5 High Point Cir W #211 · Naples, FL 34103

$235,000

2 bd · 2.0 ba · 871 sqft · Condo public records · 74 Days on market

Built 1972 $917/mo HOA · 20% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Now offered TURN KEY, Everything included. Ready to move in or rent out. Enjoy a RARE 30 day minimum rental policy in this Bright, Upgraded Immaculate condo. Newer Full Size Washer and Dryer in Unit. Brand new water heater, Beauty Rest King mattress and 5G Router. Professionally designed interior for easy living and ready to enjoy or rent for great income. High Point Country Club is known as the Friendliest Country Club in Naples. Wonderful location just off 41, across from Park Shore. Enjoy paradise and free golf, 6 pools, clubhouse, and a full social calendar. Extra storage on the same floor, just a few steps away. High Point is one mile to the Beach and so close to 5th Ave, Waterside Shops, Venetian Village and Mercado. This building has its own Community Room for meetings and available for your entertaining.

Key facts

• Granite counter
• Split floor plan
• Screened lanai

Tags

• SPLIT FLOOR PLAN
• SCREENED LANAI
• REMODELED MAIN BATHROOM
• WALK-IN SHOWER
• GRANITE COUNTER
• WHITE SHAKER CABINET

Property features AI

Finance

• Other: Part of a complex with 472 units; 50 units in building; 2 units per floor; single-floor building
• HOA & community: Mandatory HOA with professional management; Quarterly HOA fee; HOA covers cable, insurance, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, exterior pest control, recreation facilities, reserves, sewer, trash removal, and water; Community amenities include clubhouse, community pool, exercise room, business center, community room, extra storage, golf course (golf-bundled), tennis courts, bocce court, shuffleboard, bike and jog paths, sidewalks, picnic/BBQ areas, hobby room

Exterior

• Parking: 1 assigned parking space; Guest parking available
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential low-rise building (1–3 stories); Corner building; Rear exposure faces northwest; Located in HIGH POINT / High Point Country Club
• Construction: Concrete block construction; Stucco exterior; Tile roof; Built in 1972
• Exterior features: Automatic sprinkler system; Extra storage

Interior

• Kitchen: Electric cooktop; Dishwasher; Disposal; Microwave; Refrigerator/ice maker; Pantry
• Bedrooms: 2 bedrooms (split bedroom floor plan)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Primary bathroom with shower only
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Foyer; High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Window coverings; Dining area within living room; Screened balcony; Common elevator; Turnkey furnished
• Laundry & utility: Washer and dryer in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $235k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $235k).
• Recommended offer: $221k (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 (+14.6%/yr); 479 active listings in the ZIP; 15 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).
• At $4,556/mo this rent would consume 47% of the median local household income ($117k/yr) (locally 311% 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 $7k 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 + 8.0% rent growth), your $66k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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 1972 — 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: 1.94% ✓
• Cap rate: 12.14%
• Cash-on-cash: 20.88%
• DSCR: 1.93
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 1.90×
• Total profit: $59,483
• Equity at exit: $35,039

10-year hold

• IRR: 32.7%
• Equity multiple: 4.92×
• Total profit: $257,609
• Equity at exit: $20,319

Cash invested: $65,800 (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 34103

• Rents YoY: 14.6%
• Active inventory: 479
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $4,556 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$207 /mo · $2,484/yr
• Insurance: −$98
• HOA: −$917
• Vacancy / Maint / Mgmt: −$957
• Net cashflow: $1,145

Break-even live

Break-even rent $3,107

Max offer price $235,000

Occupancy floor 70%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 High Point Cir S #303 Naples, FL	2.0	2.0	1015	$5,500	$5.42	23d	1	0.19mi
3030 Binnacle Dr #201 Naples, FL	2.0	2.0	1092	$5,000	$4.58	23d	1	0.40mi
788 Park Shore Dr Naples, FL	1.0–2.0	1.5–2.0	931	$5,500	$5.90	13d	3	0.42mi
820 Ketch Dr #3 Naples, FL	2.0	2.0	1100	$5,500	$5.00	23d	1	0.45mi
820 Ketch Dr #2 Naples, FL	2.0	2.0	1100	$5,700	$5.18	23d	1	0.45mi
333 Harbour Dr #211 Naples, FL	2.0	2.0	975	$5,500	$5.64	13d	1	0.91mi
600 Neapolitan Way Naples, FL	1.0–2.0	2.0	832	$5,200	$6.25	23d	2	0.93mi
3200 Gulf Shore Blvd N #105 Naples, FL	2.0	2.0	1116	$8,500	$7.62	23d	1	1.02mi
4523 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	23d	1	1.03mi
4525 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	23d	1	1.03mi
2170 Gulf Shore Blvd N Unit 41E Naples, FL	1.0	1.0	682	$6,000	$8.80	23d	1	1.30mi
1400 Pompei Ln Naples, FL	2.0	2.0	1012	$1,888	$1.86	23d	2	1.41mi
1400 Pompei Ln Unit O-21 Naples, FL	2.0	2.0	1025	$2,200	$2.15	23d	1	1.42mi
1400 Pompei Ln Unit S-21 Naples, FL	2.0	2.0	1025	$3,000	$2.93	23d	1	1.42mi
1950 Gulf Shore Blvd N Naples, FL	2.0	2.0	1060	$7,250	$6.84	23d	2	1.47mi

HOA detail condo

• Monthly dues: $917 · $11,004/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-18
   days on market $235,000 Active 74 DOM
2. 2026-06-17
   days on market $235,000 Active 73 DOM
3. 2026-06-16
   days on market $235,000 Active 72 DOM
4. 2026-06-15
   days on market $235,000 Active 71 DOM
5. 2026-06-14
   days on market $235,000 Active 69 DOM
6. 2026-06-10
   days on market $235,000 Active 66 DOM
7. 2026-06-09
   days on market $235,000 Active 65 DOM
8. 2026-06-08
   days on market $235,000 Active 64 DOM
9. 2026-06-07
   days on market $235,000 Active 63 DOM
10. 2026-06-03
    days on market $235,000 Active 59 DOM
11. 2026-06-02
    days on market $235,000 Active 58 DOM
12. 2026-06-01
    days on market $235,000 Active 57 DOM
13. 2026-05-31
    days on market $235,000 Active 56 DOM
14. 2026-05-30
    days on market $235,000 Active 55 DOM
15. 2026-05-12
    price $235,000
16. 2026-04-05
    historical $3,500
17. 2026-04-05
    listed $245,000 Active
18. 2026-01-08
    listed $3,500
19. 2026-01-08
    historical $3,500
20. 2025-11-15
    price $3,500
21. 2025-10-09
    price $4,000
22. 2025-08-29
    price $4,250
23. 2025-06-12
    listed $4,500
24. 2025-05-26
    historical $4,500
25. 2024-05-26
    listed $4,500
26. 2024-05-24
    historical $2,800
27. 2024-05-23
    listed $2,800
28. 2021-10-18
    soldstatus $220,000 Sold 823-char remark

    Show marketing remark (823 chars)

    Now offered TURN KEY, Everything included. Ready to move in or rent out. Enjoy a RARE 30 day minimum rental policy in this Bright, Upgraded Immaculate condo. Newer Full Size Washer and Dryer in Unit. Brand new water heater, Beauty Rest King mattress and 5G Router. Professionally designed interior for easy living and ready to enjoy or rent for great income. High Point Country Club is known as the Friendliest Country Club in Naples. Wonderful location just off 41, across from Park Shore. Enjoy paradise and free golf, 6 pools, clubhouse, and a full social calendar. Extra storage on the same floor, just a few steps away. High Point is one mile to the Beach and so close to 5th Ave, Waterside Shops, Venetian Village and Mercado. This building has its own Community Room for meetings and available for your entertaining.

29. 2021-04-15
    status Pending With Contingencies 823-char remark

    Show marketing remark (823 chars)

    Now offered TURN KEY, Everything included. Ready to move in or rent out. Enjoy a RARE 30 day minimum rental policy in this Bright, Upgraded Immaculate condo. Newer Full Size Washer and Dryer in Unit. Brand new water heater, Beauty Rest King mattress and 5G Router. Professionally designed interior for easy living and ready to enjoy or rent for great income. High Point Country Club is known as the Friendliest Country Club in Naples. Wonderful location just off 41, across from Park Shore. Enjoy paradise and free golf, 6 pools, clubhouse, and a full social calendar. Extra storage on the same floor, just a few steps away. High Point is one mile to the Beach and so close to 5th Ave, Waterside Shops, Venetian Village and Mercado. This building has its own Community Room for meetings and available for your entertaining.

30. 2021-03-17
    price $187,000 823-char remark

    Show marketing remark (823 chars)

    Now offered TURN KEY, Everything included. Ready to move in or rent out. Enjoy a RARE 30 day minimum rental policy in this Bright, Upgraded Immaculate condo. Newer Full Size Washer and Dryer in Unit. Brand new water heater, Beauty Rest King mattress and 5G Router. Professionally designed interior for easy living and ready to enjoy or rent for great income. High Point Country Club is known as the Friendliest Country Club in Naples. Wonderful location just off 41, across from Park Shore. Enjoy paradise and free golf, 6 pools, clubhouse, and a full social calendar. Extra storage on the same floor, just a few steps away. High Point is one mile to the Beach and so close to 5th Ave, Waterside Shops, Venetian Village and Mercado. This building has its own Community Room for meetings and available for your entertaining.

31. 2021-02-16
    listed $185,000 Active 823-char remark

    Show marketing remark (823 chars)

    Now offered TURN KEY, Everything included. Ready to move in or rent out. Enjoy a RARE 30 day minimum rental policy in this Bright, Upgraded Immaculate condo. Newer Full Size Washer and Dryer in Unit. Brand new water heater, Beauty Rest King mattress and 5G Router. Professionally designed interior for easy living and ready to enjoy or rent for great income. High Point Country Club is known as the Friendliest Country Club in Naples. Wonderful location just off 41, across from Park Shore. Enjoy paradise and free golf, 6 pools, clubhouse, and a full social calendar. Extra storage on the same floor, just a few steps away. High Point is one mile to the Beach and so close to 5th Ave, Waterside Shops, Venetian Village and Mercado. This building has its own Community Room for meetings and available for your entertaining.

32. 2021-02-12
    historical
33. 2021-01-07
    price $185,000
34. 2020-11-16
    listed $189,000 Active
35. 2013-04-02
    soldstatus $82,000
36. 2012-01-29
    listed $99,900
37. 1991-05-01
    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: $2,484 · $207/mo
• Projected year-2 tax: $2,484 · $207/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 (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $54,668
• − Mortgage interest: −$13,164
• − Property taxes: −$2,484
• − Insurance: −$1,175
• − Repairs & maintenance: −$4,373
• − Management: −$4,373
• − HOA: −$11,004
• − Depreciation: −$6,836
• Taxable income: $11,259
• Est. tax owed @ 24.0%: −$2,702
• After-tax cash flow: $11,035/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): 11,299
• Household income: $116,875
• Rent vs Own: 14.1% rent · 85.9% own
• Severe rent burden: 311.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 10% Two or more races 8% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 2% Portuguese 2%
• Foreign-born: 13% · Canada
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 2% 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: ▼ -327.53%
• Current HPI: 315.1396
• Rent YoY: ▲ 14.55%
• 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

+308.7% since first listed

23 events — show timeline

• 2026-05-12 Price Changed $235,000 NAPLESMLS
• 2026-04-05 Rental Removed $3,500 FGCMLS
• 2026-04-05 Listed $245,000 NAPLESMLS
• 2026-01-08 Listed for Rent $3,500 FGCMLS
• 2026-01-08 Rental Removed $3,500 NAPLESMLS
• 2025-11-15 Price Changed $3,500 NAPLESMLS
• 2025-10-09 Price Changed $4,000 NAPLESMLS
• 2025-08-29 Price Changed $4,250 NAPLESMLS
• 2025-06-12 Listed for Rent $4,500 NAPLESMLS
• 2025-05-26 Rental Removed $4,500 NAPLESMLS
• 2024-05-26 Listed for Rent $4,500 NAPLESMLS
• 2024-05-24 Rental Removed $2,800 NAPLESMLS
• 2024-05-23 Listed for Rent $2,800 NAPLESMLS
• 2021-10-18 Sold (MLS) $220,000 NAPLESMLS
• 2021-04-15 Pending — NAPLESMLS
• 2021-03-17 Price Changed $187,000 NAPLESMLS
• 2021-02-16 Listed $185,000 NAPLESMLS
• 2021-02-12 Listing Removed — NAPLESMLS
• 2021-01-07 Price Changed $185,000 NAPLESMLS
• 2020-11-16 Listed $189,000 NAPLESMLS
• 2013-04-02 Sold (Public Records) $82,000 Public Records
• 2012-01-29 Listed $99,900 NAPLESMLS
• 1991-05-01 Sold (Public Records) $57,500 Public Records

Property tax history

+9.3%/yr

Latest (2025): $2,484 · +3.8% YoY. Source: county tax records.