1100 Pine Ridge Rd Unit A304 · Pine Ridge, FL 34108

$425,000

2 bd · 2.0 ba · 1,236 sqft · Condo · 820 Days on market

Built 1998 Good condition $619/mo HOA · 12% of rent ↓ 15% since listing

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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 +21.3/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• DSCR +6.8/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Stunning 2 bed 2 bath with 2 large balconies facing pool and west. Most sought after floorplan.

Key facts

• $619 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Part of a 55-unit complex (55 units in building); Three units per floor; Section 15, Range 25
• HOA & community: Mandatory HOA; Monthly condo fee; Condo fee $619.70 monthly; Professional management; HOA maintenance covers insurance, lawn/land maintenance, manager, recreation facilities, sewer, trash removal and water; Community amenities include community pool, community room, exercise room, and BBQ/picnic area; Non-gated community; Total annual recurring fees approximately $7,440

Exterior

• Parking: Laundry in garage (indicates garage access)
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential mid-rise building (4 stories); Built in 1998; Concrete block construction; Stucco exterior; Tile roof; Rear exposure to the west; Development: Regal Point
• Construction: Concrete block construction; Stucco finish; Tile roof; Mid Rise (4-7) building design
• Exterior features: Pool/club view; Central irrigation; Regular lot; Deeded restrictions

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms (split bedroom floor plan)
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms; No master bath
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Cable prewire; High-speed internet available; Walk-in closet; Dining area in living room; Balcony; Common elevator; Unfurnished
• Laundry & utility: Washer and dryer included; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $425k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $425k).
• Recommended offer: $374k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.4% in Pine Ridge — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#565 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: health & safety C-, 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 (+8.7%/yr); 679 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); high-income renter base; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $5,286/mo this rent would consume 53% of the median local household income ($119k/yr) (locally 237% 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 $3k of loan paydown is wiped out by about $13k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $119k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 820 days — a 12% lower offer ($374k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $374,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 820 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.24% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.25%
• DSCR: 1.28
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-974
• Equity at exit: $63,369

10-year hold

• IRR: 14.7%
• Equity multiple: 2.50×
• Total profit: $179,033
• Equity at exit: $36,746

Cash invested: $119,000 (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 34108

• Rents YoY: 8.7%
• Active inventory: 679
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $5,286 medium
• Mortgage (P&I): −$2,229
• Tax est. 1.5%: −$531 /mo · $6,375/yr
• Insurance: −$177
• HOA: −$619
• Vacancy / Maint / Mgmt: −$1,110
• Net cashflow: $620

Break-even live

Break-even rent $4,501

Max offer price $425,000

Occupancy floor 83%

Sensitivity live

Price	-10% $914	-5% $767	+0% $620	+5% $473	+10% $326
Rent	-10% $203	-5% $411	+0% $620	+5% $829	+10% $1,038
Rate	-1.0pp $834	-0.5pp $728	base $620	+0.5pp $510	+1.0pp $398

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Pine Ridge Rd Naples, FL	1.0	1.0	868	$2,125	$2.45	14d	3	0.03mi
1400 Pompei Ln Unit S-21 Naples, FL	2.0	2.0	1025	$3,000	$2.93	24d	1	0.41mi
1400 Pompei Ln Unit O-21 Naples, FL	2.0	2.0	1025	$2,200	$2.15	24d	1	0.41mi
1400 Pompei Ln Naples, FL	2.0	2.0	1012	$1,888	$1.86	24d	2	0.42mi
5934 Premier Way Naples, FL	1.0–3.0	1.0–3.0	1350	$3,618	$2.68	14d	29	0.53mi
4525 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	24d	1	0.66mi
4523 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	24d	1	0.66mi
1082 Capri Dr Naples, FL	3.0	2.0	1500	$9,000	$6.00	24d	1	0.67mi
4300 Belair Ln Naples, FL	2.0	2.0	1200	$6,750	$5.62	14d	2	0.71mi
611 Serendipity Dr #611 Naples, FL	2.0	2.0	1300	$10,000	$7.69	22d	1	0.76mi
4200 Belair Ln Naples, FL	2.0–3.0	2.0	1406	$6,500	$4.62	24d	5	0.79mi
595 Serendipity Dr #595 Naples, FL	3.0	2.0	1395	$10,000	$7.17	24d	1	0.79mi
5633 Turtle Bay Dr #37 Naples, FL	2.0	2.0	1423	$8,500	$5.97	24d	1	0.79mi
5501 Heron Point Dr #201 Naples, FL	2.0	2.0	1230	$12,000	$9.76	22d	1	0.83mi
5501 Heron Point Dr #201 Naples, FL	2.0	2.0	1230	$12,000	$9.76	24d	1	0.83mi
5501 Heron Point Dr #501 Naples, FL	2.0	2.0	1450	$13,500	$9.31	24d	1	0.83mi
5501 Heron Point Dr #1203 Naples, FL	2.0	2.0	1274	$14,500	$11.38	24d	1	0.83mi
5501 Heron Point Dr #204 Naples, FL	2.0	2.0	1230	$10,000	$8.13	24d	1	0.83mi
5501 Heron Point Dr #702 Naples, FL	2.0	2.0	1155	$11,000	$9.52	24d	1	0.83mi
5954 Pelican Bay Blvd #222 Naples, FL	2.0	2.0	1436	$4,000	$2.79	24d	1	0.88mi
5555 Heron Point Dr Unit 101 Naples, FL	2.0	1.5	1289	$10,000	$7.76	24d	1	0.89mi
600 Neapolitan Way Naples, FL	1.0–2.0	2.0	832	$5,200	$6.25	24d	2	0.89mi
5550 Heron Point Dr #1903 Naples, FL	2.0	2.0	1263	$15,000	$11.88	24d	1	0.90mi
5550 Heron Point Dr #503 Naples, FL	2.0	2.0	1263	$13,500	$10.69	24d	1	0.90mi
5550 Heron Point Dr #1403 Naples, FL	2.0	2.0	1263	$13,000	$10.29	24d	1	0.90mi
5550 Heron Point Dr #802 Naples, FL	2.0	2.0	1263	$12,000	$9.50	24d	1	0.90mi
5550 Heron Point Dr #2003 Naples, FL	2.0	2.0	1263	$11,900	$9.42	24d	1	0.90mi
5964 Pelican Bay Blvd #434 Naples, FL	2.0	2.0	1436	$15,000	$10.45	14d	1	0.92mi
5899 Chanteclair Dr Naples, FL	2.0–3.0	2.0	1493	$8,000	$5.36	24d	2	0.96mi
5897 Chanteclair Dr Unit 314A Naples, FL	2.0	2.0	1361	$9,000	$6.61	24d	1	0.99mi
4092 Belair Ln #15 Naples, FL	3.0	3.0	1500	$6,200	$4.13	24d	1	1.01mi
1086 Forest Lakes Dr Unit 9303 Naples, FL	2.0	2.0	1000	$2,395	$2.40	14d	1	1.03mi
1085 Forest Lakes Dr Unit 8305 Naples, FL	1.0	1.0	766	$3,000	$3.92	14d	1	1.04mi
1085 Forest Lakes Dr Unit 8106 Naples, FL	2.0	2.0	1000	$1,900	$1.90	14d	1	1.04mi
1085 Forest Lakes Dr Unit 8202 Naples, FL	2.0	2.0	1086	$2,800	$2.58	14d	1	1.04mi
6080 Pelican Bay Blvd Naples, FL	2.0	2.0	1444	$12,000	$8.31	14d	2	1.07mi
4560 Gulf Shore Blvd N Unit 3-213 Naples, FL	2.0	2.0	1321	$8,500	$6.43	24d	1	1.07mi
50 Seagate Dr Unit 302B Naples, FL	2.0	2.0	1305	$6,500	$4.98	24d	1	1.07mi
4751 Gulf Shore Blvd N #602 Naples, FL	2.0	2.0	1424	$12,500	$8.78	24d	1	1.09mi
287 Quail Forest Blvd #117 Naples, FL	2.0	2.0	993	$1,995	$2.01	22d	1	1.13mi

HOA detail condo

• Monthly dues: $619 · $7,428/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-18
   days on market $425,000 Active 820 DOM
2. 2026-06-17
   days on market $425,000 Active 819 DOM
3. 2026-06-16
   days on market $425,000 Active 818 DOM
4. 2026-06-15
   days on market $425,000 Active 817 DOM
5. 2026-06-10
   days on market $425,000 Active 812 DOM
6. 2026-06-09
   days on market $425,000 Active 811 DOM
7. 2026-06-08
   days on market $425,000 Active 810 DOM
8. 2026-06-07
   days on market $425,000 Active 809 DOM
9. 2026-06-03
   remarks 95-char remark
10. 2026-06-03
    listed $425,000 Active 804 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $63,436
• − Mortgage interest: −$23,807
• − Property taxes: −$6,375
• − Insurance: −$2,125
• − Repairs & maintenance: −$5,075
• − Management: −$5,075
• − HOA: −$7,428
• − Depreciation: −$12,364
• Taxable income: $1,188
• Est. tax owed @ 24.0%: −$285
• After-tax cash flow: $7,156/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 80/100 Cosmetic rehab

This well-maintained townhouse is move-in ready with good condition and potential for further value enhancement through landscaping and interior updates.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — refreshes the interior and exterior
• Both upgrading appliances — modernizes the kitchen and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — refreshes the interior and exterior ↑
• Both upgrading appliances — modernizes the kitchen and adds value ↑

ⓘ 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 — Pine Ridge

• Score: 67/100
• State rank: #565
• US rank: #10798

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collier County · 396,295 people
• City population: 18,514
• Metro: Naples-Marco Island, FL
• Population (ZIP): 16,237
• Household income: $119,212
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 237.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 7% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 2% Cuban 3%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 16% · Canada, Dominican Republic, South Korea
• Languages at home: 86% English-only · Spanish 6% Russian/Polish/Slavic 2% 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: ▼ -587.97%
• Current HPI: 275.1872
• Rent YoY: ▲ 8.74%
• 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

-14.8% since first listed

2 events — show timeline

• 2025-01-08 Price Changed $425,000 NAPLESMLS
• 2024-03-20 Listed $499,000 NAPLESMLS