975 9th Ave S #19 · Naples, FL 34102

$375,000

1 bd · 1.0 ba · 523 sqft · Condo public records · 293 Days on market

Built 1969 $454/mo HOA · 10% 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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Appreciation +7.0/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Here is your opportunity to have a placeholder in the center of Olde Naples. It's perfect for someone to be able to pop in and out or live comfortably within walking distance to beaches, 5th Ave S. , and Third Street S. It is surrounded by multi million dollar homes and with only one bedroom and bath it's like having your own hotel suite whenever you need it without all the hassles of making reservations especially during season when available hotels are hard to find.

Key facts

• Waterfront views
• Lush parks
• Pickleball courts

Tags

• GULF BEACHES
• WATERFRONT VIEWS
• TENNIS COURTS
• PICKLEBALL COURTS
• LUSH PARKS
• NATURE PRESERVES

Property features AI

Finance

• Other: No RV allowed; Zero lot line; Part of a 22-unit complex with 22 units in the building
• HOA & community: Condo fee charged quarterly; Condo fee includes cable, insurance, internet/WiFi, laundry facilities, and lawn/land maintenance; Professionally managed; Community is non-gated; Total annual recurring HOA fees: $5,452

Exterior

• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Low rise (1-3) building; 2-story building; Rear exposure faces north; Located in Olde Naples
• Construction: Concrete block construction; Metal roof; Built in 1969
• Exterior features: Courtyard; Jalousie windows; Stucco exterior

Interior

• Kitchen: Electric cooktop; Microwave; Refrigerator/Freezer
• Bedrooms: 1 bedroom
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Built-in cabinets; Eat-in kitchen; Turnkey furnished; Other floor plan

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $375k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $375k).
• Recommended offer: $330k (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; 23 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).
• This rent runs 41% of the median local income ($131k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $18k of equity ($3k loan paydown + $15k appreciation (4.1% local appreciation)).
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.1% appreciation + 8.0% rent growth), your $105k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 293 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $325k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $330,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 293 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.20% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.90%
• DSCR: 1.40
• GRM: 6.9

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: 17.3%
• Equity multiple: 2.08×
• Total profit: $113,808
• Equity at exit: $191,963

10-year hold

• IRR: 20.9%
• Equity multiple: 4.74×
• Total profit: $392,761
• Equity at exit: $315,443

Cash invested: $105,000 (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: 6.9×

Monthly cashflow live

• Estimated rent: $4,501 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$200 /mo · $2,398/yr
• Insurance: −$156
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$454
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $353

Break-even live

Break-even rent $4,055

Max offer price $375,000

Occupancy floor 87%

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
950 7th Ave S #23 Naples, FL	1.0	1.0	631	$3,250	$5.15	13d	1	0.10mi
980 7th Ave S Naples, FL	1.0	1.0	540	$7,500	$13.89	23d	2	0.12mi
960 7th St S #103 Naples, FL	1.0	1.0	534	$5,000	$9.36	23d	1	0.22mi
655 8th Ave S Unit 1504166P Naples, FL	1.0	1.0	505	$5,346	$10.59	13d	1	0.25mi
803 River Point Dr Unit 201B Naples, FL	1.0	1.0	715	$2,300	$3.22	23d	1	0.37mi
540 4th Ave S #13 Naples, FL	1.0	1.0	580	$5,000	$8.62	23d	1	0.46mi
480 5th St S #102 Naples, FL	1.0	1.0	600	$6,500	$10.83	23d	1	0.50mi
473 12th Ave S Naples, FL	1.0–2.0	1.0–2.0	700	$3,000	$4.29	23d	2	0.51mi
940 3rd St S Naples, FL	1.0–2.0	1.0–2.0	870	$2,800	$3.22	23d	2	0.56mi
101 8th St S Naples, FL	1.0	1.0–2.0	940	$12,600	$13.40	13d	4	0.57mi
101 8th St S Naples, FL	1.0	1.0–2.0	940	$12,600	$13.40	23d	4	0.57mi
666 3rd St S Naples, FL	1.0–2.0	1.0–2.0	932	$2,500	$2.68	13d	2	0.57mi
291 8th Ave S Unit 291A Naples, FL	1.0	1.0	550	$3,900	$7.09	23d	1	0.58mi
1360 Chesapeake Ave Unit 1372 Naples, FL	1.0	1.0	600	$1,850	$3.08	23d	1	0.62mi
175 5th Ave S Naples, FL	2.0	2.0	732	$14,000	$19.13	23d	2	0.70mi
1295 Gulf Shore Blvd S #218 Naples, FL	2.0	2.0	662	$10,479	$15.83	23d	1	0.79mi
1950 Mayfair ST Unit 817 Naples, FL	1.0	1.0	710	$3,295	$4.64	13d	1	0.84mi
1950 Mayfair ST Unit 1021 Naples, FL	1.0	1.0	710	$3,520	$4.96	13d	1	0.84mi
1950 Mayfair ST Unit 921 Naples, FL	1.0	1.0	710	$3,420	$4.82	13d	1	0.84mi
1950 Mayfair ST Unit 802 Naples, FL	1.0	1.0	710	$3,355	$4.73	13d	1	0.84mi
1950 Mayfair ST Unit 716 Naples, FL	1.0	1.0	710	$3,330	$4.69	13d	1	0.84mi
1950 Mayfair St Naples, FL	3.0	1.0–3.5	1514	$5,505	$3.63	13d	109	0.87mi
2134 Palm St Naples, FL	1.0	1.0	600	$7,500	$12.50	23d	1	1.00mi

HOA detail condo

• Monthly dues: $454 · $5,448/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $375,000 Active 293 DOM
2. 2026-06-17
   days on market $375,000 Active 292 DOM
3. 2026-06-16
   days on market $375,000 Active 291 DOM
4. 2026-06-15
   days on market $375,000 Active 290 DOM
5. 2026-06-10
   days on market $375,000 Active 285 DOM
6. 2026-06-09
   days on market $375,000 Active 284 DOM
7. 2026-06-08
   days on market $375,000 Active 283 DOM
8. 2026-06-07
   days on market $375,000 Active 282 DOM
9. 2026-06-02
   days on market $375,000 Active 277 DOM
10. 2026-06-01
    days on market $375,000 Active 276 DOM
11. 2026-05-31
    days on market $375,000 Active 275 DOM
12. 2026-05-30
    days on market $375,000 Active 274 DOM
13. 2026-03-04
    price $375,000
14. 2026-01-05
    price $390,000
15. 2025-08-29
    listed $400,000 Active
16. 2022-02-15
    soldstatus $325,000 Sold 472-char remark

    Show marketing remark (472 chars)

    Here is your opportunity to have a placeholder in the center of Olde Naples. It's perfect for someone to be able to pop in and out or live comfortably within walking distance to beaches, 5th Ave S. , and Third Street S. It is surrounded by multi million dollar homes and with only one bedroom and bath it's like having your own hotel suite whenever you need it without all the hassles of making reservations especially during season when available hotels are hard to find.

17. 2022-01-14
    status Pending With Contingencies 472-char remark

    Show marketing remark (472 chars)

    Here is your opportunity to have a placeholder in the center of Olde Naples. It's perfect for someone to be able to pop in and out or live comfortably within walking distance to beaches, 5th Ave S. , and Third Street S. It is surrounded by multi million dollar homes and with only one bedroom and bath it's like having your own hotel suite whenever you need it without all the hassles of making reservations especially during season when available hotels are hard to find.

18. 2022-01-12
    price $325,000 472-char remark

    Show marketing remark (472 chars)

    Here is your opportunity to have a placeholder in the center of Olde Naples. It's perfect for someone to be able to pop in and out or live comfortably within walking distance to beaches, 5th Ave S. , and Third Street S. It is surrounded by multi million dollar homes and with only one bedroom and bath it's like having your own hotel suite whenever you need it without all the hassles of making reservations especially during season when available hotels are hard to find.

19. 2022-01-12
    status Active 472-char remark

    Show marketing remark (472 chars)

    Here is your opportunity to have a placeholder in the center of Olde Naples. It's perfect for someone to be able to pop in and out or live comfortably within walking distance to beaches, 5th Ave S. , and Third Street S. It is surrounded by multi million dollar homes and with only one bedroom and bath it's like having your own hotel suite whenever you need it without all the hassles of making reservations especially during season when available hotels are hard to find.

20. 2021-12-09
    status Pending With Contingencies 472-char remark

    Show marketing remark (472 chars)

    Here is your opportunity to have a placeholder in the center of Olde Naples. It's perfect for someone to be able to pop in and out or live comfortably within walking distance to beaches, 5th Ave S. , and Third Street S. It is surrounded by multi million dollar homes and with only one bedroom and bath it's like having your own hotel suite whenever you need it without all the hassles of making reservations especially during season when available hotels are hard to find.

21. 2021-10-10
    price $299,000 472-char remark

    Show marketing remark (472 chars)

    Here is your opportunity to have a placeholder in the center of Olde Naples. It's perfect for someone to be able to pop in and out or live comfortably within walking distance to beaches, 5th Ave S. , and Third Street S. It is surrounded by multi million dollar homes and with only one bedroom and bath it's like having your own hotel suite whenever you need it without all the hassles of making reservations especially during season when available hotels are hard to find.

22. 2021-09-05
    listed $320,000 Active 472-char remark

    Show marketing remark (472 chars)

    Here is your opportunity to have a placeholder in the center of Olde Naples. It's perfect for someone to be able to pop in and out or live comfortably within walking distance to beaches, 5th Ave S. , and Third Street S. It is surrounded by multi million dollar homes and with only one bedroom and bath it's like having your own hotel suite whenever you need it without all the hassles of making reservations especially during season when available hotels are hard to find.

23. 2008-12-02
    listed $179,000
24. 2004-07-02
    soldstatus $150,000
25. 1995-01-10
    soldstatus $40,000

ⓘ 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: $2,398 · $200/mo
• Projected year-2 tax: $3,112 · $259/mo
• Expected delta: +$715/yr (+$60/mo · 29.8%)

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

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 · 26 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: $54,011
• − Mortgage interest: −$21,006
• − Property taxes: −$2,398
• − Insurance: −$6,994
• − Repairs & maintenance: −$4,321
• − Management: −$4,321
• − HOA: −$5,448
• − Depreciation: −$10,909
• Taxable loss: −$1,385
• Est. tax savings @ 24.0%: +$332
• After-tax cash flow: $4,564/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

+837.5% since first listed

13 events — show timeline

• 2026-03-04 Price Changed $375,000 NAPLESMLS
• 2026-01-05 Price Changed $390,000 NAPLESMLS
• 2025-08-29 Listed $400,000 NAPLESMLS
• 2022-02-15 Sold (MLS) $325,000 NAPLESMLS
• 2022-01-14 Pending — NAPLESMLS
• 2022-01-12 Price Changed $325,000 NAPLESMLS
• 2022-01-12 Relisted — NAPLESMLS
• 2021-12-09 Pending — NAPLESMLS
• 2021-10-10 Price Changed $299,000 NAPLESMLS
• 2021-09-05 Listed $320,000 NAPLESMLS
• 2008-12-02 Listed $179,000 NAPLESMLS
• 2004-07-02 Sold (Public Records) $150,000 Public Records
• 1995-01-10 Sold (Public Records) $40,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $2,398 · -12.2% YoY. Source: county tax records.