Colina Plan · Naples, FL 34114

$849,999

3 bd · 3.5 ba · 2,861 sqft · SingleFamily · 207 Days on market

Excellent condition 3-car garage $435/mo HOA · 11% 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
• Schools +4.9/10.0
• Condition / age +4.8/5.0
• Appreciation +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

This 1-story home features 3 bedrooms, 3 bathrooms, a 3-car garage and 2,861 square feet. Head through the porch and into a sweeping foyer to find beautiful open-concept living spaces. A dining space easily flows into the kitchen and great room before feeding into a stunning lanai, which will be the perfect place to enjoy everything Florida living has to offer.

Key facts

• Stunning lanai
• Gourmet kitchen
• Outdoor kitchen

Tags

• OPEN-CONCEPT LIVING SPACES
• STUNNING LANAI
• GOURMET KITCHEN
• OUTDOOR KITCHEN

🏗️ New construction. The $849,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $1,189,940.

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $850k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-5k ($-66k/yr) — negative.
• To cash-flow at today's rent, offer at most $399k (53.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $404k (52.5% below list).
• Recommended offer: $399k (53.1% below list) — sets the bar for cash-flow.
• Cap rate 0.8% vs local median 2.4% in Naples — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Manatee Elementary School (math 58% / reading 51%, grade C, #892 of 2,144 statewide, top 44%, 584 students, 73% FRL); Manatee Middle School (math 61% / reading 43%, grade C+, #217 of 571 statewide, top 40%, 749 students, 64% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL).
• Market conditions: Rents rising (+3.2%/yr); 1267 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 51d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $4,040/mo this rent would consume 54% of the median local household income ($89k/yr) (locally 21% 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 (-1.5%/yr); year-one equity from $8k of loan paydown is wiped out by about $18k 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.

Negotiation context

• It's been on market 207 days — a 12% lower offer ($748k) is reasonable based on typical stale-listing flexibility.

Recommended offer $398,865 (53.1% 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 207 days. Have you received any prior offers? Is the seller open to a 53% 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. 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. 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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.34% ✗
• Cap rate: 0.78%
• Cash-on-cash: -19.69%
• DSCR: 0.12
• GRM: 24.5

CMA / ARV

• ARV (median comp): $1,189,940
• List price: $849,999
• Delta: -28.57%
• 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
15584 Montello Ln	0.11mi	3/3.5	2,941 (+3%)	0mo	$1,675,000	$570	90
15687 Cassio Way	0.14mi	3/3.5	2,823 (-1%)	6mo	$1,278,079	$453	86
15743 Modena St	0.28mi	3/3.0	2,825 (-1%)	1mo	$1,262,500	$447	82
15286 Arpino Ct	0.35mi	3/3.0	2,946 (+3%)	1mo	$1,215,000	$412	76
15270 Arpino Ct	0.38mi	3/3.5	2,930 (+2%)	6mo	$1,450,000	$495	73
15680 Cassio Way	0.12mi	3/3.0	3,105 (+8%)	6mo	$1,165,507	$375	73
15408 Turin Dr	0.40mi	3/3.5	2,931 (+2%)	6mo	$1,470,000	$502	72
15667 Cassio Way	0.10mi	3/3.0	3,145 (+10%)	6mo	$1,185,589	$377	72
15445 Turin Dr	0.44mi	3/4.0	2,941 (+3%)	6mo	$1,275,000	$434	68
15634 Triesta Ln	0.11mi	3/3.0	2,440 (-15%)	2mo	$1,060,000	$434	67
15745 Cortina St	0.31mi	3/3.0	3,071 (+7%)	8mo	$1,400,000	$456	65
15848 Triesta Ln	0.42mi	3/3.0	3,145 (+10%)	1mo	$1,612,500	$513	61

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

Projected returns pro-forma

-1.48% appreciation · 3.21% rent growth · sell at horizon

5-year hold

• IRR: -36.2%
• Equity multiple: -0.39×
• Total profit: $-462,192
• Equity at exit: $260,018

10-year hold

• IRR: -33.0%
• Equity multiple: -1.33×
• Total profit: $-774,839
• Equity at exit: $250,469

Cash invested: $333,183 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active · 14 under contract
• Months of supply: 10.8 mo (9%/mo absorbed)
• Median asking: $936,151 ($397/sqft)
• Median days on market: 89 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +4.9% vs current asking $/sqft

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

ZIP-level market 34114

• Home prices YoY: -0.6%
• Rents YoY: 3.2%
• Active inventory: 1267
• Price-to-rent: 17.5×

Monthly cashflow live

• Estimated rent: $4,040 medium
• Mortgage (P&I): −$6,240
• Tax est. 1.5%: −$1,487 /mo · $17,849/yr
• Insurance: −$496
• HOA: −$435
• Vacancy / Maint / Mgmt: −$848
• Net cashflow: $-5,467

Break-even live

Break-even rent $10,960

Max offer price $398,865

Occupancy floor —

Sensitivity live

Price	-10% $-4,645	-5% $-5,056	+0% $-5,467	+5% $-5,878	+10% $-6,289
Rent	-10% $-5,786	-5% $-5,627	+0% $-5,467	+5% $-5,307	+10% $-5,148
Rate	-1.0pp $-4,868	-0.5pp $-5,164	base $-5,467	+0.5pp $-5,775	+1.0pp $-6,089

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: $297,485
• Closing costs: $35,698
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15710 Triesta Ln Naples, FL	3.0	3.0	2550	$15,000	$5.88	51d	1	0.23mi
15710 Triesta Ln Naples, FL	3.0	3.0	2550	$15,000	$5.88	10d	1	0.23mi
15495 Rio Ponace Ct Naples, FL	4.0	3.5	2465	$17,000	$6.90	10d	1	0.24mi
15318 Aprile St Naples, FL	3.0	3.0	2296	$14,000	$6.10	51d	1	0.26mi
15318 Aprile St Naples, FL	3.0	3.0	2500	$14,000	$5.60	49d	1	0.26mi
15318 Aprile St Naples, FL	3.0	3.0	2296	$14,000	$6.10	10d	1	0.26mi
15345 Aprile St Naples, FL	3.0	3.0	2929	$18,000	$6.15	164d	1	0.28mi
15719 Cortina St Naples, FL	4.0	3.0	3206	$20,000	$6.24	21d	1	0.28mi
15719 Cortina St Naples, FL	4.0	3.0	3206	$20,000	$6.24	10d	1	0.28mi
15755 Modena St Naples, FL	3.0	3.5	2833	$12,000	$4.24	9d	1	0.33mi
15755 Modena St Naples, FL	3.0	3.5	2833	$7,500	$2.65	21d	1	0.33mi
15274 Arpino Ct Naples, FL	3.0	3.0	3116	$15,000	$4.81	164d	1	0.34mi
15804 Derna St Naples, FL	3.0	3.0	2337	$15,000	$6.42	10d	1	0.38mi
15804 Derna St Naples, FL	3.0	3.0	2337	$15,000	$6.42	164d	1	0.38mi
15312 Motta Way Naples, FL	3.0	3.0	2232	$4,250	$1.90	164d	1	0.39mi
15765 Cortina St Naples, FL	4.0	3.0	3400	$8,000	$2.35	10d	1	0.40mi
15765 Cortina St Naples, FL	4.0	3.0	3400	$3,400	$1.00	51d	1	0.40mi
15394 Turin Dr Naples, FL	3.0	3.5	2885	$21,000	$7.28	51d	1	0.42mi
15256 Zeno Way #203 Naples, FL	3.0	2.5	2343	$8,500	$3.63	51d	1	0.45mi
15191 Tolmino St Naples, FL	3.0	2.0	1950	$9,000	$4.62	164d	1	0.45mi
15257 Zeno Way #204 Naples, FL	3.0	3.0	2183	$3,400	$1.56	154d	1	0.46mi
15335 Lucerna St #104 Naples, FL	2.0	2.5	1956	$6,500	$3.32	10d	1	0.47mi
15336 Lucerna St #104 Naples, FL	2.0	2.5	1956	$3,500	$1.79	164d	1	0.49mi
15111 Pescara St Naples, FL	3.0	3.0	2413	$15,000	$6.22	10d	1	0.49mi
15111 Pescara St Naples, FL	3.0	3.0	2413	$15,000	$6.22	162d	1	0.49mi
15335 Lucerna St #104 Naples, FL	2.0	2.5	1956	$6,500	$3.32	164d	1	0.52mi
15155 Tolmino St Naples, FL	3.0	2.0	1930	$9,000	$4.66	164d	1	0.52mi
15323 Lucerna St #204 Naples, FL	3.0	3.0	2393	$4,500	$1.88	10d	1	0.53mi
15323 Lucerna St #204 Naples, FL	3.0	3.0	2393	$4,500	$1.88	51d	1	0.53mi
15244 Zeno Way #203 Naples, FL	3.0	2.5	2343	$3,600	$1.54	12d	1	0.55mi
15244 Zeno Way #203 Naples, FL	3.0	2.5	2343	$3,600	$1.54	10d	1	0.55mi
15244 Zeno Way Unit 203 Naples, FL	3.0	2.5	2343	$3,600	$1.54	164d	1	0.55mi
3123 Heather Glen Ct Naples, FL	4.0	3.0	2983	$17,500	$5.87	36d	1	0.87mi
3123 Heather Glen Ct Naples, FL	4.0	3.0	2983	$17,500	$5.87	164d	1	0.87mi
3123 Heather Glen Ct Naples, FL	4.0	3.0	2983	$17,500	$5.87	10d	1	0.87mi
3130 Heather Glen Ct Naples, FL	4.0	3.0	2725	$22,000	$8.07	10d	1	0.92mi
3130 Heather Glen Ct Naples, FL	4.0	3.0	2725	$22,000	$8.07	164d	1	0.92mi
3130 Heather Glen Ct Naples, FL	4.0	3.0	2725	$22,000	$8.07	51d	1	0.92mi
2738 Aviamar Cir Naples, FL	3.0	3.0	2131	$15,000	$7.04	37d	1	0.96mi
2738 Aviamar Cir Naples, FL	3.0	3.0	2131	$8,000	$3.75	51d	1	0.96mi

Property features AI

Finance

• Other: Address: 15640 Cassio Way, Naples FL 34114Listing status: ActiveLast modified: 2026-05-21
• Financial info: List price: $849,999

Exterior

• Parking: Attached 3-car garage (3 total parking spaces)
• Home design: Colina plan (new construction plan)Single-family property

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms and 1 half bathroom
• Interior features: Open living area (approx. 2,475 total living area)

Listing history 50 events

1. 2026-11-08
   days on market $849,999 Active 207 DOM
2. 2026-11-07
   days on market $849,999 Active 206 DOM
3. 2026-11-07
   days on market $849,999 Active 205 DOM
4. 2026-11-05
   days on market $849,999 Active 204 DOM
5. 2026-11-04
   days on market $849,999 Active 203 DOM
6. 2026-11-02
   days on market $849,999 Active 201 DOM
7. 2026-11-01
   days on market $849,999 Active 200 DOM
8. 2026-10-31
   days on market $849,999 Active 199 DOM
9. 2026-10-30
   days on market $849,999 Active 198 DOM
10. 2026-10-29
    days on market $849,999 Active 197 DOM
11. 2026-10-28
    days on market $849,999 Active 196 DOM
12. 2026-10-27
    days on market $849,999 Active 195 DOM
13. 2026-10-26
    days on market $849,999 Active 194 DOM
14. 2026-10-25
    days on market $849,999 Active 193 DOM
15. 2026-10-24
    days on market $849,999 Active 192 DOM
16. 2026-10-23
    days on market $849,999 Active 191 DOM
17. 2026-10-22
    days on market $849,999 Active 190 DOM
18. 2026-10-21
    days on market $849,999 Active 189 DOM
19. 2026-10-20
    days on market $849,999 Active 188 DOM
20. 2026-10-19
    days on market $849,999 Active 187 DOM
21. 2026-10-18
    days on market $849,999 Active 186 DOM
22. 2026-10-17
    days on market $849,999 Active 185 DOM
23. 2026-10-16
    days on market $849,999 Active 184 DOM
24. 2026-10-15
    days on market $849,999 Active 183 DOM
25. 2026-10-14
    days on market $849,999 Active 182 DOM
26. 2026-10-13
    days on market $849,999 Active 181 DOM
27. 2026-10-12
    days on market $849,999 Active 180 DOM
28. 2026-10-11
    days on market $849,999 Active 179 DOM
29. 2026-10-10
    days on market $849,999 Active 178 DOM
30. 2026-10-09
    days on market $849,999 Active 177 DOM
31. 2026-10-08
    days on market $849,999 Active 176 DOM
32. 2026-10-07
    days on market $849,999 Active 175 DOM
33. 2026-10-07
    days on market $849,999 Active 174 DOM
34. 2026-10-05
    days on market $849,999 Active 173 DOM
35. 2026-10-04
    days on market $849,999 Active 172 DOM
36. 2026-10-04
    days on market $849,999 Active 171 DOM
37. 2026-10-02
    days on market $849,999 Active 170 DOM
38. 2026-10-01
    days on market $849,999 Active 169 DOM
39. 2026-09-29
    days on market $849,999 Active 167 DOM
40. 2026-09-28
    days on market $849,999 Active 166 DOM
41. 2026-09-26
    days on market $849,999 Active 164 DOM
42. 2026-09-25
    days on market $849,999 Active 163 DOM
43. 2026-09-24
    days on market $849,999 Active 162 DOM
44. 2026-09-23
    days on market $849,999 Active 161 DOM
45. 2026-09-22
    days on market $849,999 Active 160 DOM
46. 2026-09-20
    days on market $849,999 Active 158 DOM
47. 2026-09-18
    days on market $849,999 Active 156 DOM
48. 2026-09-17
    days on market $849,999 Active 155 DOM
49. 2026-09-16
    days on market $849,999 Active 154 DOM
50. 2026-09-15
    days on market $849,999 Active 153 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: $48,478
• − Mortgage interest: −$66,655
• − Property taxes: −$17,849
• − Insurance: −$5,950
• − Repairs & maintenance: −$3,878
• − Management: −$3,878
• − HOA: −$5,220
• − Depreciation: −$34,616
• Taxable loss: −$89,569
• Est. tax savings @ 24.0%: +$21,497
• After-tax cash flow: $-44,107/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 · 12 photos

Excellent 95/100 None rehab

This move-in-ready single-family home features a modern design with a spacious kitchen, bathrooms, and living spaces. The exterior and interior are in excellent condition, making it an ideal investment property.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Smart home integration — Improves convenience and adds modern appeal. ↑

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary Manatee Elementary School C FL #892/2,144 Nat'l #9,801/41,679 Middle Manatee Middle School C+ FL #217/571 Nat'l #3,033/14,009 High Lely High School F FL #304/667 Nat'l #8,293/17,239

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): 23,559
• Household income: $89,334
• Rent vs Own: 15.3% rent · 84.7% own
• Severe rent burden: 21% 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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 17% Two or more races 13% Black 7%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1% Cuban 3%
• Languages at home: 75% English-only · Spanish 15% French/Haitian/Cajun 5% Other Indo-European 4%

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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: ▼ -1.48%
• Current HPI: 266.5545
• Rent YoY: ▲ 3.21%
• 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

Finance

• Other: Address: 15640 Cassio Way, Naples FL 34114Listing status: ActiveLast modified: 2026-05-21
• Financial info: List price: $849,999

Exterior

• Parking: Attached 3-car garage (3 total parking spaces)
• Home design: Colina plan (new construction plan)Single-family property

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms and 1 half bathroom
• Interior features: Open living area (approx. 2,475 total living area)