th Ave N Naples, FL	2.0	2.0	1104	$4,000	$3.62	24d	1	0.46mi
17 Bluebill Ave #904 Naples, FL	2.0	2.0	1214	$8,000	$6.59	24d	1	0.48mi
17 Bluebill Ave #903 Naples, FL	2.0	2.0	1214	$17,250	$14.21	24d	1	0.48mi
17 Bluebill Ave #1102 Naples, FL	2.0	2.0	1300	$9,000	$6.92	24d	1	0.48mi
527 109th Ave N Naples, FL	2.0	2.0	990	$2,750	$2.78	24d	1	0.50mi
25 Bluebill Ave #301 Naples, FL	2.0	2.0	1506	$8,000	$5.31	14d	1	0.51mi
25 Bluebill Ave #1002 Naples, FL	3.0	2.0	1613	$9,000	$5.58	24d	1	0.51mi
25 Bluebill Ave #403 Naples, FL	3.0	2.0	1613	$8,000	$4.96	14d	1	0.51mi
25 Bluebill Ave #1103 Naples, FL	3.0	2.0	1613	$9,500	$5.89	24d	1	0.51mi
25 Bluebill Ave Unit A201 Naples, FL	2.0	2.0	1506	$4,500	$2.99	14d	1	0.51mi
25 Bluebill Ave Unit 1263821P Naples, FL	2.0	2.0	1485	$5,079	$3.42	21d	1	0.51mi
21 Bluebill Ave Unit B-303 Naples, FL	3.0	2.0	1613	$9,500	$5.89	14d	1	0.54mi
21 Bluebill Ave Unit B401 Naples, FL	2.0	2.0	1804	$8,000	$4.43	14d	1	0.54mi
21 Bluebill Ave #302 Naples, FL	3.0	2.0	1613	$10,500	$6.51	21d	1	0.54mi
564 109th Ave N Naples, FL	2.0	2.0	1080	$16,000	$14.81	24d	1	0.54mi
15 Bluebill Ave Unit 103AA Naples, FL	2.0	2.0	1569	$2,995	$1.91	24d	1	0.54mi
15 Bluebill Ave #206 Naples, FL	2.0	2.0	1493	$6,500	$4.35	24d	1	0.54mi
15 Bluebill Ave Unit 103s Naples, FL	2.0	2.0	1569	$7,500	$4.78	24d	1	0.54mi
15 Bluebill Ave Unit 103AA Naples, FL	2.0	2.0	1569	$2,995	$1.91	21d	1	0.54mi
15 Bluebill Ave #805 Naples, FL	2.0	2.0	1525	$8,500	$5.57	24d	1	0.54mi
15 Bluebill Ave #406 Naples, FL	2.0	2.0	1525	$10,000	$6.56	24d	1	0.54mi
15 Bluebill Ave #205 Naples, FL	2.0	2.0	1525	$7,900	$5.18	24d	1	0.54mi
35 Bluebill Ave Unit B-702 Naples, FL	3.0	2.0	1626	$9,000	$5.54	14d	1	0.58mi
530 108th Ave N Naples, FL	3.0	2.0	1350	$15,000	$11.11	24d	1	0.59mi
5 Bluebill Ave #201 Naples, FL	3.0	2.0	1441	$9,000	$6.25	24d	1	0.61mi
5 Bluebill Ave Unit 303-1 Naples, FL	2.0	2.0	1068	$6,500	$6.09	24d	1	0.61mi
5 Bluebill Ave #301 Naples, FL	3.0	2.0	1494	$7,500	$5.02	24d	1	0.61mi
5 Bluebill Ave Unit 505/605 Naples, FL	2.0	2.5	1035	$6,500	$6.28	24d	1	0.61mi
5 Bluebill Ave #403 Naples, FL	2.0	2.0	1086	$8,500	$7.83	21d	1	0.61mi
5 Bluebill Ave Unit 305-405 Naples, FL	2.0	2.5	1133	$3,495	$3.08	24d	1	0.61mi
5 Bluebill Ave #209 Naples, FL	2.0	2.0	1076	$8,500	$7.90	24d	1	0.61mi
699 110th Ave N Unit A Naples, FL	2.0	1.0	1000	$2,150	$2.15	24d	1	0.62mi
699 110th Ave N Unit B Naples, FL	2.0	2.0	910	$2,250	$2.47	24d	1	0.62mi
3 Bluebill Ave #801 Naples, FL	3.0	2.0	1472	$12,500	$8.49	24d	1	0.63mi
3 Bluebill Ave #303 Naples, FL	2.0	2.0	1071	$8,000	$7.47	21d	1	0.63mi
706 111th Ave N Naples, FL	2.0	2.0	1080	$1,850	$1.71	24d	1	0.63mi
1 Bluebill Ave #412 Naples, FL	2.0	2.0	1050	$8,000	$7.62	24d	1	0.65mi
1 Bluebill Ave #210 Naples, FL	2.0	2.0	1040	$5,900	$5.67	24d	1	0.65mi

HOA detail condo

• Monthly dues: $650 · $7,800/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-15
   days on market $389,000 Active 145 DOM
2. 2026-06-14
   days on market $389,000 Active 143 DOM
3. 2026-06-10
   days on market $389,000 Active 140 DOM
4. 2026-06-09
   days on market $389,000 Active 139 DOM
5. 2026-06-08
   days on market $389,000 Active 138 DOM
6. 2026-06-07
   days on market $389,000 Active 137 DOM
7. 2026-06-03
   days on market $389,000 Active 133 DOM
8. 2026-06-02
   days on market $389,000 Active 132 DOM
9. 2026-06-01
   days on market $389,000 Active 131 DOM
10. 2026-05-31
    days on market $389,000 Active 130 DOM
11. 2026-05-30
    days on market $389,000 Active 129 DOM
12. 2026-04-24
    price $389,000
13. 2026-03-11
    price $399,000
14. 2026-01-21
    listed $410,000 Active
15. 2021-10-19
    soldstatus $365,000
16. 2021-10-13
    soldstatus $365,000 Sold 680-char remark

    Show marketing remark (680 chars)

    C3068 - New to Market in Vanderbilt Villas! Excellent North Naples location just a short walk to the white sandy beaches of Vanderbilt and Delnor Wiggins State Park. This rarely available 3 bedroom 2 bath end unit features 20 inch porcelain tile throughout, 16 inch diagonal tile in the front entry and lanai, a new range, microwave and dishwasher, Whirlpool stackable high efficiency washer and dryer, crown molding and much more! This well maintained and lovingly cared for property is being sold partially furnished. The property also has a beautiful community pool, new roof and a new paint job completed in 2020. Excellent opportunity to own your piece of paradise in Naples!

17. 2021-08-26
    status Pending 680-char remark

    Show marketing remark (680 chars)

    C3068 - New to Market in Vanderbilt Villas! Excellent North Naples location just a short walk to the white sandy beaches of Vanderbilt and Delnor Wiggins State Park. This rarely available 3 bedroom 2 bath end unit features 20 inch porcelain tile throughout, 16 inch diagonal tile in the front entry and lanai, a new range, microwave and dishwasher, Whirlpool stackable high efficiency washer and dryer, crown molding and much more! This well maintained and lovingly cared for property is being sold partially furnished. The property also has a beautiful community pool, new roof and a new paint job completed in 2020. Excellent opportunity to own your piece of paradise in Naples!

18. 2021-08-20
    status Active 680-char remark

    Show marketing remark (680 chars)

    C3068 - New to Market in Vanderbilt Villas! Excellent North Naples location just a short walk to the white sandy beaches of Vanderbilt and Delnor Wiggins State Park. This rarely available 3 bedroom 2 bath end unit features 20 inch porcelain tile throughout, 16 inch diagonal tile in the front entry and lanai, a new range, microwave and dishwasher, Whirlpool stackable high efficiency washer and dryer, crown molding and much more! This well maintained and lovingly cared for property is being sold partially furnished. The property also has a beautiful community pool, new roof and a new paint job completed in 2020. Excellent opportunity to own your piece of paradise in Naples!

19. 2021-08-02
    status Pending With Contingencies 680-char remark

    Show marketing remark (680 chars)

    C3068 - New to Market in Vanderbilt Villas! Excellent North Naples location just a short walk to the white sandy beaches of Vanderbilt and Delnor Wiggins State Park. This rarely available 3 bedroom 2 bath end unit features 20 inch porcelain tile throughout, 16 inch diagonal tile in the front entry and lanai, a new range, microwave and dishwasher, Whirlpool stackable high efficiency washer and dryer, crown molding and much more! This well maintained and lovingly cared for property is being sold partially furnished. The property also has a beautiful community pool, new roof and a new paint job completed in 2020. Excellent opportunity to own your piece of paradise in Naples!

20. 2021-07-26
    listed $360,000 Active 680-char remark

    Show marketing remark (680 chars)

    C3068 - New to Market in Vanderbilt Villas! Excellent North Naples location just a short walk to the white sandy beaches of Vanderbilt and Delnor Wiggins State Park. This rarely available 3 bedroom 2 bath end unit features 20 inch porcelain tile throughout, 16 inch diagonal tile in the front entry and lanai, a new range, microwave and dishwasher, Whirlpool stackable high efficiency washer and dryer, crown molding and much more! This well maintained and lovingly cared for property is being sold partially furnished. The property also has a beautiful community pool, new roof and a new paint job completed in 2020. Excellent opportunity to own your piece of paradise in Naples!

21. 2012-02-23
    listed $209,000
22. 2003-03-07
    soldstatus $159,000
23. 2001-11-07
    soldstatus $189,500

ⓘ 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: $3,488 · $291/mo
• Projected year-2 tax: $3,488 · $291/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $74,817
• − Mortgage interest: −$21,790
• − Property taxes: −$3,488
• − Insurance: −$2,742
• − Repairs & maintenance: −$5,985
• − Management: −$5,985
• − HOA: −$7,800
• − Depreciation: −$11,316
• Taxable income: $15,710
• Est. tax owed @ 24.0%: −$3,770
• After-tax cash flow: $16,826/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 Park

• Score: 64/100
• State rank: #696
• US rank: #14564

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment B+ 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): 25,630
• Household income: $97,564
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 1006.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 9% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -172.68%
• Current HPI: 267.4644
• Rent YoY: ▼ -1.06%
• 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

+105.3% since first listed

12 events — show timeline

• 2026-04-24 Price Changed $389,000 NAPLESMLS
• 2026-03-11 Price Changed $399,000 NAPLESMLS
• 2026-01-21 Listed $410,000 NAPLESMLS
• 2021-10-19 Sold (Public Records) $365,000 Public Records
• 2021-10-13 Sold (MLS) $365,000 NAPLESMLS
• 2021-08-26 Pending — NAPLESMLS
• 2021-08-20 Relisted — NAPLESMLS
• 2021-08-02 Pending — NAPLESMLS
• 2021-07-26 Listed $360,000 NAPLESMLS
• 2012-02-23 Listed $209,000 NAPLESMLS
• 2003-03-07 Sold (Public Records) $159,000 Public Records
• 2001-11-07 Sold (Public Records) $189,500 Public Records

Property tax history

+6.3%/yr

Latest (2025): $3,488 · +12.5% YoY. Source: county tax records.