803 River Point Dr Unit 107B · Naples, FL 34102

$625,100

2 bd · 2.0 ba · 1,265 sqft · Condo public records · 9 Days on market

Built 1985 $1015/mo HOA · 20% of rent

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Why this score? — see what drove the D 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
• Cash flow +7.4/30.0
• Appreciation +7.0/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0

Listing remarks

Waterfront Living at Its Finest! This beautifully renovated, turnkey-furnished 2-bedroom plus DEN, 2-bath , one of the largest model residence offers breathtaking Gordon River and marina views in the heart of downtown Naples. Featuring brand-new impact-resistant windows and doors, designer-updated bathrooms, luxury vinyl flooring, plantation shutters, and a stylish kitchen with quartz countertops, stainless steel appliances, and ample cabinetry. This move-in-ready home offers the perfect combination of comfort, style, and peace of mind. Enjoy an unbeatable location just moments from 5th Avenue South, Bayfront, Tin City, world-class dining, shopping, and Gulf beaches. With the assessment pai

Key facts

• Waterfront living
• Marina views
• Gordon river views

Tags

• WATERFRONT LIVING
• GORDON RIVER VIEWS
• MARINA VIEWS
• IMPACT-RESISTANT WINDOWS
• DESIGNER-UPDATED BATHROOMS
• LUXURY VINYL FLOORING

Property features AI

Finance

• Other: Unit is one of 89 units in complex and one of 24 units in the building; There are 2 total floors in the building; Unit number 107 in section 3, subdivision 018100; Paved public road access; Restrictions: No commercial
• HOA & community: Mandatory HOA; Monthly HOA fee; HOA maintenance covers cable, insurance, internet/WiFi, exterior pest control, reserves and water; Condo management; Community amenities include community pool, community spa/hot tub and common laundry; Non-gated community; Total annual recurring fees listed

Exterior

• Parking: 2 assigned covered parking spaces; 1 attached carport space
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Mid-rise building (4–7 stories); 2-story floor plan; Rear exposure faces southeast
• Construction: Concrete block construction; Stucco exterior finish; Shingle roof; Year built 1985; Built as part of BEAUMER development
• Exterior features: Automatic sprinkler system; Impact resistant windows; Sliding windows; Below-ground private pool; Gulf, water and water feature views; Gulf access with no bridges; Central irrigation

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Range; Refrigerator; Refrigerator/ice maker
• Bedrooms: 2 bedrooms plus den; Split bedroom layout
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; Master bath with tub only
• Heating & cooling: Central electric heat (see remarks); Central electric cooling
• Interior features: Pantry; Smoke detectors; Volume ceiling; Common elevator; Turnkey furnished; Den (study); Florida room; Screened balcony; Screened lanai/porch
• Laundry & utility: Common laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $625k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $407k (35.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $520k (16.8% below list).
• Recommended offer: $407k (35.0% 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.
• Market conditions: Rents rising fast (+8.8%/yr); 616 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $5,198/mo this rent would consume 48% 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 $30k of equity ($4k loan paydown + $26k 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 ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 7y 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 $390k; list at $625k implies a 60% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $406,527 (35.0% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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 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: 0.83% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.56%
• DSCR: 0.75
• GRM: 10.0

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: 5.6%
• Equity multiple: 1.35×
• Total profit: $61,260
• Equity at exit: $319,990

10-year hold

• IRR: 10.6%
• Equity multiple: 2.93×
• Total profit: $337,614
• Equity at exit: $525,822

Cash invested: $175,028 (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: 616
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $5,198 medium
• Mortgage (P&I): −$3,278
• Tax from tax record: −$364 /mo · $4,365/yr
• Insurance: −$260
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,015
• Vacancy / Maint / Mgmt: −$1,092
• Net cashflow: $-1,237

Break-even live

Break-even rent $6,764

Max offer price $406,527

Occupancy floor —

Sensitivity live

Price	-10% $-883	-5% $-1,060	+0% $-1,237	+5% $-1,414	+10% $-1,591
Rent	-10% $-1,648	-5% $-1,443	+0% $-1,237	+5% $-1,032	+10% $-827
Rate	-1.0pp $-922	-0.5pp $-1,078	base $-1,237	+0.5pp $-1,399	+1.0pp $-1,564

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: $156,275
• Closing costs: $18,753
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1395 Curlew Ave Unit 4-3 Naples, FL	2.0	2.0	975	$7,000	$7.18	24d	1	0.10mi
1435 Curlew Ave #1 Naples, FL	2.0	2.0	975	$2,850	$2.92	22d	1	0.13mi
1435 Curlew Ave #1 Naples, FL	2.0	2.0	975	$2,850	$2.92	24d	1	0.13mi
1501 Curlew Ave Naples, FL	2.0	1.0	1180	$2,000	$1.69	24d	1	0.17mi
1100 8th Ave S Naples, FL	2.0	2.0	1218	$9,000	$7.39	15d	5	0.23mi
1353 Pelican Ave Naples, FL	2.0	2.0	1203	$8,500	$7.07	24d	1	0.25mi
1600 Curlew Ave Naples, FL	3.0	2.0	1817	$20,000	$11.01	24d	1	0.27mi
1589 Osprey Ave Naples, FL	3.0	2.0	1868	$3,950	$2.11	24d	1	0.28mi
1589 Osprey Ave Naples, FL	3.0	2.0	1868	$3,750	$2.01	15d	1	0.28mi
451 Bayfront Pl Naples, FL	1.0–2.0	1.5–2.0	1421	$11,000	$7.74	24d	2	0.32mi
1666 Osprey Ave #203 Naples, FL	2.0	2.0	1200	$7,000	$5.83	24d	1	0.32mi
1120 Little Neck Ct Unit E40 Naples, FL	3.0	2.0	1400	$2,999	$2.14	24d	1	0.32mi
450 Bayfront Pl Naples, FL	1.0–3.0	1.0–2.5	1324	$8,750	$6.61	24d	6	0.33mi
410 Bayfront Pl Naples, FL	1.0–3.0	1.0–2.0	1242	$7,875	$6.34	24d	6	0.36mi
307 Goodlette-Frank Rd S Unit B506 Naples, FL	2.0	2.0	1166	$6,800	$5.83	24d	1	0.36mi
1165 Clam Ct #7 Naples, FL	2.0	2.5	1449	$2,900	$2.00	24d	1	0.36mi
900 8th Ave S #105 Naples, FL	2.0	2.0	1142	$5,000	$4.38	24d	1	0.37mi
401 Bayfront Pl Naples, FL	2.0	2.0	1367	$9,000	$6.58	24d	3	0.37mi
985 Sandpiper St Unit 1I-204 Naples, FL	3.0	2.0	1769	$4,850	$2.74	24d	1	0.38mi
1200 Cherrystone Ct Unit A203 Naples, FL	2.0	2.0	1276	$4,950	$3.88	24d	1	0.39mi
1495 Blue Point Ave Unit C Naples, FL	2.0	2.5	1529	$12,000	$7.85	24d	1	0.40mi
1186 Cherrystone Ct Naples, FL	2.0	2.0	1163	$1,995	$1.72	24d	1	0.41mi
1400 Blue Point Ave #104 Naples, FL	2.0	2.0	1550	$2,900	$1.87	24d	1	0.42mi
1555 Blue Point Ave Unit 3 Naples, FL	2.0	2.0	1025	$1,745	$1.70	15d	1	0.43mi
1030 3rd Ave S Naples, FL	2.0–3.0	2.0–3.5	2101	$5,750	$2.74	24d	4	0.46mi
1155 Sandpiper St Naples, FL	2.0	2.0	1062	$4,050	$3.81	24d	2	0.47mi
1155 Sandpiper St Naples, FL	2.0	2.0	1062	$3,950	$3.72	22d	3	0.47mi
1950 Mayfair ST Unit 923 Naples, FL	2.0	2.0	1142	$4,490	$3.93	15d	1	0.48mi
1950 Mayfair ST Unit 901 Naples, FL	2.0	2.0	1025	$4,560	$4.45	15d	1	0.48mi
1950 Mayfair ST Unit 1027 Naples, FL	1.0	1.0	888	$3,525	$3.97	15d	1	0.48mi
1950 Mayfair ST Unit 818 Naples, FL	2.0	2.0	1142	$4,415	$3.87	15d	1	0.48mi
1501 Chesapeake Ave Unit 1296210P Naples, FL	2.0	2.0	1377	$4,110	$2.98	15d	1	0.48mi
802 10th Ave S #802 Naples, FL	2.0	2.0	1480	$10,000	$6.76	24d	1	0.48mi
1035 3rd Ave S Naples, FL	2.0	2.0	1268	$8,388	$6.61	22d	2	0.50mi
1035 3rd Ave S Naples, FL	2.0	2.0	1268	$8,538	$6.73	24d	2	0.50mi
1376 Chesapeake Ave #2 Naples, FL	2.0	2.0	1218	$2,300	$1.89	24d	1	0.50mi
1135 3rd Ave S Naples, FL	2.0	2.0–2.5	1638	$15,750	$9.62	24d	2	0.50mi
1135 3rd Ave S Naples, FL	2.0	2.0–2.5	1679	$11,500	$6.85	22d	3	0.50mi
1535 Chesapeake Ave Unit A2 Naples, FL	2.0	2.0	1080	$2,000	$1.85	24d	1	0.50mi
964 8th St S Unit B-2 Naples, FL	3.0	2.0	1707	$10,500	$6.15	24d	1	0.50mi

HOA detail condo

• Monthly dues: $1,015 · $12,180/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-21
   days on market $625,100 Active 9 DOM
2. 2026-06-18
   days on market $625,100 Active 6 DOM
3. 2026-06-17
   days on market $625,100 Active 5 DOM
4. 2026-06-16
   days on market $625,100 Active 4 DOM
5. 2026-06-15
   days on market $625,100 Active 3 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $625,100 Active 1 DOM

ⓘ 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: $4,365 · $364/mo
• Projected year-2 tax: $5,188 · $432/mo
• Expected delta: +$824/yr (+$69/mo · 18.9%)

ⓘ 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: $62,378
• − Mortgage interest: −$35,015
• − Property taxes: −$4,365
• − Insurance: −$8,244
• − Repairs & maintenance: −$4,990
• − Management: −$4,990
• − HOA: −$12,180
• − Depreciation: −$18,185
• Taxable loss: −$25,592
• Est. tax savings @ 24.0%: +$6,142
• After-tax cash flow: $-8,706/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)

No district data.

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

+681.4% since first listed

15 events — show timeline

• 2026-06-12 Listed $625,100 NAPLESMLS
• 2020-11-20 Sold (Public Records) $390,000 Public Records
• 2020-11-19 Pending — NAPLESMLS
• 2020-11-19 Listed $405,000 NAPLESMLS
• 2020-11-19 Sold (MLS) $390,000 NAPLESMLS
• 2020-10-18 Listing Removed — NAPLESMLS
• 2020-09-15 Relisted — NAPLESMLS
• 2020-09-09 Pending — NAPLESMLS
• 2020-07-14 Price Changed $405,000 NAPLESMLS
• 2020-06-05 Relisted — NAPLESMLS
• 2020-02-19 Listing Removed — NAPLESMLS
• 2019-10-18 Listed $428,000 NAPLESMLS
• 2001-06-20 Sold (Public Records) $193,500 Public Records
• 2001-01-30 Sold (Public Records) $159,900 Public Records
• 1991-12-01 Sold (Public Records) $80,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $4,365 · -2.5% YoY. Source: county tax records.