661 12th Ave S #661 · Naples, FL 34102

$375,000

2 bd · 2.0 ba · 843 sqft · Condo public records · 6 Days on market

Built 1967 $667/mo HOA · 13% 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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

What an opportunity to live in Old Naples! Two bedrooms, one and a half bath in a wonderful community situated close to downtown historic Old Naples. Upscale shopping, dining and of course you can walk to the pier on the Gulf of Mexico to watch the sunsets and see the sun rise. Sellers are only taking their clothes and leaving everything else for the new owner. All you have to bring is your clothes. Turnkey furnished is included in the price of this condominium home. Pool, shuffleboard, clubhouse and library. Being 55 years young will qualify you to enjoy all these amenities. Easy to show.

Key facts

• World-class dining
• Renovated kitchen
• Tile flooring

Tags

• RENOVATED KITCHEN
• IMPACT RESISTANT WINDOWS
• TILE FLOORING
• OUTSIDE STORAGE UNIT
• FIVE BLOCKS FROM BEACHES
• WORLD-CLASS DINING

Property features AI

Finance

• Other: Part of Village Green development (Everglades Club sub-condo); Complex contains 313 units; building has 42 units; single unit per floor; one floor in building
• Financial info: Total one-time fees listed as $150
• HOA & community: Community: Non-gated; Association managed professionally; Quarterly condo fee; Condo fee listed as $2,000 quarterly (total annual recurring fees listed as $8,000); Maintenance covers insurance, irrigation water, laundry facilities, lawn/land maintenance, legal/accounting, manager, master association fee, exterior and interior pest control, recreation facilities, reserves, sewer, trash removal, and water; Community amenities include clubhouse, community pool, community room, BBQ/picnic area, bocce court, shuffleboard, library, sidewalk, streetlights, underground utilities, and internet access

Exterior

• Parking: 1 assigned parking space
• Security: Impact resistant windows and doors
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Low-rise (1-3 stories); Traditional design; Rear exposure facing south; Entry level: ground
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Built in 1967
• Exterior features: Courtyard; Exterior storage; Zero lot line; Landscaped area view; Central irrigation

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Self-cleaning oven; Refrigerator/Freezer
• Bedrooms: 2 bedrooms; First-floor bedroom; Master bedroom on ground level
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: High-speed internet available; Smoke detectors; Window coverings; Turnkey furnished; Dining area in living room; Great room floor plan; Three ceiling fans
• Laundry & utility: Common laundry (community); Laundry facilities included in maintenance

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $375k.

Deal economics

• At list price, monthly cash flow is $734 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $375k).

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.
• 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 24d 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 $5,148/mo this rent would consume 47% 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 $18k of equity ($3k loan paydown + $15k 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 $105k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 17y 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.
• Current owner paid $150k; list at $375k implies a 150% gain — meaningful room to come down on a strong offer.

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 $375,000

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.37% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.26%
• DSCR: 1.59
• GRM: 6.1

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: 21.6%
• Equity multiple: 2.35×
• Total profit: $141,612
• Equity at exit: $191,963

10-year hold

• IRR: 24.8%
• Equity multiple: 5.42×
• Total profit: $464,190
• Equity at exit: $315,443

Cash invested: $105,000 (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: 6.1×

Monthly cashflow live

• Estimated rent: $5,148 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$117 /mo · $1,402/yr
• Insurance: −$156
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$667
• Vacancy / Maint / Mgmt: −$1,081
• Net cashflow: $734

Break-even live

Break-even rent $4,219

Max offer price $375,000

Occupancy floor 81%

Sensitivity live

Price	-10% $946	-5% $840	+0% $734	+5% $628	+10% $522
Rent	-10% $327	-5% $531	+0% $734	+5% $937	+10% $1,141
Rate	-1.0pp $923	-0.5pp $829	base $734	+0.5pp $637	+1.0pp $538

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
636 Broad Ave S Unit 1259386P Naples, FL	2.0	2.0	882	$4,307	$4.88	14d	1	0.02mi
609 12th Ave S #609 Naples, FL	2.0	2.0	860	$8,000	$9.30	24d	1	0.02mi
546 Broad Ave S #546 Naples, FL	2.0	2.0	890	$4,800	$5.39	24d	1	0.10mi
473 12th Ave S Naples, FL	1.0–2.0	1.0–2.0	700	$7,200	$10.29	24d	2	0.16mi
421 12th Ave S Unit A1 Naples, FL	2.0	1.0	760	$6,400	$8.42	14d	1	0.20mi
404 Broad Ave S Unit H404 Naples, FL	2.0	2.0	890	$9,995	$11.23	24d	1	0.20mi
960 7th St S #103 Naples, FL	1.0	1.0	534	$5,000	$9.36	24d	1	0.24mi
940 3rd St S Naples, FL	1.0–2.0	1.0–2.0	870	$3,995	$4.59	24d	2	0.42mi
1295 Gulf Shore Blvd S #218 Naples, FL	2.0	2.0	662	$10,479	$15.83	24d	1	0.46mi
351 8th Ave S #351 Naples, FL	2.0	2.0	930	$4,000	$4.30	24d	1	0.47mi
950 7th Ave S #23 Naples, FL	1.0	1.0	631	$3,250	$5.15	14d	1	0.49mi
980 7th Ave S Naples, FL	1.0	1.0	540	$7,500	$13.89	24d	2	0.51mi
291 8th Ave S Unit 291A Naples, FL	1.0	1.0	550	$3,900	$7.09	24d	1	0.51mi
1100 8th Ave S Naples, FL	2.0	2.0	1218	$9,000	$7.39	14d	5	0.54mi
250 7th Ave S #301 Naples, FL	2.0	2.0	1000	$10,000	$10.00	24d	1	0.54mi
666 3rd St S Naples, FL	1.0–2.0	1.0–2.0	932	$8,000	$8.58	14d	2	0.56mi
1360 Chesapeake Ave Unit 1372 Naples, FL	1.0	1.0	600	$1,850	$3.08	24d	1	0.64mi
540 4th Ave S #13 Naples, FL	1.0	1.0	580	$5,000	$8.62	24d	1	0.65mi
480 5th St S #102 Naples, FL	1.0	1.0	600	$6,500	$10.83	24d	1	0.66mi
365 5th Ave S #303 Naples, FL	2.0	2.0	1090	$13,000	$11.93	24d	1	0.66mi
805 River Point Dr Unit 307C Naples, FL	1.0	1.0	816	$2,700	$3.31	24d	1	0.69mi
388 4th Ave S #388 Naples, FL	2.0	2.0	965	$13,000	$13.47	24d	1	0.69mi
803 River Point Dr Unit 201B Naples, FL	1.0	1.0	715	$2,300	$3.22	24d	1	0.70mi
1395 Curlew Ave Unit 4-3 Naples, FL	2.0	2.0	975	$7,000	$7.18	24d	1	0.70mi
801 River Point Dr Unit 303A Naples, FL	1.0	1.0	815	$5,000	$6.13	22d	1	0.72mi
296 4th Ave S #296 Naples, FL	2.0	2.5	1120	$2,950	$2.63	22d	1	0.73mi
175 5th Ave S Naples, FL	2.0	2.0	732	$14,000	$19.13	24d	2	0.74mi
1435 Curlew Ave #1 Naples, FL	2.0	2.0	975	$2,850	$2.92	24d	1	0.74mi
1435 Curlew Ave #1 Naples, FL	2.0	2.0	975	$2,850	$2.92	22d	1	0.74mi
1555 Blue Point Ave Unit 3 Naples, FL	2.0	2.0	1025	$1,745	$1.70	14d	1	0.76mi
1535 Chesapeake Ave Unit A2 Naples, FL	2.0	2.0	1080	$2,000	$1.85	24d	1	0.78mi
286 4th St S #203 Naples, FL	2.0	2.0	1058	$10,000	$9.45	24d	1	0.80mi
290 4th St S #202 Naples, FL	2.0	2.0	1058	$10,000	$9.45	24d	1	0.80mi
282 4th St S Naples, FL	2.0	2.0	1058	$11,000	$10.40	24d	1	0.80mi
284 4th St S #103 Naples, FL	2.0	2.0	979	$9,000	$9.19	24d	1	0.80mi
230 3rd Ave S #4 Naples, FL	2.0	2.5	978	$12,000	$12.27	24d	1	0.81mi
1605 Chesapeake Ave #2 Naples, FL	2.0	1.0	850	$2,300	$2.71	24d	1	0.84mi
450 Bayfront Pl Naples, FL	1.0–3.0	1.0–2.5	1324	$8,750	$6.61	24d	6	0.85mi
1686 Blue Point Ave Naples, FL	2.0	2.0	1057	$5,500	$5.20	14d	2	0.87mi
410 Bayfront Pl Naples, FL	1.0–3.0	1.0–2.0	1242	$7,875	$6.34	24d	6	0.88mi

HOA detail condo

• Monthly dues: $667 · $8,004/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $375,000 Active 6 DOM
2. 2026-06-17
   days on market $375,000 Active 5 DOM
3. 2026-06-16
   days on market $375,000 Active 4 DOM
4. 2026-06-15
   days on market $375,000 Active 3 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   listed $375,000 Active 1 DOM

ⓘ 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: $1,402 · $117/mo
• Projected year-2 tax: $3,112 · $259/mo
• Expected delta: +$1,711/yr (+$143/mo · 122.0%)

ⓘ 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 1/10 Low
• 🌡 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: $61,780
• − Mortgage interest: −$21,006
• − Property taxes: −$1,402
• − Insurance: −$6,994
• − Repairs & maintenance: −$4,942
• − Management: −$4,942
• − HOA: −$8,004
• − Depreciation: −$10,909
• Taxable income: $3,581
• Est. tax owed @ 24.0%: −$859
• After-tax cash flow: $7,949/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

+476.9% since first listed

5 events — show timeline

• 2026-06-12 Listed $375,000 NAPLESMLS
• 2009-12-16 Sold (Public Records) $150,000 Public Records
• 2009-12-10 Sold (MLS) $150,000 NAPLESMLS
• 2009-02-10 Listed $159,000 NAPLESMLS
• 1994-03-18 Sold (Public Records) $65,000 Public Records

Property tax history

-2.2%/yr

Latest (2025): $1,402 · -60.5% YoY. Source: county tax records.