53 High Point Cir W #101 · Naples, FL 34103

$277,000

2 bd · 2.0 ba · 871 sqft · Condo public records · 160 Days on market

Built 1973 $714/mo HOA · 16% 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
• 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

Here is your opportunity to own a piece of paradise. This is the perfect location; only one mile to the beach and to the center of Old Naples. Easy access to fine dining and great shopping! High Point Country Club has it all. Enjoy golfing and tennis, work out at the fitness center, and relax at any of the six pools! This condo is located in close proximity to the Club House and is one of only two buildings with its own private social room. Decorated with plantation shutters, an upgraded kitchen and the lanai has been opened up to provide additional living space!

Key facts

• Laminate flooring
• End-unit condo
• Open floorplan

Tags

• END-UNIT CONDO
• OPEN FLOORPLAN
• LAMINATE FLOORING
• IMPACT WINDOWS
• BUNDLED GOLF COMMUNITY
• PICKLEBALL AND TENNIS COURTS

Property features AI

Finance

• Other: Part of a complex with 473 units; 35 units in the building; 1 unit per floor; single-floor unit
• HOA & community: Mandatory HOA; Professional management; Quarterly condo fee; Condo fee reported as $2,143 (quarterly); Total annual recurring HOA fees reported as $8,572; One-time fees reported as $150; HOA maintenance covers cable, golf course, insurance, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, manager, master association fee, pest control (exterior), recreation facilities, repairs, reserve, sewer, street lights, street maintenance, trash removal, and water; Community amenities include clubhouse, community pool, community spa/hot tub, exercise room, extra storage, golf course, pickleball, putting green, restaurant, tennis court, bike storage, community room, and vehicle wash area; Community types: Condo/Hotel, Golf Course, Tennis (golf bundled)

Exterior

• Parking: Detached 1-car carport
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Mid-rise building (4–7 stories); End unit; Rear exposure facing northwest; Located in High Point / High Point Country Club
• Construction: Concrete block construction; Stucco exterior finish; Built-up or flat roof; Built in 1973; End-unit (see remarks)
• Exterior features: Storage; Impact resistant windows; Single hung and sliding windows

Interior

• Kitchen: Cooktop - Electric; Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (split bedroom floor plan)
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms; Master bath with combo tub and shower
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; Walk-in closet; Pantry; Breakfast bar / dining in living area; Den / study; Florida room; Guest bath; Guest room; Laundry in residence; Unfurnished; Common elevator
• Laundry & utility: Washer; Dryer; Laundry in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $277k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $277k).
• Recommended offer: $244k (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: Lake Park Elementary School (math 76% / reading 77%, grade A, #185 of 2,144 statewide, top 9%, 502 students, 39% FRL); Naples High School (math 47% / reading 52%, grade D, #179 of 667 statewide, top 29%, 1,719 students, 39% FRL) — zoned schools average 39% FRL vs 55% district-wide (16 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; 14 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 $4,556/mo this rent would consume 47% of the median local household income ($117k/yr) (locally 311% 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 $2k of loan paydown is wiped out by about $8k 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 $78k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $22k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $163k; list at $277k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $243,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% 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 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 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?
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: 1.64% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.62%
• DSCR: 1.78
• GRM: 5.1

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: 15.6%
• Equity multiple: 1.67×
• Total profit: $52,108
• Equity at exit: $41,302

10-year hold

• IRR: 28.2%
• Equity multiple: 4.22×
• Total profit: $249,969
• Equity at exit: $23,950

Cash invested: $77,560 (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: 5.1×

Monthly cashflow live

• Estimated rent: $4,556 medium
• Mortgage (P&I): −$1,453
• Tax from tax record: −$178 /mo · $2,141/yr
• Insurance: −$115
• HOA: −$714
• Vacancy / Maint / Mgmt: −$957
• Net cashflow: $1,139

Break-even live

Break-even rent $3,115

Max offer price $277,000

Occupancy floor 70%

Sensitivity live

Price	-10% $1,295	-5% $1,217	+0% $1,139	+5% $1,060	+10% $982
Rent	-10% $779	-5% $959	+0% $1,139	+5% $1,318	+10% $1,498
Rate	-1.0pp $1,278	-0.5pp $1,209	base $1,139	+0.5pp $1,067	+1.0pp $994

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: $69,250
• Closing costs: $8,310
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 High Point Cir S #303 Naples, FL	2.0	2.0	1015	$5,500	$5.42	24d	1	0.14mi
3030 Binnacle Dr #201 Naples, FL	2.0	2.0	1092	$5,000	$4.58	24d	1	0.34mi
820 Ketch Dr #3 Naples, FL	2.0	2.0	1100	$5,500	$5.00	24d	1	0.36mi
820 Ketch Dr #2 Naples, FL	2.0	2.0	1100	$5,700	$5.18	24d	1	0.36mi
788 Park Shore Dr Naples, FL	1.0–2.0	1.5–2.0	931	$5,500	$5.90	14d	3	0.51mi
333 Harbour Dr #211 Naples, FL	2.0	2.0	975	$5,500	$5.64	14d	1	0.86mi
3200 Gulf Shore Blvd N #105 Naples, FL	2.0	2.0	1116	$8,500	$7.62	24d	1	1.00mi
600 Neapolitan Way Naples, FL	1.0–2.0	2.0	832	$5,200	$6.25	24d	2	1.06mi
4523 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	24d	1	1.17mi
4525 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	24d	1	1.17mi
2170 Gulf Shore Blvd N Unit 41E Naples, FL	1.0	1.0	682	$6,000	$8.80	24d	1	1.21mi
1950 Gulf Shore Blvd N Naples, FL	2.0	2.0	1060	$7,250	$6.84	24d	2	1.36mi
1910 Gulf Shore Blvd N Naples, FL	2.0	2.0	1290	$9,200	$7.13	24d	2	1.40mi
2011 Gulf Shore Blvd N #45 Naples, FL	2.0	2.0	1100	$8,500	$7.73	24d	1	1.42mi

HOA detail condo

• Monthly dues: $714 · $8,568/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $277,000 Active 160 DOM
2. 2026-06-17
   days on market $277,000 Active 159 DOM
3. 2026-06-16
   days on market $277,000 Active 158 DOM
4. 2026-06-15
   days on market $277,000 Active 157 DOM
5. 2026-06-14
   days on market $277,000 Active 155 DOM
6. 2026-06-10
   days on market $277,000 Active 152 DOM
7. 2026-06-09
   days on market $277,000 Active 151 DOM
8. 2026-06-08
   days on market $277,000 Active 150 DOM
9. 2026-06-07
   days on market $277,000 Active 149 DOM
10. 2026-06-03
    days on market $277,000 Active 145 DOM
11. 2026-06-02
    days on market $277,000 Active 144 DOM
12. 2026-06-01
    days on market $277,000 Active 143 DOM
13. 2026-05-31
    days on market $277,000 Active 142 DOM
14. 2026-05-30
    days on market $277,000 Active 141 DOM
15. 2026-04-02
    price $277,000
16. 2026-03-19
    price $279,000
17. 2026-02-10
    price $289,000
18. 2026-01-09
    listed $299,000 Active
19. 2016-08-24
    price $163,000 571-char remark

    Show marketing remark (571 chars)

    Here is your opportunity to own a piece of paradise. This is the perfect location; only one mile to the beach and to the center of Old Naples. Easy access to fine dining and great shopping! High Point Country Club has it all. Enjoy golfing and tennis, work out at the fitness center, and relax at any of the six pools! This condo is located in close proximity to the Club House and is one of only two buildings with its own private social room. Decorated with plantation shutters, an upgraded kitchen and the lanai has been opened up to provide additional living space!

20. 2015-12-15
    soldstatus $163,000
21. 2015-12-02
    soldstatus $163,000 Sold 571-char remark

    Show marketing remark (571 chars)

    Here is your opportunity to own a piece of paradise. This is the perfect location; only one mile to the beach and to the center of Old Naples. Easy access to fine dining and great shopping! High Point Country Club has it all. Enjoy golfing and tennis, work out at the fitness center, and relax at any of the six pools! This condo is located in close proximity to the Club House and is one of only two buildings with its own private social room. Decorated with plantation shutters, an upgraded kitchen and the lanai has been opened up to provide additional living space!

22. 2015-10-06
    price $172,500 571-char remark

    Show marketing remark (571 chars)

    Here is your opportunity to own a piece of paradise. This is the perfect location; only one mile to the beach and to the center of Old Naples. Easy access to fine dining and great shopping! High Point Country Club has it all. Enjoy golfing and tennis, work out at the fitness center, and relax at any of the six pools! This condo is located in close proximity to the Club House and is one of only two buildings with its own private social room. Decorated with plantation shutters, an upgraded kitchen and the lanai has been opened up to provide additional living space!

23. 2015-10-06
    historical 571-char remark

    Show marketing remark (571 chars)

    Here is your opportunity to own a piece of paradise. This is the perfect location; only one mile to the beach and to the center of Old Naples. Easy access to fine dining and great shopping! High Point Country Club has it all. Enjoy golfing and tennis, work out at the fitness center, and relax at any of the six pools! This condo is located in close proximity to the Club House and is one of only two buildings with its own private social room. Decorated with plantation shutters, an upgraded kitchen and the lanai has been opened up to provide additional living space!

24. 2015-05-29
    listed $172,500 Active 571-char remark

    Show marketing remark (571 chars)

    Here is your opportunity to own a piece of paradise. This is the perfect location; only one mile to the beach and to the center of Old Naples. Easy access to fine dining and great shopping! High Point Country Club has it all. Enjoy golfing and tennis, work out at the fitness center, and relax at any of the six pools! This condo is located in close proximity to the Club House and is one of only two buildings with its own private social room. Decorated with plantation shutters, an upgraded kitchen and the lanai has been opened up to provide additional living space!

25. 2001-10-23
    soldstatus $90,000
26. 1991-07-01
    soldstatus $61,500

ⓘ 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: $2,141 · $178/mo
• Projected year-2 tax: $2,299 · $192/mo
• Expected delta: +$158/yr (+$13/mo · 7.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 54% 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: $54,668
• − Mortgage interest: −$15,516
• − Property taxes: −$2,141
• − Insurance: −$1,385
• − Repairs & maintenance: −$4,373
• − Management: −$4,373
• − HOA: −$8,568
• − Depreciation: −$8,058
• Taxable income: $10,253
• Est. tax owed @ 24.0%: −$2,461
• After-tax cash flow: $11,202/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): 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

+350.4% since first listed

12 events — show timeline

• 2026-04-02 Price Changed $277,000 NAPLESMLS
• 2026-03-19 Price Changed $279,000 NAPLESMLS
• 2026-02-10 Price Changed $289,000 NAPLESMLS
• 2026-01-09 Listed $299,000 NAPLESMLS
• 2016-08-24 Price Changed $163,000 NAPLESMLS
• 2015-12-15 Sold (Public Records) $163,000 Public Records
• 2015-12-02 Sold (MLS) $163,000 NAPLESMLS
• 2015-10-06 Listing Removed — NAPLESMLS
• 2015-10-06 Price Changed $172,500 NAPLESMLS
• 2015-05-29 Listed $172,500 NAPLESMLS
• 2001-10-23 Sold (Public Records) $90,000 Public Records
• 1991-07-01 Sold (Public Records) $61,500 Public Records

Property tax history

+7.8%/yr

Latest (2025): $2,141 · +3.8% YoY. Source: county tax records.