15753 Marcello Cir #105 · Bonita Springs, FL 34110

$350,000

3 bd · 2.5 ba · 1,580 sqft · Condo public records · 106 Days on market

Built 2005 $490/mo HOA · 9% of rent ↓ 3% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged, AI generated or rendered. One or more photo(s) has been virtually staged, AI generated or rendered. 2022 AC, 2026 Water Heater, New smoke detectors. Affordable 3BR/2.5BA/1CG townhome in North Naples near desirable school locations and popular dining, shopping, entertainment. This move-in ready home is light and bright and offers a neutral interior ready for new owner to personalize. Vaulted ceilings, downstairs half bath, primary bedroom with walk-in closet and double vanity and laundry area conveniently located between bedrooms. Screen-in pation with western exposure for gorgeous sunsets. Located in the popular all-age community of Milano, re

Key facts

• Tennis
• 2026 water heater
• Western exposure

Tags

• 2022 AC
• 2026 WATER HEATER
• WESTERN EXPOSURE
• COMMUNITY POOL
• COMMUNITY SPA
• TENNIS

Property features AI

Finance

• HOA & community: Mandatory HOA (professional management); Quarterly HOA fee; HOA covers cable, insurance, lawn/land maintenance, exterior pest control, and recreation facilities; Community amenities include basketball, community pool, community spa/hot tub, and tennis court; Non-gated community; One-time fee applies

Exterior

• Parking: Attached garage (1 car); Paved driveway
• Security: Manual shutters
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Low-rise building (1-3 stories); 2-story unit; Rear exposure facing west; Zero lot line
• Construction: Concrete block construction; Stucco exterior; Tile roof; Built in 2005
• Exterior features: Patio

Interior

• Kitchen: Electric cooktop; Dishwasher; Microwave; Refrigerator/Freezer
• Bedrooms: 3 bedrooms; Master bedroom upstairs
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Walk-in closet; Dining area combined with living; Screened lanai/porch; Laundry in residence; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $350k).
• Recommended offer: $318k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 1.7% in Bonita Springs — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#428 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: cost of living C-, health & safety D, amenities 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) — 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 78% at this address vs 58% district-wide (+20 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 (-1.1%/yr); 595 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 $5,528/mo this rent would consume 68% of the median local household income ($98k/yr) (locally 1006% 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 $10k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $98k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $318,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.58% ✓
• Cap rate: 12.48%
• Cash-on-cash: 22.10%
• DSCR: 1.98
• GRM: 5.3

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: 11.3%
• Equity multiple: 1.43×
• Total profit: $42,215
• Equity at exit: $52,186

10-year hold

• IRR: 17.7%
• Equity multiple: 2.25×
• Total profit: $122,876
• Equity at exit: $30,262

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 34110

• Rents YoY: -1.1%
• Active inventory: 595
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $5,528 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$91 /mo · $1,091/yr
• Insurance: −$146
• HOA: −$490
• Vacancy / Maint / Mgmt: −$1,161
• Net cashflow: $1,805

Break-even live

Break-even rent $3,243

Max offer price $350,000

Occupancy floor 62%

Sensitivity live

Price	-10% $2,003	-5% $1,904	+0% $1,805	+5% $1,706	+10% $1,607
Rent	-10% $1,368	-5% $1,587	+0% $1,805	+5% $2,023	+10% $2,242
Rate	-1.0pp $1,981	-0.5pp $1,894	base $1,805	+0.5pp $1,714	+1.0pp $1,622

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
16097 Ravina Way #36 Naples, FL	3.0	2.5	1580	$2,395	$1.52	21d	1	0.37mi
6522 Waverly Green Way Naples, FL	3.0	2.0	2039	$4,500	$2.21	24d	1	0.50mi
6478 Waverly Green Way Naples, FL	3.0	2.5	1711	$10,000	$5.84	24d	1	0.51mi
16208 Parque Ln Naples, FL	3.0	2.0	2000	$12,500	$6.25	24d	1	0.52mi
250 Willowick Dr Naples, FL	3.0	2.0	1469	$3,500	$2.38	24d	1	0.53mi
16188 Parque Ln Naples, FL	3.0	2.0	1974	$5,500	$2.79	24d	1	0.53mi
208 Erie Dr Unit 1355591P Naples, FL	3.0	2.0	1754	$5,550	$3.16	14d	1	0.60mi
5630 Sherborn Dr #202 Naples, FL	3.0	2.0	2005	$7,500	$3.74	24d	1	0.64mi
5455 Worthington Ln #103 Naples, FL	2.0	2.0	1202	$5,000	$4.16	24d	1	0.73mi
5455 Worthington Ln #202 Naples, FL	2.0	2.0	1427	$3,900	$2.73	24d	1	0.73mi
5870 3 Iron Dr Unit 4-401 Naples, FL	3.0	2.0	1633	$8,000	$4.90	24d	1	0.75mi
5963 Trophy Dr #2002 Naples, FL	2.0	2.0	2160	$8,000	$3.70	24d	1	0.77mi
6017 Trophy Dr #601 Naples, FL	3.0	2.0	2160	$8,000	$3.70	24d	1	0.78mi
5935 Northridge Dr Naples, FL	2.0	2.0	1671	$2,995	$1.79	24d	1	0.81mi
6029 Trophy Dr #301 Naples, FL	2.0	2.0	2160	$6,000	$2.78	24d	1	0.82mi
5885 Three Iron Dr #1102 Naples, FL	3.0	2.0	1633	$7,000	$4.29	24d	1	0.82mi
5892 Three Iron Dr #1504 Naples, FL	2.0	2.0	1793	$7,000	$3.90	24d	1	0.86mi
5765 Grande Reserve Way Unit 7-702 Naples, FL	2.0	2.0	1800	$7,500	$4.17	24d	1	0.86mi
16366 Barclay Ct Naples, FL	4.0	2.0	2034	$4,750	$2.34	21d	1	0.87mi
16366 Barclay Ct Naples, FL	4.0	2.0	2034	$4,750	$2.34	24d	1	0.87mi
5967 Sand Wedge Ln #106 Naples, FL	2.0	2.0	1540	$2,875	$1.87	24d	1	0.89mi
16210 Allura Cir Naples, FL	1.0–3.0	1.0–2.0	1078	$3,570	$3.31	14d	18	0.89mi
5145 Cobble Creek Ct #202 Naples, FL	2.0	2.0	1798	$2,600	$1.45	21d	1	0.89mi
16432 Aberdeen Way Naples, FL	4.0	2.0	2055	$4,200	$2.04	24d	1	0.90mi
5886 Paradise Cir Naples, FL	3.0	3.0	1922	$6,800	$3.54	24d	1	0.90mi
5325 Andover Dr #101 Naples, FL	2.0	2.0	1654	$5,250	$3.17	24d	1	0.91mi
5963 Sand Wedge Ln #205 Naples, FL	2.0	2.0	1478	$6,500	$4.40	24d	1	0.92mi
5963 Sand Wedge Ln #203 Naples, FL	2.0	2.0	1490	$5,750	$3.86	24d	1	0.92mi
5330 Andover Dr #102 Naples, FL	3.0	2.0	1740	$2,550	$1.47	24d	1	0.93mi
5945 Sand Wedge Ln #1003 Naples, FL	2.0	2.0	1490	$6,000	$4.03	24d	1	0.94mi
5941 Sand Wedge Ln #1206 Naples, FL	2.0	2.0	1540	$3,450	$2.24	24d	1	0.95mi
5130 Cobble Creek Ct Unit B202 Naples, FL	3.0	2.0	2050	$2,800	$1.37	14d	1	0.96mi
5937 Sand Wedge Ln #1507 Naples, FL	2.0	2.0	1540	$6,500	$4.22	24d	1	0.96mi
5360 Andover Dr #202 Naples, FL	3.0	2.0	1928	$6,500	$3.37	24d	1	0.97mi
5944 Sand Wedge Ln #1108 Naples, FL	2.0	2.0	1478	$6,250	$4.23	24d	1	0.98mi
194 Wickliffe Dr Naples, FL	3.0	2.0	1798	$3,500	$1.95	24d	1	0.98mi
5705 Heron Ln #806 Naples, FL	2.0	2.0	1540	$7,000	$4.55	24d	1	0.99mi
5923 Sand Wedge Ln #1906 Naples, FL	2.0	2.0	1540	$2,695	$1.75	21d	1	0.99mi
5940 Sand Wedge Ln #1407 Naples, FL	2.0	2.0	1540	$5,500	$3.57	24d	1	0.99mi
5632 Whisperwood Blvd #1601 Naples, FL	3.0	2.0	1856	$8,000	$4.31	24d	1	1.00mi

HOA detail condo

• Monthly dues: $490 · $5,880/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-19
   status $350,000 Active 106 DOM
2. 2026-06-15
   status $350,000 Pending With Contingencies 106 DOM
3. 2026-06-15
   days on market $350,000 Active 106 DOM
4. 2026-06-14
   pricedays on market $350,000 Active 104 DOM
5. 2026-06-10
   days on market $364,000 Active 101 DOM
6. 2026-06-09
   days on market $364,000 Active 100 DOM
7. 2026-06-08
   days on market $364,000 Active 99 DOM
8. 2026-06-07
   days on market $364,000 Active 98 DOM
9. 2026-06-03
   days on market $364,000 Active 94 DOM
10. 2026-06-02
    days on market $364,000 Active 93 DOM
11. 2026-06-01
    days on market $364,000 Active 92 DOM
12. 2026-05-31
    days on market $364,000 Active 91 DOM
13. 2026-05-30
    days on market $364,000 Active 90 DOM
14. 2026-04-02
    price $365,000
15. 2026-03-01
    listed $375,000 Active

ⓘ 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: $1,091 · $91/mo
• Projected year-2 tax: $2,905 · $242/mo
• Expected delta: +$1,814/yr (+$151/mo · 166.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 31 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $66,337
• − Mortgage interest: −$19,605
• − Property taxes: −$1,091
• − Insurance: −$1,750
• − Repairs & maintenance: −$5,307
• − Management: −$5,307
• − HOA: −$5,880
• − Depreciation: −$10,182
• Taxable income: $17,214
• Est. tax owed @ 24.0%: −$4,131
• After-tax cash flow: $17,528/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 — Bonita Springs

• Score: 70/100
• State rank: #428
• US rank: #7576

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collier County · 396,295 people
• City population: 64,727
• Metro: Naples-Marco Island, FL
• Population (ZIP): 25,630
• Household income: $97,564
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 1006.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 9% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -172.68%
• Current HPI: 267.4644
• Rent YoY: ▼ -1.06%
• 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

-2.7% since first listed

2 events — show timeline

• 2026-04-02 Price Changed $365,000 BEARMLS
• 2026-03-01 Listed $375,000 BEARMLS

Property tax history

+4.0%/yr

Latest (2025): $1,091 · +2.8% YoY. Source: county tax records.