1250 Yesica Ann Cir · Naples Park, FL 34110

$299,900

2 bd · 2.0 ba · 1,350 sqft · Condo · 128 Days on market

Built 1993

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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 +27.7/30.0
• 1% rule +10.0/10.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Abbey on the Lake At Imperial Golf Estates Nord Naples. Condos for Sale: A unique opportunity to own this beautifully maintained two-bedroom, two-bath first-floor end-unit condominium with amazing lake views. This well-maintained unit allowing you to move right in. The split bedroom design ensures both privacy and convenience for you and your guests. Whether you're looking for a permanent home or a seasonal escape, this condo delivers an easy-going Florida lifestyle. Come take a look and see how it fits your life!

Key facts

• Split bedroom design
• Lake views
• First-floor end-unit

Tags

• LAKE VIEWS
• FIRST-FLOOR END-UNIT
• SPLIT BEDROOM DESIGN
• FURNISHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $842 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#696 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A-, employment B+; 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 soft (-1.1%/yr); 595 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 $4,642/mo this rent would consume 57% of the median local household income ($98k/yr) (locally 1006% 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 $9k 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 128 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→34/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.55% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.99%
• DSCR: 1.58
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-8,023
• Equity at exit: $44,716

10-year hold

• IRR: 2.3%
• Equity multiple: 1.14×
• Total profit: $11,678
• Equity at exit: $25,930

Cash invested: $83,972 (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 34110

• Rents YoY: -1.1%
• Active inventory: 595
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $4,642 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,498/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 4 same-building comps: −$686
• Vacancy / Maint / Mgmt: −$975
• Net cashflow: $842

Break-even live

Break-even rent $3,576

Max offer price $299,900

Occupancy floor 77%

Sensitivity live

Price	-10% $1,050	-5% $946	+0% $842	+5% $739	+10% $635
Rent	-10% $476	-5% $659	+0% $842	+5% $1,026	+10% $1,209
Rate	-1.0pp $993	-0.5pp $919	base $842	+0.5pp $765	+1.0pp $686

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1290 Yesica Ann Cir Unit G-105 Naples, FL	2.0	2.0	1168	$5,500	$4.71	14d	1	0.08mi
1290 Yesica Ann Cir Unit G203 Naples, FL	2.0	2.0	1245	$6,000	$4.82	14d	1	0.08mi
1245 Imperial Dr Naples, FL	3.0	3.0	1848	$13,000	$7.03	24d	1	0.09mi
1190 Yesica Ann Cir Unit B101 Naples, FL	2.0	2.0	1245	$2,500	$2.01	14d	1	0.13mi
1150 Yesica Ann Cir Unit A205 Naples, FL	2.0	2.0	1300	$6,000	$4.62	14d	1	0.18mi
1351 Park Lake Dr Unit 14R Naples, FL	2.0	2.0	1400	$2,200	$1.57	14d	1	0.23mi
1120 Sarah Jean Cir Unit B205 Naples, FL	3.0	2.0	1370	$2,300	$1.68	14d	1	0.26mi
1530 Imperial Golf Course Blvd #321 Naples, FL	2.0	2.0	1400	$2,100	$1.50	24d	1	0.40mi
1520 Imperial Golf Course Blvd #211 Naples, FL	2.0	2.0	1357	$5,000	$3.68	24d	1	0.45mi
953 Bunker Hill Dr Naples, FL	2.0	2.0	1100	$3,200	$2.91	14d	1	0.52mi
13093 Castle Harbour Dr Unit L10 Naples, FL	2.0	2.0	1531	$2,595	$1.69	22d	1	0.56mi
13093 Castle Harbour Dr Unit L10 Naples, FL	2.0	2.0	1531	$2,595	$1.69	24d	1	0.56mi
13131 Castle Harbour Dr Unit M3 Naples, FL	2.0	2.0	1531	$5,000	$3.27	24d	1	0.58mi
1790 Imperial Golf Course Blvd Unit A205 Naples, FL	2.0	2.0	1183	$2,300	$1.94	14d	1	0.61mi
1337 Center Ln Naples, FL	3.0	2.0	1500	$4,300	$2.87	24d	1	0.68mi
13140 Hamilton Harbour Dr Unit F4 Naples, FL	2.0	2.0	1340	$5,500	$4.10	24d	1	0.70mi
1296 Grand Canal Dr Naples, FL	3.0	2.0	1614	$8,000	$4.96	24d	1	0.77mi
975 Tarpon Cove Dr #204 Naples, FL	3.0	2.0	1340	$5,500	$4.10	14d	1	0.79mi
752 Wiggins Lake Dr #102 Naples, FL	2.0	2.0	1402	$2,375	$1.69	22d	1	0.83mi
757 Wiggins Lake Dr #106 Naples, FL	3.0	2.0	1374	$6,000	$4.37	14d	1	0.84mi
757 Wiggins Lake Dr #106 Naples, FL	3.0	2.0	1374	$6,000	$4.37	24d	1	0.84mi
1284 Rainbow Ct Naples, FL	2.0	2.0	1572	$4,200	$2.67	22d	1	0.85mi
760 Wiggins Lake Dr #205 Naples, FL	2.0	2.0	1179	$5,500	$4.66	24d	1	0.86mi
1282 Belaire Ct Naples, FL	3.0	3.5	1495	$9,500	$6.35	24d	1	0.91mi
1025 Tarpon Cove Dr #203 Naples, FL	2.0	2.0	1225	$5,500	$4.49	14d	1	0.91mi
437 Wiggins Lake Ct #201 Naples, FL	2.0	2.0	1283	$4,500	$3.51	24d	1	0.94mi
784 Carrick Bend Cir #101 Naples, FL	3.0	2.0	1515	$3,500	$2.31	24d	1	0.95mi
1130 Turtle Creek Blvd Naples, FL	1.0–2.0	1.0–2.0	800	$2,145	$2.68	14d	22	0.96mi
774 Wiggins Lake Dr #106 Naples, FL	3.0	2.0	1374	$6,500	$4.73	24d	1	0.96mi
651 Wiggins Lake Dr #102 Naples, FL	2.0	2.0	1487	$6,500	$4.37	24d	1	1.01mi
817 Carrick Bend Cir #101 Naples, FL	3.0	2.0	1660	$5,995	$3.61	14d	1	1.05mi
480 Bermuda Cove Way Unit 1-104 Naples, FL	2.0	2.0	1372	$4,250	$3.10	24d	1	1.21mi
425 Cove Tower Dr #902 Naples, FL	2.0	2.0	1854	$9,400	$5.07	24d	1	1.22mi
430 Cove Tower Dr #1202 Naples, FL	3.0	2.0	1519	$7,800	$5.13	24d	1	1.23mi
430 Cove Tower Dr #302 Naples, FL	3.0	2.0	1623	$6,500	$4.00	24d	1	1.23mi
241 Palm River Blvd Unit C202 Naples, FL	2.0	2.0	1430	$3,500	$2.45	24d	1	1.23mi
240 Palm River Blvd Unit C102 Naples, FL	2.0	2.0	1440	$2,995	$2.08	24d	1	1.28mi
420 Cove Tower Dr #802 Naples, FL	3.0	2.0	1621	$4,750	$2.93	24d	1	1.29mi
360 Horse Creek Dr Naples, FL	2.0	2.0	1589	$5,250	$3.30	14d	4	1.34mi
340 Horse Creek Dr #304 Naples, FL	2.0	2.0	1326	$2,950	$2.22	24d	1	1.38mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $299,900 Active 128 DOM
2. 2026-06-17
   days on market $299,900 Active 127 DOM
3. 2026-06-16
   days on market $299,900 Active 126 DOM
4. 2026-06-15
   days on market $299,900 Active 125 DOM
5. 2026-06-10
   days on market $299,900 Active 120 DOM
6. 2026-06-09
   pricedays on market $299,900 Active 119 DOM
7. 2026-06-08
   days on market $369,900 Active 118 DOM
8. 2026-06-07
   pricedays on market $369,900 Active 117 DOM
9. 2026-06-02
   days on market $325,000 Active 112 DOM
10. 2026-06-01
    days on market $325,000 Active 111 DOM
11. 2026-05-31
    days on market $325,000 Active 110 DOM
12. 2026-05-30
    days on market $325,000 Active 109 DOM
13. 2026-03-09
    status Active
14. 2026-02-14
    historical
15. 2026-02-07
    status Active
16. 2026-02-07
    price $325,000
17. 2026-02-06
    historical
18. 2026-01-30
    price $339,900
19. 2026-01-25
    price $349,900
20. 2026-01-19
    status Active
21. 2026-01-19
    price $359,000
22. 2026-01-16
    historical
23. 2026-01-14
    listed $315,000 Active

ⓘ 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 X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 8 d/yr ≥107°F today · 34 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,705
• − Mortgage interest: −$16,799
• − Property taxes: −$4,498
• − Insurance: −$2,297
• − Repairs & maintenance: −$4,456
• − Management: −$4,456
• − HOA: −$8,232
• − Depreciation: −$8,724
• Taxable income: $6,242
• Est. tax owed @ 24.0%: −$1,498
• After-tax cash flow: $8,609/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 Park

• Score: 64/100
• State rank: #696
• US rank: #14564

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 25,630
• Household income: $97,564
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 1006.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 9% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -172.68%
• Current HPI: 267.4644
• Rent YoY: ▼ -1.06%
• 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

+3.2% since first listed

11 events — show timeline

• 2026-03-09 Relisted — ForSaleByOwner.com
• 2026-02-14 Delisted — ForSaleByOwner.com
• 2026-02-07 Relisted — ForSaleByOwner.com
• 2026-02-07 Price Changed $325,000 ForSaleByOwner.com
• 2026-02-06 Delisted — ForSaleByOwner.com
• 2026-01-30 Price Changed $339,900 ForSaleByOwner.com
• 2026-01-25 Price Changed $349,900 ForSaleByOwner.com
• 2026-01-19 Price Changed $359,000 ForSaleByOwner.com
• 2026-01-19 Relisted — ForSaleByOwner.com
• 2026-01-16 Delisted — ForSaleByOwner.com
• 2026-01-14 Listed $315,000 ForSaleByOwner.com