4627 Bayshore Dr Unit I-4 · Naples, FL 34112

$162,900

2 bd · 2.0 ba · 886 sqft · Condo public records · 312 Days on market

Built 1982 $500/mo HOA · 25% of rent

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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 +13.1/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Coastal Charm Meets Everyday Comfort in the Heart of Bayshore - Slice of Naples - Discover a hidden gem just minutes from downtown Naples! This thoughtfully updated 2-bedroom, 2-bath condo in the desirable Abaco Bay community offers the ideal blend of style, simplicity, and location. Featuring a brand-new AC system and new dishwasher, stove, and washer/dryer—Eliminating the worry and expense of major system and appliance replacements—big savings for new owners. Tucked into the vibrant Bayshore Arts District, Unit I-4 boasts a bright, open living space with tile flooring throughout, a fresh coastal color palette, and a breezy layout that invites the Florida sunshine in. Ste

Key facts

• Waterfront dining
• Updated condo
• $500 HOA

Tags

• UPDATED CONDO
• BAYSHORE ARTS DISTRICT
• BLOCKS FROM CELEBRATION PARK
• WATERFRONT DINING
• NAPLES BOTANICAL GARDEN
• BAYVIEW PARK KAYAK LAUNCH

Property features AI

Finance

• HOA & community: Mandatory HOA; Monthly HOA fee of $500; Professional management; HOA covers insurance, irrigation water, laundry facilities, lawn/land maintenance, exterior pest control, repairs, reserves, security, sewer, street maintenance, trash removal and water; Community amenities include clubhouse and community pool; Community type: Condo/Hotel; Total annual recurring HOA fees approximately $6,000; One-time fees approximately $125

Exterior

• Parking: 1 assigned parking space; Guest parking available
• Security: Security covered by HOA
• Utilities: Central water; Central sewer; Electric service (central)
• Home design: Residential low-rise (1–3) building; 2-story building; Rear exposure faces north; Property in the Abaco Bay development
• Construction: Built in 1982; Wood frame construction; Vinyl siding exterior; Metal roof; Previous appraisal / property appraiser office used for area measurements
• Exterior features: Deck; Sliding windows; Parking lot view; Irrigation from lake/canal; No truck restriction

Interior

• Kitchen: Electric cooktop; Dishwasher; Microwave; Refrigerator / freezer with icemaker
• Bedrooms: 2 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire / cable available; Smoke detectors; Walk-in closet; Window coverings; Dining in living area; Family room; Guest room; Guest bath; Unfurnished; 2-story floor plan
• Laundry & utility: Laundry facilities included in community maintenance

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $163k.

Deal economics

• At list price, monthly cash flow is $-73 ($-879/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (7.9% below list).
• Meets the 1% rule at list price ($2k rent vs $163k).
• Recommended offer: $143k (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.
• 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: Avalon Elementary School (math 47% / reading 40%, grade F, #1,345 of 2,144 statewide, top 64%, 346 students, 74% FRL); East Naples Middle School (math 56% / reading 44%, grade C, #254 of 571 statewide, top 45%, 854 students, 63% FRL); Naples High School (math 47% / reading 52%, grade D, #179 of 667 statewide, top 29%, 1,719 students, 39% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: Rents soft (-1.7%/yr); 776 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• This rent runs 34% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 312 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 11134% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $59k; list at $163k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 25% of rent.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,352 (12.0% 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 312 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.23% ✓
• Cap rate: 6.24%
• Cash-on-cash: -0.18%
• DSCR: 0.99
• GRM: 6.8

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: -24.4%
• Equity multiple: 0.20×
• Total profit: $-36,567
• Equity at exit: $24,289

10-year hold

• IRR: -43.0%
• Equity multiple: -0.29×
• Total profit: $-59,051
• Equity at exit: $14,085

Cash invested: $45,612 (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 34112

• Rents YoY: -1.7%
• Active inventory: 776
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,999 high
• Mortgage (P&I): −$854
• Tax from tax record: −$164 /mo · $1,963/yr
• Insurance: −$68
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$500
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-73

Break-even live

Break-even rent $2,091

Max offer price $149,955

Occupancy floor 99%

Sensitivity live

Price	-10% $19	-5% $-27	+0% $-73	+5% $-119	+10% $-165
Rent	-10% $-231	-5% $-152	+0% $-73	+5% $6	+10% $85
Rate	-1.0pp $9	-0.5pp $-32	base $-73	+0.5pp $-115	+1.0pp $-158

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: $40,725
• Closing costs: $4,887
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4629 Bayshore Dr Unit J7 Naples, FL	2.0	2.0	886	$1,600	$1.81	25d	1	0.02mi
4617 Bayshore Dr Unit H5 Naples, FL	2.0	2.0	886	$1,700	$1.92	25d	1	0.03mi
4635 Bayshore Dr Unit P7 Naples, FL	2.0	2.0	886	$1,600	$1.81	15d	1	0.04mi
4625 Bayshore Dr Unit D16 Naples, FL	2.0	2.0	885	$1,785	$2.02	25d	1	0.05mi
4615 Bayshore Dr Unit E8 Naples, FL	2.0	2.0	886	$1,600	$1.81	15d	1	0.05mi
4607 Bayshore Dr Unit K7 Naples, FL	2.0	2.0	886	$1,650	$1.86	25d	1	0.05mi
4621 Bayshore Dr Naples, FL	2.0	2.0	886	$1,675	$1.89	25d	2	0.06mi
4611 Bayshore Dr Unit O8 Naples, FL	2.0	2.0	886	$1,650	$1.86	15d	1	0.06mi
4603 Bayshore Dr Unit F8 Naples, FL	2.0	2.0	886	$2,550	$2.88	25d	1	0.07mi
4953 Bayshore Dr Naples, FL	2.0	1.0	886	$2,950	$3.33	15d	1	0.19mi
4450 Botanical Place Cir Unit 6 Naples, FL	2.0	2.0	915	$1,895	$2.07	23d	1	0.19mi
4455 Botanical Place Cir Unit 5-104 Naples, FL	2.0	2.0	915	$1,795	$1.96	25d	1	0.22mi
3190 Karen Dr Naples, FL	3.0	2.0	840	$1,900	$2.26	25d	1	0.26mi
2455 Thomasson Dr Unit B Naples, FL	2.0	2.0	958	$1,695	$1.77	25d	1	0.37mi
4719 Alladin Ln Naples, FL	1.0–2.0	1.0–2.0	671	$1,895	$2.82	25d	2	0.39mi
2445 Thomasson Dr Unit D Naples, FL	2.0	2.0	958	$1,650	$1.72	15d	1	0.41mi
2445 Thomasson Dr Unit D Naples, FL	2.0	2.0	958	$1,895	$1.98	25d	1	0.41mi
2445 Thomasson Dr Unit A Naples, FL	2.0	2.0	950	$1,895	$1.99	15d	1	0.42mi
3561 Thomasson Dr Naples, FL	2.0	2.0	1085	$8,000	$7.37	25d	1	0.46mi
3619 Poplar Way Unit B Naples, FL	2.0	2.0	1045	$2,300	$2.20	25d	1	0.47mi
2685 Van Buren Ave Naples, FL	2.0	2.0	865	$2,450	$2.83	25d	1	0.60mi
3806 Guilford Rd Unit 4 Naples, FL	2.0	2.0	1100	$1,750	$1.59	25d	1	0.79mi
2840 Shoreview Dr Unit 7 Naples, FL	2.0	1.0	800	$2,000	$2.50	25d	1	0.94mi
4360 Petal Dr Naples, FL	3.0	1.0–2.0	1018	$2,566	$2.52	15d	37	1.07mi
3350 Putney Ct Naples, FL	1.0–3.0	1.0–2.0	1038	$2,986	$2.88	15d	26	1.08mi
3005 Gordon St Naples, FL	3.0	2.0	967	$2,275	$2.35	15d	1	1.08mi
3005 Gordon St Naples, FL	3.0	2.0	967	$2,275	$2.35	25d	1	1.08mi
3655 Boca Ciega Dr #202 Naples, FL	2.0	2.0	966	$1,800	$1.86	25d	1	1.11mi
3625 Boca Ciega Dr Naples, FL	2.0	2.0	930	$2,400	$2.58	25d	2	1.14mi
149 Palm Dr Unit 8617 Naples, FL	2.0	2.0	981	$2,000	$2.04	15d	1	1.22mi
4300 Gulfstream Dr Unit 2D Naples, FL	2.0	2.0	1115	$1,295	$1.16	25d	1	1.23mi
4290 Gulfstream Dr #5 Naples, FL	2.0	2.0	956	$1,600	$1.67	25d	1	1.23mi
3041 Sandpiper Bay Cir Unit H201 Naples, FL	2.0	2.0	1100	$1,999	$1.82	25d	1	1.24mi
3051 Sandpiper Bay Cir Naples, FL	2.0	2.0	1150	$4,000	$3.48	25d	2	1.24mi
5483 Rattlesnake Hammock Rd Unit 201B Naples, FL	2.0	2.0	1071	$1,800	$1.68	15d	1	1.27mi
4900 Biscayne Dr #22 Naples, FL	2.0	2.0	1108	$1,800	$1.62	23d	1	1.28mi
3032 Sandpiper Bay Cir Naples, FL	2.0	2.0	1150	$4,100	$3.57	25d	2	1.30mi
3062 Sandpiper Bay Cir Naples, FL	2.0	2.0	1150	$4,250	$3.70	25d	2	1.31mi
2093 Pine Isle Ln #2093 Naples, FL	2.0	2.0	927	$1,695	$1.83	25d	1	1.31mi
131 Teryl Rd Unit C3 Naples, FL	2.0	2.0	1080	$3,495	$3.24	25d	1	1.32mi

HOA detail condo

• Monthly dues: $500 · $6,000/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-05-31
   days on market $162,900 Active 312 DOM
2. 2026-05-30
   days on market $162,900 Active 311 DOM
3. 2026-04-13
   price $162,900
4. 2026-01-07
   price $177,900
5. 2025-11-27
   historical $1,450
6. 2025-11-13
   listed $1,450
7. 2025-11-13
   historical $1,450
8. 2025-08-29
   listed $1,450
9. 2025-08-29
   historical $1,450
10. 2025-08-28
    listed $1,450
11. 2025-07-23
    listed $184,900 Active
12. 2012-09-05
    soldstatus $59,000

ⓘ 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: $1,963 · $164/mo
• Projected year-2 tax: $1,963 · $164/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) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 22 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: $23,983
• − Mortgage interest: −$9,125
• − Property taxes: −$1,963
• − Insurance: −$1,612
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − HOA: −$6,000
• − Depreciation: −$4,739
• Taxable loss: −$3,293
• Est. tax savings @ 24.0%: +$790
• After-tax cash flow: $-89/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

• County: Collier County · 396,295 people
• City population: 344,941
• Metro: Naples-Marco Island, FL
• Population (ZIP): 27,193
• Household income: $69,842
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 980.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 18% Two or more races 9% Black 6% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2% Cuban 4% Dominican 1%
• Common ancestry: Hispanic 4% Romanian 3% Portuguese 2%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 17% 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: ▼ -235.10%
• Current HPI: 256.9182
• Rent YoY: ▼ -1.69%
• 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

+176.1% since first listed

10 events — show timeline

• 2026-04-13 Price Changed $162,900 NAPLESMLS
• 2026-01-07 Price Changed $177,900 NAPLESMLS
• 2025-11-27 Rental Removed $1,450 APPFOLIO
• 2025-11-13 Listed for Rent $1,450 APPFOLIO
• 2025-11-13 Rental Removed $1,450 NAPLESMLS
• 2025-08-29 Listed for Rent $1,450 NAPLESMLS
• 2025-08-29 Rental Removed $1,450 APPFOLIO
• 2025-08-28 Listed for Rent $1,450 APPFOLIO
• 2025-07-23 Listed $184,900 NAPLESMLS
• 2012-09-05 Sold (Public Records) $59,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $1,963 · +6.6% YoY. Source: county tax records.