534 Augusta Blvd Unit E104 · Lely, FL 34113

$315,000

3 bd · 2.0 ba · 1,294 sqft · Condo public records · 109 Days on market

Built 1988 $535/mo HOA · 14% of rent

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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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +6.9/10.0
• 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

MOTIVATED SELLER!!!!This newly renovated 3 bedroom condo has a gorgeous lake and golf course view. Just steps from the pool, tennis court, and grilling area, this is a charm! Nicely tiled, newly renovated kitchen with granite counter tops, white cabinets and newer appliances. A/C unit, water heater and washer and dryer are under 10 years old. Located 7 miles from downtown Naples beaches and 3 miles from groceries, this condo is perfect for a secondary home, vacation, rental or a family.

Key facts

• Lake views
• Tennis courts
• Renovated kitchen

Tags

• LAKE VIEWS
• GOLF COURSE VIEWS
• RENOVATED KITCHEN
• GRANITE COUNTERTOPS
• WHITE CABINETRY
• TENNIS COURTS

Property features AI

Finance

• HOA & community: Mandatory HOA; Quarterly condo fee of $1,547; Annual master HOA fee of $240; Total annual recurring fees: $6,428; Professional management; Maintenance covers irrigation water, lawn/land maintenance, exterior pest control, and trash removal; Community amenities: community pool, community room, tennis court, pickleball, sidewalks; Non-gated community

Exterior

• Parking: 1 assigned covered parking; Detached 1-car carport
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Low-rise building (1–3); 2-story building; Rear exposure faces northeast; Located in LELY GOLF ESTATES (ST MORITZ CLUB sub-condo)
• Construction: Concrete block construction; Built in 1988; Stucco finish
• Exterior features: Shingle roof; Single-hung windows; Stucco exterior; Lakefront view; Lake waterfront; Irrigation from lake/canal; Paved road access; Regular lot; Deeded restrictions

Interior

• Kitchen: Dome kitchen; Breakfast bar; Cooktop (electric); Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms including two master suites; First-floor bedroom
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms; Master bath with shower-only configuration
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Built-in cabinets; Smoke detectors; Walk-in closet; Split bedroom floor plan; Screened lanai/porch; Laundry in residence; Unfurnished
• Laundry & utility: Washer and dryer in residence

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $315k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $315k).
• Recommended offer: $287k (9.0% 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: schools D+, health & safety D, amenities 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 (+5.6%/yr); 597 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• At $3,750/mo this rent would consume 55% of the median local household income ($82k/yr) (locally 954% 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 $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 + 5.6% rent growth), your $88k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $176k; list at $315k implies a 79% 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $286,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.19% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 7.0

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: -3.2%
• Equity multiple: 0.87×
• Total profit: $-11,091
• Equity at exit: $46,968

10-year hold

• IRR: 9.5%
• Equity multiple: 1.83×
• Total profit: $72,959
• Equity at exit: $27,235

Cash invested: $88,200 (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: 597
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,750 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$112 /mo · $1,340/yr
• Insurance: −$131
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$535
• Vacancy / Maint / Mgmt: −$787
• Net cashflow: $466

Break-even live

Break-even rent $3,160

Max offer price $315,000

Occupancy floor 83%

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
265 Deerwood Cir Naples, FL	2.0	2.0	1179	$5,000	$4.24	23d	1	0.07mi
520 Augusta Blvd Unit B204 Naples, FL	3.0	2.0	1294	$2,200	$1.70	23d	1	0.09mi
413 Augusta Blvd #302 Naples, FL	2.0	2.0	1390	$5,500	$3.96	21d	1	0.14mi
555 Augusta Blvd Unit 3-1 Naples, FL	2.0	2.0	1249	$4,200	$3.36	23d	1	0.16mi
575 Augusta Blvd Naples, FL	3.0	2.0	1500	$2,100	$1.40	23d	1	0.19mi
640 Augusta Blvd Naples, FL	2.0	2.0	1634	$2,700	$1.65	23d	1	0.22mi
605 Augusta Blvd #14 Naples, FL	2.0	2.0	1125	$4,000	$3.56	23d	1	0.25mi
605 Augusta Blvd #4 Naples, FL	2.0	2.0	1125	$3,950	$3.51	13d	1	0.25mi
701 Augusta Blvd Unit 701-8 Naples, FL	2.0	2.0	1250	$4,800	$3.84	13d	1	0.28mi
705 Augusta Blvd Unit 705-5 Naples, FL	2.0	2.0	1125	$2,000	$1.78	13d	1	0.31mi
709 Augusta Blvd Unit 709-5 Naples, FL	3.0	2.0	1480	$4,000	$2.70	13d	1	0.33mi
494 Saint Andrews Blvd Naples, FL	3.0	2.0	1700	$2,800	$1.65	23d	1	0.33mi
760 Augusta Blvd Unit D204 Naples, FL	3.0	2.0	1294	$2,300	$1.78	23d	1	0.37mi
905 Augusta Blvd Naples, FL	2.0	2.0	1125	$1,850	$1.64	23d	1	0.43mi
452 Bristle Cone Ln #27 Naples, FL	2.0	2.0	1129	$2,000	$1.77	23d	1	0.44mi
315 Saint Andrews Blvd Unit A25 Naples, FL	2.0	2.0	1126	$1,530	$1.36	23d	1	0.44mi
940 Augusta Blvd Unit D939 Naples, FL	2.0	2.0	1419	$2,200	$1.55	23d	1	0.50mi
5651 Rattlesnake Hammock Rd Unit C-108 Naples, FL	2.0	2.0	1054	$1,800	$1.71	23d	1	0.51mi
5635 Rattlesnake Hammock Rd Apt 203D Naples, FL	2.0	2.0	1054	$1,700	$1.61	21d	1	0.54mi
255 Pine Valley Cir Naples, FL	3.0	1.5	1574	$3,500	$2.22	23d	1	0.54mi
326 Bradstrom Cir Unit 103F Naples, FL	2.0	2.0	1113	$1,800	$1.62	23d	1	0.55mi
326 Bradstrom Cir Unit 204F Naples, FL	3.0	2.0	1200	$3,500	$2.92	23d	1	0.55mi
5857 Rattlesnake Hammock Rd #208 Naples, FL	2.0	2.0	1133	$3,000	$2.65	13d	1	0.56mi
5859 Westbourgh Ct Naples, FL	3.0	2.0	1746	$8,500	$4.87	23d	1	0.56mi
5859 Westbourgh Ct Naples, FL	3.0	2.0	1746	$8,500	$4.87	13d	1	0.56mi
5841 Rattlesnake Hammock Rd Unit 2 Naples, FL	2.0	2.0	1133	$2,500	$2.21	23d	1	0.57mi
5841 Rattlesnake Hammock Rd Unit I-203 Naples, FL	2.0	2.0	1015	$3,500	$3.45	13d	1	0.57mi
332 Bradstrom Cir #201 Naples, FL	2.0	2.0	1257	$2,200	$1.75	23d	1	0.59mi
5535 Rattlesnake Hammock Rd #302 Naples, FL	2.0	2.0	1205	$2,800	$2.32	23d	1	0.60mi
213 Bay Meadows Dr Naples, FL	3.0	2.0	1650	$5,500	$3.33	23d	1	0.61mi
5293 Dixie Dr Unit 1546039P Naples, FL	2.0	2.0	1130	$1,561	$1.38	13d	1	0.64mi
5502 Greenwood Cir #1 Naples, FL	3.0	2.0	1450	$2,400	$1.66	23d	1	0.65mi
240 Pebble Beach Blvd #702 Naples, FL	2.0	2.0	1090	$4,000	$3.67	23d	1	0.73mi
5499 Rattlesnake Hammock Rd Naples, FL	2.0	2.0	1071	$1,775	$1.66	13d	2	0.74mi
248 Pebble Beach Cir Unit G201 Naples, FL	2.0	2.0	1163	$2,300	$1.98	23d	1	0.74mi
5595 Greenwood Cir #92 Naples, FL	3.0	2.0	1450	$5,000	$3.45	23d	1	0.77mi
5778 Greenwood Cir Naples, FL	3.0	2.0	1450	$4,000	$2.76	23d	1	0.79mi
4556 Andover Way Unit E106 Naples, FL	2.0	2.0	1172	$1,900	$1.62	13d	1	0.79mi
4556 Andover Way Unit E104 Naples, FL	2.0	2.0	1072	$5,000	$4.66	13d	1	0.79mi
190 Pebble Beach Blvd #301 Naples, FL	2.0	2.0	954	$1,700	$1.78	23d	1	0.80mi

HOA detail condo

• Monthly dues: $535 · $6,420/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-14
   days on market $315,000 Active 109 DOM
2. 2026-06-10
   days on market $315,000 Active 106 DOM
3. 2026-06-09
   days on market $315,000 Active 105 DOM
4. 2026-06-08
   days on market $315,000 Active 104 DOM
5. 2026-06-07
   days on market $315,000 Active 103 DOM
6. 2026-06-03
   days on market $315,000 Active 99 DOM
7. 2026-06-02
   days on market $315,000 Active 98 DOM
8. 2026-06-01
   days on market $315,000 Active 97 DOM
9. 2026-05-31
   days on market $315,000 Active 96 DOM
10. 2026-05-30
    days on market $315,000 Active 95 DOM
11. 2026-04-04
    price $315,000
12. 2026-03-24
    price $319,900
13. 2026-02-24
    listed $325,000 Active
14. 2019-07-24
    soldstatus $176,000
15. 2019-07-22
    soldstatus $176,000 Sold 491-char remark

    Show marketing remark (491 chars)

    MOTIVATED SELLER!!!!This newly renovated 3 bedroom condo has a gorgeous lake and golf course view. Just steps from the pool, tennis court, and grilling area, this is a charm! Nicely tiled, newly renovated kitchen with granite counter tops, white cabinets and newer appliances. A/C unit, water heater and washer and dryer are under 10 years old. Located 7 miles from downtown Naples beaches and 3 miles from groceries, this condo is perfect for a secondary home, vacation, rental or a family.

16. 2019-06-11
    status Pending 491-char remark

    Show marketing remark (491 chars)

    MOTIVATED SELLER!!!!This newly renovated 3 bedroom condo has a gorgeous lake and golf course view. Just steps from the pool, tennis court, and grilling area, this is a charm! Nicely tiled, newly renovated kitchen with granite counter tops, white cabinets and newer appliances. A/C unit, water heater and washer and dryer are under 10 years old. Located 7 miles from downtown Naples beaches and 3 miles from groceries, this condo is perfect for a secondary home, vacation, rental or a family.

17. 2019-06-02
    price $181,900 491-char remark

    Show marketing remark (491 chars)

    MOTIVATED SELLER!!!!This newly renovated 3 bedroom condo has a gorgeous lake and golf course view. Just steps from the pool, tennis court, and grilling area, this is a charm! Nicely tiled, newly renovated kitchen with granite counter tops, white cabinets and newer appliances. A/C unit, water heater and washer and dryer are under 10 years old. Located 7 miles from downtown Naples beaches and 3 miles from groceries, this condo is perfect for a secondary home, vacation, rental or a family.

18. 2019-05-07
    listed $185,400 Active 491-char remark

    Show marketing remark (491 chars)

    MOTIVATED SELLER!!!!This newly renovated 3 bedroom condo has a gorgeous lake and golf course view. Just steps from the pool, tennis court, and grilling area, this is a charm! Nicely tiled, newly renovated kitchen with granite counter tops, white cabinets and newer appliances. A/C unit, water heater and washer and dryer are under 10 years old. Located 7 miles from downtown Naples beaches and 3 miles from groceries, this condo is perfect for a secondary home, vacation, rental or a family.

19. 2002-11-15
    soldstatus $100,700
20. 1992-09-01
    soldstatus $74,000

ⓘ 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: $1,340 · $112/mo
• Projected year-2 tax: $2,614 · $218/mo
• Expected delta: +$1,275/yr (+$106/mo · 95.1%)

ⓘ 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) · 97% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 30 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: $44,995
• − Mortgage interest: −$17,645
• − Property taxes: −$1,340
• − Insurance: −$2,372
• − Repairs & maintenance: −$3,600
• − Management: −$3,600
• − HOA: −$6,420
• − Depreciation: −$9,164
• Taxable income: $855
• Est. tax owed @ 24.0%: −$205
• After-tax cash flow: $5,386/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

+325.7% since first listed

10 events — show timeline

• 2026-04-04 Price Changed $315,000 NAPLESMLS
• 2026-03-24 Price Changed $319,900 NAPLESMLS
• 2026-02-24 Listed $325,000 NAPLESMLS
• 2019-07-24 Sold (Public Records) $176,000 Public Records
• 2019-07-22 Sold (MLS) $176,000 NAPLESMLS
• 2019-06-11 Pending — NAPLESMLS
• 2019-06-02 Price Changed $181,900 NAPLESMLS
• 2019-05-07 Listed $185,400 NAPLESMLS
• 2002-11-15 Sold (Public Records) $100,700 Public Records
• 1992-09-01 Sold (Public Records) $74,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,340 · +7.4% YoY. Source: county tax records.