3300 Binnacle Dr #205 · Naples, FL 34103

$449,000

2 bd · 2.0 ba · 1,378 sqft · Condo public records · 71 Days on market

Built 1982 $883/mo HOA · 17% 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 +17.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• DSCR +5.3/10.0
• 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

One or more photo(s) has been virtually staged, AI generated or rendered. Discover coastal perfection in this bright and inviting 2-bedroom, 2-bathroom condo located in the highly sought-after Moorings neighborhood. Just a short stroll or quick bike ride from Moorings Private Beach Park, this residence offers convenient access to sugar-sand shores and breathtaking Gulf of America sunsets. Step inside to an open, light-filled layout perfect for relaxed Florida living. The spacious living, dining, and kitchen areas flow seamlessly, while the brand-new hurricane windows and the power hurricane shutters frame beautiful views of tropical landscaping and sunsets while providing superior storm pro

Key facts

• Hurricane windows
• Sugar-sand shores
• Tropical landscaping

Tags

• MOORINGS NEIGHBORHOOD
• MOORINGS PRIVATE BEACH PARK
• SUGAR-SAND SHORES
• HURRICANE WINDOWS
• TROPICAL LANDSCAPING
• OVERSIZED SCREENED LANAI

Property features AI

Finance

• Other: Condo documents / Property appraiser used for lot measurements; Deeded restrictions
• Financial info: Total annual recurring HOA fees reported
• HOA & community: Mandatory HOA; Quarterly master HOA fee; Master amenities include beach club access, bike storage, extra storage, and internet access; On-site management; HOA covers irrigation water and lawn/land maintenance; Non-gated community

Exterior

• Parking: 1 assigned parking space; Guest parking available; Detached 1-car carport
• Security: Impact resistant windows; Electric shutters; Impact resistant window storm protection
• Utilities: Central water; Central sewer; Electric service (central)
• Home design: Residential property in The Moorings (BinNacle sub-condo); Low-rise building (1–3 stories); 2-story end unit; Rear exposure facing east
• Construction: Concrete block construction; Stucco and wood siding exterior finish; Shingle roof; Built in 1982
• Exterior features: Courtyard; Below-ground private pool; Zero lot line; Landscaped area view; Irrigation (central)

Interior

• Kitchen: Cooktop (electric); Range / Self-cleaning oven; Dishwasher; Disposal; Microwave; Refrigerator/ice maker; Pantry
• Bedrooms: 2 bedrooms; 3 ceiling fans (total in unit)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; Master bath with dual sinks
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire / Cable available; Closet cabinets; High-speed internet available; Smoke detectors; Pantry; Breakfast bar and eat-in kitchen / Dining (family); Family room; Screened balcony and screened lanai/porch; Storage
• Laundry & utility: Washer and dryer present; Washer/dryer hookup; Laundry in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $449k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $449k).
• Recommended offer: $422k (6.0% 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 23d 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 $5,176/mo this rent would consume 53% 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 $3k of loan paydown is wiped out by about $13k 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 $126k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($422k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $275k; list at $449k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $422,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.15% ✓
• Cap rate: 7.14%
• Cash-on-cash: 3.02%
• DSCR: 1.13
• GRM: 7.2

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: -5.0%
• Equity multiple: 0.80×
• Total profit: $-24,744
• Equity at exit: $66,947

10-year hold

• IRR: 10.6%
• Equity multiple: 2.04×
• Total profit: $130,907
• Equity at exit: $38,821

Cash invested: $125,720 (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: 7.2×

Monthly cashflow live

• Estimated rent: $5,176 medium
• Mortgage (P&I): −$2,355
• Tax from tax record: −$347 /mo · $4,169/yr
• Insurance: −$187
• HOA: −$883
• Vacancy / Maint / Mgmt: −$1,087
• Net cashflow: $317

Break-even live

Break-even rent $4,775

Max offer price $449,000

Occupancy floor 89%

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3200 Binnacle Dr Unit D3 Naples, FL	2.0	2.0	1180	$9,000	$7.63	21d	1	0.09mi
3105 Riviera Dr Unit A201 Naples, FL	2.0	2.0	1625	$8,000	$4.92	23d	1	0.19mi
656 Binnacle Dr Naples, FL	3.0	2.0	1808	$10,000	$5.53	23d	1	0.24mi
3030 Binnacle Dr #201 Naples, FL	2.0	2.0	1092	$5,000	$4.58	23d	1	0.26mi
788 Park Shore Dr Naples, FL	1.0–2.0	1.5–2.0	931	$5,500	$5.90	13d	3	0.27mi
820 Ketch Dr #2 Naples, FL	2.0	2.0	1100	$5,700	$5.18	23d	1	0.34mi
820 Ketch Dr #3 Naples, FL	2.0	2.0	1100	$5,500	$5.00	23d	1	0.34mi
45 High Point Cir S #303 Naples, FL	2.0	2.0	1015	$5,500	$5.42	23d	1	0.41mi
3930 Belair Ln Naples, FL	2.0	2.0	1300	$6,000	$4.62	23d	1	0.48mi
4082 Belair Ln #11 Naples, FL	3.0	2.0	1600	$6,000	$3.75	23d	1	0.64mi
723 Willowhead Dr Naples, FL	3.0	3.0	1776	$18,000	$10.14	23d	1	0.68mi
4092 Belair Ln #15 Naples, FL	3.0	3.0	1500	$6,200	$4.13	23d	1	0.68mi
333 Harbour Dr #211 Naples, FL	2.0	2.0	975	$5,500	$5.64	13d	1	0.70mi
3400 Gulf Shore Blvd N Unit M3 Naples, FL	2.0	2.0	1337	$9,500	$7.11	23d	1	0.73mi
2515 Royal Palm Ct Naples, FL	3.0	2.0	1875	$17,500	$9.33	23d	1	0.75mi
555 Park Shore Dr Unit B410 Naples, FL	2.0	2.0	1200	$6,000	$5.00	21d	1	0.75mi
3200 Gulf Shore Blvd N #105 Naples, FL	2.0	2.0	1116	$8,500	$7.62	23d	1	0.78mi
3500 Gulf Shore Blvd N Naples, FL	2.0	2.0	1258	$7,650	$6.08	23d	2	0.78mi
3070 Gulf Shore Blvd N #103 Naples, FL	2.0	2.0	1300	$8,000	$6.15	23d	1	0.80mi
222 Harbour Dr #105 Naples, FL	2.0	2.0	1393	$13,000	$9.33	23d	1	0.80mi
1240 Shady Rest Ln #102 Naples, FL	3.0	2.0	1619	$6,000	$3.71	13d	1	0.82mi
250 Park Shore Dr #803 Naples, FL	3.0	2.0	1690	$15,000	$8.88	23d	1	0.84mi
3215 Gulf Shore Blvd N Unit 704N Naples, FL	2.0	2.5	1505	$14,000	$9.30	23d	1	0.86mi
3443 Gulf Shore Blvd N Naples, FL	2.0	2.0	1171	$12,750	$10.88	13d	11	0.86mi
4180 Crayton Rd Unit E7 Naples, FL	3.0	2.0	1600	$8,900	$5.56	23d	1	0.87mi
355 Park Shore Dr Unit 1-114 Naples, FL	2.0	2.0	1574	$13,000	$8.26	23d	1	0.87mi
3115 Gulf Shore Blvd N Unit 608S Naples, FL	2.0	3.0	1792	$10,000	$5.58	23d	1	0.88mi
3115 Gulf Shore Blvd N Unit 412S Naples, FL	2.0	2.5	1505	$12,000	$7.97	23d	1	0.88mi
3115 Gulf Shore Blvd N Unit 203S Naples, FL	2.0	2.0	1505	$15,000	$9.97	23d	1	0.88mi
3951 Gulf Shore Blvd N #1203 Naples, FL	2.0	2.0	1770	$10,000	$5.65	23d	1	0.88mi
2400 14th St N Naples, FL	3.0	2.0	1464	$5,890	$4.02	13d	1	0.93mi
2885 Gulf Shore Blvd N #302 Naples, FL	2.0	2.0	1500	$20,000	$13.33	23d	1	0.94mi
2750 Gulf Shore Blvd N Naples, FL	2.0	2.0	1579	$9,400	$5.95	13d	2	0.95mi
4001 Gulf Shore Blvd N #1104 Naples, FL	2.0	2.0	1267	$11,000	$8.68	23d	1	0.97mi
4001 Gulf Shore Blvd N #1106 Naples, FL	3.0	2.5	1667	$12,500	$7.50	23d	1	0.97mi
4001 Gulf Shore Blvd N #803 Naples, FL	2.0	2.0	1267	$13,000	$10.26	23d	1	0.97mi
4001 Gulf Shore Blvd N #505 Naples, FL	2.0	2.0	1271	$9,000	$7.08	13d	1	0.97mi
4001 Gulf Shore Blvd N #500 Naples, FL	2.0	2.5	1646	$15,000	$9.11	23d	1	0.97mi
4001 Gulf Shore Blvd N #105 Naples, FL	2.0	2.0	1247	$12,000	$9.62	23d	1	0.97mi
4001 Gulf Shore Blvd N #303 Naples, FL	2.0	2.0	1248	$9,000	$7.21	23d	1	0.97mi

HOA detail condo

• Monthly dues: $883 · $10,596/yr
• Likely covers: landscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-14
   statusdays on market $449,000 Pending 71 DOM
2. 2026-06-10
   days on market $449,000 Active 70 DOM
3. 2026-06-09
   days on market $449,000 Active 69 DOM
4. 2026-06-08
   days on market $449,000 Active 68 DOM
5. 2026-06-07
   days on market $449,000 Active 67 DOM
6. 2026-06-03
   days on market $449,000 Active 63 DOM
7. 2026-06-02
   days on market $449,000 Active 62 DOM
8. 2026-06-01
   days on market $449,000 Active 61 DOM
9. 2026-05-31
   days on market $449,000 Active 60 DOM
10. 2026-05-30
    days on market $449,000 Active 59 DOM
11. 2026-05-12
    price $449,000
12. 2026-04-01
    listed $465,000 Active
13. 2008-03-20
    soldstatus $275,000
14. 1992-07-01
    soldstatus $122,000
15. 1985-05-01
    soldstatus $109,900

ⓘ 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: $4,169 · $347/mo
• Projected year-2 tax: $4,169 · $347/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 5/10 Major FEMA zone X (unshaded) · 45% 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: $62,109
• − Mortgage interest: −$25,151
• − Property taxes: −$4,169
• − Insurance: −$2,245
• − Repairs & maintenance: −$4,969
• − Management: −$4,969
• − HOA: −$10,596
• − Depreciation: −$13,062
• Taxable loss: −$3,052
• Est. tax savings @ 24.0%: +$732
• After-tax cash flow: $4,533/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): 11,299
• 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

+308.6% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $449,000 NAPLESMLS
• 2026-04-01 Listed $465,000 NAPLESMLS
• 2008-03-20 Sold (Public Records) $275,000 Public Records
• 1992-07-01 Sold (Public Records) $122,000 Public Records
• 1985-05-01 Sold (Public Records) $109,900 Public Records

Property tax history

+7.6%/yr

Latest (2025): $4,169 · +1.4% YoY. Source: county tax records.