9185 Celeste Dr Unit 1-103 · Lely Resort, FL 34113

$329,999

2 bd · 2.0 ba · 1,000 sqft · Condo · 28 Days on market

Built 2005 Good condition $600/mo HOA · 13% of rent

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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
• 1% rule +9.0/10.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +3.9/5.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a Freddie Mac HomeSteps property. 2 bed, 2 bath, 1st floor condo located in the Coral Falls at Lely Resort community of Naples. This spacious unit features FRESH PAINT & NEW CARPET THROUGHOUT, & a roomy living/dining room with sliding glass doors to the screened lanai! The kitchen has a pantry, & a breakfast bar overlooking the living/dining room . . perfect for entertaining family & friends! The master bedroom features a walk-in closet, access door to the screened lanai, & private master bath with dual sinks & glass shower. The 2nd bathroom features a combo tub & shower. Relax & enjoy the privacy on your screened lanai with a storage closet for all your storing needs! HomeSteps Financing is available for this property. Being sold AS-IS, WHERE-IS. All information and property details are deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it. All room dimensions are approximate and need to be verified by the buyer.

Key facts

• First-floor condo
• In-unit laundry
• Easy access to golf

Tags

• FIRST-FLOOR CONDO
• IN-UNIT LAUNDRY
• CORAL FALLS COMMUNITY
• EASY ACCESS TO GOLF
• WALKING AND BIKING PATHS
• SHOPPING AND DINING

Property features AI

Finance

• Other: Complex has 16 units; building has 64 units across 3 floors; one unit per floor in this configuration
• HOA & community: Mandatory HOA (professional management); Quarterly condo fee; Quarterly condo fee amount applies; Annual recurring HOA fees total $7,200; One-time fees total $650; HOA maintenance covers insurance, irrigation water, lawn/land maintenance, legal/accounting, management, sewer, street lights, trash removal, and water; Community amenities include BBQ/picnic area, bike and jog paths, bike storage, cabana, community pool, community room, community spa/hot tub, internet access, sidewalks, and streetlights; Non-gated community

Exterior

• Parking: Directions to unit provided
• Utilities: Central water; Central sewer; Central electric power
• Home design: Residential low-rise building (1–3 stories); Unit located in a multi-unit complex (unit 103); Rear exposure facing northwest; Located in Lely Resort / Coral Falls Resort development
• Construction: Concrete block construction; Stucco exterior; Tile roof; Built in 2005; No commercial or RV use allowed (restrictions)
• Exterior features: Automatic sprinkler system; Landscaped area/view; Central irrigation

Interior

• Kitchen: Dishwasher; Range; Refrigerator/Freezer; Pantry
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heating; Central electric cooling; Cable available
• Interior features: Cable prewire; Foyer; High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Split bedroom floor plan; Common elevator; Dining area in living room; Screened lanai/porch
• Laundry & utility: Washer; Dryer; Laundry in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $330k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $330k).
• Recommended offer: $325k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#786 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A-; Watch: health & safety D, schools F, amenities 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 (+5.6%/yr); 597 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); solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $4,611/mo this rent would consume 68% of the median local household income ($82k/yr) (locally 954% 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 $2k of loan paydown is wiped out by about $10k 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 28 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $175k; list at $330k implies a 89% 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 $325,049 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.40% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.89%
• DSCR: 1.44
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.59% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.79×
• Total profit: $-19,095
• Equity at exit: $49,204

10-year hold

• IRR: 8.2%
• Equity multiple: 1.73×
• Total profit: $67,051
• Equity at exit: $28,532

Cash invested: $92,400 (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 34113

• Rents YoY: 5.6%
• Active inventory: 597
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $4,611 high
• Mortgage (P&I): −$1,731
• Tax est. 1.5%: −$412 /mo · $4,950/yr
• Insurance: −$137
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$600
• Vacancy / Maint / Mgmt: −$968
• Net cashflow: $335

Break-even live

Break-even rent $4,186

Max offer price $329,999

Occupancy floor 88%

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9175 Celeste Dr Unit 105 Naples, FL	2.0	2.0	1000	$2,000	$2.00	23d	1	0.03mi
9187 Celeste Dr Unit 1073494P Naples, FL	2.0	2.0	1399	$2,979	$2.13	14d	1	0.04mi
9165 Celeste Dr Unit 3-303 Naples, FL	2.0	2.0	1000	$6,500	$6.50	23d	1	0.09mi
9115 Capistrano St S #8207 Naples, FL	2.0	2.5	1494	$6,000	$4.02	23d	1	0.32mi
9111 Capistrano St S #8303 Naples, FL	2.0	2.5	1432	$7,500	$5.24	23d	1	0.32mi
6590 Beach Resort Dr Unit 305 Naples, FL	2.0	2.0	1351	$4,500	$3.33	14d	1	0.32mi
9092 Chula Vista St #11003 Naples, FL	2.0	2.0	1404	$6,850	$4.88	23d	1	0.36mi
9088 Chula Vista St Unit 108-3 Naples, FL	2.0	2.0	1404	$5,700	$4.06	23d	1	0.38mi
9081 Albion Ln S #6505 Naples, FL	2.0	2.0	1225	$7,500	$6.12	23d	1	0.45mi
9071 Albion Ln N #5706 Naples, FL	2.0	2.5	1441	$2,200	$1.53	23d	1	0.51mi
6650 Beach Resort Dr Unit 908 Naples, FL	2.0	2.0	1351	$4,600	$3.40	14d	1	0.52mi
9082 Capistrano St N Unit 48-5 Naples, FL	2.0	2.0	1227	$6,500	$5.30	23d	1	0.54mi
6750 Beach Resort Dr #7 Naples, FL	2.0	2.0	1351	$3,900	$2.89	23d	1	0.61mi
6750 Beach Resort Dr Naples, FL	2.0	2.0	1351	$3,200	$2.37	14d	2	0.61mi
9054 Capistrano St N #4003 Naples, FL	2.0	2.0	1385	$2,495	$1.80	23d	1	0.65mi
6680 Beach Resort Dr Unit 1214 Naples, FL	2.0	2.0	1351	$4,500	$3.33	14d	1	0.67mi
9022 Michael Cir Unit 2-205 Naples, FL	2.0	2.0	1450	$3,500	$2.41	23d	1	0.68mi
8175 Celeste Dr Naples, FL	2.0	2.0	1460	$2,395	$1.64	23d	1	0.72mi
8175 Celeste Dr #1230 Naples, FL	2.0	2.0	1476	$2,775	$1.88	23d	1	0.72mi
8135 Celeste Dr #4218 Naples, FL	2.0	2.0	1476	$7,500	$5.08	23d	1	0.74mi
8986 Cambria Cir Unit 22 Naples, FL	2.0	2.0	1404	$6,000	$4.27	23d	1	0.79mi
8161 Twelve Oaks Cir #512 Naples, FL	2.0	2.0	1066	$5,000	$4.69	23d	1	0.81mi
8085 Celeste Dr #812 Naples, FL	2.0	2.0	1480	$6,000	$4.05	14d	1	0.95mi
8065 Tiger Cv #1604 Naples, FL	2.0	2.0	1203	$2,495	$2.07	21d	1	1.01mi
8065 Tiger Cv Naples, FL	2.0	2.0	1203	$2,495	$2.07	23d	1	1.02mi
8055 Tiger Cv Unit 6-606 Naples, FL	2.0	2.0	1439	$1,800	$1.25	23d	1	1.05mi
1252 Henderson Creek Dr Naples, FL	2.0	1.5	820	$1,895	$2.31	23d	1	1.10mi
8073 Panther Trl #1404 Naples, FL	2.0	2.0	1450	$5,500	$3.79	23d	1	1.11mi
7955 Mahogany Run Ln #515 Naples, FL	2.0	2.0	1244	$8,925	$7.17	23d	1	1.11mi
7955 Mahogany Run Ln Unit 1504173P Naples, FL	3.0	2.0	1442	$5,840	$4.05	14d	1	1.11mi
7895 Mahogany Run Ln Unit 1504163P Naples, FL	2.0	2.0	1237	$4,125	$3.33	21d	1	1.11mi
7895 Mahogany Run Ln Naples, FL	2.0–3.0	2.0	1339	$2,850	$2.13	14d	3	1.11mi
7925 Mahogany Run Ln #924 Naples, FL	2.0	2.0	1389	$8,925	$6.43	23d	1	1.13mi
7920 Mahogany Run Ln #1011 Naples, FL	3.0	2.0	1454	$10,395	$7.15	23d	1	1.16mi
7885 Mahogany Run Ln Unit 1504180P Naples, FL	2.0	2.0	1237	$2,915	$2.36	21d	1	1.16mi
7940 Mahogany Run Ln #623 Naples, FL	2.0	2.0	1389	$8,000	$5.76	23d	1	1.16mi
7930 Mahogany Run Ln Unit 1504165P Naples, FL	2.0	2.0	1237	$4,053	$3.28	14d	1	1.16mi
7930 Mahogany Run Ln Unit 1504168P Naples, FL	2.0	2.0	1237	$4,495	$3.63	14d	1	1.16mi
7930 Mahogany Run Ln #826 Naples, FL	3.0	2.0	1454	$9,450	$6.50	23d	1	1.16mi
8693 Querce Ct Naples, FL	2.0	2.0	1415	$5,000	$3.53	23d	1	1.17mi

HOA detail condo

• Monthly dues: $600 · $7,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $329,999 Active 28 DOM
2. 2026-06-17
   days on market $329,999 Active 27 DOM
3. 2026-06-16
   days on market $329,999 Active 26 DOM
4. 2026-06-15
   days on market $329,999 Active 25 DOM
5. 2026-06-14
   days on market $329,999 Active 23 DOM
6. 2026-06-10
   days on market $329,999 Active 20 DOM
7. 2026-06-09
   days on market $329,999 Active 19 DOM
8. 2026-06-08
   days on market $329,999 Active 18 DOM
9. 2026-06-07
   days on market $329,999 Active 17 DOM
10. 2026-06-03
    days on market $329,999 Active 13 DOM
11. 2026-06-02
    days on market $329,999 Active 12 DOM
12. 2026-06-01
    days on market $329,999 Active 11 DOM
13. 2026-05-31
    days on market $329,999 Active 10 DOM
14. 2026-05-30
    days on market $329,999 Active 9 DOM
15. 2026-05-21
    listed $329,999 Active
16. 2016-12-31
    soldstatus $175,000 1061-char remark

    Show marketing remark (1061 chars)

    This is a Freddie Mac HomeSteps property. 2 bed, 2 bath, 1st floor condo located in the Coral Falls at Lely Resort community of Naples. This spacious unit features FRESH PAINT & NEW CARPET THROUGHOUT, & a roomy living/dining room with sliding glass doors to the screened lanai! The kitchen has a pantry, & a breakfast bar overlooking the living/dining room . . perfect for entertaining family & friends! The master bedroom features a walk-in closet, access door to the screened lanai, & private master bath with dual sinks & glass shower. The 2nd bathroom features a combo tub & shower. Relax & enjoy the privacy on your screened lanai with a storage closet for all your storing needs! HomeSteps Financing is available for this property. Being sold AS-IS, WHERE-IS. All information and property details are deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it. All room dimensions are approximate and need to be verified by the buyer.

17. 2016-10-04
    listed $194,900 1061-char remark

    Show marketing remark (1061 chars)

    This is a Freddie Mac HomeSteps property. 2 bed, 2 bath, 1st floor condo located in the Coral Falls at Lely Resort community of Naples. This spacious unit features FRESH PAINT & NEW CARPET THROUGHOUT, & a roomy living/dining room with sliding glass doors to the screened lanai! The kitchen has a pantry, & a breakfast bar overlooking the living/dining room . . perfect for entertaining family & friends! The master bedroom features a walk-in closet, access door to the screened lanai, & private master bath with dual sinks & glass shower. The 2nd bathroom features a combo tub & shower. Relax & enjoy the privacy on your screened lanai with a storage closet for all your storing needs! HomeSteps Financing is available for this property. Being sold AS-IS, WHERE-IS. All information and property details are deemed reliable but not guaranteed and should be independently verified if any person intends to engage in a transaction based upon it. All room dimensions are approximate and need to be verified by the buyer.

ⓘ 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 7/10 Severe FEMA zone AE · 77% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 26 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: $55,327
• − Mortgage interest: −$18,485
• − Property taxes: −$4,950
• − Insurance: −$6,768
• − Repairs & maintenance: −$4,426
• − Management: −$4,426
• − HOA: −$7,200
• − Depreciation: −$9,600
• Taxable loss: −$529
• Est. tax savings @ 24.0%: +$127
• After-tax cash flow: $4,150/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained first-floor condo is in good condition and ready for immediate occupancy. It offers a bright, open layout and is an excellent income-producing investment or seasonal retreat.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to both buyers and renters.
• Both Updating the flooring in common areas — New flooring can improve the overall look and feel of the property, making it more appealing to both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to both buyers and renters. ↑
• Both Updating the flooring in common areas — New flooring can improve the overall look and feel of the property, making it more appealing to both buyers and renters. ↑

ⓘ 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 — Lely Resort

• Score: 61/100
• State rank: #786
• US rank: #17981

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A- Housing D- Health & safety D User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lely Resort, FL
• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 26,056
• Household income: $81,674
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 954.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 28% Black 12% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 3% Cuban 2%
• Common ancestry: Hispanic 10% Romanian 3% Lithuanian 2%
• Foreign-born: 26% · Canada, Jamaica, Vietnam
• Languages at home: 63% English-only · Spanish 24% French/Haitian/Cajun 9% Other Indo-European 2%

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: ▼ -194.86%
• Current HPI: 279.4232
• Rent YoY: ▲ 5.59%
• 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

+69.3% since first listed

3 events — show timeline

• 2026-05-21 Listed $329,999 NAPLESMLS
• 2016-12-31 Sold (MLS) $175,000 Stellar MLS as Distributed by MLS Grid
• 2016-10-04 Listed $194,900 Stellar MLS as Distributed by MLS Grid