234 Pebble Beach Blvd #307 · Lely, FL 34113

$239,900

2 bd · 2.0 ba · 1,090 sqft · Condo public records · 215 Days on market

Built 1991 $417/mo HOA · 12% 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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +3.9/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

-ENJOY PEACE & QUIET IN THIS BEAUTIFULLY MAINTAINED CONDO WITH NEW HURRICANE SHUTTERS, NEW PLANTATION SHUTTERS, TILE ON THE DIAGONAL, NEW CARPET, CROWN MOLDING, NEW WASHER & DRYER. THE ENTIRE CONDOMINIUM ASSOCIATION HAS NEW UP-TO-CODE ROOFS & CARPORTS AND RECENTLY RESURFACED POOL & REPAVED PARKING. A SERVICE AMERICA WARRANTY CONTRACT IN EFFECT UNTIL DECEMBER 2008.

Key facts

• Breakfast nook
• Walk-in closet
• Peaceful views

Tags

• PEACEFUL VIEWS
• GOLF COURSE
• LUSH LANDSCAPING
• OPEN KITCHEN
• BREAKFAST NOOK
• WALK-IN CLOSET

Property features AI

Finance

• Other: Property is part of a complex with 60 units (8 units in building), 1 floor in building, 2 units per floor
• Financial info: Quarterly condo fee amount: $1,250; Total annual recurring fees: $5,000; Total one-time fees: $150
• HOA & community: Quarterly condo fee; Condo/association amenities include clubhouse, community pool, sidewalks, streetlights, underground utilities, and vehicle wash area; Professional management; Maintenance covers insurance, irrigation water, lawn/land maintenance, legal/accounting, manager, exterior pest control, recreation facilities, repairs, reserves, sewer, street lights, street maintenance, trash removal and water; Community is non-gated

Exterior

• Parking: 1 covered assigned parking space; Detached 1-space carport
• Security: No specific security systems listed
• Utilities: Central water; Central sewer; Electric service (central); Cable available
• Home design: Residential low-rise (1–3 stories); Concrete block construction; Built in 1991; Rear exposure facing north; Located in Lely Golf Estates / Naples Green, unit 307
• Construction: Concrete block construction; Shingle roof; Stucco finish
• Exterior features: Stucco exterior; Single-hung windows; Shingle roof; Golf course and landscaped area views; Central irrigation; Dead-end private road access; Zero lot line

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Range; Self-cleaning oven; Refrigerator/Freezer; Breakfast bar and eat-in kitchen
• Bedrooms: 2 bedrooms with a split layout
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms; Master bathroom with shower (no tub)
• Heating & cooling: Central electric heating; Central electric cooling; Ceiling fans
• Interior features: Cable prewire and cable available; High-speed internet available; Multiple phone lines; Pantry; Smoke detectors; Window coverings; Turnkey furnished; Six ceiling fans; Screened lanai/porch
• Laundry & utility: Washer and dryer in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $652 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#586 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; Watch: health & safety D, amenities F, commute 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: Lely Elementary School (math 45% / reading 46%, grade D-, #1,247 of 2,144 statewide, top 59%, 499 students, 62% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL) — zoned schools at 58% FRL track the district average.
• Zoned-school proficiency averages 42% at this address vs 58% district-wide (-16 pts) — the specific schools serving this property underperform the Collier average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.6%/yr); 598 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); solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 + 5.6% rent growth), your $67k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 $155k; list at $240k implies a 55% gain — meaningful room to come down on a strong offer.

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 $211,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 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 D-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: 1.43% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.83%
• DSCR: 1.57
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.18×
• Total profit: $12,099
• Equity at exit: $35,770

10-year hold

• IRR: 16.6%
• Equity multiple: 2.56×
• Total profit: $104,858
• Equity at exit: $20,742

Cash invested: $67,172 (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 34113

• Rents YoY: 5.6%
• Active inventory: 598
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $3,429 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$215 /mo · $2,586/yr
• Insurance: −$100
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$417
• Vacancy / Maint / Mgmt: −$720
• Net cashflow: $652

Break-even live

Break-even rent $2,604

Max offer price $239,900

Occupancy floor 76%

Sensitivity live

Price	-10% $788	-5% $720	+0% $652	+5% $584	+10% $516
Rent	-10% $381	-5% $516	+0% $652	+5% $787	+10% $923
Rate	-1.0pp $773	-0.5pp $713	base $652	+0.5pp $590	+1.0pp $526

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
232 Pebble Beach Blvd #104 Naples, FL	3.0	2.0	1298	$1,975	$1.52	24d	1	0.05mi
240 Pebble Beach Blvd #702 Naples, FL	2.0	2.0	1090	$4,000	$3.67	24d	1	0.07mi
190 Pebble Beach Blvd #301 Naples, FL	2.0	2.0	954	$1,700	$1.78	24d	1	0.10mi
5419 Rattlesnake Hammock Rd Unit 307F Naples, FL	2.0	2.0	1071	$1,950	$1.82	15d	1	0.27mi
5499 Rattlesnake Hammock Rd Naples, FL	2.0	2.0	1071	$1,775	$1.66	15d	2	0.31mi
332 Charlemagne Blvd Unit H103 Naples, FL	2.0	2.0	1082	$3,495	$3.23	24d	1	0.41mi
332 Charlemagne Blvd Unit H101 Naples, FL	2.0	2.0	1082	$3,500	$3.23	24d	1	0.41mi
200 Valley Stream Dr Unit 8B Naples, FL	2.0	2.0	979	$1,750	$1.79	24d	1	0.43mi
300 Valley Stream Dr Unit 3D Naples, FL	2.0	2.0	979	$1,795	$1.83	24d	1	0.43mi
300 Valley Stream Dr Unit 3D Naples, FL	2.0	2.0	979	$1,795	$1.83	22d	1	0.43mi
5535 Rattlesnake Hammock Rd #302 Naples, FL	2.0	2.0	1205	$2,800	$2.32	24d	1	0.44mi
5595 Greenwood Cir #92 Naples, FL	3.0	2.0	1450	$5,000	$3.45	24d	1	0.45mi
5502 Greenwood Cir #1 Naples, FL	3.0	2.0	1450	$2,400	$1.66	24d	1	0.48mi
4977 Pepper Cir #205 Naples, FL	2.0	2.0	1250	$2,250	$1.80	22d	1	0.50mi
452 Bristle Cone Ln #27 Naples, FL	2.0	2.0	1129	$2,000	$1.77	24d	1	0.52mi
5635 Rattlesnake Hammock Rd Apt 203D Naples, FL	2.0	2.0	1054	$1,700	$1.61	22d	1	0.53mi
360 Charlemagne Blvd Unit D105 Naples, FL	2.0	2.0	1082	$3,200	$2.96	24d	1	0.53mi
5651 Rattlesnake Hammock Rd Unit C-108 Naples, FL	2.0	2.0	1054	$1,800	$1.71	24d	1	0.55mi
4410 Chantelle Dr Unit H-205 Naples, FL	2.0	2.0	1349	$3,500	$2.59	15d	1	0.56mi
6984 Saona Ct Naples, FL	2.0	2.0	1472	$7,500	$5.10	24d	1	0.57mi
5778 Greenwood Cir Naples, FL	3.0	2.0	1450	$4,000	$2.76	24d	1	0.62mi
7110 Cayo Coco Ln Naples, FL	2.0	2.0	1387	$9,250	$6.67	24d	1	0.63mi
7142 Cayo Coco Ln Naples, FL	2.0	2.0	1490	$10,000	$6.71	24d	1	0.64mi
7138 Cayo Coco Ln Naples, FL	2.0	2.0	1205	$6,500	$5.39	24d	1	0.65mi
315 Saint Andrews Blvd Unit A25 Naples, FL	2.0	2.0	1126	$1,530	$1.36	24d	1	0.66mi
7197 Saona Ct Unit 1545994P Naples, FL	2.0	2.0	1291	$4,152	$3.22	15d	1	0.67mi
7124 Saona Ct Naples, FL	2.0	2.0	1387	$8,000	$5.77	24d	1	0.67mi
7204 Cayo Coco Ln Naples, FL	2.0	2.0	1308	$7,500	$5.73	24d	1	0.68mi
7213 Saona Ct Naples, FL	2.0	2.0	1308	$7,500	$5.73	24d	1	0.69mi
520 Augusta Blvd Unit B204 Naples, FL	3.0	2.0	1294	$2,200	$1.70	24d	1	0.69mi
248 Pebble Beach Cir Unit G201 Naples, FL	2.0	2.0	1163	$2,300	$1.98	24d	1	0.69mi
7289 Saona Ct Naples, FL	2.0	2.0	1411	$10,000	$7.09	24d	1	0.70mi
7263 Cayo Coco Ln Naples, FL	2.0	2.0	1321	$6,500	$4.92	24d	1	0.70mi
7259 Cayo Coco Ln Naples, FL	2.0	2.0	1411	$6,500	$4.61	24d	1	0.71mi
7162 Saona Ct Naples, FL	2.0	2.0	1482	$9,000	$6.07	24d	1	0.72mi
413 Augusta Blvd #302 Naples, FL	2.0	2.0	1390	$5,500	$3.96	22d	1	0.72mi
7299 Cayo Coco Ln Naples, FL	2.0	2.0	1476	$6,500	$4.40	24d	1	0.72mi
326 Bradstrom Cir Unit 103F Naples, FL	2.0	2.0	1113	$1,800	$1.62	24d	1	0.72mi
326 Bradstrom Cir Unit 204F Naples, FL	3.0	2.0	1200	$3,500	$2.92	24d	1	0.72mi
7242 Saona Ct Naples, FL	2.0	2.0	1204	$7,750	$6.44	24d	1	0.73mi

HOA detail condo

• Monthly dues: $417 · $5,004/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $239,900 Active 215 DOM
2. 2026-06-17
   days on market $239,900 Active 214 DOM
3. 2026-06-16
   days on market $239,900 Active 213 DOM
4. 2026-06-15
   days on market $239,900 Active 212 DOM
5. 2026-06-10
   days on market $239,900 Active 207 DOM
6. 2026-06-09
   days on market $239,900 Active 206 DOM
7. 2026-06-08
   days on market $239,900 Active 205 DOM
8. 2026-06-07
   days on market $239,900 Active 204 DOM
9. 2026-06-03
   days on market $239,900 Active 200 DOM
10. 2026-06-02
    days on market $239,900 Active 199 DOM
11. 2026-06-01
    days on market $239,900 Active 198 DOM
12. 2026-05-31
    days on market $239,900 Active 197 DOM
13. 2026-05-30
    days on market $239,900 Active 196 DOM
14. 2026-03-09
    price $239,900
15. 2026-03-09
    price $239,900
16. 2025-11-15
    listed $250,000 Active
17. 2025-11-15
    listed $250,000 Active
18. 2008-04-24
    soldstatus $155,000
19. 2008-04-21
    soldstatus $155,000 382-char remark

    Show marketing remark (382 chars)

    -ENJOY PEACE & QUIET IN THIS BEAUTIFULLY MAINTAINED CONDO WITH NEW HURRICANE SHUTTERS, NEW PLANTATION SHUTTERS, TILE ON THE DIAGONAL, NEW CARPET, CROWN MOLDING, NEW WASHER & DRYER. THE ENTIRE CONDOMINIUM ASSOCIATION HAS NEW UP-TO-CODE ROOFS & CARPORTS AND RECENTLY RESURFACED POOL & REPAVED PARKING. A SERVICE AMERICA WARRANTY CONTRACT IN EFFECT UNTIL DECEMBER 2008.

20. 2008-01-23
    listed $169,900 382-char remark

    Show marketing remark (382 chars)

    -ENJOY PEACE & QUIET IN THIS BEAUTIFULLY MAINTAINED CONDO WITH NEW HURRICANE SHUTTERS, NEW PLANTATION SHUTTERS, TILE ON THE DIAGONAL, NEW CARPET, CROWN MOLDING, NEW WASHER & DRYER. THE ENTIRE CONDOMINIUM ASSOCIATION HAS NEW UP-TO-CODE ROOFS & CARPORTS AND RECENTLY RESURFACED POOL & REPAVED PARKING. A SERVICE AMERICA WARRANTY CONTRACT IN EFFECT UNTIL DECEMBER 2008.

21. 2003-04-14
    soldstatus $125,000
22. 2000-10-10
    soldstatus $75,000
23. 1991-11-01
    soldstatus $63,900

ⓘ 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: $2,586 · $215/mo
• Projected year-2 tax: $2,586 · $215/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,145
• − Mortgage interest: −$13,438
• − Property taxes: −$2,586
• − Insurance: −$1,997
• − Repairs & maintenance: −$3,292
• − Management: −$3,292
• − HOA: −$5,004
• − Depreciation: −$6,979
• Taxable income: $4,558
• Est. tax owed @ 24.0%: −$1,094
• After-tax cash flow: $6,727/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 — Lely

• Score: 66/100
• State rank: #586
• US rank: #11224

Category grades

Amenities F Commute F Cost of living C+ Crime A+ Employment C+ Housing A+ Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lely, FL
• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 26,056
• Household income: $81,674
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 954.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 28% Black 12% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 3% Cuban 2%
• Common ancestry: Hispanic 10% Romanian 3% Lithuanian 2%
• Foreign-born: 26% · Canada, Jamaica, Vietnam
• Languages at home: 63% English-only · Spanish 24% French/Haitian/Cajun 9% Other Indo-European 2%

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: ▼ -194.86%
• Current HPI: 279.4232
• Rent YoY: ▲ 5.59%
• 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

+275.4% since first listed

10 events — show timeline

• 2026-03-09 Price Changed $239,900 NAPLESMLS
• 2026-03-09 Price Changed $239,900 MIML
• 2025-11-15 Listed $250,000 NAPLESMLS
• 2025-11-15 Listed $250,000 MIML
• 2008-04-24 Sold (Public Records) $155,000 Public Records
• 2008-04-21 Sold (MLS) $155,000 MIML
• 2008-01-23 Listed $169,900 MIML
• 2003-04-14 Sold (Public Records) $125,000 Public Records
• 2000-10-10 Sold (Public Records) $75,000 Public Records
• 1991-11-01 Sold (Public Records) $63,900 Public Records

Property tax history

+8.4%/yr

Latest (2025): $2,586 · +9.8% YoY. Source: county tax records.