265 Lanchester Ct #39 · Naples, FL 34112

$299,900

3 bd · 2.0 ba · 1,239 sqft · Condo public records · 43 Days on market

Built 1980 $700/mo HOA · 19% 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 +17.5/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• DSCR +5.5/10.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing opportunity to own a low maintenance, freestanding villa just a few blocks from Old Naples, beaches, shops and restaurants. Major upgrades to this property include a new roof, new flooring, new kitchen countertops and beautiful light fixtures. Bright and spacious corner homesite. Have a mini greenhouse right in your southern exposure, bumped out kitchen window! Portion of garage converted into large, air conditioned den, but there's still storage space available in the remaining garage area. Furniture may be negotiated separately.

Key facts

• Modern interior
• Upgraded kitchen
• New roof and gutters

Tags

• IMPACT DOORS AND WINDOWS
• PRIVATE CORNER LOT
• UPGRADED KITCHEN
• NEW ROOF AND GUTTERS
• MODERN INTERIOR
• MAINTENANCE FREE LIVING

Property features AI

Finance

• Other: Deeded restrictions
• HOA & community: Mandatory HOA (Royal Arms Villas); Quarterly HOA fee of $2,100 ($8,400 annually); Professional management; HOA maintenance covers insurance, irrigation water, lawn/land maintenance, legal/accounting, management, reserves, sewer, street lights, street maintenance and water; Non-gated community

Exterior

• Parking: 2+ parking spaces; Paved driveway
• Security: Impact resistant doors and windows
• Utilities: Central water; Central sewer; Cable available
• Home design: Single-family residence; 1 story (ranch); Rear exposure faces west; Zero lot line
• Construction: Concrete block construction; Shingle roof; Built in 1980
• Exterior features: Automatic sprinkler system; Impact resistant windows and doors; Stucco exterior; Paved road access; Landscaped area view; Central irrigation

Interior

• Kitchen: Range; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms; master bedroom on ground level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Cable prewire; Formal dining area; Screened lanai/porch; Split bedroom floor plan
• Laundry & utility: Washer and dryer included; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (11.6% below list).
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $265k (11.6% below list) — sets the bar for cash-flow.

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 soft (-1.7%/yr); 771 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); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $3,633/mo this rent would consume 62% of the median local household income ($70k/yr) (locally 980% 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 43 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y 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 $112k; list at $300k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $265,242 (11.6% 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 43 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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: 1.21% ✓
• Cap rate: 7.21%
• Cash-on-cash: 3.29%
• DSCR: 1.15
• GRM: 6.9

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: -26.0%
• Equity multiple: 0.15×
• Total profit: $-71,074
• Equity at exit: $44,716

10-year hold

• IRR: -49.9%
• Equity multiple: -0.39×
• Total profit: $-116,426
• Equity at exit: $25,930

Cash invested: $83,972 (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 34112

• Rents YoY: -1.7%
• Active inventory: 771
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,633 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$242 /mo · $2,908/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$700
• Vacancy / Maint / Mgmt: −$763
• Net cashflow: $-196

Break-even live

Break-even rent $3,882

Max offer price $265,242

Occupancy floor —

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
235 Lanchester Ct #42 Naples, FL	2.0	2.0	1200	$2,350	$1.96	23d	1	0.02mi
280 Lanchester Ct #38 Naples, FL	2.0	2.0	1325	$2,500	$1.89	21d	1	0.03mi
3062 Sandpiper Bay Cir Naples, FL	2.0	2.0	1150	$4,250	$3.70	23d	2	0.12mi
3002 Sandpiper Bay Cir Unit A203 Naples, FL	2.0	2.0	1200	$2,200	$1.83	23d	1	0.12mi
91 Georgetown Blvd #91 Naples, FL	2.0	2.0	1450	$7,000	$4.83	23d	1	0.15mi
69 Georgetown Blvd #69 Naples, FL	2.0	2.0	1450	$5,500	$3.79	23d	1	0.15mi
3032 Sandpiper Bay Cir Naples, FL	2.0	2.0	1150	$4,100	$3.57	23d	2	0.15mi
3051 Sandpiper Bay Cir Naples, FL	2.0	2.0	1150	$4,000	$3.48	23d	2	0.16mi
3051 Sandpiper Bay Cir Unit I304 Naples, FL	2.0	2.0	1200	$3,000	$2.50	14d	1	0.17mi
3001 Sandpiper Bay Cir Unit B106 Naples, FL	2.0	2.0	1100	$1,950	$1.77	14d	1	0.17mi
84 Georgetown Blvd #84 Naples, FL	2.0	2.0	1450	$5,500	$3.79	23d	1	0.18mi
105 Georgetown Blvd #105 Naples, FL	2.0	2.0	1450	$6,500	$4.48	23d	1	0.18mi
3011 Sandpiper Bay Cir Unit C102 Naples, FL	2.0	2.0	1200	$1,900	$1.58	23d	1	0.18mi
24 Rivard Rd Naples, FL	3.0	2.0	1314	$6,500	$4.95	23d	1	0.18mi
3041 Sandpiper Bay Cir Unit H201 Naples, FL	2.0	2.0	1100	$1,999	$1.82	23d	1	0.19mi
1549 Sandpiper St #36 Naples, FL	2.0	2.0	1073	$2,195	$2.05	23d	1	0.26mi
12 Knights Bridge Rd Unit A32 Naples, FL	2.0	2.0	1095	$3,200	$2.92	21d	1	0.32mi
1437 Sandpiper St Naples, FL	3.0	2.0	1200	$16,000	$13.33	23d	1	0.32mi
9 Knights Bridge Rd #30 Naples, FL	2.0	2.0	1296	$3,000	$2.31	13d	1	0.33mi
1625 Chesapeake Ave #203 Naples, FL	2.0	2.0	1200	$4,500	$3.75	23d	1	0.40mi
1751 Smugglers Cv Unit 2 1 Naples, FL	2.0	1.0	800	$1,995	$2.49	14d	1	0.41mi
1605 Chesapeake Ave #2 Naples, FL	2.0	1.0	850	$2,300	$2.71	23d	1	0.42mi
1686 Blue Point Ave Naples, FL	2.0	2.0	1057	$5,500	$5.20	14d	2	0.43mi
1686 Blue Point Ave Unit B1 Naples, FL	2.0	2.0	1198	$6,500	$5.43	23d	1	0.43mi
1535 Chesapeake Ave Unit A2 Naples, FL	2.0	2.0	1080	$2,000	$1.85	23d	1	0.46mi
1501 Chesapeake Ave Unit 1296210P Naples, FL	2.0	2.0	1377	$4,110	$2.98	14d	1	0.48mi
1155 Sandpiper St Naples, FL	2.0	2.0	1062	$3,950	$3.72	21d	3	0.49mi
1155 Sandpiper St Naples, FL	2.0	2.0	1062	$4,050	$3.81	23d	2	0.49mi
1555 Blue Point Ave Unit 3 Naples, FL	2.0	2.0	1025	$1,745	$1.70	14d	1	0.52mi
1186 Cherrystone Ct Naples, FL	2.0	2.0	1163	$1,995	$1.72	23d	1	0.54mi
1376 Chesapeake Ave #2 Naples, FL	2.0	2.0	1218	$2,300	$1.89	23d	1	0.55mi
1200 Cherrystone Ct Unit A203 Naples, FL	2.0	2.0	1276	$4,950	$3.88	23d	1	0.56mi
2750 Manorca Ave Unit A Naples, FL	2.0	1.0	840	$2,800	$3.33	14d	1	0.58mi
2840 Shoreview Dr Unit 7 Naples, FL	2.0	1.0	800	$2,000	$2.50	23d	1	0.58mi
1165 Clam Ct #7 Naples, FL	2.0	2.5	1449	$2,900	$2.00	23d	1	0.58mi
1666 Osprey Ave #203 Naples, FL	2.0	2.0	1200	$7,000	$5.83	23d	1	0.64mi
1950 Mayfair ST Unit 901 Naples, FL	2.0	2.0	1025	$4,560	$4.45	14d	1	0.64mi
1950 Mayfair ST Unit 818 Naples, FL	2.0	2.0	1142	$4,415	$3.87	14d	1	0.64mi
1950 Mayfair ST Unit 923 Naples, FL	2.0	2.0	1142	$4,490	$3.93	14d	1	0.64mi
2347 Bayside St Apt B Naples, FL	2.0	1.0	864	$1,595	$1.85	14d	1	0.65mi

HOA detail condo

• Monthly dues: $700 · $8,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $299,900 Active 43 DOM
2. 2026-06-17
   days on market $299,900 Active 42 DOM
3. 2026-06-16
   days on market $299,900 Active 41 DOM
4. 2026-06-15
   days on market $299,900 Active 40 DOM
5. 2026-06-14
   days on market $299,900 Active 38 DOM
6. 2026-06-10
   days on market $299,900 Active 35 DOM
7. 2026-06-09
   days on market $299,900 Active 34 DOM
8. 2026-06-09
   remarks 667-char remark
9. 2026-06-09
   price $299,900 Active 33 DOM
10. 2026-06-08
    days on market $314,900 Active 33 DOM
11. 2026-06-07
    days on market $314,900 Active 32 DOM
12. 2026-06-03
    days on market $314,900 Active 28 DOM
13. 2026-06-02
    days on market $314,900 Active 27 DOM
14. 2026-06-01
    days on market $314,900 Active 26 DOM
15. 2026-05-31
    days on market $314,900 Active 25 DOM
16. 2026-05-30
    days on market $314,900 Active 24 DOM
17. 2026-05-07
    listed $314,900 Active
18. 2025-04-05
    historical
19. 2025-02-13
    price $319,000
20. 2025-02-07
    price $325,000
21. 2025-01-01
    listed $335,000 Active
22. 2012-05-22
    soldstatus $112,000
23. 2012-05-08
    soldstatus $112,000 545-char remark

    Show marketing remark (545 chars)

    Amazing opportunity to own a low maintenance, freestanding villa just a few blocks from Old Naples, beaches, shops and restaurants. Major upgrades to this property include a new roof, new flooring, new kitchen countertops and beautiful light fixtures. Bright and spacious corner homesite. Have a mini greenhouse right in your southern exposure, bumped out kitchen window! Portion of garage converted into large, air conditioned den, but there's still storage space available in the remaining garage area. Furniture may be negotiated separately.

24. 2012-02-08
    listed $129,000 545-char remark

    Show marketing remark (545 chars)

    Amazing opportunity to own a low maintenance, freestanding villa just a few blocks from Old Naples, beaches, shops and restaurants. Major upgrades to this property include a new roof, new flooring, new kitchen countertops and beautiful light fixtures. Bright and spacious corner homesite. Have a mini greenhouse right in your southern exposure, bumped out kitchen window! Portion of garage converted into large, air conditioned den, but there's still storage space available in the remaining garage area. Furniture may be negotiated separately.

25. 2011-05-18
    soldstatus $65,000
26. 2011-03-22
    listed $64,900
27. 2011-02-22
    listed $69,900
28. 2010-12-21
    listed $74,500
29. 2003-04-08
    soldstatus $155,000
30. 1999-11-16
    soldstatus $97,900
31. 1998-04-02
    soldstatus $80,000
32. 1988-12-01
    soldstatus $66,000

ⓘ 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: $2,908 · $242/mo
• Projected year-2 tax: $2,908 · $242/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,600
• − Mortgage interest: −$16,799
• − Property taxes: −$2,908
• − Insurance: −$6,618
• − Repairs & maintenance: −$3,488
• − Management: −$3,488
• − HOA: −$8,400
• − Depreciation: −$8,724
• Taxable loss: −$6,825
• Est. tax savings @ 24.0%: +$1,638
• After-tax cash flow: $-716/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

• County: Collier County · 396,295 people
• City population: 344,941
• Metro: Naples-Marco Island, FL
• Population (ZIP): 27,193
• Household income: $69,842
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 980.0

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 18% Two or more races 9% Black 6% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2% Cuban 4% Dominican 1%
• Common ancestry: Hispanic 4% Romanian 3% Portuguese 2%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 17% 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: ▼ -235.10%
• Current HPI: 256.9182
• Rent YoY: ▼ -1.69%
• 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

+377.1% since first listed

16 events — show timeline

• 2026-05-07 Listed $314,900 NAPLESMLS
• 2025-04-05 Listing Removed — NAPLESMLS
• 2025-02-13 Price Changed $319,000 NAPLESMLS
• 2025-02-07 Price Changed $325,000 NAPLESMLS
• 2025-01-01 Listed $335,000 NAPLESMLS
• 2012-05-22 Sold (Public Records) $112,000 Public Records
• 2012-05-08 Sold (MLS) $112,000 NAPLESMLS
• 2012-02-08 Listed $129,000 NAPLESMLS
• 2011-05-18 Sold (MLS) $65,000 NAPLESMLS
• 2011-03-22 Listed $64,900 NAPLESMLS
• 2011-02-22 Listed $69,900 NAPLESMLS
• 2010-12-21 Listed $74,500 NAPLESMLS
• 2003-04-08 Sold (Public Records) $155,000 Public Records
• 1999-11-16 Sold (Public Records) $97,900 Public Records
• 1998-04-02 Sold (Public Records) $80,000 Public Records
• 1988-12-01 Sold (Public Records) $66,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $2,908 · +8.5% YoY. Source: county tax records.