2000 Alamanda Dr #104 · Naples, FL 34102

$350,000

2 bd · 2.0 ba · 1,030 sqft · Condo public records · 189 Days on market

Built 1978 $716/mo HOA · 14% 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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0

Listing remarks

Nestled in the heart of Naples, this enchanting and meticulously maintained 2 bedroom, 2 bathroom offers a harmonious blend of convenience and relaxed coastal living. Positioned in the coveted neighborhood of the Moorings, it boasts exclusive access to the serene Moorings Private Beach Park, perfect for sun-soaked afternoons. Be captivated by the western exposure, where golden sunsets paint the sky. Picture yourself sipping your morning coffee or unwinding in the evening on your private screened lanai, which provides a tranquil view of the lush community garden. This ground-level unit not only promises a comfortable living arrangement but also offers convenient access to the community pool.

Key facts

• Community pool
• White-sand beaches
• $716 HOA

Tags

• PRIVATE SCREENED LANAI
• LUSH COMMUNITY GARDEN
• COMMUNITY POOL
• WHITE-SAND BEACHES
• 5TH AVENUE SHOPPING AND DINING

Property features AI

Finance

• Other: Part of a 10-unit complex with 5 units in the building and 2 floors total; Located in the MOORINGS development (Ridgewood of Naples sub condo)
• Financial info: Quarterly condo fee reported; Total annual recurring fees reported; One-time fees reported
• HOA & community: Mandatory HOA; Quarterly condo fee; Condo amenities include private beach, private beach pavilion, community pool and private membership; Professional management; Maintenance covers irrigation water and manager services; Non-gated community

Exterior

• Parking: 1 assigned parking space
• Security: Shutters for storm protection
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property in a low-rise building (1–3 stories); Built in 1978; Rear exposure to the east; Unit 104 in the development
• Construction: Concrete block construction
• Exterior features: Stucco exterior; Shingle roof; Single-hung windows; Electric and manual shutters; Central irrigation; Pool/club view; Zero lot line; Paved road access; Restrictions: no RV, no truck

Interior

• Kitchen: Electric cooktop; Dishwasher; Disposal; Microwave; Refrigerator/freezer
• Bedrooms: 2 bedrooms; First-floor bedroom; Split bedroom floor plan
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Master bath with combined tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Exhaust fan
• Interior features: Cable prewire; High-speed internet available; Smoke detectors; Dining area open to family room; Screened lanai/porch; Furnished
• Laundry & utility: Washer and dryer inside residence; Laundry in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $350k).
• Recommended offer: $308k (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.
• Market conditions: Rents rising fast (+8.8%/yr); 614 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); high-income renter base; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $5,080/mo this rent would consume 47% of the median local household income ($131k/yr) (locally 333% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $17k of equity ($2k loan paydown + $14k appreciation (4.1% local appreciation)).
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.1% appreciation + 8.0% rent growth), your $98k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $69k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; list at $350k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $308,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 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 1978 — 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: 1.45% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.64%
• DSCR: 1.56
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.08% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 2.59×
• Total profit: $155,676
• Equity at exit: $179,166

10-year hold

• IRR: 28.2%
• Equity multiple: 5.98×
• Total profit: $488,511
• Equity at exit: $294,413

Cash invested: $98,000 (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 34102

• Home prices YoY: 1.3%
• Rents YoY: 8.8%
• Active inventory: 614
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $5,080 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$284 /mo · $3,403/yr
• Insurance: −$146
• HOA: −$716
• Vacancy / Maint / Mgmt: −$1,067
• Net cashflow: $1,032

Break-even live

Break-even rent $3,773

Max offer price $350,000

Occupancy floor 75%

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1930 Gulf Shore Blvd N Unit A302S Naples, FL	2.0	2.0	1420	$6,995	$4.93	23d	1	0.51mi
1930 Gulf Shore Blvd N Unit D102 Naples, FL	2.0	2.0	1476	$6,500	$4.40	23d	1	0.54mi
1910 Gulf Shore Blvd N Naples, FL	2.0	2.0	1290	$9,200	$7.13	23d	2	0.55mi
1950 Gulf Shore Blvd N Naples, FL	2.0	2.0	1060	$7,250	$6.84	23d	2	0.56mi
2100 Gulf Shore Blvd N #101 Naples, FL	2.0	2.0	1200	$8,000	$6.67	23d	1	0.61mi
1851 Gulf Shore Blvd N #15 Naples, FL	2.0	2.0	1140	$12,000	$10.53	23d	1	0.62mi
1977 Gulf Shore Blvd N Naples, FL	2.0	2.0	1300	$9,500	$7.31	23d	3	0.63mi
1550 Gulf Shore Blvd N Unit E6 Naples, FL	1.0	1.0	817	$7,000	$8.57	21d	1	0.64mi
1550 Gulf Shore Blvd N Unit E6 Naples, FL	1.0	1.0	817	$7,000	$8.57	13d	1	0.64mi
2011 Gulf Shore Blvd N #45 Naples, FL	2.0	2.0	1100	$8,500	$7.73	23d	1	0.64mi
1334 Crayton Rd #1 Naples, FL	2.0	2.0	1100	$6,800	$6.18	23d	1	0.66mi
2258 Gulf Shore Blvd N Unit O1 Naples, FL	2.0	2.0	1491	$13,750	$9.22	23d	1	0.66mi
2216 Gulf Shore Blvd N Unit R3 Naples, FL	2.0	2.0	1265	$10,000	$7.91	23d	1	0.68mi
2203 Gulf Shore Blvd N Unit E1 Naples, FL	2.0	2.0	1491	$17,500	$11.74	23d	1	0.71mi
2400 14th St N Naples, FL	3.0	2.0	1464	$5,890	$4.02	13d	1	0.71mi
2211 Gulf Shore Blvd N Unit C4 Naples, FL	2.0	2.0	1265	$17,500	$13.83	23d	1	0.73mi
1300 Gulf Shore Blvd N #205 Naples, FL	2.0	2.0	850	$5,900	$6.94	23d	1	0.75mi
1300 Gulf Shore Blvd N #406 Naples, FL	2.0	2.0	850	$6,500	$7.65	23d	1	0.75mi
1300 Gulf Shore Blvd N #304 Naples, FL	2.0	2.0	850	$5,500	$6.47	23d	1	0.75mi
1300 Gulf Shore Blvd N #700 Naples, FL	2.0	2.0	850	$6,250	$7.35	23d	1	0.75mi
1236 13th Ave N Naples, FL	3.0	2.0	1461	$14,500	$9.92	23d	1	0.75mi
820 Ketch Dr #2 Naples, FL	2.0	2.0	1100	$5,700	$5.18	23d	1	0.77mi
820 Ketch Dr #3 Naples, FL	2.0	2.0	1100	$5,500	$5.00	23d	1	0.77mi
2500 Gulf Shore Blvd N Unit S6 Naples, FL	2.0	2.0	1145	$7,500	$6.55	23d	1	0.77mi
2600 Gulf Shore Blvd N #64 Naples, FL	2.0	2.0	1200	$7,200	$6.00	23d	1	0.78mi
3030 Binnacle Dr #201 Naples, FL	2.0	2.0	1092	$5,000	$4.58	23d	1	0.86mi
222 Harbour Dr #105 Naples, FL	2.0	2.0	1393	$13,000	$9.33	23d	1	0.86mi
333 Harbour Dr #211 Naples, FL	2.0	2.0	975	$5,500	$5.64	13d	1	0.87mi
1100 Gulf Shore Blvd N Naples, FL	2.0	2.0	945	$6,000	$6.35	23d	2	0.88mi
981 8th Ter N Naples, FL	3.0	2.0	1200	$8,500	$7.08	23d	1	0.93mi
905 13th St N Naples, FL	3.0	2.0	1292	$8,000	$6.19	23d	1	0.94mi
982 13th St N Naples, FL	3.0	2.5	1204	$8,000	$6.64	23d	1	0.96mi
2885 Gulf Shore Blvd N #302 Naples, FL	2.0	2.0	1500	$20,000	$13.33	23d	1	0.98mi
3200 Binnacle Dr Unit D3 Naples, FL	2.0	2.0	1180	$9,000	$7.63	21d	1	1.02mi
714 11th St N Naples, FL	3.0	2.0	1183	$9,500	$8.03	23d	1	1.06mi
45 High Point Cir S #303 Naples, FL	2.0	2.0	1015	$5,500	$5.42	23d	1	1.07mi
3070 Gulf Shore Blvd N #103 Naples, FL	2.0	2.0	1300	$8,000	$6.15	23d	1	1.07mi
3200 Gulf Shore Blvd N #105 Naples, FL	2.0	2.0	1116	$8,500	$7.62	23d	1	1.12mi
3400 Gulf Shore Blvd N Unit M3 Naples, FL	2.0	2.0	1337	$9,500	$7.11	23d	1	1.22mi
788 Park Shore Dr Naples, FL	1.0–2.0	1.5–2.0	931	$5,500	$5.90	13d	3	1.36mi

HOA detail condo

• Monthly dues: $716 · $8,592/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $350,000 Active 189 DOM
2. 2026-06-17
   days on market $350,000 Active 188 DOM
3. 2026-06-16
   days on market $350,000 Active 187 DOM
4. 2026-06-15
   days on market $350,000 Active 186 DOM
5. 2026-06-10
   days on market $350,000 Active 181 DOM
6. 2026-06-09
   days on market $350,000 Active 180 DOM
7. 2026-06-08
   days on market $350,000 Active 179 DOM
8. 2026-06-07
   days on market $350,000 Active 178 DOM
9. 2026-06-03
   days on market $350,000 Active 174 DOM
10. 2026-06-02
    days on market $350,000 Active 173 DOM
11. 2026-06-01
    days on market $350,000 Active 172 DOM
12. 2026-05-31
    days on market $350,000 Active 171 DOM
13. 2026-05-30
    days on market $350,000 Active 170 DOM
14. 2026-05-13
    status Active
15. 2026-03-26
    historical
16. 2026-03-01
    price $350,000
17. 2026-01-20
    price $395,000
18. 2025-10-24
    listed $419,000 Active
19. 2025-05-01
    historical
20. 2024-11-05
    listed $519,000 Active
21. 2024-10-01
    historical
22. 2024-04-12
    listed $519,000 Active
23. 2003-12-03
    soldstatus $160,000

ⓘ 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: $3,403 · $284/mo
• Projected year-2 tax: $3,403 · $284/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 5/10 Major FEMA zone X (shaded) · 32% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $60,962
• − Mortgage interest: −$19,605
• − Property taxes: −$3,403
• − Insurance: −$1,750
• − Repairs & maintenance: −$4,877
• − Management: −$4,877
• − HOA: −$8,592
• − Depreciation: −$10,182
• Taxable income: $7,676
• Est. tax owed @ 24.0%: −$1,842
• After-tax cash flow: $10,548/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

• Census place: Naples, FL
• County: Collier County · 396,295 people
• City population: 344,941
• Metro: Naples-Marco Island, FL
• Population (ZIP): 11,179
• Household income: $130,929
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 333.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 8% Black 8% Asian 1%
• Hispanic origin (detail): Cuban 6%
• Common ancestry: Hispanic 4% Lithuanian 4% Romanian 4%
• Foreign-born: 17% · Canada, China
• Languages at home: 87% English-only · Spanish 7% French/Haitian/Cajun 4% 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: ▲ 4.08%
• Current HPI: 328.2755
• Rent YoY: ▲ 8.75%
• 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

+118.8% since first listed

10 events — show timeline

• 2026-05-13 Relisted — NAPLESMLS
• 2026-03-26 Listing Removed — NAPLESMLS
• 2026-03-01 Price Changed $350,000 NAPLESMLS
• 2026-01-20 Price Changed $395,000 NAPLESMLS
• 2025-10-24 Listed $419,000 NAPLESMLS
• 2025-05-01 Listing Removed — NAPLESMLS
• 2024-11-05 Listed $519,000 NAPLESMLS
• 2024-10-01 Listing Removed — NAPLESMLS
• 2024-04-12 Listed $519,000 NAPLESMLS
• 2003-12-03 Sold (Public Records) $160,000 Public Records

Property tax history

+12.5%/yr

Latest (2025): $3,403 · +230.7% YoY. Source: county tax records.