788 Park Shore Dr Unit A11 · Naples, FL 34103

$298,000

1 bd · 1.5 ba · 848 sqft · Condo public records · 87 Days on market

Built 1973 $757/mo HOA · 19% of rent ↓ 31% since listing

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Why this score? — see what drove the C+ 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 +23.8/30.0
• 1% rule +8.6/10.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-kept condo provides a lavish and soothing atmosphere, featuring one of the largest low-rise pools in Naples. Residents can easily access the top shopping and dining options at The Village Shops on Venetian Bay and 5th Ave. This condo is ready for you to customize and make your own. You can move in and start enjoying it right away. It's also a great option for hosting visiting family or in-laws. The unit has an assigned parking spot, and the hurricane shutters offer additional security and reassurance. It's also an excellent choice for accommodating visiting family or in-laws. The unit comes with an assigned parking spot, and the hurricane shutters provide added security and peace of mind.

Key facts

• Gorgeous courtyard
• Quartz counters
• Breakfast bar

Tags

• ENCLOSED GROUND FLOOR BALCONY
• GORGEOUS COURTYARD
• LUXURY LAMINATE FLOORING
• QUARTZ COUNTERS
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR

Property features AI

Finance

• Other: Part of Hidden Lake Villas (sub-condo); Located in Park Shore development; Zero lot line; Central irrigation; Views include landscaped area, parking lot, partial buildings; No canal/dock; Property measures reported by Property Appraiser Office; Roads: city maintained, paved, public; Restrictions: no commercial, no motorcycles, no RV, no truck
• HOA & community: Mandatory HOA with professional management; Quarterly HOA fee; HOA covers cable, insurance, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, manager, exterior pest control, recreation facilities, reserves, street lights; Community amenities include clubhouse, community pool, community spa/hot tub, exercise room, business center, library, beach club access, pickleball, tennis courts, BBQ/picnic area, community room, streetlights; Total annual recurring fees

Exterior

• Parking: 1 assigned parking space; Driveway paved; Guest parking; Paved parking
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Low-rise (1-3) building; 1 story / ranch design; Rear exposure faces north; Condo/Hotel community (non-gated, tennis)
• Construction: Concrete block construction; Built in 1973
• Exterior features: Automatic sprinkler system; Manual shutters; Single-hung and sliding windows; Stucco exterior finish; Built-up or flat roof

Interior

• Kitchen: Dome kitchen; Walk-in pantry; Breakfast bar; Family-style dining area; Dishwasher; Range; Microwave; Refrigerator/freezer; Refrigerator/icemaker
• Bedrooms: 1 bedroom; First-floor bedroom / Master on ground floor; Split bedroom layout; Two master suites configuration
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; Master bathroom with separate tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: High speed internet available; Pantry; Smoke detectors; Volume ceilings; Open porch/lanai; Common elevator; Three ceiling fans
• Laundry & utility: Laundry in residence; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $298k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $298k).
• Recommended offer: $280k (6.0% 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: Sea Gate Elementary School (math 86% / reading 81%, grade A+, #60 of 2,144 statewide, top 3%, 703 students, 26% FRL); Naples High School (math 47% / reading 52%, grade D, #179 of 667 statewide, top 29%, 1,719 students, 39% FRL) — zoned schools average 32% FRL vs 55% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+14.6%/yr); 479 active listings in the ZIP; 15 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).
• This rent runs 42% of the median local income ($117k/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 $2k of loan paydown is wiped out by about $9k 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 + 8.0% rent growth), your $83k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $213k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $280,120 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
10. 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.
11. 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: 1.36% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 1.7%
• Equity multiple: 1.07×
• Total profit: $5,931
• Equity at exit: $44,433

10-year hold

• IRR: 16.6%
• Equity multiple: 2.75×
• Total profit: $146,245
• Equity at exit: $25,766

Cash invested: $83,440 (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 34103

• Rents YoY: 14.6%
• Active inventory: 479
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $4,059 medium
• Mortgage (P&I): −$1,563
• Tax from tax record: −$188 /mo · $2,262/yr
• Insurance: −$124
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$757
• Vacancy / Maint / Mgmt: −$852
• Net cashflow: $507

Break-even live

Break-even rent $3,416

Max offer price $298,000

Occupancy floor 82%

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: $74,500
• Closing costs: $8,940
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
788 Park Shore Dr Naples, FL	1.0–2.0	1.5–2.0	931	$5,300	$5.69	13d	3	0.04mi
3030 Binnacle Dr #201 Naples, FL	2.0	2.0	1092	$5,000	$4.58	23d	1	0.52mi
600 Neapolitan Way Naples, FL	1.0–2.0	2.0	832	$5,200	$6.25	23d	2	0.56mi
820 Ketch Dr #3 Naples, FL	2.0	2.0	1100	$5,500	$5.00	23d	1	0.61mi
820 Ketch Dr #2 Naples, FL	2.0	2.0	1100	$5,700	$5.18	23d	1	0.61mi
45 High Point Cir S #303 Naples, FL	2.0	2.0	1015	$5,500	$5.42	23d	1	0.65mi
3200 Gulf Shore Blvd N #105 Naples, FL	2.0	2.0	1116	$8,500	$7.62	23d	1	0.80mi
333 Harbour Dr #211 Naples, FL	2.0	2.0	975	$5,500	$5.64	14d	1	0.81mi
4523 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	23d	1	0.90mi
4525 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	23d	1	0.90mi
1400 Pompei Ln Naples, FL	2.0	2.0	1012	$1,888	$1.86	23d	2	1.27mi
1400 Pompei Ln Unit O-21 Naples, FL	2.0	2.0	1025	$2,200	$2.15	23d	1	1.28mi
1400 Pompei Ln Unit S-21 Naples, FL	2.0	2.0	1025	$3,000	$2.93	23d	1	1.28mi
2170 Gulf Shore Blvd N Unit 41E Naples, FL	1.0	1.0	682	$6,000	$8.80	23d	1	1.33mi
1100 Pine Ridge Rd Naples, FL	1.0	1.0	868	$2,125	$2.45	14d	3	1.40mi

HOA detail condo

• Monthly dues: $757 · $9,084/yr
• Likely covers: poolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $298,000 Active 87 DOM
2. 2026-06-17
   days on market $298,000 Active 86 DOM
3. 2026-06-16
   days on market $298,000 Active 85 DOM
4. 2026-06-15
   days on market $298,000 Active 84 DOM
5. 2026-06-14
   days on market $298,000 Active 82 DOM
6. 2026-06-10
   days on market $298,000 Active 79 DOM
7. 2026-06-09
   days on market $298,000 Active 78 DOM
8. 2026-06-08
   days on market $298,000 Active 77 DOM
9. 2026-06-07
   days on market $298,000 Active 76 DOM
10. 2026-06-03
    days on market $298,000 Active 72 DOM
11. 2026-06-02
    days on market $298,000 Active 71 DOM
12. 2026-06-01
    days on market $298,000 Active 70 DOM
13. 2026-05-31
    days on market $298,000 Active 69 DOM
14. 2026-05-30
    days on market $298,000 Active 68 DOM
15. 2026-03-23
    listed $298,000 Active
16. 2025-05-09
    soldstatus $213,000 Sold 707-char remark

    Show marketing remark (707 chars)

    This well-kept condo provides a lavish and soothing atmosphere, featuring one of the largest low-rise pools in Naples. Residents can easily access the top shopping and dining options at The Village Shops on Venetian Bay and 5th Ave. This condo is ready for you to customize and make your own. You can move in and start enjoying it right away. It's also a great option for hosting visiting family or in-laws. The unit has an assigned parking spot, and the hurricane shutters offer additional security and reassurance. It's also an excellent choice for accommodating visiting family or in-laws. The unit comes with an assigned parking spot, and the hurricane shutters provide added security and peace of mind.

17. 2025-04-08
    status Pending 707-char remark

    Show marketing remark (707 chars)

    This well-kept condo provides a lavish and soothing atmosphere, featuring one of the largest low-rise pools in Naples. Residents can easily access the top shopping and dining options at The Village Shops on Venetian Bay and 5th Ave. This condo is ready for you to customize and make your own. You can move in and start enjoying it right away. It's also a great option for hosting visiting family or in-laws. The unit has an assigned parking spot, and the hurricane shutters offer additional security and reassurance. It's also an excellent choice for accommodating visiting family or in-laws. The unit comes with an assigned parking spot, and the hurricane shutters provide added security and peace of mind.

18. 2025-03-24
    price $279,000 707-char remark

    Show marketing remark (707 chars)

    This well-kept condo provides a lavish and soothing atmosphere, featuring one of the largest low-rise pools in Naples. Residents can easily access the top shopping and dining options at The Village Shops on Venetian Bay and 5th Ave. This condo is ready for you to customize and make your own. You can move in and start enjoying it right away. It's also a great option for hosting visiting family or in-laws. The unit has an assigned parking spot, and the hurricane shutters offer additional security and reassurance. It's also an excellent choice for accommodating visiting family or in-laws. The unit comes with an assigned parking spot, and the hurricane shutters provide added security and peace of mind.

19. 2025-02-15
    price $309,000 707-char remark

    Show marketing remark (707 chars)

    This well-kept condo provides a lavish and soothing atmosphere, featuring one of the largest low-rise pools in Naples. Residents can easily access the top shopping and dining options at The Village Shops on Venetian Bay and 5th Ave. This condo is ready for you to customize and make your own. You can move in and start enjoying it right away. It's also a great option for hosting visiting family or in-laws. The unit has an assigned parking spot, and the hurricane shutters offer additional security and reassurance. It's also an excellent choice for accommodating visiting family or in-laws. The unit comes with an assigned parking spot, and the hurricane shutters provide added security and peace of mind.

20. 2025-01-18
    listed $325,000 Active 707-char remark

    Show marketing remark (707 chars)

    This well-kept condo provides a lavish and soothing atmosphere, featuring one of the largest low-rise pools in Naples. Residents can easily access the top shopping and dining options at The Village Shops on Venetian Bay and 5th Ave. This condo is ready for you to customize and make your own. You can move in and start enjoying it right away. It's also a great option for hosting visiting family or in-laws. The unit has an assigned parking spot, and the hurricane shutters offer additional security and reassurance. It's also an excellent choice for accommodating visiting family or in-laws. The unit comes with an assigned parking spot, and the hurricane shutters provide added security and peace of mind.

21. 2025-01-06
    historical
22. 2024-08-02
    price $325,000
23. 2024-05-29
    price $375,000
24. 2024-04-05
    price $420,000
25. 2024-03-04
    listed $429,000 Active

ⓘ 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: $2,262 · $188/mo
• Projected year-2 tax: $2,473 · $206/mo
• Expected delta: +$212/yr (+$18/mo · 9.4%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $48,703
• − Mortgage interest: −$16,693
• − Property taxes: −$2,262
• − Insurance: −$2,288
• − Repairs & maintenance: −$3,896
• − Management: −$3,896
• − HOA: −$9,084
• − Depreciation: −$8,669
• Taxable income: $1,915
• Est. tax owed @ 24.0%: −$460
• After-tax cash flow: $5,629/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): 11,299
• Household income: $116,875
• Rent vs Own: 14.1% rent · 85.9% own
• Severe rent burden: 311.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 10% Two or more races 8% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 2% Portuguese 2%
• Foreign-born: 13% · Canada
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 2% 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: ▼ -327.53%
• Current HPI: 315.1396
• Rent YoY: ▲ 14.55%
• 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

-30.5% since first listed

11 events — show timeline

• 2026-03-23 Listed $298,000 NAPLESMLS
• 2025-05-09 Sold (MLS) $213,000 NAPLESMLS
• 2025-04-08 Pending — NAPLESMLS
• 2025-03-24 Price Changed $279,000 NAPLESMLS
• 2025-02-15 Price Changed $309,000 NAPLESMLS
• 2025-01-18 Listed $325,000 NAPLESMLS
• 2025-01-06 Listing Removed — NAPLESMLS
• 2024-08-02 Price Changed $325,000 NAPLESMLS
• 2024-05-29 Price Changed $375,000 NAPLESMLS
• 2024-04-05 Price Changed $420,000 NAPLESMLS
• 2024-03-04 Listed $429,000 NAPLESMLS

Property tax history

+6.5%/yr

Latest (2025): $2,262 · -4.1% YoY. Source: county tax records.