8380 Whisper Trace Ln #201 · Marco Shores-Hammock Bay, FL 34114

$419,900

3 bd · 2.0 ba · 2,017 sqft · Condo public records · 34 Days on market

Built 2000

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Why this score? — see what drove the D- 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).

• ARV discount +7.5/15.0
• Cash flow +6.1/30.0
• Schools +5.0/10.0
• Appreciation +4.3/10.0
• 1% rule +4.1/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0

Listing remarks

Experience elevated coastal living in this well-appointed second floor coach home within the prestigious gated community of Fiddler's Creek. Offering three spacious bedrooms, two full baths, and a private garage, this residence combines refined comfort with serene pond views and exceptional privacy. Thoughtfully enhanced finishes and modern upgrades, the home features stainless steel appliances, washer and dryer, plantation shutters and blinds, impact-resistant windows, and 4-year-old furnace and air conditioning units. The bright ambiance throughout is perfect for entertaining. Perfectly positioned just steps from the village pool, residents enjoy effortless access to relaxation and intima

Key facts

• Garage
• Community pool
• Built 2000

Property features AI

Finance

• Other: One unit per floor; 1 unit in this listing; 132 units in the complex; 8 units in the building
• Financial info: One-time mandatory club and other fees required; Total annual recurring fees and total one-time fees apply
• HOA & community: Mandatory HOA (Condo management); Annual HOA fee; Quarterly master HOA fees and mandatory club fees; Maintenance covers cable, insurance, internet/WiFi, lawn/land maintenance, management, exterior pest control, reserves, security, street lights, street maintenance, trash removal, and water; On-site amenities include beach club access, clubhouse, community pool and spa, exercise/fitness facilities (attended), full-service spa, golf course, pickleball, tennis courts, play area, sauna, and bike/jog paths; Community types: gated, golf course community, tennis

Exterior

• Parking: Attached 1-car garage
• Security: Gated community with guard at gate
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Low-rise building (1–3 stories); Carriage/coach style, end unit; Rear exposure to the south
• Construction: Concrete block construction; Stucco exterior; Tile roof; Impact-resistant windows
• Exterior features: Pond view; Lagoon view; Central irrigation; Zero lot line

Interior

• Kitchen: Pantry; Dishwasher; Microwave; Refrigerator/ice maker; Breakfast bar; Dining (family) area
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Ceiling fans
• Interior features: Foyer; High-speed internet available; Pantry; Walk-in closet; Den/Study; Laundry in residence; 6 total rooms; Negotiable furnishings
• Laundry & utility: Washer; Dryer; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $420k.

Deal economics

• At list price, monthly cash flow is $-848 ($-10k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $383k (8.9% below list).
• Recommended offer: $383k (8.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Manatee Elementary School (math 58% / reading 51%, grade C, #892 of 2,144 statewide, top 44%, 584 students, 73% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL).
• Market conditions: Rents rising (+3.2%/yr); 900 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 $3,825/mo this rent would consume 51% of the median local household income ($89k/yr) (locally 550% 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 (-1.5%/yr); year-one equity from $3k of loan paydown is wiped out by about $6k 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 34 days — a 3% lower offer ($407k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 29% of rent.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $382,512 (8.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 4.06%
• Cash-on-cash: -7.97%
• DSCR: 0.65
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.48% appreciation · 3.21% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.21×
• Total profit: $-93,163
• Equity at exit: $91,754

10-year hold

• IRR: -12.5%
• Equity multiple: -0.02×
• Total profit: $-119,546
• Equity at exit: $88,384

Cash invested: $117,572 (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 34114

• Home prices YoY: -0.6%
• Rents YoY: 3.2%
• Active inventory: 900
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,825 medium
• Mortgage (P&I): −$2,202
• Tax from tax record: −$311 /mo · $3,731/yr
• Insurance: −$175
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 1 same-building comp: −$1,115
• Vacancy / Maint / Mgmt: −$803
• Net cashflow: $-848

Break-even live

Break-even rent $4,898

Max offer price $270,181

Occupancy floor —

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: $104,975
• Closing costs: $12,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8375 Whisper Trace Ln #202 Naples, FL	3.0	2.0	2106	$3,000	$1.42	21d	1	0.03mi
8365 Whisper Trace Way Unit L204 Naples, FL	3.0	2.0	1752	$6,500	$3.71	13d	1	0.04mi
8355 Whisper Trace Way Unit K104 Naples, FL	3.0	2.0	1674	$6,500	$3.88	13d	1	0.05mi
8482 Bent Creek Way Naples, FL	3.0	2.0	2064	$8,000	$3.88	23d	1	0.17mi
286 Indies Dr E Unit 202 Naples, FL	3.0	2.0	1509	$3,200	$2.12	23d	1	0.27mi
262 Indies Dr E Unit 101 Naples, FL	3.0	2.0	1537	$7,500	$4.88	23d	1	0.27mi
268 Indies Dr E #102 Naples, FL	2.0	2.0	1537	$7,500	$4.88	23d	1	0.28mi
244 Indies Dr E #101 Naples, FL	3.0	2.0	1537	$7,500	$4.88	21d	1	0.29mi
251 Indies Dr E #202 Naples, FL	3.0	2.0	2444	$8,500	$3.48	23d	1	0.29mi
8526 Pepper Tree Way Naples, FL	3.0	2.0	1990	$6,900	$3.47	23d	1	0.29mi
232 Indies Dr E #101 Naples, FL	3.0	2.0	1537	$7,500	$4.88	23d	1	0.32mi
8476 Mallards Pt Naples, FL	3.0	3.0	2739	$16,000	$5.84	23d	1	0.35mi
201 Indies Dr E #102 Naples, FL	2.0	2.0	2400	$7,000	$2.92	13d	1	0.36mi
163 Indies Dr E #206 Naples, FL	3.0	2.0	1698	$6,000	$3.53	23d	1	0.37mi
163 Indies Dr E #106 Naples, FL	3.0	2.0	1698	$7,500	$4.42	23d	1	0.37mi
163 Indies Dr E #203 Naples, FL	2.0	2.0	1448	$7,200	$4.97	23d	1	0.37mi
208 Indies Dr E #202 Naples, FL	3.0	2.0	2444	$8,250	$3.38	21d	1	0.38mi
178 Indies Dr E #201 Naples, FL	3.0	2.0	2444	$7,000	$2.86	13d	1	0.43mi
172 Indies Dr E Unit 8-102 Naples, FL	2.0	2.0	1980	$8,500	$4.29	23d	1	0.43mi
172 Indies Dr E #101 Naples, FL	3.0	2.0	1980	$7,500	$3.79	13d	1	0.43mi
7673 Mulberry Ln Naples, FL	4.0	3.0	2575	$18,000	$6.99	13d	1	0.66mi
4650 Hawks Nest Way Unit M202 Naples, FL	3.0	2.0	1840	$9,600	$5.22	13d	1	0.69mi
4680 Hawks Nest Way Unit D-103 Naples, FL	2.0	2.0	1414	$3,000	$2.12	13d	1	0.78mi
4529 Cardinal Cove Ln #7 Naples, FL	2.0	2.0	1539	$6,500	$4.22	23d	1	0.78mi
4685 Hawks Nest Way #103 Naples, FL	2.0	2.0	1440	$6,500	$4.51	13d	1	0.82mi
3960 Deer Crossing Ct Unit 6-204 Naples, FL	3.0	2.0	2329	$8,500	$3.65	23d	1	0.85mi
3985 Deer Crossing Ct #201 Naples, FL	3.0	2.0	1981	$5,795	$2.93	23d	1	0.86mi
3940 Deer Crossing Ct Unit 4-203 Naples, FL	3.0	2.0	2166	$7,500	$3.46	23d	1	0.87mi
3975 Deer Crossing Ct #201 Naples, FL	3.0	2.0	2101	$7,500	$3.57	23d	1	0.88mi
3930 Deer Crossing Ct #103 Naples, FL	3.0	2.0	1950	$2,530	$1.30	13d	1	0.88mi
3860 Cotton Green Path Dr Naples, FL	4.0	3.0	2300	$12,000	$5.22	23d	1	0.88mi
3955 Deer Crossing Ct #103 Naples, FL	3.0	2.0	1812	$7,500	$4.14	23d	1	0.91mi
3328 Runaway Ln Naples, FL	4.0	3.0	2818	$15,000	$5.32	13d	1	1.16mi
3837 Ruby Way Naples, FL	4.0	3.0	2293	$9,500	$4.14	23d	1	1.17mi
9006 Cascada Way #101 Naples, FL	3.0	2.0	2408	$7,950	$3.30	23d	1	1.27mi
9515 Campanile Cir Naples, FL	3.0	3.0	2318	$20,000	$8.63	23d	1	1.32mi
9571 Mussorie Ct Naples, FL	3.0	3.5	2117	$12,500	$5.90	23d	1	1.44mi
9142 Cherry Oaks Ln #102 Naples, FL	3.0	2.0	2408	$3,000	$1.25	13d	1	1.45mi
9142 Cherry Oaks Ln #201 Naples, FL	3.0	3.0	3000	$2,995	$1.00	13d	1	1.45mi
1446 Borghese Ln Naples, FL	3.0	2.5	2000	$3,600	$1.80	23d	1	1.45mi

HOA detail condo

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

Listing history 15 events

1. 2026-06-18
   days on market $419,900 Active 34 DOM
2. 2026-06-17
   days on market $419,900 Active 33 DOM
3. 2026-06-16
   days on market $419,900 Active 32 DOM
4. 2026-06-15
   days on market $419,900 Active 31 DOM
5. 2026-06-14
   days on market $419,900 Active 29 DOM
6. 2026-06-10
   days on market $419,900 Active 26 DOM
7. 2026-06-09
   days on market $419,900 Active 25 DOM
8. 2026-06-08
   days on market $419,900 Active 24 DOM
9. 2026-06-07
   days on market $419,900 Active 23 DOM
10. 2026-06-03
    days on market $419,900 Active 19 DOM
11. 2026-06-02
    days on marketlisting id $419,900 Active 18 DOM
12. 2026-06-01
    days on market $419,900 Active 12 DOM
13. 2026-05-31
    days on market $419,900 Active 11 DOM
14. 2026-05-30
    days on market $419,900 Active 10 DOM
15. 2026-05-15
    listed $419,900 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: $3,731 · $311/mo
• Projected year-2 tax: $3,731 · $311/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 X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 24 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: $45,901
• − Mortgage interest: −$23,521
• − Property taxes: −$3,731
• − Insurance: −$2,897
• − Repairs & maintenance: −$3,672
• − Management: −$3,672
• − HOA: −$13,380
• − Depreciation: −$12,215
• Taxable loss: −$17,187
• Est. tax savings @ 24.0%: +$4,125
• After-tax cash flow: $-6,045/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 — Marco Shores-Hammock Bay

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 23,559
• Household income: $89,334
• Rent vs Own: 15.3% rent · 84.7% own
• Severe rent burden: 550.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 17% Two or more races 13% Black 7%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1% Cuban 3%
• Common ancestry: Hispanic 5% Romanian 4% Lithuanian 1%
• Foreign-born: 21% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 15% French/Haitian/Cajun 5% Other Indo-European 4%

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: ▼ -1.48%
• Current HPI: 266.5545
• Rent YoY: ▲ 3.21%
• 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

1 event — show timeline

• 2026-05-15 Listed $419,900 NAPLESMLS

Property tax history

+8.4%/yr

Latest (2025): $3,731 · +3.5% YoY. Source: county tax records.