5352 16th Pl SW Unit G2 · Golden Gate, FL 34116

$189,000

2 bd · 2.0 ba · 970 sqft · Condo public records · 87 Days on market

Built 1985 $532/mo HOA · 25% 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 +10.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

C. 15897 - Open floor plan, 1st floor end unit with wide open views. All tile flooring, 2 bed, 2 full baths, just painted interior, with large kitchen and spacious covered lanai patio. Rarely found today $125,000 Naples condo. This should impress buyers looking for one of the only properties of this kind on the market today. The view and location of this condo home are especially nice with the community pool in the distance across a large lawn garden area. This is about 2 miles south of intersection of Pine Ridge Rd/Logan. Take Logan south and road turns into Santa Barbara. and you find 16th Place Southwest just after Green Blvd. Condo complex is farther down this street giving it a quiet location. A g e n t s see remarks.

Key facts

• Screened patio
• Open floor plan
• Community pool

Tags

• LANDSCAPED VIEWS
• OPEN FLOOR PLAN
• SCREENED PATIO
• COMMUNITY POOL

Property features AI

Finance

• Other: 34 units in the complex; 4 units in the building; 1 unit per floor; 1 floor in this unit; Subdivision/Development: GOLDEN GATE CITY / SUN CATCHER
• HOA & community: Mandatory HOA; Master HOA fees billed quarterly; Master HOA fee: $1,595 (quarterly); Total annual recurring fees: $6,380; Total one-time fees: $100; Community amenities include a community pool and underground utilities; Community type: Non-gated; Managed as condo

Exterior

• Parking: 1 assigned parking space
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Low rise (1-3) building; 2-story building; Rear exposure facing west; Entry level: 1
• Construction: Concrete block construction; Stucco exterior finish; Shingle roof; Built in 1985; Deeded restrictions
• Exterior features: Patio; Landscaped area view; Central irrigation

Interior

• Kitchen: Electric cooktop; Dishwasher; Disposal; Microwave; Refrigerator/Freezer; Pantry
• Bedrooms: 2 bedrooms; Primary bedroom on the first floor
• Flooring: 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: Pantry; Breakfast bar; Screened lanai/porch; Unfurnished
• Laundry & utility: Laundry in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $189k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (8.1% below list).
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $174k (8.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 69/100 on livability (#455 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B; Watch: employment 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: Mike Davis Elementary School (math 50% / reading 47%, grade D, #1,152 of 2,144 statewide, top 55%, 574 students, 71% FRL); Golden Gate Middle School (math 50% / reading 43%, grade D+, #297 of 571 statewide, top 52%, 1,054 students, 60% FRL); Golden Gate High School (math 38% / reading 39%, grade F, #321 of 667 statewide, top 49%, 1,764 students, 53% FRL).
• Zoned-school proficiency averages 44% at this address vs 58% district-wide (-14 pts) — the specific schools serving this property underperform the Collier average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.2%/yr); 123 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• This rent runs 34% of the median local income ($74k/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 $1k of loan paydown is wiped out by about $6k 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 87 days — a 6% lower offer ($178k) 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 $119k; list at $189k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,633 (8.1% 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 87 days. Have you received any prior offers? Is the seller open to a 8% 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. 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. 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?
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: 1.11% ✓
• Cap rate: 5.74%
• Cash-on-cash: -1.97%
• DSCR: 0.91
• GRM: 7.5

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: -24.1%
• Equity multiple: 0.21×
• Total profit: $-42,014
• Equity at exit: $28,181

10-year hold

• IRR: -37.9%
• Equity multiple: -0.25×
• Total profit: $-66,261
• Equity at exit: $16,341

Cash invested: $52,920 (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 34116

• Rents YoY: -2.2%
• Active inventory: 123
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,098 high
• Mortgage (P&I): −$991
• Tax from tax record: −$143 /mo · $1,713/yr
• Insurance: −$79
• HOA: −$532
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-87

Break-even live

Break-even rent $2,208

Max offer price $173,633

Occupancy floor 99%

Sensitivity live

Price	-10% $20	-5% $-33	+0% $-87	+5% $-140	+10% $-194
Rent	-10% $-253	-5% $-170	+0% $-87	+5% $-4	+10% $79
Rate	-1.0pp $8	-0.5pp $-39	base $-87	+0.5pp $-136	+1.0pp $-186

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5300 Hemingway Ln Naples, FL	1.0–3.0	1.0–2.0	882	$2,031	$2.30	16d	33	0.05mi
5424 16th Pl SW Unit C3 Naples, FL	2.0	2.0	970	$2,000	$2.06	25d	1	0.06mi
5410 16th Pl SW Unit B1 Naples, FL	2.0	2.0	970	$2,200	$2.27	25d	1	0.06mi
5364 16th Pl SW Unit H3 Naples, FL	2.0	2.0	970	$2,100	$2.16	25d	1	0.06mi
5248 16th Pl SW Naples, FL	2.0	2.0	975	$1,795	$1.84	25d	1	0.13mi
5480 16th Pl SW #210 Naples, FL	2.0	2.0	1075	$2,200	$2.05	25d	1	0.17mi
5460 Laurel Ridge Ln Naples, FL	3.0	2.0	1105	$2,400	$2.17	25d	4	0.28mi
1880 Sunshine Blvd Naples, FL	2.0	1.0	754	$1,795	$2.38	25d	1	0.82mi
1944 Sunshine Blvd Unit C Naples, FL	2.0	1.5	1098	$1,895	$1.73	25d	1	0.84mi
4250 Jefferson Ln Naples, FL	1.0–3.0	1.0–2.0	993	$1,898	$1.91	23d	21	0.88mi
2400 55th Ter SW Naples, FL	2.0	1.0	1100	$1,950	$1.77	25d	1	1.01mi
2400 55th Ter SW Unit B Naples, FL	2.0	1.0	600	$1,950	$3.25	16d	1	1.01mi
4539 Coral Palms Ln Naples, FL	1.0–2.0	1.0–2.0	755	$1,895	$2.51	16d	1	1.23mi
4300 Atoll Ct Naples, FL	1.0–2.0	1.0–2.0	910	$2,020	$2.22	16d	15	1.27mi
4375 Golden Gate Pkwy Naples, FL	2.0	2.0	1100	$2,400	$2.18	16d	1	1.46mi

HOA detail condo

• Monthly dues: $532 · $6,384/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $189,000 Active 87 DOM
2. 2026-06-18
   days on market $189,000 Active 84 DOM
3. 2026-06-17
   days on market $189,000 Active 83 DOM
4. 2026-06-16
   days on market $189,000 Active 82 DOM
5. 2026-06-15
   days on market $189,000 Active 81 DOM
6. 2026-06-14
   days on market $189,000 Active 79 DOM
7. 2026-06-10
   days on market $189,000 Active 76 DOM
8. 2026-06-09
   days on market $189,000 Active 75 DOM
9. 2026-06-08
   days on market $189,000 Active 74 DOM
10. 2026-06-07
    days on market $189,000 Active 73 DOM
11. 2026-06-03
    days on market $189,000 Active 69 DOM
12. 2026-06-02
    days on market $189,000 Active 68 DOM
13. 2026-06-01
    days on market $189,000 Active 67 DOM
14. 2026-05-31
    days on market $189,000 Active 66 DOM
15. 2026-05-30
    days on market $189,000 Active 65 DOM
16. 2026-03-26
    listed $189,000 Active
17. 2019-07-30
    soldstatus $119,300
18. 2019-07-29
    soldstatus $119,300 Sold 734-char remark

    Show marketing remark (734 chars)

    C. 15897 - Open floor plan, 1st floor end unit with wide open views. All tile flooring, 2 bed, 2 full baths, just painted interior, with large kitchen and spacious covered lanai patio. Rarely found today $125,000 Naples condo. This should impress buyers looking for one of the only properties of this kind on the market today. The view and location of this condo home are especially nice with the community pool in the distance across a large lawn garden area. This is about 2 miles south of intersection of Pine Ridge Rd/Logan. Take Logan south and road turns into Santa Barbara. and you find 16th Place Southwest just after Green Blvd. Condo complex is farther down this street giving it a quiet location. A g e n t s see remarks.

19. 2019-06-17
    status Pending With Contingencies 734-char remark

    Show marketing remark (734 chars)

    C. 15897 - Open floor plan, 1st floor end unit with wide open views. All tile flooring, 2 bed, 2 full baths, just painted interior, with large kitchen and spacious covered lanai patio. Rarely found today $125,000 Naples condo. This should impress buyers looking for one of the only properties of this kind on the market today. The view and location of this condo home are especially nice with the community pool in the distance across a large lawn garden area. This is about 2 miles south of intersection of Pine Ridge Rd/Logan. Take Logan south and road turns into Santa Barbara. and you find 16th Place Southwest just after Green Blvd. Condo complex is farther down this street giving it a quiet location. A g e n t s see remarks.

20. 2019-04-15
    price $124,000 734-char remark

    Show marketing remark (734 chars)

    C. 15897 - Open floor plan, 1st floor end unit with wide open views. All tile flooring, 2 bed, 2 full baths, just painted interior, with large kitchen and spacious covered lanai patio. Rarely found today $125,000 Naples condo. This should impress buyers looking for one of the only properties of this kind on the market today. The view and location of this condo home are especially nice with the community pool in the distance across a large lawn garden area. This is about 2 miles south of intersection of Pine Ridge Rd/Logan. Take Logan south and road turns into Santa Barbara. and you find 16th Place Southwest just after Green Blvd. Condo complex is farther down this street giving it a quiet location. A g e n t s see remarks.

21. 2019-02-21
    listed $125,000 Active 734-char remark

    Show marketing remark (734 chars)

    C. 15897 - Open floor plan, 1st floor end unit with wide open views. All tile flooring, 2 bed, 2 full baths, just painted interior, with large kitchen and spacious covered lanai patio. Rarely found today $125,000 Naples condo. This should impress buyers looking for one of the only properties of this kind on the market today. The view and location of this condo home are especially nice with the community pool in the distance across a large lawn garden area. This is about 2 miles south of intersection of Pine Ridge Rd/Logan. Take Logan south and road turns into Santa Barbara. and you find 16th Place Southwest just after Green Blvd. Condo complex is farther down this street giving it a quiet location. A g e n t s see remarks.

22. 2005-05-04
    soldstatus $340,000
23. 2002-09-05
    soldstatus $1,795,000

ⓘ 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: $1,713 · $143/mo
• Projected year-2 tax: $1,713 · $143/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 24 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: $25,179
• − Mortgage interest: −$10,587
• − Property taxes: −$1,713
• − Insurance: −$945
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − HOA: −$6,384
• − Depreciation: −$5,498
• Taxable loss: −$3,976
• Est. tax savings @ 24.0%: +$954
• After-tax cash flow: $-90/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 — Golden Gate

• Score: 69/100
• State rank: #455
• US rank: #8290

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Golden Gate, FL
• County: Collier County · 396,295 people
• City population: 34,872
• Metro: Naples-Marco Island, FL
• Population (ZIP): 35,591
• Household income: $73,958
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 1540.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 60% Two or more races 40% White 24% Black 13% Native American 2%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2% Cuban 20%
• Common ancestry: Hispanic 8% Slovak 1% Romanian 1%
• Foreign-born: 47% · Canada, Jamaica, Dominican Republic
• Languages at home: 33% English-only · Spanish 55% French/Haitian/Cajun 9% Other Indo-European 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: ▼ -313.48%
• Current HPI: 397.7049
• Rent YoY: ▼ -2.19%
• 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

-89.5% since first listed

8 events — show timeline

• 2026-03-26 Listed $189,000 NAPLESMLS
• 2019-07-30 Sold (Public Records) $119,300 Public Records
• 2019-07-29 Sold (MLS) $119,300 NAPLESMLS
• 2019-06-17 Pending — NAPLESMLS
• 2019-04-15 Price Changed $124,000 NAPLESMLS
• 2019-02-21 Listed $125,000 NAPLESMLS
• 2005-05-04 Sold (Public Records) $340,000 Public Records
• 2002-09-05 Sold (Public Records) $1,795,000 Public Records

Property tax history

+12.3%/yr

Latest (2025): $1,713 · +11.9% YoY. Source: county tax records.