5741 Deauville Cir Unit F-208 · Lely, FL 34112

$220,000

3 bd · 2.0 ba · 1,427 sqft · Condo public records · 109 Days on market

Built 1992 $715/mo HOA · 21% 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 +25.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICE REDUCED!! Bright and spacious End-Unit condo with golf course views! Welcome to this second-floor end-unit condo, perfectly positioned to capture beautiful eastern views of the Royal Wood golf course. Located in close proximity to many things Naples offers, this residence offers an abundance of natural light, enhanced by new hurricane impact windows for peace of mind and energy efficiency. Step inside and be greeted by a spacious, open floor plan designed for both comfort and style. The end-unit provides extra windows to flood the living spaces with sunlight, creating a warm and inviting atmosphere. The wide lanai provides the perfect spot to enjoy your morning coffee while taking in

Key facts

• Open floor plan
• Natural light
• Wide lanai

Tags

• GOLF COURSE VIEWS
• HURRICANE IMPACT WINDOWS
• WIDE LANAI
• NATURAL LIGHT
• OPEN FLOOR PLAN
• CLOSE PROXIMITY TO BEACHES

Property features AI

Finance

• Other: Part of a 240-unit complex with 24 units in the building and 2 units per floor; End-unit, unit number 208; Restrictions: Architectural, Deeded, No Commercial
• Financial info: Condo fee charged quarterly; One-time fees apply
• HOA & community: Quarterly condo fee; HOA maintenance covers cable, insurance, internet/Wi‑Fi, irrigation water, lawn/land maintenance, legal/accounting, management, exterior pest control, recreation facilities, reserves, sewer and water; Professional management; Community amenities include clubhouse, community pool, spa/hot tub, tennis court, shuffleboard, library, BBQ/picnic area, streetlights; Non-gated community; Total annual recurring fees listed

Exterior

• Parking: 1 assigned covered parking space; Paved driveway; Guest parking; Detached 1-car carport
• Security: Underground utilities (community amenity)
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential end-unit in a low-rise (1-3) building; Built in 1992; Concrete block construction; Stucco exterior; Shingle roof; Rear exposure to the east; Located in Deauville Lake Club
• Construction: Concrete block construction; Stucco finish; Shingle roof; Built in 1992
• Exterior features: Screened balcony; Patio; Golf course and landscaped area views; Reclaimed irrigation; Impact resistant windows; Shutters

Interior

• Kitchen: Pantry; Dishwasher; Range; Self-cleaning oven; Refrigerator/Freezer
• Bedrooms: 3 bedrooms (split floor plan)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: French doors; High-speed internet available; Pantry; Walk-in closet; Window coverings; Turnkey furnished; Common elevator
• Laundry & utility: Washer and dryer in residence

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $200k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#586 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; Watch: schools D+, health & safety D, 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 (-1.7%/yr); 771 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); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $3,377/mo this rent would consume 58% of the median local household income ($70k/yr) (locally 980% 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 $7k 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 109 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $117k; list at $220k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 21% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% 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 D-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. 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.
9. 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.
10. 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: 1.54% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.58%
• DSCR: 1.43
• 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: -8.3%
• Equity multiple: 0.71×
• Total profit: $-17,967
• Equity at exit: $32,803

10-year hold

• IRR: -5.2%
• Equity multiple: 0.72×
• Total profit: $-17,008
• Equity at exit: $19,022

Cash invested: $61,600 (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 34112

• Rents YoY: -1.7%
• Active inventory: 771
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $3,377 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$216 /mo · $2,591/yr
• Insurance: −$92
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$715
• Vacancy / Maint / Mgmt: −$709
• Net cashflow: $425

Break-even live

Break-even rent $2,839

Max offer price $220,000

Occupancy floor 82%

Sensitivity live

Price	-10% $550	-5% $488	+0% $425	+5% $363	+10% $301
Rent	-10% $158	-5% $292	+0% $425	+5% $559	+10% $692
Rate	-1.0pp $536	-0.5pp $481	base $425	+0.5pp $368	+1.0pp $310

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5741 Deauville Cir Unit F108 Naples, FL	3.0	2.0	1427	$3,600	$2.52	24d	1	0.03mi
5733 Deauville Cir Unit G308 Naples, FL	3.0	2.0	1427	$3,600	$2.52	24d	1	0.06mi
3685 Amberly Cir Unit D305 Naples, FL	2.0	2.0	1320	$5,100	$3.86	24d	1	0.11mi
3655 Amberly Cir Naples, FL	2.0	2.0	1216	$2,500	$2.06	24d	1	0.15mi
5708 Deauville Cir Unit 308 Naples, FL	3.0	2.0	1500	$4,500	$3.00	24d	1	0.18mi
5741 Whitaker Rd Unit D203 Naples, FL	3.0	2.0	1281	$2,200	$1.72	24d	1	0.19mi
5737 Whitaker Rd Unit C101 Naples, FL	3.0	2.0	1281	$2,300	$1.80	24d	1	0.19mi
5792 Deauville Cir Unit A103 Naples, FL	2.0	2.0	1209	$3,900	$3.23	24d	1	0.21mi
5665 Whitaker Rd #202 Naples, FL	2.0	2.0	1099	$1,900	$1.73	22d	1	0.25mi
5826 Jasper Way Unit 101 Naples, FL	2.0	2.0	1350	$2,495	$1.85	24d	1	0.26mi
5908 Cranbrook Way Unit I202 Naples, FL	2.0	2.0	1318	$2,500	$1.90	24d	1	0.32mi
4556 Andover Way Unit E106 Naples, FL	2.0	2.0	1172	$1,900	$1.62	14d	1	0.33mi
4556 Andover Way Unit E104 Naples, FL	2.0	2.0	1072	$5,000	$4.66	14d	1	0.33mi
5932 Cranbrook Way Naples, FL	2.0	2.0	1310	$2,200	$1.68	24d	1	0.37mi
5778 Greenwood Cir Naples, FL	3.0	2.0	1450	$4,000	$2.76	24d	1	0.50mi
5859 Westbourgh Ct Naples, FL	3.0	2.0	1746	$8,500	$4.87	14d	1	0.56mi
5859 Westbourgh Ct Naples, FL	3.0	2.0	1746	$8,500	$4.87	24d	1	0.56mi
148 Lake Point Ln Naples, FL	2.0	2.5	1530	$2,100	$1.37	24d	1	0.63mi
4410 Chantelle Dr Unit H-205 Naples, FL	2.0	2.0	1349	$3,500	$2.59	14d	1	0.64mi
5502 Greenwood Cir #1 Naples, FL	3.0	2.0	1450	$2,400	$1.66	24d	1	0.66mi
3650 Sunset Blvd Naples, FL	3.0	3.5	1728	$4,950	$2.86	24d	1	0.67mi
6026 Whitaker Rd Naples, FL	1.0–3.0	1.0–2.0	986	$3,795	$3.85	14d	39	0.67mi
5635 Rattlesnake Hammock Rd Apt 203D Naples, FL	2.0	2.0	1054	$1,700	$1.61	22d	1	0.68mi
5651 Rattlesnake Hammock Rd Unit C-108 Naples, FL	2.0	2.0	1054	$1,800	$1.71	24d	1	0.68mi
5595 Greenwood Cir #92 Naples, FL	3.0	2.0	1450	$5,000	$3.45	24d	1	0.68mi
360 Charlemagne Blvd Unit D105 Naples, FL	2.0	2.0	1082	$3,200	$2.96	24d	1	0.69mi
5535 Rattlesnake Hammock Rd #302 Naples, FL	2.0	2.0	1205	$2,800	$2.32	24d	1	0.72mi
940 Augusta Blvd Unit D939 Naples, FL	2.0	2.0	1419	$2,200	$1.55	24d	1	0.73mi
905 Augusta Blvd Naples, FL	2.0	2.0	1125	$1,850	$1.64	24d	1	0.74mi
5857 Rattlesnake Hammock Rd #208 Naples, FL	2.0	2.0	1133	$3,000	$2.65	14d	1	0.76mi
332 Charlemagne Blvd Unit H103 Naples, FL	2.0	2.0	1082	$3,495	$3.23	24d	1	0.77mi
332 Charlemagne Blvd Unit H101 Naples, FL	2.0	2.0	1082	$3,500	$3.23	24d	1	0.77mi
5841 Rattlesnake Hammock Rd Unit 2 Naples, FL	2.0	2.0	1133	$2,500	$2.21	24d	1	0.79mi
5841 Rattlesnake Hammock Rd Unit I-203 Naples, FL	2.0	2.0	1015	$3,500	$3.45	14d	1	0.79mi
5499 Rattlesnake Hammock Rd Naples, FL	2.0	2.0	1071	$1,775	$1.66	14d	2	0.82mi
709 Augusta Blvd Unit 709-5 Naples, FL	3.0	2.0	1480	$4,000	$2.70	14d	1	0.87mi
5419 Rattlesnake Hammock Rd Unit 307F Naples, FL	2.0	2.0	1071	$1,950	$1.82	14d	1	0.88mi
705 Augusta Blvd Unit 705-5 Naples, FL	2.0	2.0	1125	$2,000	$1.78	14d	1	0.90mi
3250 W Crown Pointe Blvd #101 Naples, FL	3.0	2.0	1653	$7,000	$4.23	24d	1	0.92mi
2373 Ariane Dr Naples, FL	2.0	2.0	1632	$2,995	$1.84	24d	1	0.92mi

HOA detail condo

• Monthly dues: $715 · $8,580/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-09
   status $220,000 Pending 109 DOM
2. 2026-05-18
   status Pending With Contingencies
3. 2026-04-23
   price $220,000
4. 2026-03-10
   price $235,000
5. 2026-01-29
   listed $250,000 Active
6. 2025-06-13
   historical
7. 2025-04-10
   price $280,000
8. 2025-02-21
   price $299,000
9. 2024-12-17
   listed $315,000 Active
10. 2024-08-16
    historical
11. 2024-08-10
    status Active
12. 2024-08-10
    status Active
13. 2024-08-05
    historical
14. 2024-05-16
    price $300,000
15. 2024-05-16
    price $300,000
16. 2024-04-22
    price $320,000
17. 2024-04-21
    price $320,000
18. 2024-03-10
    price $325,000
19. 2024-03-10
    price $325,000
20. 2024-02-01
    price $335,000
21. 2024-02-01
    price $335,000
22. 2023-11-27
    listed $349,900 Active
23. 2023-11-27
    listed $349,900 Active
24. 2011-04-06
    soldstatus $117,000
25. 2010-08-13
    historical
26. 2009-10-10
    listed $149,000
27. 2001-12-28
    soldstatus $116,500
28. 1992-02-01
    soldstatus $78,300

ⓘ 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: $2,591 · $216/mo
• Projected year-2 tax: $2,591 · $216/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 7/10 Severe FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 25 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: $40,526
• − Mortgage interest: −$12,323
• − Property taxes: −$2,591
• − Insurance: −$1,898
• − Repairs & maintenance: −$3,242
• − Management: −$3,242
• − HOA: −$8,580
• − Depreciation: −$6,400
• Taxable income: $2,250
• Est. tax owed @ 24.0%: −$540
• After-tax cash flow: $4,563/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 — Lely

• Score: 66/100
• State rank: #586
• US rank: #11224

Category grades

Amenities F Commute F Cost of living C+ Crime A+ Employment C+ 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): 27,193
• Household income: $69,842
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 980.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 18% Two or more races 9% Black 6% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2% Cuban 4% Dominican 1%
• Common ancestry: Hispanic 4% Romanian 3% Portuguese 2%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 17% 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: ▼ -235.10%
• Current HPI: 256.9182
• Rent YoY: ▼ -1.69%
• 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

+181.0% since first listed

27 events — show timeline

• 2026-05-18 Pending — NAPLESMLS
• 2026-04-23 Price Changed $220,000 NAPLESMLS
• 2026-03-10 Price Changed $235,000 NAPLESMLS
• 2026-01-29 Listed $250,000 NAPLESMLS
• 2025-06-13 Listing Removed — NAPLESMLS
• 2025-04-10 Price Changed $280,000 NAPLESMLS
• 2025-02-21 Price Changed $299,000 NAPLESMLS
• 2024-12-17 Listed $315,000 NAPLESMLS
• 2024-08-16 Listing Removed — NAPLESMLS
• 2024-08-10 Relisted — NAPLESMLS
• 2024-08-10 Relisted — MIML
• 2024-08-05 Listing Removed — NAPLESMLS
• 2024-05-16 Price Changed $300,000 NAPLESMLS
• 2024-05-16 Price Changed $300,000 MIML
• 2024-04-22 Price Changed $320,000 NAPLESMLS
• 2024-04-21 Price Changed $320,000 MIML
• 2024-03-10 Price Changed $325,000 NAPLESMLS
• 2024-03-10 Price Changed $325,000 MIML
• 2024-02-01 Price Changed $335,000 NAPLESMLS
• 2024-02-01 Price Changed $335,000 MIML
• 2023-11-27 Listed $349,900 NAPLESMLS
• 2023-11-27 Listed $349,900 MIML
• 2011-04-06 Sold (Public Records) $117,000 Public Records
• 2010-08-13 Listing Removed — NAPLESMLS
• 2009-10-10 Listed $149,000 NAPLESMLS
• 2001-12-28 Sold (Public Records) $116,500 Public Records
• 1992-02-01 Sold (Public Records) $78,300 Public Records

Property tax history

+7.0%/yr

Latest (2025): $2,591 · +9.1% YoY. Source: county tax records.