3325 Airport Rd N Unit R6 · Naples, FL 34105

$140,000

2 bd · 1.0 ba · 594 sqft · Condo public records · 90 Days on market

Built 1973 $415/mo HOA · 21% 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 +25.4/30.0
• 1% rule +9.1/10.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location! & Value! abound at Poinciana Condominium in the Heart of Naples! At $119,500 this nicely updated Condominium is ready to GO!! Wonderful Opportunity for Investors too! Easy to Show and Sell Today!

Key facts

• Natural light
• $415 HOA
• Garage

Tags

• POINCIANA CONDO COMMUNITY
• BRIGHT AND FUNCTIONAL LAYOUT
• NATURAL LIGHT
• MINUTES FROM RESTAURANTS

Property features AI

Finance

• Other: No commercial use allowed; no rentals allowed
• Financial info: Master HOA fee billed quarterly; Total annual recurring fees provided
• HOA & community: Mandatory HOA with professional management; Quarterly master HOA fee; Master HOA fee includes insurance, internet/WiFi, laundry facilities, lawn/land maintenance, legal/accounting, exterior and interior pest control, sewer, street lights, street maintenance, trash removal, and water; Community amenities include clubhouse, community pool, common laundry, basketball court, BBQ/picnic area, extra storage, sidewalks, and streetlights; Non-gated community; Total annual recurring HOA fees listed

Exterior

• Parking: 1 assigned parking space; Guest parking; Paved parking
• Security: No specific security features listed
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential low-rise building (1–3 stories); Low-rise (1-3) building; Unit in POINCIANA CONDO development; Rear exposure faces north; Entry level not specified
• Construction: Concrete block construction; Shingle roof; Built in 1973
• Exterior features: Stucco exterior; Sliding windows; Landscaped area view; Regular lot; Alley access

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: 2 bedrooms
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom with a combined tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Cable prewire; Multiple phone lines; Smoke detectors; Dining area combined with living room; Split bedroom floor plan; Unfurnished
• Laundry & utility: Washer and dryer present or washer/dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (13.2% below list).
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $121k (13.2% below list) — sets the bar for cash-flow.

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: Poinciana Elementary School (math 64% / reading 63%, grade B, #564 of 2,144 statewide, top 27%, 507 students, 55% FRL); Gulfview Middle School (math 78% / reading 68%, grade A, #44 of 571 statewide, top 8%, 582 students, 40% FRL); Naples High School (math 47% / reading 52%, grade D, #179 of 667 statewide, top 29%, 1,719 students, 39% FRL).
• Market conditions: Rents flat; 334 active listings in the ZIP; solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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 90 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $111k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 21% of rent.
• 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,477 (13.2% 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 90 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — 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: 1.41% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.85%
• DSCR: 1.44
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: -25.7%
• Equity multiple: 0.16×
• Total profit: $-33,088
• Equity at exit: $20,874

10-year hold

• IRR: -40.7%
• Equity multiple: -0.33×
• Total profit: $-51,985
• Equity at exit: $12,105

Cash invested: $39,200 (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 34105

• Home prices YoY: -30.5%
• Rents YoY: 0.8%
• Active inventory: 334
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,974 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$31 /mo · $368/yr
• Insurance: −$58
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$415
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-105

Break-even live

Break-even rent $2,107

Max offer price $121,477

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-65	+0% $-105	+5% $-144	+10% $-184
Rent	-10% $-261	-5% $-183	+0% $-105	+5% $-27	+10% $51
Rate	-1.0pp $-34	-0.5pp $-69	base $-105	+0.5pp $-141	+1.0pp $-178

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $415 · $4,980/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-03
   status $140,000 Pending 90 DOM
2. 2026-06-02
   days on market $140,000 Active 90 DOM
3. 2026-06-01
   days on market $140,000 Active 89 DOM
4. 2026-05-31
   days on market $140,000 Active 88 DOM
5. 2026-05-30
   days on market $140,000 Active 87 DOM
6. 2026-04-29
   price $140,000
7. 2026-03-04
   listed $145,000 Active
8. 2020-05-22
   soldstatus $111,000 Sold 211-char remark

   Show marketing remark (211 chars)

   Location! & Value! abound at Poinciana Condominium in the Heart of Naples! At $119,500 this nicely updated Condominium is ready to GO!! Wonderful Opportunity for Investors too! Easy to Show and Sell Today!

9. 2020-04-13
   status Pending With Contingencies 211-char remark

   Show marketing remark (211 chars)

   Location! & Value! abound at Poinciana Condominium in the Heart of Naples! At $119,500 this nicely updated Condominium is ready to GO!! Wonderful Opportunity for Investors too! Easy to Show and Sell Today!

10. 2020-02-21
    listed $119,500 Active 211-char remark

    Show marketing remark (211 chars)

    Location! & Value! abound at Poinciana Condominium in the Heart of Naples! At $119,500 this nicely updated Condominium is ready to GO!! Wonderful Opportunity for Investors too! Easy to Show and Sell Today!

11. 2007-05-25
    soldstatus $140,000

ⓘ 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: $368 · $31/mo
• Projected year-2 tax: $1,162 · $97/mo
• Expected delta: +$794/yr (+$66/mo · 215.9%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 93% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $23,694
• − Mortgage interest: −$7,842
• − Property taxes: −$368
• − Insurance: −$5,818
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − HOA: −$4,980
• − Depreciation: −$4,073
• Taxable loss: −$3,178
• Est. tax savings @ 24.0%: +$763
• After-tax cash flow: $-495/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): 15,441
• Household income: $92,214
• Rent vs Own: 29.7% rent · 70.3% own
• Severe rent burden: 780.0

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 14% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Cuban 3% Salvadoran 1%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 3%
• Foreign-born: 22% · Canada, China, Jamaica
• Languages at home: 77% English-only · Spanish 11% Other Indo-European 3% Russian/Polish/Slavic 3%

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: ▼ -124.65%
• Current HPI: 283.9084
• Rent YoY: ▲ 0.85%
• 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

+0.0% since first listed

6 events — show timeline

• 2026-04-29 Price Changed $140,000 NAPLESMLS
• 2026-03-04 Listed $145,000 NAPLESMLS
• 2020-05-22 Sold (MLS) $111,000 NAPLESMLS
• 2020-04-13 Pending — NAPLESMLS
• 2020-02-21 Listed $119,500 NAPLESMLS
• 2007-05-25 Sold (Public Records) $140,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $368 · +4.3% YoY. Source: county tax records.