37 High Point Cir E #209 · Naples, FL 34103

$295,000

2 bd · 2.0 ba · 1,015 sqft · Condo public records · 111 Days on market

Built 1983 $1000/mo HOA · 22% 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 +26.3/30.0
• 1% rule +10.0/10.0
• DSCR +8.9/10.0
• 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

PRICING IMPROVEMENT FURNISHED 2 Bed 2 Bath 2nd floor condo with covered parking space is located in the heart of Naples, just 1.5 miles to the beach! Beautiful custom kitchen like no other at High Point. Full-size washer & dryer. NOT 55+ INCLUDES GOLF membership for 2! Excellent additional amenities: 6 heated swimming pools, tennis & pickle ball courts, fitness room, bocce courts, bridge, mahjong and endless social activities and events at the clubhouse. Your water, sewer, cable TV, internet Wi-Fi and trash removal are all included in your low condo association quarterly fee! Centrally located in the 34103 zip code and is just minutes from shopping, restaurants and entertainme

Key facts

• Custom kitchen
• Pickle ball courts
• Bocce courts

Tags

• CUSTOM KITCHEN
• HEATED SWIMMING POOLS
• TENNIS COURTS
• PICKLE BALL COURTS
• FITNESS ROOM
• BOCCE COURTS

Property features AI

Finance

• Other: No commercial, corporate buyer, motorcycles, RVs or trucks allowed (restrictions noted)
• HOA & community: Mandatory HOA (professional management); Quarterly HOA fee; HOA maintains cable, internet/WiFi, irrigation water, lawn/land maintenance, sewer, street lights, trash removal, water; Community amenities include clubhouse, community pool, exercise room, extra storage, golf course, putting green, bocce court, pickleball, bike/jog paths, bike storage, restaurant, BBQ/picnic area, hobby room, library, vehicle wash area, private membership options; Golf-bundled community; Total annual recurring HOA fees listed as $12,000; One-time fees listed

Exterior

• Parking: 1 assigned, covered paved parking space; Detached 1-car carport
• Utilities: Water assessment paid; Sewer assessment paid; Cable available
• Home design: Residential mid-rise (4-7 stories); Rear exposure faces west; Located in HIGH POINT / HIGH POINT COUNTRY CLUB development; Unit 209
• Construction: Concrete block construction; Built-up or flat roof; Built in 1983
• Exterior features: Impact-resistant windows; Electric shutters; Stucco exterior; Golf course view; Landscaped area view; Pool/club view; Water feature view; Paved road access

Interior

• Kitchen: Electric cooktop; Self-cleaning oven; Microwave; Dishwasher; Refrigerator/freezer; Disposal; Reverse osmosis
• Bedrooms: 2 bedrooms (split-bedroom floor plan)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Pantry; Dome kitchen; Dining area integrated with living room; Screened lanai/porch; Smoke detector; Common elevator access; Furnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $295k.

Deal economics

• At list price, monthly cash flow is $764 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $295k).
• Recommended offer: $268k (9.0% 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: 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $4,646/mo this rent would consume 48% 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 $9k 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 $83k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 7 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.
• Current owner paid $146k; list at $295k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $268,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 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. 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: 1.58% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.09%
• DSCR: 1.49
• GRM: 5.3

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: 7.5%
• Equity multiple: 1.31×
• Total profit: $25,993
• Equity at exit: $43,985

10-year hold

• IRR: 21.7%
• Equity multiple: 3.41×
• Total profit: $199,476
• Equity at exit: $25,506

Cash invested: $82,600 (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: 5.3×

Monthly cashflow live

• Estimated rent: $4,646 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$237 /mo · $2,846/yr
• Insurance: −$123
• HOA: −$1,000
• Vacancy / Maint / Mgmt: −$976
• Net cashflow: $764

Break-even live

Break-even rent $3,680

Max offer price $295,000

Occupancy floor 79%

Sensitivity live

Price	-10% $931	-5% $847	+0% $764	+5% $680	+10% $597
Rent	-10% $397	-5% $580	+0% $764	+5% $947	+10% $1,131
Rate	-1.0pp $912	-0.5pp $839	base $764	+0.5pp $687	+1.0pp $609

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	24d	1	0.11mi
3200 Binnacle Dr Unit D3 Naples, FL	2.0	2.0	1180	$9,000	$7.63	21d	1	0.51mi
3030 Binnacle Dr #201 Naples, FL	2.0	2.0	1092	$5,000	$4.58	24d	1	0.58mi
820 Ketch Dr #3 Naples, FL	2.0	2.0	1100	$5,500	$5.00	24d	1	0.59mi
820 Ketch Dr #2 Naples, FL	2.0	2.0	1100	$5,700	$5.18	24d	1	0.59mi
2400 14th St N Naples, FL	3.0	2.0	1464	$5,890	$4.02	14d	1	0.61mi
788 Park Shore Dr Naples, FL	1.0–2.0	1.5–2.0	931	$5,500	$5.90	14d	3	0.70mi
3930 Belair Ln Naples, FL	2.0	2.0	1300	$6,000	$4.62	24d	1	0.82mi
3520 Bolero Way Unit 1325569P Naples, FL	3.0	2.0	1399	$5,021	$3.59	14d	1	0.90mi
4092 Belair Ln #15 Naples, FL	3.0	3.0	1500	$6,200	$4.13	24d	1	1.00mi
333 Harbour Dr #211 Naples, FL	2.0	2.0	975	$5,500	$5.64	14d	1	1.10mi
1082 Capri Dr Naples, FL	3.0	2.0	1500	$9,000	$6.00	24d	1	1.15mi
2581 Poinciana St Naples, FL	3.0	2.0	1255	$9,000	$7.17	24d	1	1.15mi
4523 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	24d	1	1.17mi
4525 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	24d	1	1.17mi
555 Park Shore Dr Unit B410 Naples, FL	2.0	2.0	1200	$6,000	$5.00	21d	1	1.17mi
600 Neapolitan Way Naples, FL	1.0–2.0	2.0	832	$5,200	$6.25	24d	2	1.18mi
222 Harbour Dr #105 Naples, FL	2.0	2.0	1393	$13,000	$9.33	24d	1	1.19mi
3400 Gulf Shore Blvd N Unit M3 Naples, FL	2.0	2.0	1337	$9,500	$7.11	24d	1	1.22mi
3200 Gulf Shore Blvd N #105 Naples, FL	2.0	2.0	1116	$8,500	$7.62	24d	1	1.25mi
3070 Gulf Shore Blvd N #103 Naples, FL	2.0	2.0	1300	$8,000	$6.15	24d	1	1.25mi
3500 Gulf Shore Blvd N Naples, FL	2.0	2.0	1258	$7,650	$6.08	24d	2	1.30mi
4200 Belair Ln Naples, FL	2.0–3.0	2.0	1406	$6,500	$4.62	24d	5	1.31mi
2600 Gulf Shore Blvd N #64 Naples, FL	2.0	2.0	1200	$7,200	$6.00	24d	1	1.33mi
2500 Gulf Shore Blvd N Unit S6 Naples, FL	2.0	2.0	1145	$7,500	$6.55	24d	1	1.35mi
2885 Gulf Shore Blvd N #302 Naples, FL	2.0	2.0	1500	$20,000	$13.33	24d	1	1.35mi
3443 Gulf Shore Blvd N Naples, FL	2.0	2.0	1171	$12,750	$10.88	14d	11	1.37mi
2258 Gulf Shore Blvd N Unit O1 Naples, FL	2.0	2.0	1491	$13,750	$9.22	24d	1	1.39mi
2216 Gulf Shore Blvd N Unit R3 Naples, FL	2.0	2.0	1265	$10,000	$7.91	24d	1	1.40mi
4300 Belair Ln Naples, FL	2.0	2.0	1200	$6,750	$5.62	14d	2	1.40mi
1236 13th Ave N Naples, FL	3.0	2.0	1461	$14,500	$9.92	24d	1	1.48mi
4001 Gulf Shore Blvd N #803 Naples, FL	2.0	2.0	1267	$13,000	$10.26	24d	1	1.48mi
4001 Gulf Shore Blvd N #505 Naples, FL	2.0	2.0	1271	$9,000	$7.08	14d	1	1.48mi
4001 Gulf Shore Blvd N #105 Naples, FL	2.0	2.0	1247	$12,000	$9.62	24d	1	1.48mi
4001 Gulf Shore Blvd N #1104 Naples, FL	2.0	2.0	1267	$11,000	$8.68	24d	1	1.48mi
4001 Gulf Shore Blvd N #707 Naples, FL	2.0	2.0	1267	$20,000	$15.79	24d	1	1.48mi
4001 Gulf Shore Blvd N #303 Naples, FL	2.0	2.0	1248	$9,000	$7.21	24d	1	1.48mi
2203 Gulf Shore Blvd N Unit E1 Naples, FL	2.0	2.0	1491	$17,500	$11.74	24d	1	1.49mi
4005 Gulf Shore Blvd N #607 Naples, FL	2.0	2.0	1400	$14,000	$10.00	24d	1	1.49mi
4005 Gulf Shore Blvd N #605 Naples, FL	2.0	2.0	1267	$10,000	$7.89	24d	1	1.49mi

HOA detail condo

• Monthly dues: $1,000 · $12,000/yr
• Likely covers: watersewertrashinternetcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 40 events

1. 2026-06-18
   days on market $295,000 Active 111 DOM
2. 2026-06-17
   days on market $295,000 Active 110 DOM
3. 2026-06-16
   days on market $295,000 Active 109 DOM
4. 2026-06-15
   days on market $295,000 Active 108 DOM
5. 2026-06-14
   days on market $295,000 Active 106 DOM
6. 2026-06-10
   days on market $295,000 Active 103 DOM
7. 2026-06-09
   days on market $295,000 Active 102 DOM
8. 2026-06-08
   days on market $295,000 Active 101 DOM
9. 2026-06-07
   days on market $295,000 Active 100 DOM
10. 2026-06-03
    days on market $295,000 Active 96 DOM
11. 2026-06-02
    days on market $295,000 Active 95 DOM
12. 2026-06-01
    days on market $295,000 Active 94 DOM
13. 2026-05-31
    days on market $295,000 Active 93 DOM
14. 2026-05-30
    days on market $295,000 Active 92 DOM
15. 2026-04-15
    price $295,000
16. 2026-04-08
    price $304,000
17. 2026-02-27
    listed $305,000 Active
18. 2026-02-13
    historical
19. 2025-10-25
    price $350,000
20. 2025-09-07
    price $365,000
21. 2025-09-07
    listed $350,000 Active
22. 2025-08-19
    historical
23. 2024-11-24
    price $365,000
24. 2024-09-03
    listed $370,000 Active
25. 2024-06-17
    historical
26. 2024-05-30
    price $360,000
27. 2024-03-31
    price $375,000
28. 2024-03-12
    price $385,000
29. 2024-02-22
    price $395,000
30. 2023-12-28
    status Active
31. 2023-12-28
    price $399,999
32. 2023-09-28
    historical
33. 2023-09-06
    listed $430,000 Active
34. 2014-03-11
    soldstatus $146,000
35. 2014-03-06
    soldstatus $146,000
36. 2014-03-06
    price $147,000
37. 2013-11-21
    listed $146,000
38. 2012-07-03
    soldstatus $110,000
39. 2012-03-29
    listed $124,900
40. 1993-06-30
    soldstatus $83,500

ⓘ 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: $2,846 · $237/mo
• Projected year-2 tax: $2,846 · $237/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 6/10 Major FEMA zone X (shaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $55,757
• − Mortgage interest: −$16,525
• − Property taxes: −$2,846
• − Insurance: −$1,475
• − Repairs & maintenance: −$4,461
• − Management: −$4,461
• − HOA: −$12,000
• − Depreciation: −$8,582
• Taxable income: $5,409
• Est. tax owed @ 24.0%: −$1,298
• After-tax cash flow: $7,865/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

+253.3% since first listed

26 events — show timeline

• 2026-04-15 Price Changed $295,000 NAPLESMLS
• 2026-04-08 Price Changed $304,000 NAPLESMLS
• 2026-02-27 Listed $305,000 NAPLESMLS
• 2026-02-13 Listing Removed — NAPLESMLS
• 2025-10-25 Price Changed $350,000 NAPLESMLS
• 2025-09-07 Price Changed $365,000 NAPLESMLS
• 2025-09-07 Listed $350,000 NAPLESMLS
• 2025-08-19 Listing Removed — NAPLESMLS
• 2024-11-24 Price Changed $365,000 NAPLESMLS
• 2024-09-03 Listed $370,000 NAPLESMLS
• 2024-06-17 Listing Removed — NAPLESMLS
• 2024-05-30 Price Changed $360,000 NAPLESMLS
• 2024-03-31 Price Changed $375,000 NAPLESMLS
• 2024-03-12 Price Changed $385,000 NAPLESMLS
• 2024-02-22 Price Changed $395,000 NAPLESMLS
• 2023-12-28 Relisted — NAPLESMLS
• 2023-12-28 Price Changed $399,999 NAPLESMLS
• 2023-09-28 Listing Removed — NAPLESMLS
• 2023-09-06 Listed $430,000 NAPLESMLS
• 2014-03-11 Sold (Public Records) $146,000 Public Records
• 2014-03-06 Price Changed $147,000 NAPLESMLS
• 2014-03-06 Sold (MLS) $146,000 NAPLESMLS
• 2013-11-21 Listed $146,000 NAPLESMLS
• 2012-07-03 Sold (MLS) $110,000 NAPLESMLS
• 2012-03-29 Listed $124,900 NAPLESMLS
• 1993-06-30 Sold (Public Records) $83,500 Public Records

Property tax history

+7.9%/yr

Latest (2025): $2,846 · +94.2% YoY. Source: county tax records.