780 Augusta Blvd Unit C104 · Lely, FL 34113

$309,000

3 bd · 2.0 ba · 1,294 sqft · Condo public records · 29 Days on market

Built 1988 $499/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 +21.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• DSCR +6.8/10.0
• 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

This beautifully remodeled first-floor end-unit condo offers three true bedrooms and an exceptional combination of comfort, style, and versatility. The split-bedroom floor plan provides privacy for guests, with two guest bedrooms sharing a fully updated bath featuring a newer tub/shower combination and modern vanity. Both guest rooms showcase attractive wood flooring and tasteful décor, while the third bedroom is currently utilized as a flexible den/office/bedroom space. The updated kitchen features granite countertops, a stylish tiled backsplash, stainless steel appliances, and a cozy breakfast nook--perfect for enjoying your morning coffee. The spacious great room easily accommodates both living and dining areas and opens to the lanai, where you'll enjoy fantastic golf course views. The primary suite offers a large walk-in closet and an updated en-suite bath complete with a new vanity, mirror, faucets, and frameless glass shower door. Both the primary bedroom and living room enjoy sweeping golf course vistas. Ideally located just minutes from wonderful downtown Naples and some of Southwest Florida's most beautiful beaches, this condo offers the perfect blend of convenience, relaxation, and Florida lifestyle living.

Key facts

• Updated bath
• Tiled backsplash
• Granite countertops

Tags

• REMODELED FIRST-FLOOR END-UNIT
• SPLIT-BEDROOM FLOOR PLAN
• UPDATED BATH
• GRANITE COUNTERTOPS
• TILED BACKSPLASH
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: No commercial or truck restrictions; Zero lot line; Central irrigation; Landscaped area view; 56 units in complex; 8 units in building; 1 unit per floor; 1 floor total
• HOA & community: Quarterly condo fee of $1,497 (total annual recurring fees $5,988); One-time fees $150; Professional management; HOA maintenance covers insurance, lawn/land maintenance, legal/accounting, manager, exterior pest control, recreation facilities, reserves, sewer, street lights, trash removal, water; Community amenities include community pool, tennis court, pickleball, BBQ/picnic area, sidewalk, streetlight, and underground utilities; Non-gated community

Exterior

• Parking: 1 assigned parking space; Detached 1-car carport
• Security: Impact resistant windows; Manual storm shutters
• Utilities: Central water; Central sewer; Electric service (central)
• Home design: Residential property; Low rise (1-3 stories); Built in 1988; Rear exposure facing east; Located in LELY GOLF ESTATES (St Regis Club)
• Construction: Concrete block construction; Tile roof; Built in 1988
• Exterior features: Automatic sprinkler system; Impact resistant windows; Single-hung windows; Manual shutters; Stucco exterior

Interior

• Kitchen: Cooktop (electric); Range; Microwave; Dishwasher; Disposal; Refrigerator/ice maker; Pantry; Eat-in kitchen
• Bedrooms: 3 bedrooms; Master bedroom on ground level
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans; Cable available
• Interior features: Cable prewire; Pantry; Eat-in kitchen; Laundry in residence; Screened lanai/porch; Turnkey; Great room floor plan; Split bedroom floor plan; 6 total rooms
• Laundry & utility: Washer; Dryer; Laundry in residence

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $309k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $309k).
• Recommended offer: $304k (1.5% 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: 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: Lely Elementary School (math 45% / reading 46%, grade D-, #1,247 of 2,144 statewide, top 59%, 499 students, 62% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL) — zoned schools at 58% FRL track the district average.
• Zoned-school proficiency averages 42% at this address vs 58% district-wide (-16 pts) — the specific schools serving this property underperform the Collier average; the district grade overstates school quality for this exact location.
• 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 24d 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 $3,644/mo this rent would consume 54% 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.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($304k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $79k; list at $309k implies a 291% gain — meaningful room to come down on a strong offer.

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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $304,365 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.38%
• DSCR: 1.28
• GRM: 7.1

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-14,983
• Equity at exit: $46,073

10-year hold

• IRR: 8.3%
• Equity multiple: 1.72×
• Total profit: $62,494
• Equity at exit: $26,717

Cash invested: $86,520 (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: 7.1×

Monthly cashflow live

• Estimated rent: $3,644 high
• Mortgage (P&I): −$1,620
• Tax from tax record: −$170 /mo · $2,042/yr
• Insurance: −$129
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$499
• Vacancy / Maint / Mgmt: −$765
• Net cashflow: $394

Break-even live

Break-even rent $3,145

Max offer price $309,000

Occupancy floor 84%

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
760 Augusta Blvd Unit D204 Naples, FL	3.0	2.0	1294	$2,300	$1.78	23d	1	0.04mi
709 Augusta Blvd Unit 709-5 Naples, FL	3.0	2.0	1480	$4,000	$2.70	14d	1	0.05mi
705 Augusta Blvd Unit 705-5 Naples, FL	2.0	2.0	1125	$2,000	$1.78	14d	1	0.06mi
701 Augusta Blvd Unit 701-8 Naples, FL	2.0	2.0	1250	$4,800	$3.84	14d	1	0.09mi
605 Augusta Blvd #4 Naples, FL	2.0	2.0	1125	$3,950	$3.51	14d	1	0.12mi
605 Augusta Blvd #14 Naples, FL	2.0	2.0	1125	$4,000	$3.56	23d	1	0.12mi
905 Augusta Blvd Naples, FL	2.0	2.0	1125	$1,850	$1.64	23d	1	0.14mi
940 Augusta Blvd Unit D939 Naples, FL	2.0	2.0	1419	$2,200	$1.55	23d	1	0.16mi
640 Augusta Blvd Naples, FL	2.0	2.0	1634	$2,700	$1.65	23d	1	0.17mi
575 Augusta Blvd Naples, FL	3.0	2.0	1500	$2,100	$1.40	23d	1	0.18mi
5857 Rattlesnake Hammock Rd #208 Naples, FL	2.0	2.0	1133	$3,000	$2.65	14d	1	0.20mi
5841 Rattlesnake Hammock Rd Unit 2 Naples, FL	2.0	2.0	1133	$2,500	$2.21	23d	1	0.20mi
5841 Rattlesnake Hammock Rd Unit I-203 Naples, FL	2.0	2.0	1015	$3,500	$3.45	14d	1	0.20mi
555 Augusta Blvd Unit 3-1 Naples, FL	2.0	2.0	1249	$4,200	$3.36	23d	1	0.22mi
413 Augusta Blvd #302 Naples, FL	2.0	2.0	1390	$5,500	$3.96	21d	1	0.32mi
5859 Westbourgh Ct Naples, FL	3.0	2.0	1746	$8,500	$4.87	23d	1	0.33mi
5859 Westbourgh Ct Naples, FL	3.0	2.0	1746	$8,500	$4.87	14d	1	0.33mi
265 Deerwood Cir Naples, FL	2.0	2.0	1179	$5,000	$4.24	23d	1	0.37mi
520 Augusta Blvd Unit B204 Naples, FL	3.0	2.0	1294	$2,200	$1.70	23d	1	0.41mi
5651 Rattlesnake Hammock Rd Unit C-108 Naples, FL	2.0	2.0	1054	$1,800	$1.71	23d	1	0.53mi
4556 Andover Way Unit E106 Naples, FL	2.0	2.0	1172	$1,900	$1.62	14d	1	0.56mi
4556 Andover Way Unit E104 Naples, FL	2.0	2.0	1072	$5,000	$4.66	14d	1	0.56mi
5635 Rattlesnake Hammock Rd Apt 203D Naples, FL	2.0	2.0	1054	$1,700	$1.61	21d	1	0.56mi
494 Saint Andrews Blvd Naples, FL	3.0	2.0	1700	$2,800	$1.65	23d	1	0.62mi
5535 Rattlesnake Hammock Rd #302 Naples, FL	2.0	2.0	1205	$2,800	$2.32	23d	1	0.66mi
5502 Greenwood Cir #1 Naples, FL	3.0	2.0	1450	$2,400	$1.66	23d	1	0.68mi
5778 Greenwood Cir Naples, FL	3.0	2.0	1450	$4,000	$2.76	23d	1	0.74mi
452 Bristle Cone Ln #27 Naples, FL	2.0	2.0	1129	$2,000	$1.77	23d	1	0.79mi
5932 Cranbrook Way Naples, FL	2.0	2.0	1310	$2,200	$1.68	23d	1	0.80mi
5595 Greenwood Cir #92 Naples, FL	3.0	2.0	1450	$5,000	$3.45	23d	1	0.81mi
315 Saint Andrews Blvd Unit A25 Naples, FL	2.0	2.0	1126	$1,530	$1.36	23d	1	0.81mi
6254 Vista Garden Way Unit A Naples, FL	3.0	2.0	1266	$2,400	$1.90	21d	1	0.81mi
5733 Deauville Cir Unit G308 Naples, FL	3.0	2.0	1427	$3,600	$2.52	23d	1	0.83mi
5499 Rattlesnake Hammock Rd Naples, FL	2.0	2.0	1071	$1,775	$1.66	14d	2	0.84mi
213 Bay Meadows Dr Naples, FL	3.0	2.0	1650	$5,500	$3.33	23d	1	0.85mi
5741 Deauville Cir Unit F108 Naples, FL	3.0	2.0	1427	$3,600	$2.52	23d	1	0.87mi
5908 Cranbrook Way Unit I202 Naples, FL	2.0	2.0	1318	$2,500	$1.90	23d	1	0.90mi
255 Pine Valley Cir Naples, FL	3.0	1.5	1574	$3,500	$2.22	23d	1	0.90mi
326 Bradstrom Cir Unit 103F Naples, FL	2.0	2.0	1113	$1,800	$1.62	23d	1	0.92mi
326 Bradstrom Cir Unit 204F Naples, FL	3.0	2.0	1200	$3,500	$2.92	23d	1	0.92mi

HOA detail condo

• Monthly dues: $499 · $5,988/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $309,000 Active 29 DOM
2. 2026-06-17
   days on market $309,000 Active 28 DOM
3. 2026-06-16
   days on market $309,000 Active 27 DOM
4. 2026-06-15
   days on market $309,000 Active 26 DOM
5. 2026-06-14
   days on market $309,000 Active 24 DOM
6. 2026-06-10
   days on market $309,000 Active 21 DOM
7. 2026-06-09
   days on market $309,000 Active 20 DOM
8. 2026-06-08
   days on market $309,000 Active 19 DOM
9. 2026-06-07
   days on market $309,000 Active 18 DOM
10. 2026-06-03
    days on market $309,000 Active 14 DOM
11. 2026-06-02
    days on market $309,000 Active 13 DOM
12. 2026-06-01
    days on market $309,000 Active 12 DOM
13. 2026-05-31
    days on market $309,000 Active 11 DOM
14. 2026-05-30
    days on market $309,000 Active 10 DOM
15. 2026-05-20
    listed $309,000 Active 1246-char remark

    Show marketing remark (1246 chars)

    This beautifully remodeled first-floor end-unit condo offers three true bedrooms and an exceptional combination of comfort, style, and versatility. The split-bedroom floor plan provides privacy for guests, with two guest bedrooms sharing a fully updated bath featuring a newer tub/shower combination and modern vanity. Both guest rooms showcase attractive wood flooring and tasteful décor, while the third bedroom is currently utilized as a flexible den/office/bedroom space. The updated kitchen features granite countertops, a stylish tiled backsplash, stainless steel appliances, and a cozy breakfast nook--perfect for enjoying your morning coffee. The spacious great room easily accommodates both living and dining areas and opens to the lanai, where you'll enjoy fantastic golf course views. The primary suite offers a large walk-in closet and an updated en-suite bath complete with a new vanity, mirror, faucets, and frameless glass shower door. Both the primary bedroom and living room enjoy sweeping golf course vistas. Ideally located just minutes from wonderful downtown Naples and some of Southwest Florida's most beautiful beaches, this condo offers the perfect blend of convenience, relaxation, and Florida lifestyle living.

16. 2026-05-20
    listed $309,000 Active

    Show marketing remark (1246 chars)

    This beautifully remodeled first-floor end-unit condo offers three true bedrooms and an exceptional combination of comfort, style, and versatility. The split-bedroom floor plan provides privacy for guests, with two guest bedrooms sharing a fully updated bath featuring a newer tub/shower combination and modern vanity. Both guest rooms showcase attractive wood flooring and tasteful décor, while the third bedroom is currently utilized as a flexible den/office/bedroom space. The updated kitchen features granite countertops, a stylish tiled backsplash, stainless steel appliances, and a cozy breakfast nook--perfect for enjoying your morning coffee. The spacious great room easily accommodates both living and dining areas and opens to the lanai, where you'll enjoy fantastic golf course views. The primary suite offers a large walk-in closet and an updated en-suite bath complete with a new vanity, mirror, faucets, and frameless glass shower door. Both the primary bedroom and living room enjoy sweeping golf course vistas. Ideally located just minutes from wonderful downtown Naples and some of Southwest Florida's most beautiful beaches, this condo offers the perfect blend of convenience, relaxation, and Florida lifestyle living.

17. 1991-08-01
    soldstatus $79,000

ⓘ 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: $2,042 · $170/mo
• Projected year-2 tax: $2,565 · $214/mo
• Expected delta: +$523/yr (+$44/mo · 25.6%)

ⓘ 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) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 29 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: $43,725
• − Mortgage interest: −$17,309
• − Property taxes: −$2,042
• − Insurance: −$2,342
• − Repairs & maintenance: −$3,498
• − Management: −$3,498
• − HOA: −$5,988
• − Depreciation: −$8,989
• Taxable income: $58
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $4,711/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

+291.1% since first listed

3 events — show timeline

• 2026-05-20 Listed $309,000 NAPLESMLS
• 2026-05-20 Listed $309,000 MIML
• 1991-08-01 Sold (Public Records) $79,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,042 · -6.6% YoY. Source: county tax records.