2094 Arbour Walk Cir #3018 · Pine Ridge, FL 34109

$255,725

2 bd · 2.0 ba · 918 sqft · Condo public records · 35 Days on market

Built 1992 $665/mo HOA · 31% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.3/30.0
• Appreciation +5.1/10.0
• Schools +5.0/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Charming first floor condo located in the heart of Naples. Featuring two bedroom, two bathroom floorplan with 920 square feet of updated living space. Enjoy a modern kitchen, upgraded flooring and bathrooms, all completed by the peaceful lake view. Perfect situated just minutes from the beach, shopping's centers, dinning plus located within a highly desirable school zone. Community amenities includes 2 pools , tennis court, and a fitness center. A great blend of Comfort, Location and Lifestyle.

Key facts

• Upgraded flooring
• Community amenities
• First floor condo

Tags

• FIRST FLOOR CONDO
• MODERN KITCHEN
• UPGRADED FLOORING
• PEACEFUL LAKE VIEW
• MINUTES FROM THE BEACH
• COMMUNITY AMENITIES

Property features AI

Finance

• Financial info: Pets allowed (yes) with size limit up to 20 lbs
• HOA & community: Monthly association fee; Association fee includes management, amenities, common areas, cable TV, internet, grounds maintenance, parking, pest control, roof, trash, and water; Association amenities: clubhouse, fitness center, barbecue, picnic area, playground, pool (association, heated), tennis court(s), vehicle wash area

Exterior

• Parking: Two or more spaces
• Security: Complex fenced; Smoke detector(s)
• Utilities: Cable available; Association-maintained water and trash (included in HOA)
• Home design: Attached property; 2-story building; Entry at level 1; Has view
• Construction: Block construction; Resale property
• Exterior features: Barbecue; Enclosed porch; Tennis court(s); Glass-enclosed, screened porch

Interior

• Kitchen: Dryer; Dishwasher; Electric range; Icemaker; Microwave; Refrigerator; Trash compactor; Washer
• Bedrooms: Has porch (room type listed)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Breakfast area; Living/dining room; Pantry; Split bedrooms; Walk-in closet(s); Unfurnished
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $256k.

Deal economics

• At list price, monthly cash flow is $-565 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (39.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (16.2% below list).
• Recommended offer: $156k (39.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 67/100 on livability (#565 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: health & safety C-, amenities F, commute 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: Pelican Marsh Elementary School (math 87% / reading 83%, grade A+, #35 of 2,144 statewide, top 2%, 709 students, 29% FRL); Pine Ridge Middle School (math 74% / reading 70%, grade A, #52 of 571 statewide, top 10%, 832 students, 31% FRL); Barron Collier High School (math 62% / reading 68%, grade B, #76 of 667 statewide, top 11%, 1,650 students, 26% FRL) — zoned schools average 29% FRL vs 55% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 74% at this address vs 58% district-wide (+16 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 flat; 424 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $754 appreciation (0.3% local appreciation)).
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($248k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 $60k; list at $256k implies a 326% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $155,947 (39.0% 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 35 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 3.64%
• Cash-on-cash: -9.47%
• DSCR: 0.58
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.29% appreciation · 0.92% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.39×
• Total profit: $-43,951
• Equity at exit: $78,048

10-year hold

• IRR: -8.3%
• Equity multiple: 0.12×
• Total profit: $-62,909
• Equity at exit: $96,900

Cash invested: $71,603 (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 34109

• Home prices YoY: 0.1%
• Rents YoY: 0.9%
• Active inventory: 424
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,144 high
• Mortgage (P&I): −$1,341
• Tax from tax record: −$146 /mo · $1,751/yr
• Insurance: −$107
• HOA: −$665
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-565

Break-even live

Break-even rent $2,859

Max offer price $155,947

Occupancy floor —

Sensitivity live

Price	-10% $-420	-5% $-492	+0% $-565	+5% $-637	+10% $-710
Rent	-10% $-734	-5% $-650	+0% $-565	+5% $-480	+10% $-395
Rate	-1.0pp $-436	-0.5pp $-500	base $-565	+0.5pp $-631	+1.0pp $-699

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: $63,931
• Closing costs: $7,672
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2058 Arbour Walk Cir #3322 Naples, FL	2.0	2.0	918	$2,000	$2.18	25d	1	0.07mi
2070 Arbour Walk Cir #3214 Naples, FL	1.0	1.0	760	$1,600	$2.11	23d	1	0.07mi
2130 Arbour Walk Cir #2724 Naples, FL	2.0	2.0	1022	$1,800	$1.76	25d	1	0.08mi
2094 Arbour Walk Cir Naples, FL	1.0	1.0	648	$1,588	$2.45	25d	2	0.08mi
2118 Arbour Walk Cir Naples, FL	1.0	1.0	750	$1,300	$1.73	25d	1	0.10mi
2226 Arbour Walk Cir #1913 Naples, FL	1.0	1.0	740	$1,475	$1.99	25d	1	0.23mi
2277 Arbour Walk Cir Naples, FL	1.0–2.0	1.0–2.0	937	$2,540	$2.71	15d	25	0.28mi
2602 Fountain View Cir Naples, FL	1.0–2.0	1.0–2.0	995	$2,277	$2.29	15d	41	0.52mi
7712 Jewel Ln Naples, FL	2.0	2.0	1022	$1,850	$1.81	25d	1	0.84mi
7719 Jewel Ln #103 Naples, FL	2.0	2.0	1022	$3,800	$3.72	25d	1	0.86mi
7800 Emerald Cir #104 Naples, FL	2.0	2.0	1022	$2,200	$2.15	23d	1	0.88mi
7800 Emerald Cir Unit B104 Naples, FL	2.0	2.0	1022	$2,200	$2.15	15d	1	0.88mi
7794 Emerald Cir Unit A-102 Naples, FL	2.0	2.0	1022	$4,000	$3.91	15d	1	0.91mi
7754 Emerald Cir Unit T202 Naples, FL	2.0	2.0	1022	$3,850	$3.77	15d	1	0.96mi
7791 Esmeralda Way #203 Naples, FL	2.0	2.0	1022	$1,950	$1.91	15d	1	0.99mi
7750 Jewel Ln #103 Naples, FL	2.0	2.0	1102	$2,100	$1.91	15d	1	1.00mi
7756 Jewel Ln #102 Naples, FL	2.0	2.0	1022	$3,700	$3.62	25d	1	1.02mi
301 Ridge Dr Naples, FL	2.0	2.0	900	$6,000	$6.67	25d	1	1.09mi
501 Forest Lakes Blvd #111 Naples, FL	2.0	2.0	919	$2,300	$2.50	15d	1	1.13mi
499 Forest Lakes Blvd #105 Naples, FL	2.0	2.0	919	$1,950	$2.12	15d	1	1.13mi
300 Forest Lakes Blvd Naples, FL	2.0	2.0	842	$2,700	$3.21	25d	2	1.18mi
400 Forest Lakes Blvd Naples, FL	2.0	2.0	842	$2,350	$2.79	23d	4	1.19mi
200 Forest Lakes Blvd #111 Naples, FL	2.0	2.0	842	$3,100	$3.68	15d	1	1.20mi
100 Forest Lakes Blvd Naples, FL	1.0–2.0	2.0	842	$3,500	$4.16	15d	3	1.21mi
175 Turtle Lake Ct Naples, FL	1.0–2.0	1.0–2.0	740	$1,650	$2.23	15d	2	1.23mi
516 Gordonia Rd Naples, FL	2.0	1.0	1100	$3,200	$2.91	25d	1	1.24mi
150 Turtle Lake Ct #307 Naples, FL	1.0	1.0	638	$1,500	$2.35	25d	1	1.24mi
5301 Summerwind Dr Naples, FL	1.0–2.0	1.0–2.0	836	$1,864	$2.23	15d	12	1.28mi
225 Turtle Lake Ct Naples, FL	1.0–2.0	1.0–2.0	740	$1,900	$2.57	25d	2	1.29mi
5934 Premier Way Naples, FL	1.0–3.0	1.0–3.0	1350	$3,618	$2.68	15d	29	1.31mi
1554 Oyster Catcher Pt Unit C Naples, FL	2.0	2.0	1124	$2,900	$2.58	25d	1	1.36mi
200 Turtle Lake Ct #109 Naples, FL	2.0	2.0	842	$1,295	$1.54	25d	1	1.36mi
170 Turtle Lake Ct Naples, FL	2.0	2.0	842	$2,975	$3.53	15d	1	1.37mi
260 Quail Forest Blvd Naples, FL	1.0–2.0	1.0–2.0	875	$2,533	$2.89	15d	22	1.38mi
1545 Oyster Catcher Pt Unit A Naples, FL	2.0	2.0	1124	$2,200	$1.96	15d	1	1.39mi
200 Cajeput Dr Naples, FL	1.0	1.0	750	$2,500	$3.33	25d	1	1.39mi
1086 Forest Lakes Dr Unit 9303 Naples, FL	2.0	2.0	1000	$2,395	$2.40	15d	1	1.40mi
190 Turtle Lake Ct Unit 6 Naples, FL	2.0	2.0	842	$2,100	$2.49	15d	1	1.42mi
180 Turtle Lake Ct #102 Naples, FL	2.0	2.0	842	$1,850	$2.20	23d	1	1.42mi
287 Quail Forest Blvd #117 Naples, FL	2.0	2.0	993	$1,695	$1.71	15d	1	1.46mi

HOA detail condo

• Monthly dues: $665 · $7,980/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $255,725 Active 35 DOM
2. 2026-06-18
   days on market $255,725 Active 32 DOM
3. 2026-06-17
   days on market $255,725 Active 31 DOM
4. 2026-06-16
   days on market $255,725 Active 30 DOM
5. 2026-06-15
   days on market $255,725 Active 29 DOM
6. 2026-06-14
   days on market $255,725 Active 27 DOM
7. 2026-06-10
   days on market $255,725 Active 24 DOM
8. 2026-06-09
   days on market $255,725 Active 23 DOM
9. 2026-06-08
   days on market $255,725 Active 22 DOM
10. 2026-06-07
    days on market $255,725 Active 21 DOM
11. 2026-06-03
    days on market $255,725 Active 17 DOM
12. 2026-06-02
    days on market $255,725 Active 16 DOM
13. 2026-06-01
    days on market $255,725 Active 15 DOM
14. 2026-05-31
    days on market $255,725 Active 14 DOM
15. 2026-05-30
    days on market $255,725 Active 13 DOM
16. 2026-05-11
    price $255,725 499-char remark

    Show marketing remark (499 chars)

    Charming first floor condo located in the heart of Naples. Featuring two bedroom, two bathroom floorplan with 920 square feet of updated living space. Enjoy a modern kitchen, upgraded flooring and bathrooms, all completed by the peaceful lake view. Perfect situated just minutes from the beach, shopping's centers, dinning plus located within a highly desirable school zone. Community amenities includes 2 pools , tennis court, and a fitness center. A great blend of Comfort, Location and Lifestyle.

17. 2026-04-03
    listed $265,000 Active 499-char remark

    Show marketing remark (499 chars)

    Charming first floor condo located in the heart of Naples. Featuring two bedroom, two bathroom floorplan with 920 square feet of updated living space. Enjoy a modern kitchen, upgraded flooring and bathrooms, all completed by the peaceful lake view. Perfect situated just minutes from the beach, shopping's centers, dinning plus located within a highly desirable school zone. Community amenities includes 2 pools , tennis court, and a fitness center. A great blend of Comfort, Location and Lifestyle.

18. 2026-04-03
    listed $255,725 Active

    Show marketing remark (499 chars)

    Charming first floor condo located in the heart of Naples. Featuring two bedroom, two bathroom floorplan with 920 square feet of updated living space. Enjoy a modern kitchen, upgraded flooring and bathrooms, all completed by the peaceful lake view. Perfect situated just minutes from the beach, shopping's centers, dinning plus located within a highly desirable school zone. Community amenities includes 2 pools , tennis court, and a fitness center. A great blend of Comfort, Location and Lifestyle.

19. 2026-03-31
    historical
20. 2025-02-10
    listed $265,000 Active
21. 2009-11-10
    soldstatus $60,000
22. 2009-11-06
    soldstatus $60,000
23. 2009-08-03
    listed $69,900
24. 2008-08-04
    listed $110,000

ⓘ 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: $1,751 · $146/mo
• Projected year-2 tax: $2,123 · $177/mo
• Expected delta: +$372/yr (+$31/mo · 21.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 18% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $25,727
• − Mortgage interest: −$14,325
• − Property taxes: −$1,751
• − Insurance: −$1,279
• − Repairs & maintenance: −$2,058
• − Management: −$2,058
• − HOA: −$7,980
• − Depreciation: −$7,439
• Taxable loss: −$11,163
• Est. tax savings @ 24.0%: +$2,679
• After-tax cash flow: $-4,099/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 — Pine Ridge

• Score: 67/100
• State rank: #565
• US rank: #10798

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collier County · 396,295 people
• City population: 18,514
• Metro: Naples-Marco Island, FL
• Population (ZIP): 27,273
• Household income: $92,259
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 1712.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 9% Black 4% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Cuban 3%
• Common ancestry: Romanian 5% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 20% · Canada, Jamaica, Vietnam
• Languages at home: 77% English-only · Spanish 10% Other Indo-European 5% Russian/Polish/Slavic 3%

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: ▲ 0.29%
• Current HPI: 279.357
• Rent YoY: ▲ 0.92%
• 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

+132.5% since first listed

9 events — show timeline

• 2026-05-11 Price Changed $255,725 NAPLESMLS
• 2026-04-03 Listed $255,725 MARMLS
• 2026-04-03 Listed $265,000 NAPLESMLS
• 2026-03-31 Listing Removed — NAPLESMLS
• 2025-02-10 Listed $265,000 NAPLESMLS
• 2009-11-10 Sold (Public Records) $60,000 Public Records
• 2009-11-06 Sold (MLS) $60,000 NAPLESMLS
• 2009-08-03 Listed $69,900 NAPLESMLS
• 2008-08-04 Listed $110,000 NAPLESMLS

Property tax history

+8.7%/yr

Latest (2025): $1,751 · +4.1% YoY. Source: county tax records.