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

$215,000

2 bd · 2.0 ba · 871 sqft · Condo public records · 9 Days on market

Built 1972 Fair condition $247/sqft · 15% below area Est $320k · 33% under $917/mo HOA · 16% of rent

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.6/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Bright and cheerful 2 bedroom, 2 bathroom split floor plan residence in the highly desirable High Point Country Club with bundled golf. Enjoy this well-maintained unit featuring a spacious layout and screened lanai for relaxing with sunrise coffee or evening sunsets. Remodeled main bathroom offers walk-in shower with frameless glass door, granite counter, white shaker cabinet, wainscotting on the wall and nice tile finishes in the shower. 2nd bathroom features a shower/tub combo and a single vanity. With already established rental history and already a season 2027 3 month tenant in place which is optional to take offer, this is a win and a true hidden gem in the heart of Naples.

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

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $215k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $215k).
• Cap rate 18.0% vs local median 2.4% in Naples — 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 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); Gulfview Middle School (math 78% / reading 68%, grade A, #44 of 571 statewide, top 8%, 582 students, 40% 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); 543 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $5,706/mo this rent would consume 59% of the median local household income ($117k/yr) — 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 $1k of loan paydown is wiped out by about $6k 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 $60k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $215,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.65% ✓
• Cap rate: 18.04%
• Cash-on-cash: 41.96%
• DSCR: 2.87
• GRM: 3.1

CMA / ARV

• ARV (median comp): $319,619
• List price: $215,000
• Delta: -32.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
788 Park Shore Dr Unit H39	0.45mi	1/1.5 (-1)	848 (-3%)	0mo	$260,295	$307	67
600 Neapolitan Way #341	1.00mi	2/2.0	864 (-1%)	0mo	$350,000	$405	63
3150 Binnacle Dr #207	0.32mi	2/2.0	1,000 (+15%)	0mo	$220,000	$220	60
21 High Point Cir E #601	0.27mi	2/2.0	1,015 (+16%)	3mo	$325,000	$320	60
29 High Point Cir E #308	0.29mi	2/2.0	1,080 (+24%)	2mo	$339,500	$314	59
1012 Ridge St	0.22mi	2/1.0	671 (-23%)	2mo	$480,000	$715	59
750 Mooring Line Dr #105	1.00mi	2/2.0	843 (-3%)	1mo	$288,000	$342	59
3150 Binnacle Dr #210	0.32mi	2/2.0	1,000 (+15%)	2mo	$198,000	$198	59
788 Park Shore Dr Unit E20	0.45mi	2/2.0	1,015 (+16%)	2mo	$455,000	$448	53
2000 Alamanda Dr #104	1.16mi	2/2.0	1,030 (+18%)	2mo	$320,000	$311	38
555 Park Shore Dr Unit B-412	0.88mi	2/2.0	1,045 (+20%)	3mo	$339,000	$324	38
555 Park Shore Dr Unit B109	0.88mi	1/2.0 (-1)	1,045 (+20%)	0mo	$385,000	$368	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 45.7%
• Equity multiple: 3.16×
• Total profit: $130,028
• Equity at exit: $32,057

10-year hold

• IRR: 54.2%
• Equity multiple: 8.07×
• Total profit: $425,739
• Equity at exit: $18,589

Cash invested: $60,200 (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 →

Active competition Active MLS

• For sale now: 3 active · 3 under contract
• Median asking: $465,000 ($468/sqft)
• Median days on market: 110 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -21.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34103

• Rents YoY: 14.6%
• Active inventory: 543
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $5,706 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$917
• Vacancy / Maint / Mgmt: −$1,198
• Net cashflow: $2,105

Break-even live

Break-even rent $3,042

Max offer price $215,000

Occupancy floor 58%

Sensitivity live

Price	-10% $2,253	-5% $2,179	+0% $2,105	+5% $2,031	+10% $1,956
Rent	-10% $1,654	-5% $1,880	+0% $2,105	+5% $2,330	+10% $2,556
Rate	-1.0pp $2,213	-0.5pp $2,160	base $2,105	+0.5pp $2,049	+1.0pp $1,993

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: $53,750
• Closing costs: $6,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 High Point Cir W Naples, FL	2.0	2.0	1100	$4,850	$4.41	6d	2	0.01mi
3370 10th St N #1312 Naples, FL	2.0	2.0	1066	$5,500	$5.16	6d	1	0.06mi
45 High Point Cir S #303 Naples, FL	2.0	2.0	1015	$5,500	$5.42	119d	1	0.19mi
45 High Point Cir S #303 Naples, FL	2.0	2.0	1015	$5,500	$5.42	6d	1	0.19mi
41 High Point Cir S #104 Naples, FL	2.0	2.0	1015	$3,900	$3.84	6d	1	0.23mi
3150 Binnacle Dr Apt 217 Naples, FL	2.0	2.0	1000	$5,000	$5.00	6d	1	0.32mi
3030 Binnacle Dr #201 Naples, FL	2.0	2.0	1092	$5,000	$4.58	119d	1	0.40mi
788 Park Shore Dr Naples, FL	1.0–2.0	1.5–2.0	931	$5,300	$5.69	6d	3	0.42mi
788 Park Shore Dr Naples, FL	1.0–2.0	1.5–2.0	931	$5,500	$5.90	109d	3	0.42mi
1266 Michigan Ave Unit 1073515P Naples, FL	2.0–4.0	2.0–4.0	1361	$4,858	$3.57	0d	2	0.45mi
820 Ketch Dr #3 Naples, FL	2.0	2.0	1100	$5,500	$5.00	119d	1	0.45mi
820 Ketch Dr #2 Naples, FL	2.0	2.0	1100	$5,700	$5.18	119d	1	0.45mi
820 Ketch Dr #8 Naples, FL	2.0	2.0	1100	$5,700	$5.18	6d	1	0.45mi
555 Park Shore Dr Unit B302 Naples, FL	1.0	1.5	1045	$4,800	$4.59	6d	1	0.90mi
555 Park Shore Dr Unit B513 Naples, FL	2.0	2.0	1045	$5,800	$5.55	6d	1	0.90mi
555 Park Shore Dr Unit B309 Naples, FL	1.0	2.0	1045	$5,000	$4.78	6d	1	0.90mi
555 Park Shore Dr Unit B407 Naples, FL	1.0	2.0	1045	$4,800	$4.59	6d	1	0.90mi
333 Harbour Dr Naples, FL	2.0	2.0	1090	$6,250	$5.73	4d	2	0.91mi
333 Harbour Dr #211 Naples, FL	2.0	2.0	975	$5,500	$5.64	109d	1	0.91mi
600 Neapolitan Way Naples, FL	1.0–2.0	2.0	832	$5,200	$6.25	119d	2	0.93mi
3200 Gulf Shore Blvd N #105 Naples, FL	2.0	2.0	1116	$8,500	$7.62	119d	1	1.02mi
4523 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	119d	1	1.03mi
4525 Fluvia Ave Naples, FL	2.0	1.0	1050	$4,500	$4.29	6d	1	1.03mi
600 Neapolitan Way Unit 1073555P Naples, FL	1.0–2.0	2.0	861	$3,348	$3.89	0d	2	1.03mi
2000 Alamanda Dr #206 Naples, FL	2.0	2.0	1030	$3,950	$3.83	6d	1	1.15mi
1900 Alamanda Dr #107 Naples, FL	2.0	2.0	950	$5,500	$5.79	0d	1	1.20mi
2170 Gulf Shore Blvd N Unit 41E Naples, FL	1.0	1.0	682	$6,000	$8.80	6d	1	1.30mi
2170 Gulf Shore Blvd N Unit 41E Naples, FL	1.0	1.0	682	$6,000	$8.80	119d	1	1.30mi
1400 Pompei Ln Naples, FL	2.0	2.0	1012	$1,888	$1.86	119d	2	1.41mi
1400 Pompei Ln #6 Naples, FL	2.0	2.0	1100	$1,800	$1.64	6d	1	1.41mi
1400 Pompei Ln Unit O-21 Naples, FL	2.0	2.0	1025	$2,200	$2.15	119d	1	1.42mi
1400 Pompei Ln Unit S-21 Naples, FL	2.0	2.0	1025	$3,000	$2.93	119d	1	1.42mi
2121 Gulf Shore Blvd N #503 Naples, FL	2.0	2.0	905	$10,000	$11.05	6d	1	1.45mi
1950 Gulf Shore Blvd N Naples, FL	2.0	2.0	1060	$6,500	$6.13	6d	2	1.47mi
1950 Gulf Shore Blvd N Naples, FL	2.0	2.0	1060	$7,250	$6.84	119d	2	1.47mi

Property features AI

Exterior

• Home design: CondominiumSingle-story buildingUnit within a 50-unit building
• Exterior features: Community pool

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Air conditioningBuilding elevatorBuilding fitness center
• Laundry & utility: Washer and dryer included

HOA detail $917/mo · $11,004/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-24
   days on market $215,000 Active 9 DOM
2. 2026-09-23
   days on market $215,000 Active 8 DOM
3. 2026-09-22
   days on market $215,000 Active 7 DOM
4. 2026-09-21
   days on market $215,000 Active 6 DOM
5. 2026-09-20
   days on market $215,000 Active 5 DOM
6. 2026-09-18
   days on market $215,000 Active 3 DOM
7. 2026-09-17
   days on market $215,000 Active 2 DOM
8. 2026-09-16
   statusdays on marketlisting id $215,000 Active 1 DOM
9. 2026-09-15
   days on market $215,000 Coming Soon 2 DOM
10. 2026-09-14
    statusdays on marketlisting id $215,000 Coming Soon 1 DOM
11. 2026-09-11
    days on market $215,000 Active 159 DOM
12. 2026-09-05
    days on market $215,000 Active 153 DOM
13. 2026-09-04
    days on market $215,000 Active 152 DOM
14. 2026-09-03
    days on market $215,000 Active 151 DOM
15. 2026-08-31
    days on market $215,000 Active 148 DOM
16. 2026-08-30
    days on market $215,000 Active 147 DOM
17. 2026-08-29
    days on market $215,000 Active 146 DOM
18. 2026-08-28
    days on market $215,000 Active 145 DOM
19. 2026-08-27
    days on market $215,000 Active 144 DOM
20. 2026-08-26
    days on market $215,000 Active 143 DOM
21. 2026-08-25
    days on market $215,000 Active 142 DOM
22. 2026-08-24
    days on market $215,000 Active 141 DOM
23. 2026-08-23
    days on market $215,000 Active 140 DOM
24. 2026-08-22
    days on market $215,000 Active 139 DOM
25. 2026-08-21
    days on market $215,000 Active 138 DOM
26. 2026-08-20
    days on market $215,000 Active 137 DOM
27. 2026-08-19
    days on market $215,000 Active 136 DOM
28. 2026-08-18
    days on market $215,000 Active 135 DOM
29. 2026-08-16
    days on market $215,000 Active 133 DOM
30. 2026-08-15
    pricedays on market $215,000 Active 132 DOM
31. 2026-08-13
    days on market $229,000 Active 130 DOM
32. 2026-08-12
    days on market $229,000 Active 129 DOM
33. 2026-08-11
    days on market $229,000 Active 128 DOM
34. 2026-08-10
    days on market $229,000 Active 127 DOM
35. 2026-08-09
    days on market $229,000 Active 126 DOM
36. 2026-08-08
    days on market $229,000 Active 125 DOM
37. 2026-08-07
    days on market $229,000 Active 124 DOM
38. 2026-08-06
    days on market $229,000 Active 123 DOM
39. 2026-08-05
    days on market $229,000 Active 122 DOM
40. 2026-08-04
    days on market $229,000 Active 121 DOM
41. 2026-08-03
    days on market $229,000 Active 120 DOM
42. 2026-07-31
    days on market $229,000 Active 117 DOM
43. 2026-07-30
    days on market $229,000 Active 116 DOM
44. 2026-07-29
    days on market $229,000 Active 115 DOM
45. 2026-07-27
    days on market $229,000 Active 113 DOM
46. 2026-07-25
    days on market $229,000 Active 111 DOM
47. 2026-07-24
    days on market $229,000 Active 110 DOM
48. 2026-07-23
    days on market $229,000 Active 109 DOM
49. 2026-07-22
    days on market $229,000 Active 108 DOM
50. 2026-07-22
    pricedays on market $229,000 Active 107 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $68,472
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$5,478
• − Management: −$5,478
• − HOA: −$11,004
• − Depreciation: −$6,255
• Taxable income: $23,914
• Est. tax owed @ 24.0%: −$5,739
• After-tax cash flow: $19,519/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.

Condition & rehab AI · 9 photos

Fair 45/100 Cosmetic rehab Est. rehab $4,355–$13,065 screening

This townhouse is in fair condition with cosmetic repairs needed, particularly to the exterior siding and landscaping. Painting and trimming the landscaping would enhance its curb appeal and value.

Components & finishes AI

Roof tile · good Flooring carpet Counters granite Appliances stainless steel HVAC central · new lt5

Repairs flagged

• Minor Kitchen countertops — Worn appearance suggests minor damage or wear.
• Moderate Exterior siding — Weathered appearance indicates need for repainting or replacement.
• Minor Landscaping — Overgrown appearance suggests need for trimming and maintenance.

Value-add opportunities

• Resale Painting exterior siding — Fresh paint can significantly improve the home's curb appeal and resale value. ↑
• Rental Landscaping maintenance — Well-maintained landscaping can attract tenants and improve rental income. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 66/100

Zoned Schools

Elementary Lake Park Elementary School A FL #185/2,144 Nat'l #1,912/41,679 Middle Gulfview Middle School A FL #44/571 Nat'l #632/14,009 High Naples High School D FL #179/667 Nat'l #5,677/17,239

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

A Composite livability gradescore 80/100

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 · 420,858 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: 13% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Home design: CondominiumSingle-story buildingUnit within a 50-unit building
• Exterior features: Community pool

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Air conditioningBuilding elevatorBuilding fitness center
• Laundry & utility: Washer and dryer included