780 10th Ave S #4 · Naples, FL 34102

$265,000

1 bd · 1.0 ba · 566 sqft · Condo public records · 174 Days on market

Built 1969 $803/mo HOA · 17% of rent

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This PRICED TO SELL gem is GROUND FLOOR and nestled in the heart of highly sought-after, iconic Olde Naples! This stunningly renovated 1-bedroom, 1-bathroom condo is a true gem. Boasting modern designer touches, it features elegant Italian tiled floors, sleek quartz countertops, and a chic tile accent wall. Every detail has been meticulously crafted to perfection. Location is everything, and this condo does not disappoint. Enjoy leisurely strolls to downtown Naples, where you can indulge in art festivals, world-class shopping, and exquisite dining on 5th Ave and Third Street South. Just blocks away from the pristine white sands of Naples beach, the historic Naples Pier, and the vibrant wate

Key facts

• Quartz countertops
• Tile accent wall
• Italian tiled floors

Tags

• ITALIAN TILED FLOORS
• QUARTZ COUNTERTOPS
• TILE ACCENT WALL
• WALKING DISTANCE TO BEACH
• WALKING DISTANCE TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $775 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $265k).
• Recommended offer: $233k (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; 23 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).
• This rent runs 43% of the median local income ($131k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $13k of equity ($2k loan paydown + $11k 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 $74k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $130k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $162k; list at $265k implies a 64% 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 $233,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 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 1969 — 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: 1.78% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.43%
• DSCR: 1.86
• GRM: 4.7

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: 26.3%
• Equity multiple: 2.65×
• Total profit: $122,528
• Equity at exit: $135,654

10-year hold

• IRR: 29.5%
• Equity multiple: 6.34×
• Total profit: $396,302
• Equity at exit: $222,913

Cash invested: $74,200 (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 34102

• Home prices YoY: 1.3%
• Rents YoY: 8.8%
• Active inventory: 614
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $4,724 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$227 /mo · $2,729/yr
• Insurance: −$110
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$803
• Vacancy / Maint / Mgmt: −$992
• Net cashflow: $775

Break-even live

Break-even rent $3,743

Max offer price $265,000

Occupancy floor 79%

Sensitivity live

Price	-10% $925	-5% $850	+0% $775	+5% $700	+10% $625
Rent	-10% $402	-5% $588	+0% $775	+5% $962	+10% $1,148
Rate	-1.0pp $909	-0.5pp $843	base $775	+0.5pp $706	+1.0pp $637

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
960 7th St S #103 Naples, FL	1.0	1.0	534	$5,000	$9.36	24d	1	0.07mi
655 8th Ave S Unit 1504166P Naples, FL	1.0	1.0	505	$5,346	$10.59	14d	1	0.21mi
950 7th Ave S #23 Naples, FL	1.0	1.0	631	$3,250	$5.15	14d	1	0.28mi
980 7th Ave S Naples, FL	1.0	1.0	540	$7,500	$13.89	24d	2	0.30mi
473 12th Ave S Naples, FL	1.0–2.0	1.0–2.0	700	$3,000	$4.29	24d	2	0.32mi
940 3rd St S Naples, FL	1.0–2.0	1.0–2.0	870	$2,800	$3.22	24d	2	0.42mi
291 8th Ave S Unit 291A Naples, FL	1.0	1.0	550	$3,900	$7.09	24d	1	0.47mi
540 4th Ave S #13 Naples, FL	1.0	1.0	580	$5,000	$8.62	24d	1	0.48mi
666 3rd St S Naples, FL	1.0–2.0	1.0–2.0	932	$2,500	$2.68	14d	2	0.49mi
480 5th St S #102 Naples, FL	1.0	1.0	600	$6,500	$10.83	24d	1	0.50mi
803 River Point Dr Unit 201B Naples, FL	1.0	1.0	715	$2,300	$3.22	24d	1	0.54mi
1295 Gulf Shore Blvd S #218 Naples, FL	2.0	2.0	662	$10,479	$15.83	24d	1	0.61mi
1360 Chesapeake Ave Unit 1372 Naples, FL	1.0	1.0	600	$1,850	$3.08	24d	1	0.64mi
175 5th Ave S Naples, FL	2.0	2.0	732	$14,000	$19.13	24d	2	0.65mi
101 8th St S Naples, FL	1.0	1.0–2.0	940	$12,600	$13.40	24d	4	0.68mi
101 8th St S Naples, FL	1.0	1.0–2.0	940	$12,600	$13.40	14d	4	0.68mi
1950 Mayfair ST Unit 716 Naples, FL	1.0	1.0	710	$3,330	$4.69	14d	1	0.96mi
1950 Mayfair ST Unit 1021 Naples, FL	1.0	1.0	710	$3,520	$4.96	14d	1	0.96mi
1950 Mayfair ST Unit 802 Naples, FL	1.0	1.0	710	$3,355	$4.73	14d	1	0.96mi
1950 Mayfair ST Unit 817 Naples, FL	1.0	1.0	710	$3,295	$4.64	14d	1	0.96mi
1950 Mayfair ST Unit 921 Naples, FL	1.0	1.0	710	$3,420	$4.82	14d	1	0.96mi
1950 Mayfair St Naples, FL	3.0	1.0–3.5	1514	$5,505	$3.63	14d	109	1.00mi
2134 Palm St Naples, FL	1.0	1.0	600	$7,500	$12.50	24d	1	1.09mi

HOA detail condo

• Monthly dues: $803 · $9,636/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $265,000 Active 174 DOM
2. 2026-06-17
   days on market $265,000 Active 173 DOM
3. 2026-06-16
   pricedays on market $265,000 Active 172 DOM
4. 2026-06-15
   days on market $295,000 Active 171 DOM
5. 2026-06-10
   days on market $295,000 Active 166 DOM
6. 2026-06-09
   days on market $295,000 Active 165 DOM
7. 2026-06-08
   days on market $295,000 Active 164 DOM
8. 2026-06-07
   days on market $295,000 Active 163 DOM
9. 2026-06-03
   days on market $295,000 Active 159 DOM
10. 2026-06-02
    days on market $295,000 Active 158 DOM
11. 2026-06-01
    days on market $295,000 Active 157 DOM
12. 2026-05-31
    days on market $295,000 Active 156 DOM
13. 2026-05-30
    days on market $295,000 Active 155 DOM
14. 2026-03-18
    price $295,000
15. 2026-02-24
    price $350,000
16. 2026-01-31
    price $370,000
17. 2026-01-31
    price $360,000
18. 2025-12-19
    listed $395,000 Active
19. 2024-10-29
    historical
20. 2024-07-26
    price $475,000
21. 2024-07-16
    status Active
22. 2024-07-05
    status Pending
23. 2024-05-18
    listed $499,000 Active
24. 2010-04-08
    listed $173,000
25. 2008-12-03
    listed $199,000
26. 2004-12-03
    soldstatus $162,000
27. 2003-07-09
    soldstatus $135,000
28. 1982-03-01
    soldstatus $54,900
29. 1982-03-01
    soldstatus $57,700

ⓘ 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: $2,729 · $227/mo
• Projected year-2 tax: $2,729 · $227/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 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: $56,692
• − Mortgage interest: −$14,844
• − Property taxes: −$2,729
• − Insurance: −$6,444
• − Repairs & maintenance: −$4,535
• − Management: −$4,535
• − HOA: −$9,636
• − Depreciation: −$7,709
• Taxable income: $6,259
• Est. tax owed @ 24.0%: −$1,502
• After-tax cash flow: $7,799/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

+437.3% since first listed

16 events — show timeline

• 2026-03-18 Price Changed $295,000 FORTMLS
• 2026-02-24 Price Changed $350,000 FORTMLS
• 2026-01-31 Price Changed $370,000 FORTMLS
• 2026-01-31 Price Changed $360,000 FORTMLS
• 2025-12-19 Listed $395,000 FORTMLS
• 2024-10-29 Listing Removed — FORTMLS
• 2024-07-26 Price Changed $475,000 FORTMLS
• 2024-07-16 Relisted — FORTMLS
• 2024-07-05 Pending — FORTMLS
• 2024-05-18 Listed $499,000 FORTMLS
• 2010-04-08 Listed $173,000 NAPLESMLS
• 2008-12-03 Listed $199,000 NAPLESMLS
• 2004-12-03 Sold (Public Records) $162,000 Public Records
• 2003-07-09 Sold (Public Records) $135,000 Public Records
• 1982-03-01 Sold (Public Records) $57,700 Public Records
• 1982-03-01 Sold (Public Records) $54,900 Public Records

Property tax history

+7.6%/yr

Latest (2025): $2,729 · +9.0% YoY. Source: county tax records.