546 4th Ave S #7 · Naples, FL 34102

$418,000

1 bd · 1.0 ba · 580 sqft · Condo public records · 79 Days on market

Built 1964 $301/mo HOA · 6% 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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• 1% rule +6.5/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Premier location within Olde Naples, five blocks to Naples famed beaches and half a block to the restaurants and shopping of Fifth Ave South! This charming 1 bedroom 1 bath condominium with pool views will steal your heart. Featuring recent renovations including an open kitchen with handsome raised panel cabinetry, stainless appliances, 2020 Samsung dishwasher, plantation shutters, new a/c, updated bath with walk-in shower, hard surface flooring throughout, offered turnkey furnished, excessive storage and a rental policy allowing for 12 rentals annually, not more than one rental per month. Sleeper sofa for additional guests comfort. Pet-friendly for owners and tenants! Step outside your home to walk to the shopping and dining on 5th Ave S. Your morning routine will include stopping by one of the many coffee shops on 5th Ave, walking to the beach, then taking a dip in the community pool and later heading out for an evening of fun and romance in Olde Naples. Exceptionally well run association with strong reserves and very little turnover. Reach out to listing agent for additional information.

Key facts

• Turnkey condo
• Walkable location
• $301 HOA

Tags

• HIGHLY SOUGHT-AFTER LOCATION
• TURNKEY CONDO
• STAINLESS STEEL APPLIANCES
• PRISTINE RESIDENT POOL
• WALKABLE LOCATION

Property features AI

Finance

• Other: Unit is one of 18 units in the building and one of 18 units in the complex; Single-unit floor layout
• Financial info: Condo fee is charged quarterly
• HOA & community: Mandatory HOA; professional management; Quarterly condo fee; HOA covers cable, insurance, internet/Wi-Fi access, laundry facilities, lawn/land maintenance, legal/accounting, manager, exterior pest control, street maintenance, trash removal, and water; Community amenities include common laundry and a community pool; Non-gated community; Total annual recurring HOA fees listed

Exterior

• Parking: Parking information not provided
• Security: Impact-resistant windows (storm protection)
• Utilities: Central water; Private sewer; Cable available
• Home design: Residential low-rise building (1–3 stories); 2-story building; unit in a 1-floor section; Rear exposure facing east; Located in Olde Naples (Essex House, Subdivision 046600)
• Construction: Concrete block construction; Shingle roof; Built in 1964
• Exterior features: Stucco exterior; Impact-resistant windows; Pool/club view; Central irrigation; City-maintained road; Regular lot; condo-measured dimensions; No RV or truck allowed

Interior

• Kitchen: Electric cooktop; Dishwasher; Garbage disposal; Eat-in kitchen / dining area
• Bedrooms: 1 bedroom — master on ground level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom with combo tub and shower
• Heating & cooling: Window unit heat; Ceiling fans; Window unit cooling; Zoned cooling
• Interior features: Cable prewire; Smoke detectors; Great room floor plan; Turnkey furnished; One ceiling fan
• Laundry & utility: Common laundry (HOA-provided)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $418k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $418k).
• Recommended offer: $393k (6.0% 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.
• Zoned schools: Lake Park Elementary School (math 76% / reading 77%, grade A, #185 of 2,144 statewide, top 9%, 502 students, 39% FRL); Naples High School (math 47% / reading 52%, grade D, #179 of 667 statewide, top 29%, 1,719 students, 39% FRL) — zoned schools average 39% FRL vs 55% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+8.8%/yr); 614 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• In year one you build about $20k of equity ($3k loan paydown + $17k 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 $117k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($393k) is reasonable based on typical stale-listing flexibility.
• 9 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 $320k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $392,920 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.15% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.74%
• DSCR: 1.39
• GRM: 7.2

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: 17.5%
• Equity multiple: 2.09×
• Total profit: $127,816
• Equity at exit: $213,975

10-year hold

• IRR: 20.9%
• Equity multiple: 4.73×
• Total profit: $436,139
• Equity at exit: $351,614

Cash invested: $117,040 (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: 7.2×

Monthly cashflow live

• Estimated rent: $4,820 high
• Mortgage (P&I): −$2,192
• Tax from tax record: −$288 /mo · $3,455/yr
• Insurance: −$174
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$301
• Vacancy / Maint / Mgmt: −$1,012
• Net cashflow: $426

Break-even live

Break-even rent $4,281

Max offer price $418,000

Occupancy floor 86%

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: $104,500
• Closing costs: $12,540
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
540 4th Ave S #13 Naples, FL	1.0	1.0	580	$5,000	$8.62	23d	1	0.00mi
480 5th St S #102 Naples, FL	1.0	1.0	600	$6,500	$10.83	23d	1	0.04mi
655 8th Ave S Unit 1504166P Naples, FL	1.0	1.0	505	$5,346	$10.59	13d	1	0.27mi
666 3rd St S Naples, FL	1.0–2.0	1.0–2.0	932	$2,500	$2.68	13d	2	0.29mi
175 5th Ave S Naples, FL	2.0	2.0	732	$14,000	$19.13	23d	2	0.30mi
101 8th St S Naples, FL	1.0	1.0–2.0	940	$12,600	$13.40	23d	4	0.34mi
101 8th St S Naples, FL	1.0	1.0–2.0	940	$12,600	$13.40	13d	4	0.34mi
291 8th Ave S Unit 291A Naples, FL	1.0	1.0	550	$3,900	$7.09	23d	1	0.36mi
960 7th St S #103 Naples, FL	1.0	1.0	534	$5,000	$9.36	23d	1	0.43mi
940 3rd St S Naples, FL	1.0–2.0	1.0–2.0	870	$2,800	$3.22	23d	2	0.43mi
950 7th Ave S #23 Naples, FL	1.0	1.0	631	$3,250	$5.15	13d	1	0.44mi
980 7th Ave S Naples, FL	1.0	1.0	540	$7,500	$13.89	23d	2	0.45mi
473 12th Ave S Naples, FL	1.0–2.0	1.0–2.0	700	$3,000	$4.29	23d	2	0.64mi
803 River Point Dr Unit 201B Naples, FL	1.0	1.0	715	$2,300	$3.22	23d	1	0.75mi
1295 Gulf Shore Blvd S #218 Naples, FL	2.0	2.0	662	$10,479	$15.83	23d	1	0.80mi
1360 Chesapeake Ave Unit 1372 Naples, FL	1.0	1.0	600	$1,850	$3.08	23d	1	1.08mi
1950 Mayfair ST Unit 817 Naples, FL	1.0	1.0	710	$3,295	$4.64	13d	1	1.25mi
1950 Mayfair ST Unit 1021 Naples, FL	1.0	1.0	710	$3,520	$4.96	13d	1	1.25mi
1950 Mayfair ST Unit 802 Naples, FL	1.0	1.0	710	$3,355	$4.73	13d	1	1.25mi
1950 Mayfair ST Unit 716 Naples, FL	1.0	1.0	710	$3,330	$4.69	13d	1	1.25mi
1950 Mayfair ST Unit 921 Naples, FL	1.0	1.0	710	$3,420	$4.82	13d	1	1.25mi
1950 Mayfair St Naples, FL	3.0	1.0–3.5	1514	$5,505	$3.63	13d	109	1.28mi
2134 Palm St Naples, FL	1.0	1.0	600	$7,500	$12.50	23d	1	1.44mi

HOA detail condo

• Monthly dues: $301 · $3,612/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 40 events

1. 2026-06-18
   days on market $418,000 Active 79 DOM
2. 2026-06-17
   days on market $418,000 Active 78 DOM
3. 2026-06-16
   days on market $418,000 Active 77 DOM
4. 2026-06-15
   days on market $418,000 Active 76 DOM
5. 2026-06-14
   days on market $418,000 Active 74 DOM
6. 2026-06-10
   days on market $418,000 Active 71 DOM
7. 2026-06-09
   days on market $418,000 Active 70 DOM
8. 2026-06-08
   days on market $418,000 Active 69 DOM
9. 2026-06-07
   days on market $418,000 Active 68 DOM
10. 2026-06-03
    days on market $418,000 Active 64 DOM
11. 2026-06-02
    days on market $418,000 Active 63 DOM
12. 2026-06-01
    days on market $418,000 Active 62 DOM
13. 2026-05-31
    days on market $418,000 Active 61 DOM
14. 2026-05-30
    days on market $418,000 Active 60 DOM
15. 2026-04-02
    historical $7,000
16. 2026-03-31
    listed $418,000 Active
17. 2026-01-08
    listed $7,000
18. 2026-01-08
    historical $7,000
19. 2025-10-08
    listed $7,000
20. 2021-03-26
    soldstatus $320,000 Sold 1107-char remark

    Show marketing remark (1107 chars)

    Premier location within Olde Naples, five blocks to Naples famed beaches and half a block to the restaurants and shopping of Fifth Ave South! This charming 1 bedroom 1 bath condominium with pool views will steal your heart. Featuring recent renovations including an open kitchen with handsome raised panel cabinetry, stainless appliances, 2020 Samsung dishwasher, plantation shutters, new a/c, updated bath with walk-in shower, hard surface flooring throughout, offered turnkey furnished, excessive storage and a rental policy allowing for 12 rentals annually, not more than one rental per month. Sleeper sofa for additional guests comfort. Pet-friendly for owners and tenants! Step outside your home to walk to the shopping and dining on 5th Ave S. Your morning routine will include stopping by one of the many coffee shops on 5th Ave, walking to the beach, then taking a dip in the community pool and later heading out for an evening of fun and romance in Olde Naples. Exceptionally well run association with strong reserves and very little turnover. Reach out to listing agent for additional information.

21. 2021-02-02
    status Pending With Contingencies 1107-char remark

    Show marketing remark (1107 chars)

    Premier location within Olde Naples, five blocks to Naples famed beaches and half a block to the restaurants and shopping of Fifth Ave South! This charming 1 bedroom 1 bath condominium with pool views will steal your heart. Featuring recent renovations including an open kitchen with handsome raised panel cabinetry, stainless appliances, 2020 Samsung dishwasher, plantation shutters, new a/c, updated bath with walk-in shower, hard surface flooring throughout, offered turnkey furnished, excessive storage and a rental policy allowing for 12 rentals annually, not more than one rental per month. Sleeper sofa for additional guests comfort. Pet-friendly for owners and tenants! Step outside your home to walk to the shopping and dining on 5th Ave S. Your morning routine will include stopping by one of the many coffee shops on 5th Ave, walking to the beach, then taking a dip in the community pool and later heading out for an evening of fun and romance in Olde Naples. Exceptionally well run association with strong reserves and very little turnover. Reach out to listing agent for additional information.

22. 2020-11-16
    listed $345,000 Active 1107-char remark

    Show marketing remark (1107 chars)

    Premier location within Olde Naples, five blocks to Naples famed beaches and half a block to the restaurants and shopping of Fifth Ave South! This charming 1 bedroom 1 bath condominium with pool views will steal your heart. Featuring recent renovations including an open kitchen with handsome raised panel cabinetry, stainless appliances, 2020 Samsung dishwasher, plantation shutters, new a/c, updated bath with walk-in shower, hard surface flooring throughout, offered turnkey furnished, excessive storage and a rental policy allowing for 12 rentals annually, not more than one rental per month. Sleeper sofa for additional guests comfort. Pet-friendly for owners and tenants! Step outside your home to walk to the shopping and dining on 5th Ave S. Your morning routine will include stopping by one of the many coffee shops on 5th Ave, walking to the beach, then taking a dip in the community pool and later heading out for an evening of fun and romance in Olde Naples. Exceptionally well run association with strong reserves and very little turnover. Reach out to listing agent for additional information.

23. 2020-11-15
    historical
24. 2020-06-02
    price $345,000
25. 2020-06-02
    status Active
26. 2020-05-04
    status Pending With Contingencies
27. 2019-11-15
    listed $359,900 Active
28. 2016-03-08
    price $302,500
29. 2016-03-03
    soldstatus $302,500
30. 2016-03-01
    soldstatus $302,500 Sold
31. 2016-01-19
    historical
32. 2016-01-19
    price $310,000
33. 2015-12-07
    listed $310,000 Active
34. 2014-07-01
    listed $205,000
35. 2014-07-01
    soldstatus $200,000
36. 2014-06-30
    soldstatus $200,000
37. 2010-10-20
    soldstatus $138,900
38. 2010-10-15
    soldstatus $138,900
39. 2010-08-19
    listed $138,900
40. 1988-12-01
    soldstatus $57,500

ⓘ 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: $3,455 · $288/mo
• Projected year-2 tax: $3,469 · $289/mo
• Expected delta: +$14/yr (+$1/mo · 0.4%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 98% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $57,842
• − Mortgage interest: −$23,414
• − Property taxes: −$3,455
• − Insurance: −$7,208
• − Repairs & maintenance: −$4,627
• − Management: −$4,627
• − HOA: −$3,612
• − Depreciation: −$12,160
• Taxable loss: −$1,263
• Est. tax savings @ 24.0%: +$303
• After-tax cash flow: $5,418/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

-87.8% since first listed

26 events — show timeline

• 2026-04-02 Rental Removed $7,000 FGCMLS
• 2026-03-31 Listed $418,000 NAPLESMLS
• 2026-01-08 Listed for Rent $7,000 FGCMLS
• 2026-01-08 Rental Removed $7,000 NAPLESMLS
• 2025-10-08 Listed for Rent $7,000 NAPLESMLS
• 2021-03-26 Sold (MLS) $320,000 NAPLESMLS
• 2021-02-02 Pending — NAPLESMLS
• 2020-11-16 Listed $345,000 NAPLESMLS
• 2020-11-15 Listing Removed — NAPLESMLS
• 2020-06-02 Price Changed $345,000 NAPLESMLS
• 2020-06-02 Relisted — NAPLESMLS
• 2020-05-04 Pending — NAPLESMLS
• 2019-11-15 Listed $359,900 NAPLESMLS
• 2016-03-08 Price Changed $302,500 NAPLESMLS
• 2016-03-03 Sold (Public Records) $302,500 Public Records
• 2016-03-01 Sold (MLS) $302,500 NAPLESMLS
• 2016-01-19 Price Changed $310,000 NAPLESMLS
• 2016-01-19 Listing Removed — NAPLESMLS
• 2015-12-07 Listed $310,000 NAPLESMLS
• 2014-07-01 Sold (Public Records) $200,000 Public Records
• 2014-07-01 Listed $205,000 NAPLESMLS
• 2014-06-30 Sold (MLS) $200,000 NAPLESMLS
• 2010-10-20 Sold (Public Records) $138,900 Public Records
• 2010-10-15 Sold (MLS) $138,900 NAPLESMLS
• 2010-08-19 Listed $138,900 NAPLESMLS
• 1988-12-01 Sold (Public Records) $57,500 Public Records

Property tax history

+9.9%/yr

Latest (2025): $3,455 · +11.3% YoY. Source: county tax records.