604 12th Ave S #604 · Naples, FL 34102

$419,000

2 bd · 1.0 ba · 845 sqft · Condo public records · 316 Days on market

Built 1968 $623/mo HOA · 12% of rent ↓ 11% since listing

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• 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

SELLER IS MOTIVATED! In the heart of Old Naples, 845'sq, two bedrooms and one baths at UNDER $420k! This is a great unit, don't miss out! Completely renovated with new kitchen with quartz countertops, bath with walk in shower, new trim and doors and a private patio. New tile flooring throughout. All new impact windows throughout and new exterior doors! SOLD FULLY TURNKEY! Beautiful courtyard building, well landscaped and welcoming! Only blocks to Third Street stores and restaurants, 5TH Ave and only 5 direct blocks to the gulfs white sandy beaches! Comfort and convenience at the Fairfax, part of the Village Green. Community pool, clubhouse, grill, shuffleboard and bocci for your entertainm

Key facts

• New tile flooring
• Quartz countertops
• New kitchen

Tags

• NEW KITCHEN
• QUARTZ COUNTERTOPS
• WALK IN SHOWER
• PRIVATE PATIO
• NEW TILE FLOORING
• IMPACT WINDOWS

Property features AI

Finance

• Other: Unit is part of a complex with 313 units and 40 units in the building; One unit per floor; building has 1 floor
• HOA & community: Mandatory HOA; Quarterly condo fee; Condo management; Amenities include clubhouse, community room, BBQ/picnic area, bocce court, shuffleboard, bike storage, electric vehicle charging, vehicle wash area, streetlights; Maintenance provided for irrigation water, laundry facilities, lawn/land maintenance, pest control (exterior), sewer, street maintenance, trash removal, water; Total annual recurring HOA fees reported

Exterior

• Parking: 1 assigned parking space; Guest parking; Paved parking
• Security: Impact-resistant doors; Impact-resistant windows
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential condo in a low-rise building (1–3 stories); Rear exposure facing west; Located in the Village Green development (Fairfax Club sub-condo)
• Construction: Concrete block construction; Stucco exterior finish; Built-up or flat roof; Built in 1968; Single-floor unit
• Exterior features: Courtyard; Patio; Exterior storage; Zero lot line; Landscaped area view; Central irrigation

Interior

• Kitchen: Dishwasher; Microwave; Self-cleaning oven; Refrigerator with icemaker
• Bedrooms: 2 bedrooms; Primary bedroom on first floor
• Flooring: Tile
• Bathrooms: 1 full bathroom; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric air conditioning
• Interior features: Built-in cabinets; Cable prewire; High-speed internet available; Smoke detectors; Dining area in living room; Den / study; Furnished
• Laundry & utility: Common laundry facilities

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $419k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $419k).
• Recommended offer: $369k (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; 40 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).
• At $5,148/mo this rent would consume 47% 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 $20k of equity ($3k loan paydown + $17k 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 $117k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 316 days — a 12% lower offer ($369k) is reasonable based on typical stale-listing flexibility.

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 $368,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 316 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 1968 — 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: 1.23% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.82%
• DSCR: 1.44
• GRM: 6.8

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: 18.6%
• Equity multiple: 2.16×
• Total profit: $136,660
• Equity at exit: $214,487

10-year hold

• IRR: 22.0%
• Equity multiple: 4.93×
• Total profit: $461,333
• Equity at exit: $352,455

Cash invested: $117,320 (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: 6.8×

Monthly cashflow live

• Estimated rent: $5,148 medium
• Mortgage (P&I): −$2,197
• Tax from tax record: −$112 /mo · $1,346/yr
• Insurance: −$175
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$623
• Vacancy / Maint / Mgmt: −$1,081
• Net cashflow: $534

Break-even live

Break-even rent $4,473

Max offer price $419,000

Occupancy floor 85%

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: $104,750
• Closing costs: $12,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 12th Ave S #609 Naples, FL	2.0	2.0	860	$8,000	$9.30	23d	1	0.05mi
636 Broad Ave S Unit 1259386P Naples, FL	2.0	2.0	882	$4,307	$4.88	13d	1	0.09mi
546 Broad Ave S #546 Naples, FL	2.0	2.0	890	$4,800	$5.39	23d	1	0.12mi
473 12th Ave S Naples, FL	1.0–2.0	1.0–2.0	700	$7,200	$10.29	23d	2	0.17mi
421 12th Ave S Unit A1 Naples, FL	2.0	1.0	760	$6,400	$8.42	13d	1	0.20mi
404 Broad Ave S Unit H404 Naples, FL	2.0	2.0	890	$9,995	$11.23	23d	1	0.22mi
960 7th St S #103 Naples, FL	1.0	1.0	534	$5,000	$9.36	23d	1	0.30mi
1295 Gulf Shore Blvd S #218 Naples, FL	2.0	2.0	662	$10,479	$15.83	23d	1	0.45mi
940 3rd St S Naples, FL	1.0–2.0	1.0–2.0	870	$3,995	$4.59	23d	2	0.46mi
351 8th Ave S #351 Naples, FL	2.0	2.0	930	$4,000	$4.30	23d	1	0.52mi
950 7th Ave S #23 Naples, FL	1.0	1.0	631	$3,250	$5.15	13d	1	0.56mi
291 8th Ave S Unit 291A Naples, FL	1.0	1.0	550	$3,900	$7.09	23d	1	0.56mi
980 7th Ave S Naples, FL	1.0	1.0	540	$7,500	$13.89	23d	2	0.57mi
250 7th Ave S #301 Naples, FL	2.0	2.0	1000	$10,000	$10.00	23d	1	0.59mi
1100 8th Ave S Naples, FL	2.0	2.0	1218	$9,000	$7.39	13d	5	0.59mi
666 3rd St S Naples, FL	1.0–2.0	1.0–2.0	932	$8,000	$8.58	13d	2	0.62mi
1360 Chesapeake Ave Unit 1372 Naples, FL	1.0	1.0	600	$1,850	$3.08	23d	1	0.63mi
540 4th Ave S #13 Naples, FL	1.0	1.0	580	$5,000	$8.62	23d	1	0.71mi
365 5th Ave S #303 Naples, FL	2.0	2.0	1090	$13,000	$11.93	23d	1	0.72mi
480 5th St S #102 Naples, FL	1.0	1.0	600	$6,500	$10.83	23d	1	0.72mi
805 River Point Dr Unit 307C Naples, FL	1.0	1.0	816	$2,700	$3.31	23d	1	0.74mi
1395 Curlew Ave Unit 4-3 Naples, FL	2.0	2.0	975	$7,000	$7.18	23d	1	0.74mi
803 River Point Dr Unit 201B Naples, FL	1.0	1.0	715	$2,300	$3.22	23d	1	0.75mi
388 4th Ave S #388 Naples, FL	2.0	2.0	965	$13,000	$13.47	23d	1	0.76mi
1555 Blue Point Ave Unit 3 Naples, FL	2.0	2.0	1025	$1,745	$1.70	13d	1	0.77mi
801 River Point Dr Unit 303A Naples, FL	1.0	1.0	815	$5,000	$6.13	21d	1	0.77mi
1435 Curlew Ave #1 Naples, FL	2.0	2.0	975	$2,850	$2.92	23d	1	0.77mi
1435 Curlew Ave #1 Naples, FL	2.0	2.0	975	$2,850	$2.92	21d	1	0.77mi
1535 Chesapeake Ave Unit A2 Naples, FL	2.0	2.0	1080	$2,000	$1.85	23d	1	0.78mi
296 4th Ave S #296 Naples, FL	2.0	2.5	1120	$2,950	$2.63	21d	1	0.79mi
175 5th Ave S Naples, FL	2.0	2.0	732	$14,000	$19.13	23d	2	0.79mi
1605 Chesapeake Ave #2 Naples, FL	2.0	1.0	850	$2,300	$2.71	23d	1	0.84mi
290 4th St S #202 Naples, FL	2.0	2.0	1058	$10,000	$9.45	23d	1	0.86mi
284 4th St S #103 Naples, FL	2.0	2.0	979	$9,000	$9.19	23d	1	0.86mi
286 4th St S #203 Naples, FL	2.0	2.0	1058	$10,000	$9.45	23d	1	0.86mi
282 4th St S Naples, FL	2.0	2.0	1058	$11,000	$10.40	23d	1	0.86mi
230 3rd Ave S #4 Naples, FL	2.0	2.5	978	$12,000	$12.27	23d	1	0.87mi
1686 Blue Point Ave Naples, FL	2.0	2.0	1057	$5,500	$5.20	13d	2	0.87mi
450 Bayfront Pl Naples, FL	1.0–3.0	1.0–2.5	1324	$8,750	$6.61	23d	6	0.91mi
1549 Sandpiper St #36 Naples, FL	2.0	2.0	1073	$2,195	$2.05	23d	1	0.92mi

HOA detail condo

• Monthly dues: $623 · $7,476/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $419,000 Active 316 DOM
2. 2026-06-17
   days on market $419,000 Active 315 DOM
3. 2026-06-16
   days on market $419,000 Active 314 DOM
4. 2026-06-15
   days on market $419,000 Active 313 DOM
5. 2026-06-10
   days on market $419,000 Active 308 DOM
6. 2026-06-09
   days on market $419,000 Active 307 DOM
7. 2026-06-08
   days on market $419,000 Active 306 DOM
8. 2026-06-07
   days on market $419,000 Active 305 DOM
9. 2026-06-02
   days on market $419,000 Active 300 DOM
10. 2026-06-01
    days on market $419,000 Active 299 DOM
11. 2026-05-31
    days on market $419,000 Active 298 DOM
12. 2026-05-30
    days on market $419,000 Active 297 DOM
13. 2025-10-16
    price $419,000
14. 2025-08-14
    price $449,000
15. 2025-08-06
    listed $469,000 Active

ⓘ 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: $1,346 · $112/mo
• Projected year-2 tax: $3,478 · $290/mo
• Expected delta: +$2,132/yr (+$178/mo · 158.4%)

ⓘ 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: $61,780
• − Mortgage interest: −$23,471
• − Property taxes: −$1,346
• − Insurance: −$7,214
• − Repairs & maintenance: −$4,942
• − Management: −$4,942
• − HOA: −$7,476
• − Depreciation: −$12,189
• Taxable income: $200
• Est. tax owed @ 24.0%: −$48
• After-tax cash flow: $6,355/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

-10.7% since first listed

3 events — show timeline

• 2025-10-16 Price Changed $419,000 NAPLESMLS
• 2025-08-14 Price Changed $449,000 NAPLESMLS
• 2025-08-06 Listed $469,000 NAPLESMLS

Property tax history

-3.0%/yr

Latest (2025): $1,346 · -61.6% YoY. Source: county tax records.