2555 Aspen Creek Ln #102 · Island Walk, FL 34119

$379,000

3 bd · 2.0 ba · 1,532 sqft · Condo public records · 47 Days on market

Built 1997 $687/mo HOA · 18% 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 +5.3/10.0
• Schools +5.0/10.0
• DSCR +3.9/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Huntington Lakes—one of North Naples’ most sought-after communities, prized for its unbeatable location just minutes from premier shopping, dining, and I-75. Perfectly positioned in the heart of North Naples, this vibrant neighborhood is known for its lush green spaces and an active, resort-style lifestyle. Residents enjoy a beautifully appointed clubhouse with a full calendar of social events, along with popular tennis and bocce programs offering daily play and lively seasonal gatherings. Three sparkling community pools provide the perfect setting to relax and soak up the Florida sunshine. This exceptional offering represents the lowest-priced first-floor coach home

Key facts

• Lush green spaces
• Newer roof
• $687 HOA

Tags

• LUSH GREEN SPACES
• CLUBHOUSE WITH SOCIAL EVENTS
• TENNIS AND BOCCE PROGRAMS
• THREE COMMUNITY POOLS
• NEWER ROOF
• HURRICANE-IMPACT WINDOWS

Property features AI

Finance

• Other: Property is one unit per floor in a building of 4 units (complex has many units); Subdivision/unit number available within Huntington Lakes
• Financial info: Total annual recurring fees reported; One-time fees may apply
• HOA & community: Mandatory HOA; Quarterly HOA fees (master and association fees apply); Master association is professionally managed; HOA maintenance covers cable, internet/WiFi, irrigation water, lawn/land maintenance, pest control (interior & exterior), sewer, street maintenance and lights, trash removal, water, legal/accounting; Community amenities include clubhouse, community pool, community spa/hot tub, exercise room, sauna, billiards, bocce court, BBQ/picnic area, library, community room, sidewalks, and underground utilities; Community type: gated, condo/hotel with tennis

Exterior

• Parking: Deeded parking; Attached garage (1 space); Paved driveway and paved parking; Wheelchair access
• Security: Gated community; Entry card access; Entry keypad
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential carriage/coach end-unit; Low-rise building (1–3 stories); Built in 1997; Rear exposure facing north; Located in Huntington Lakes gated community; Concrete block construction
• Construction: Stucco exterior; Tile roof; Concrete block construction; Impact-resistant windows and doors
• Exterior features: Lake view; Water feature/display; Zero lot line; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range/oven (self-cleaning); Refrigerator/freezer; Refrigerator with icemaker
• Bedrooms: 3 bedrooms; Master bedroom on ground level; Split bedroom floor plan
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks, jetted tub, and separate tub and shower (combo tub/shower available)
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans; Humidistat
• Interior features: Built-in cabinets; Cable prewire; High-speed internet available; Tray ceiling; Dining area combined with living room; Eat-in kitchen; Glass porch; Screened lanai/porch; Guest room and guest bath; Intercom; Turnkey furnished; 4 ceiling fans
• Laundry & utility: Washer; Dryer; Washer/dryer hookup; Laundry in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $379k.

Deal economics

• At list price, monthly cash flow is $-14 ($-162/yr) — negative.
• To cash-flow at today's rent, offer at most $377k (0.6% below list).
• Meets the 1% rule at list price ($4k rent vs $379k).
• Recommended offer: $368k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#692 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing B+; 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: Veterans Memorial Elementary School (math 78% / reading 79%, grade A, #141 of 2,144 statewide, top 7%, 743 students, 22% FRL); North Naples Middle School (math 79% / reading 73%, grade A, #34 of 571 statewide, top 6%, 903 students, 25% FRL); Gulf Coast High School (math 57% / reading 68%, grade B-, #93 of 667 statewide, top 14%, 2,447 students, 20% FRL) — zoned schools average 22% FRL vs 55% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 72% at this address vs 58% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Collier average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-2.5%/yr); 590 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 41% of the median local income ($113k/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 $3k of loan paydown is wiped out by about $11k 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 47 days — a 3% lower offer ($368k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $277k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $367,630 (3.0% 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 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 6.25%
• Cash-on-cash: -0.15%
• DSCR: 0.99
• GRM: 8.1

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: -20.5%
• Equity multiple: 0.31×
• Total profit: $-73,357
• Equity at exit: $56,510

10-year hold

• IRR: -24.6%
• Equity multiple: -0.02×
• Total profit: $-107,748
• Equity at exit: $32,769

Cash invested: $106,120 (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 34119

• Rents YoY: -2.5%
• Active inventory: 590
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,902 high
• Mortgage (P&I): −$1,988
• Tax from tax record: −$264 /mo · $3,163/yr
• Insurance: −$158
• HOA: −$687
• Vacancy / Maint / Mgmt: −$819
• Net cashflow: $-14

Break-even live

Break-even rent $3,919

Max offer price $376,614

Occupancy floor 95%

Sensitivity live

Price	-10% $201	-5% $94	+0% $-14	+5% $-121	+10% $-228
Rent	-10% $-322	-5% $-168	+0% $-14	+5% $141	+10% $295
Rate	-1.0pp $177	-0.5pp $83	base $-14	+0.5pp $-112	+1.0pp $-212

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2525 Aspen Creek Ln #101 Naples, FL	3.0	2.0	1532	$4,500	$2.94	25d	1	0.04mi
2600 Marshcreek Ln #201 Naples, FL	3.0	2.0	1765	$2,595	$1.47	16d	1	0.09mi
6605 Huntington Lakes Cir #203 Naples, FL	2.0	2.0	1107	$2,400	$2.17	25d	1	0.10mi
2720 Cypress Trace Cir Naples, FL	2.0–3.0	2.0	1283	$5,300	$4.13	25d	3	0.15mi
2469 Millcreek Ln #102 Naples, FL	2.0	2.0	1107	$3,495	$3.16	25d	1	0.15mi
2710 Cypress Trace Cir Naples, FL	2.0	2.0	1213	$3,425	$2.82	25d	2	0.17mi
2730 Cypress Trace Cir Unit 2836S Naples, FL	2.0	2.0	1194	$5,000	$4.19	25d	1	0.18mi
2730 Cypress Trace Cir Unit 1 Naples, FL	2.0	2.0	1232	$5,500	$4.46	25d	1	0.18mi
2730 Cypress Trace Cir Unit 2836A Naples, FL	2.0	2.0	1194	$2,000	$1.68	25d	1	0.18mi
2740 Cypress Trace Cir Naples, FL	2.0	2.0	1493	$3,488	$2.34	25d	3	0.19mi
6670 Huntington Lakes Cir #103 Naples, FL	2.0	2.0	1107	$4,250	$3.84	25d	1	0.20mi
6670 Huntington Lakes Cir #103 Naples, FL	2.0	2.0	1107	$4,000	$3.61	16d	1	0.20mi
2700 Cypress Trace Cir #3112 Naples, FL	2.0	2.0	1232	$2,100	$1.70	25d	1	0.21mi
2456 Millcreek Ln #102 Naples, FL	2.0	2.0	1107	$2,375	$2.15	25d	1	0.21mi
6655 Huntington Lakes Cir #204 Naples, FL	3.0	2.0	1315	$3,500	$2.66	25d	1	0.21mi
6920 Huntington Lakes Cir #103 Naples, FL	2.0	2.0	1107	$2,700	$2.44	25d	1	0.21mi
2408 Millcreek Ln #202 Naples, FL	2.0	2.0	1207	$2,200	$1.82	25d	1	0.24mi
2690 Cypress Trace Cir #3212 Naples, FL	2.0	2.0	1232	$5,300	$4.30	25d	1	0.25mi
6544 Huntington Lakes Cir Unit 9-204 Naples, FL	3.0	2.0	1382	$4,250	$3.08	25d	1	0.27mi
2820 Cypress Trace Cir Naples, FL	2.0	2.0	1254	$3,748	$2.99	25d	3	0.29mi
2920 Cypress Trace Cir #204 Naples, FL	2.0	2.0	1625	$5,500	$3.38	25d	1	0.30mi
2870 Cypress Trace Cir #1713 Naples, FL	2.0	2.0	1414	$2,900	$2.05	25d	1	0.31mi
2790 Cypress Trace Cir Naples, FL	2.0	2.0	1537	$5,000	$3.25	25d	2	0.33mi
2880 Cypress Trace Cir #103 Naples, FL	2.0	2.0	1372	$5,500	$4.01	25d	1	0.33mi
2835 Cypress Trace Cir Unit 1049710P Naples, FL	3.0	2.0	1248	$4,110	$3.29	16d	1	0.33mi
2925 Cypress Trace Cir #201 Naples, FL	2.0	2.0	1094	$4,500	$4.11	25d	1	0.34mi
2855 Cypress Trace Cir #202 Naples, FL	2.0	2.0	1232	$4,800	$3.90	16d	1	0.34mi
2855 Cypress Trace Cir #102 Naples, FL	2.0	2.0	1232	$2,000	$1.62	16d	1	0.34mi
6880 Huntington Lakes Cir #203 Naples, FL	2.0	2.0	1231	$3,750	$3.05	25d	1	0.35mi
6750 Huntington Lakes Cir #103 Naples, FL	2.0	2.0	1185	$2,300	$1.94	23d	1	0.37mi
2895 Cypress Trace Cir #104 Naples, FL	2.0	2.0	1252	$4,800	$3.83	25d	1	0.38mi
2895 Cypress Trace Cir #202 Naples, FL	2.0	2.0	1232	$4,500	$3.65	25d	1	0.38mi
11762 Quail Village Way Naples, FL	3.0	2.5	1800	$3,800	$2.11	25d	1	0.38mi
10033 Heather Ln Unit 5-502 Naples, FL	3.0	2.0	1774	$2,300	$1.30	25d	1	0.46mi
11672 Quail Village Way Unit 130-3 Naples, FL	2.0	2.0	1934	$4,000	$2.07	25d	1	0.49mi
10020 Heather Ln Unit 9-904 Naples, FL	3.0	2.0	1640	$2,350	$1.43	25d	1	0.51mi
5705 Heron Ln #806 Naples, FL	2.0	2.0	1540	$7,000	$4.55	25d	1	0.54mi
5693 Heron Ln #502 Naples, FL	2.0	2.0	1490	$6,800	$4.56	25d	1	0.55mi
5657 Whisperwood Blvd #204 Naples, FL	2.0	2.0	1793	$6,000	$3.35	25d	1	0.64mi
3435 Laurelgreens Ln S Unit 1 Naples, FL	3.0	2.0	1758	$6,000	$3.41	25d	1	0.65mi

HOA detail condo

• Monthly dues: $687 · $8,244/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $379,000 Active 47 DOM
2. 2026-06-18
   days on market $379,000 Active 44 DOM
3. 2026-06-17
   days on market $379,000 Active 43 DOM
4. 2026-06-16
   days on market $379,000 Active 42 DOM
5. 2026-06-15
   days on market $379,000 Active 41 DOM
6. 2026-06-14
   days on market $379,000 Active 39 DOM
7. 2026-06-10
   days on market $379,000 Active 36 DOM
8. 2026-06-09
   days on market $379,000 Active 35 DOM
9. 2026-06-08
   days on market $379,000 Active 34 DOM
10. 2026-06-07
    pricedays on market $379,000 Active 33 DOM
11. 2026-06-03
    days on market $399,000 Active 29 DOM
12. 2026-06-02
    days on market $399,000 Active 28 DOM
13. 2026-06-01
    days on market $399,000 Active 27 DOM
14. 2026-05-31
    days on market $399,000 Active 26 DOM
15. 2026-05-30
    days on market $399,000 Active 25 DOM
16. 2026-05-05
    listed $399,000 Active
17. 2004-12-21
    soldstatus $277,000
18. 1998-07-31
    soldstatus $127,600

ⓘ 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: $3,163 · $264/mo
• Projected year-2 tax: $3,163 · $264/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $46,823
• − Mortgage interest: −$21,230
• − Property taxes: −$3,163
• − Insurance: −$1,895
• − Repairs & maintenance: −$3,746
• − Management: −$3,746
• − HOA: −$8,244
• − Depreciation: −$11,025
• Taxable loss: −$6,226
• Est. tax savings @ 24.0%: +$1,494
• After-tax cash flow: $1,332/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 — Island Walk

• Score: 64/100
• State rank: #692
• US rank: #14444

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 36,807
• Household income: $113,391
• Rent vs Own: 16.4% rent · 83.6% own
• Severe rent burden: 741.0

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 20% Two or more races 14% Black 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2% Cuban 4% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 2%
• Foreign-born: 17% · Canada, Jamaica, Dominican Republic
• Languages at home: 78% English-only · Spanish 15% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -243.12%
• Current HPI: 269.3208
• Rent YoY: ▼ -2.51%
• 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

+212.7% since first listed

3 events — show timeline

• 2026-05-05 Listed $399,000 NAPLESMLS
• 2004-12-21 Sold (Public Records) $277,000 Public Records
• 1998-07-31 Sold (Public Records) $127,600 Public Records

Property tax history

+5.6%/yr

Latest (2025): $3,163 · +4.4% YoY. Source: county tax records.