1575 Curlew Ave W #1 · Naples, FL 34102

$459,000

2 bd · 2.0 ba · 975 sqft · Condo · 147 Days on market

Built 1969 $733/mo HOA · 14% of rent

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Why this score? — see what drove the C 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 +17.1/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• 1% rule +6.7/10.0
• DSCR +5.3/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0

Listing remarks

A hidden gem with waterfront dock with room for small 16 ft boat just over a mile from 5th Ave. This totally renovated unit, 1 story condo corner unit lives as as a private home. Walk into an open foyer that could be a breakfast area, wine bar, or work space area. The white tiles throughout are absolutely stunning. The new Kitchen is open with new LG Appliances, a pot filler over stove and gold accents on white cabinets and beautiful backsplash. The New open floor plan is wonderful for dining and living areas to relax or entertain. Walk onto private lanai which is total screened, an extension of your home it can be used for barbecuing, or entertaining. Enjoy a morning coffee, sip a glass o

Key facts

• Boat dock
• Electro boat lift
• Waterfront dock

Tags

• WATERFRONT DOCK
• PRIVATE LANAI
• NEW LG APPLIANCES
• POT FILLER OVER STOVE
• BOAT DOCK
• ELECTRO BOAT LIFT

Property features AI

Finance

• Other: 12 units in complex; 4 units in building; 1 unit per floor; single-floor building; Boat access with private dock, boat lift, boat slip; dock deeded and included; electricity available at dock; Gulf access with no bridges; canal width 31-80
• HOA & community: Mandatory HOA; Quarterly condo fee ($2,200); Total annual recurring HOA fees $8,800; One-time fees $150; Professional management; Association maintenance covers insurance, laundry facilities, lawn/land maintenance, legal/accounting, manager, exterior pest control, reserves, trash removal and water; Community amenities include boat storage, common laundry, extra storage, fish cleaning station, internet access; Boating community (non-gated)

Exterior

• Parking: 2 assigned parking spaces
• Security: Impact resistant windows
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; 1 story / ranch; Low-rise building (1-3); Rear exposure: South
• Construction: Concrete block construction; Stucco exterior finish; Built-up or flat roof; Year built 1969; Seawall
• Exterior features: Courtyard; Privacy wall; Across from waterfront; Canal, mangrove and water views

Interior

• Kitchen: Island; Dishwasher; Disposal; Range; Self-cleaning oven; Pot filler; Refrigerator/freezer; Refrigerator with icemaker; Breakfast bar; Dining (living) area
• Bedrooms: 2 bedrooms; First-floor bedroom; Master bedroom on ground level
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bath with combined tub and shower
• Heating & cooling: Central electric heat (heat pump); Heat pump; Central electric cooling; Ceiling fans
• Interior features: Cable prewire; Closet cabinets; High speed internet available; Walk-in closet; Great room floor plan; Family room; Screened lanai/porch; Guest room; Guest bath; 6 total rooms; Unfurnished; 1 ceiling fan
• Laundry & utility: Laundry facilities available through association

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $459k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $444k (3.3% below list).
• Meets the 1% rule at list price ($5k rent vs $459k).
• Recommended offer: $404k (12.0% 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.
• Market conditions: Rents rising fast (+8.8%/yr); 614 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $5,350/mo this rent would consume 49% of the median local household income ($131k/yr) (locally 333% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $22k of equity ($3k loan paydown + $19k appreciation (4.1% local appreciation)).
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($404k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $26k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $117k; list at $459k implies a 292% gain — meaningful room to come down on a strong offer.

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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $403,920 (12.0% 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 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 1.17% ✓
• Cap rate: 7.13%
• Cash-on-cash: 3.00%
• DSCR: 1.13
• GRM: 7.1

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: 12.9%
• Equity multiple: 1.81×
• Total profit: $104,537
• Equity at exit: $234,963

10-year hold

• IRR: 17.2%
• Equity multiple: 4.14×
• Total profit: $403,655
• Equity at exit: $386,102

Cash invested: $128,520 (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: 7.1×

Monthly cashflow live

• Estimated rent: $5,350 high
• Mortgage (P&I): −$2,407
• Tax est. 1.5%: −$574 /mo · $6,885/yr
• Insurance: −$191
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$733
• Vacancy / Maint / Mgmt: −$1,124
• Net cashflow: $-105

Break-even live

Break-even rent $5,483

Max offer price $443,810

Occupancy floor 97%

Sensitivity live

Price	-10% $212	-5% $54	+0% $-105	+5% $-264	+10% $-422
Rent	-10% $-528	-5% $-316	+0% $-105	+5% $106	+10% $318
Rate	-1.0pp $126	-0.5pp $12	base $-105	+0.5pp $-224	+1.0pp $-345

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: $114,750
• Closing costs: $13,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1435 Curlew Ave #1 Naples, FL	2.0	2.0	975	$2,850	$2.92	21d	1	0.09mi
1435 Curlew Ave #1 Naples, FL	2.0	2.0	975	$2,850	$2.92	24d	1	0.09mi
1395 Curlew Ave Unit 4-3 Naples, FL	2.0	2.0	975	$7,000	$7.18	24d	1	0.13mi
803 River Point Dr Unit 201B Naples, FL	1.0	1.0	715	$2,300	$3.22	24d	1	0.22mi
805 River Point Dr Unit 307C Naples, FL	1.0	1.0	816	$2,700	$3.31	24d	1	0.23mi
801 River Point Dr Unit 303A Naples, FL	1.0	1.0	815	$5,000	$6.13	21d	1	0.25mi
1950 Mayfair ST Unit 817 Naples, FL	1.0	1.0	710	$3,295	$4.64	14d	1	0.28mi
1950 Mayfair ST Unit 901 Naples, FL	2.0	2.0	1025	$4,560	$4.45	14d	1	0.28mi
1950 Mayfair ST Unit 1027 Naples, FL	1.0	1.0	888	$3,525	$3.97	14d	1	0.28mi
1950 Mayfair ST Unit 921 Naples, FL	1.0	1.0	710	$3,420	$4.82	14d	1	0.28mi
1950 Mayfair ST Unit 1021 Naples, FL	1.0	1.0	710	$3,520	$4.96	14d	1	0.28mi
1950 Mayfair ST Unit 802 Naples, FL	1.0	1.0	710	$3,355	$4.73	14d	1	0.28mi
1950 Mayfair ST Unit 716 Naples, FL	1.0	1.0	710	$3,330	$4.69	14d	1	0.28mi
1155 Sandpiper St Naples, FL	2.0	2.0	1062	$4,050	$3.81	24d	2	0.30mi
1155 Sandpiper St Naples, FL	2.0	2.0	1062	$3,950	$3.72	21d	3	0.30mi
1555 Blue Point Ave Unit 3 Naples, FL	2.0	2.0	1025	$1,745	$1.70	14d	1	0.31mi
1950 Mayfair St Naples, FL	3.0	1.0–3.5	1514	$8,752	$5.78	14d	109	0.31mi
1686 Blue Point Ave Naples, FL	2.0	2.0	1057	$5,500	$5.20	14d	2	0.36mi
1751 Smugglers Cv Unit 2 1 Naples, FL	2.0	1.0	800	$1,995	$2.49	14d	1	0.37mi
1535 Chesapeake Ave Unit A2 Naples, FL	2.0	2.0	1080	$2,000	$1.85	24d	1	0.38mi
1605 Chesapeake Ave #2 Naples, FL	2.0	1.0	850	$2,300	$2.71	24d	1	0.39mi
1100 8th Ave S Naples, FL	2.0	2.0	1218	$9,000	$7.39	14d	5	0.43mi
1360 Chesapeake Ave Unit 1372 Naples, FL	1.0	1.0	600	$1,850	$3.08	24d	1	0.44mi
450 Bayfront Pl Naples, FL	1.0–3.0	1.0–2.5	1324	$8,750	$6.61	24d	6	0.49mi
2134 Palm St Naples, FL	1.0	1.0	600	$7,500	$12.50	24d	1	0.49mi
12 Knights Bridge Rd Unit A32 Naples, FL	2.0	2.0	1095	$3,200	$2.92	21d	1	0.49mi
410 Bayfront Pl Naples, FL	1.0–3.0	1.0–2.0	1242	$7,875	$6.34	24d	6	0.50mi
980 7th Ave S Naples, FL	1.0	1.0	540	$7,500	$13.89	24d	2	0.53mi
950 7th Ave S #23 Naples, FL	1.0	1.0	631	$3,250	$5.15	14d	1	0.54mi
1549 Sandpiper St #36 Naples, FL	2.0	2.0	1073	$2,195	$2.05	24d	1	0.56mi
960 7th St S #103 Naples, FL	1.0	1.0	534	$5,000	$9.36	24d	1	0.76mi
3001 Sandpiper Bay Cir Unit B106 Naples, FL	2.0	2.0	1100	$1,950	$1.77	14d	1	0.80mi
636 Broad Ave S Unit 1259386P Naples, FL	2.0	2.0	882	$4,307	$4.88	14d	1	0.82mi
609 12th Ave S #609 Naples, FL	2.0	2.0	860	$8,000	$9.30	24d	1	0.84mi
2750 Manorca Ave Unit A Naples, FL	2.0	1.0	840	$2,800	$3.33	14d	1	0.87mi
3062 Sandpiper Bay Cir Naples, FL	2.0	2.0	1150	$4,250	$3.70	24d	2	0.87mi
3032 Sandpiper Bay Cir Naples, FL	2.0	2.0	1150	$4,100	$3.57	24d	2	0.88mi
101 8th St S Naples, FL	1.0	1.0–2.0	940	$12,600	$13.40	14d	4	0.90mi
101 8th St S Naples, FL	1.0	1.0–2.0	940	$12,600	$13.40	24d	4	0.90mi
546 Broad Ave S #546 Naples, FL	2.0	2.0	890	$4,800	$5.39	24d	1	0.91mi

HOA detail condo

• Monthly dues: $733 · $8,796/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $459,000 Active 147 DOM
2. 2026-06-17
   days on market $459,000 Active 146 DOM
3. 2026-06-16
   days on market $459,000 Active 145 DOM
4. 2026-06-15
   days on market $459,000 Active 144 DOM
5. 2026-06-14
   days on market $459,000 Active 142 DOM
6. 2026-06-10
   days on market $459,000 Active 139 DOM
7. 2026-06-09
   days on market $459,000 Active 138 DOM
8. 2026-06-08
   days on market $459,000 Active 137 DOM
9. 2026-06-07
   days on market $459,000 Active 136 DOM
10. 2026-06-03
    days on market $459,000 Active 132 DOM
11. 2026-06-02
    days on market $459,000 Active 131 DOM
12. 2026-06-01
    days on market $459,000 Active 130 DOM
13. 2026-05-31
    days on market $459,000 Active 129 DOM
14. 2026-05-30
    days on market $459,000 Active 128 DOM
15. 2026-04-24
    price $459,000
16. 2026-01-22
    listed $485,000 Active
17. 2026-01-16
    historical
18. 2025-02-27
    price $585,000
19. 2025-02-17
    listed $633,000 Active
20. 2014-05-13
    historical
21. 2014-01-15
    listed $194,900
22. 2012-04-30
    soldstatus $117,000
23. 2011-11-06
    listed $117,000

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $64,202
• − Mortgage interest: −$25,711
• − Property taxes: −$6,885
• − Insurance: −$7,414
• − Repairs & maintenance: −$5,136
• − Management: −$5,136
• − HOA: −$8,796
• − Depreciation: −$13,353
• Taxable loss: −$8,229
• Est. tax savings @ 24.0%: +$1,975
• After-tax cash flow: $715/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

+292.3% since first listed

9 events — show timeline

• 2026-04-24 Price Changed $459,000 NAPLESMLS
• 2026-01-22 Listed $485,000 NAPLESMLS
• 2026-01-16 Listing Removed — NAPLESMLS
• 2025-02-27 Price Changed $585,000 NAPLESMLS
• 2025-02-17 Listed $633,000 NAPLESMLS
• 2014-05-13 Listing Removed — NAPLESMLS
• 2014-01-15 Listed $194,900 NAPLESMLS
• 2012-04-30 Sold (MLS) $117,000 NAPLESMLS
• 2011-11-06 Listed $117,000 NAPLESMLS