6513 Monterey Pt #201 · Naples, FL 34105

$549,000

3 bd · 2.5 ba · 2,306 sqft · Townhouse · 62 Days on market

Built 2010 Good condition 14 ac lot $599/mo HOA · 10% 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 +6.0/10.0
• DSCR +5.4/10.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Stunning lake-view home in highly sought-after Marbella Lakes! Move-in ready—just bring your toothbrush. Very lightly used and meticulously maintained, reflecting its excellent condition. Bright, open layout with spacious living and dining areas, seamlessly connecting to the kitchen and offering ideal flow for everyday living and entertaining. Features a versatile den used as a 4th bedroom, perfect for guests or a home office. Offered furnished for a seamless turnkey experience. Enjoy peaceful water views in a gated, family-friendly community with resort-style amenities. Prime location near top-rated schools, shopping, dining, and major roads. Just minutes to Naples Beach and close to

Key facts

• Gated community
• Peaceful water views
• Lake-view home

Tags

• LAKE-VIEW HOME
• GATED COMMUNITY
• RESORT-STYLE AMENITIES
• PRIME LOCATION
• PEACEFUL WATER VIEWS

Property features AI

Finance

• Financial info: Pets allowed (contact for details)
• HOA & community: Community amenities include pool, fitness center, billiard and game rooms, cabana, playground, basketball, tennis and pickleball courts, street lights, on-site manager/management, parking and security; HOA fee paid quarterly; HOA fee includes trash

Exterior

• Parking: Attached 2-car garage; Driveway parking (total 4 parking spaces); Covered parking for 2 vehicles
• Security: Community security
• Utilities: Public water; Public sewer; Cable available
• Home design: Townhouse; Two stories; Updated / remodeled; Faces north
• Construction: CBS construction
• Exterior features: Waterfront property; Tile roof

Interior

• Kitchen: Electric cooktop; Dishwasher; Microwave; Refrigerator; Freezer; Garbage disposal; Electric water heater
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Entrance foyer; High ceilings; Vaulted ceilings; Roman tub; Upstairs living area; Furnished
• Laundry & utility: In-unit laundry room on the main level; Washer hookup; Electric dryer hookup; Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $549k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $549k).
• Recommended offer: $516k (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: Poinciana Elementary School (math 64% / reading 63%, grade B, #564 of 2,144 statewide, top 27%, 507 students, 55% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents flat; 334 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $6,056/mo this rent would consume 79% of the median local household income ($92k/yr) (locally 780% 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 $4k of loan paydown is wiped out by about $16k 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 62 days — a 6% lower offer ($516k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $516,059 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 7.15%
• Cash-on-cash: 3.05%
• DSCR: 1.14
• GRM: 7.6

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: -14.2%
• Equity multiple: 0.50×
• Total profit: $-76,430
• Equity at exit: $81,858

10-year hold

• IRR: -9.9%
• Equity multiple: 0.46×
• Total profit: $-83,034
• Equity at exit: $47,467

Cash invested: $153,720 (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 34105

• Home prices YoY: -30.5%
• Rents YoY: 0.8%
• Active inventory: 334
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $6,056 high
• Mortgage (P&I): −$2,879
• Tax est. 1.5%: −$686 /mo · $8,235/yr
• Insurance: −$229
• HOA: −$599
• Vacancy / Maint / Mgmt: −$1,272
• Net cashflow: $391

Break-even live

Break-even rent $5,561

Max offer price $549,000

Occupancy floor 89%

Sensitivity live

Price	-10% $770	-5% $581	+0% $391	+5% $201	+10% $12
Rent	-10% $-87	-5% $152	+0% $391	+5% $630	+10% $869
Rate	-1.0pp $667	-0.5pp $531	base $391	+0.5pp $249	+1.0pp $104

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6548 Monterey Pt Unit 204 Naples, FL	3.0	2.5	2288	$6,000	$2.62	15d	1	0.06mi
6525 Monterey Pt Unit 203 Naples, FL	3.0	2.5	2288	$5,250	$2.29	15d	1	0.11mi
6559 Monterey Pt Naples, FL	3.0	2.0	2300	$9,000	$3.91	22d	1	0.13mi
6542 Marbella Dr Naples, FL	3.0	2.5	2144	$6,250	$2.92	24d	1	0.20mi
836 Hampton Cir #171 Naples, FL	3.0	2.5	1580	$5,000	$3.16	24d	1	0.34mi
836 Hampton Cir #171 Naples, FL	3.0	2.5	1580	$5,000	$3.16	22d	1	0.34mi
12839 Carrington Cir Unit 8-102 Naples, FL	3.0	2.0	2063	$6,500	$3.15	24d	1	0.34mi
6670 Marbella Ln Naples, FL	3.0	3.0	2439	$8,400	$3.44	24d	1	0.53mi
1299 Verde Dr Unit 1503 Naples, FL	3.0	2.0	1744	$4,200	$2.41	15d	1	0.70mi
1256 Carpazi Ct Unit 502 Naples, FL	3.0	2.0	1744	$2,495	$1.43	15d	1	0.71mi
1256 Carpazi Ct #502 Naples, FL	3.0	2.0	1744	$2,495	$1.43	24d	1	0.71mi
1303 Verde Dr Unit 1603 Naples, FL	3.0	2.0	1877	$2,500	$1.33	15d	1	0.72mi
12667 Biscayne Ct Naples, FL	4.0	3.5	2600	$8,500	$3.27	24d	1	0.73mi
13078 Pembroke Dr Naples, FL	3.0	2.5	2024	$6,500	$3.21	24d	1	0.84mi
12885 Brynwood Way Naples, FL	3.0	3.0	2489	$10,000	$4.02	24d	1	0.88mi
12848 Brynwood Way Naples, FL	4.0	2.5	2689	$6,000	$2.23	24d	1	0.92mi
12914 Brynwood Preserve Ln Naples, FL	2.0	2.0	1720	$7,000	$4.07	24d	1	0.93mi
12902 Brynwood Preserve Ln Naples, FL	3.0	3.0	2100	$7,500	$3.57	24d	1	0.95mi
4752 Stratford Ct #1404 Naples, FL	3.0	3.0	2686	$8,500	$3.16	24d	1	0.95mi
12832 Brynwood Way Naples, FL	3.0	2.0	1714	$5,250	$3.06	15d	1	0.95mi
4740 Stratford Ct #1603 Naples, FL	3.0	3.0	2686	$14,000	$5.21	24d	1	0.96mi
5858 Star Grass Ln Naples, FL	4.0	2.0	2432	$12,000	$4.93	24d	1	1.17mi
3099 Lancaster Dr Unit 7-701 Naples, FL	2.0	2.0	2160	$10,000	$4.63	24d	1	1.46mi
5065 Kensington High St Naples, FL	3.0	3.0	2661	$20,000	$7.52	24d	1	1.49mi

HOA detail

• Monthly dues: $599 · $7,188/yr
• Likely covers: watersecurity

Listing history 15 events

1. 2026-06-21
   days on market $549,000 Active 62 DOM
2. 2026-06-18
   days on market $549,000 Active 59 DOM
3. 2026-06-17
   days on market $549,000 Active 58 DOM
4. 2026-06-16
   days on market $549,000 Active 57 DOM
5. 2026-06-15
   days on market $549,000 Active 56 DOM
6. 2026-06-14
   days on market $549,000 Active 54 DOM
7. 2026-06-10
   days on market $549,000 Active 51 DOM
8. 2026-06-09
   days on market $549,000 Active 50 DOM
9. 2026-06-08
   days on market $549,000 Active 49 DOM
10. 2026-06-07
    days on market $549,000 Active 48 DOM
11. 2026-06-03
    days on market $549,000 Active 44 DOM
12. 2026-06-02
    days on market $549,000 Active 43 DOM
13. 2026-06-01
    days on market $549,000 Active 42 DOM
14. 2026-06-01
    remarks 693-char remark
15. 2026-06-01
    listed $549,000 Active 41 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 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: $72,667
• − Mortgage interest: −$30,753
• − Property taxes: −$8,235
• − Insurance: −$2,745
• − Repairs & maintenance: −$5,813
• − Management: −$5,813
• − HOA: −$7,188
• − Depreciation: −$15,971
• Taxable loss: −$3,851
• Est. tax savings @ 24.0%: +$924
• After-tax cash flow: $5,615/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

Good 80/100 None rehab

This move-in ready home in Marbella Lakes offers a stunning lake view and a bright, open layout. It is in excellent condition with minimal maintenance required.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Updating the flooring in the living areas — New flooring can improve the overall look and feel of the home
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality
• Both Installing smart home technology — Smart home features can enhance convenience and energy efficiency
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and add value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the flooring in the living areas — New flooring can improve the overall look and feel of the home ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality ↑
• Both Installing smart home technology — Smart home features can enhance convenience and energy efficiency ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and add value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-04-20 Listed $549,000 Beaches MLS