275 8th Ave S #275 · Naples, FL 34102

$494,000

1 bd · 1.0 ba · 504 sqft · Condo public records · 40 Days on market

Built 1956 $713/mo HOA · 16% of rent

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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).

• Cash flow +10.2/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

A perfect little pied-a-terre 2 blocks from the beach and within easy walking distance to 3rd Street & 5th Avenue entertainment districts. Relax in this perfect little slice of Naples and soak up the SW Florida lifestyle at a price that can't be beat. New kitchen cabinets and countertops. Otherwise, a blank slate ready for your personal touches!

Key facts

• Natural light
• Updated kitchen
• Unbeatable location

Tags

• TURNKEY FURNISHED CONDO
• UNBEATABLE LOCATION
• NATURAL LIGHT
• IMPACT RESISTANT WINDOWS
• UPDATED KITCHEN
• PRIVATE SOUTHERN FACING PATIO

Property features AI

Finance

• Other: 24 units in the complex, 6 units in the building; Unit is on a single floor within the building; Deeded restrictions; Possession at closing; Subdivision: Garden Court
• Financial info: Condo fee: quarterly; Total annual recurring fees: $8,556; Total one-time fees: $150
• HOA & community: Quarterly condo fee; Condo fee covers cable, insurance, irrigation water, laundry facilities, lawn/land maintenance, legal/accounting, manager, exterior pest control, repairs, reserves, and trash removal; Professional management; Community amenities include bike storage, common laundry, extra storage, and sidewalks; Non-gated community; Total annual recurring HOA fees listed as quarterly equivalent

Exterior

• Parking: 1 assigned parking space (designated for unit 275); Guest parking available on 3rd Street and 8th Ave
• Security: Impact resistant windows
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential low-rise (2 story building, 1-3 stories category); Rear exposure faces south; Located in Olde Naples
• Construction: Concrete block and wood frame construction; Stucco and wood siding exterior finish; Built in 1956; Built-up or flat roof
• Exterior features: Courtyard; Patio; Storage; Landscaped view; Central irrigation; Zero lot line

Interior

• Kitchen: Electric cooktop; Dishwasher; Disposal; Microwave; Refrigerator/Freezer
• Bedrooms: 1 bedroom
• Flooring: Tile
• Bathrooms: 1 full bathroom with shower-only master bath
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Smoke detectors; Window coverings; Eat-in kitchen; Open porch/lanai; Turnkey furnished; Other floor plan
• Laundry & utility: Common laundry (community); Laundry facilities covered by HOA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $494k.

Deal economics

• At list price, monthly cash flow is $-710 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $369k (25.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $444k (10.0% below list).
• Recommended offer: $369k (25.4% below list) — sets the bar for cash-flow.

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.
• Zoned schools: Lake Park Elementary School (math 76% / reading 77%, grade A, #185 of 2,144 statewide, top 9%, 502 students, 39% FRL); Gulfview Middle School (math 78% / reading 68%, grade A, #44 of 571 statewide, top 8%, 582 students, 40% FRL); Naples High School (math 47% / reading 52%, grade D, #179 of 667 statewide, top 29%, 1,719 students, 39% FRL) — zoned schools average 39% FRL vs 55% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+8.8%/yr); 616 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 41% 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 $24k of equity ($3k loan paydown + $20k appreciation (4.1% local appreciation)).
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($479k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 11y ago 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.
• Current owner paid $332k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $368,566 (25.4% 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 40 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
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. 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?
10. 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.
11. 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.
12. 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: 0.90% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.46%
• DSCR: 0.89
• GRM: 9.3

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: 7.7%
• Equity multiple: 1.49×
• Total profit: $67,247
• Equity at exit: $252,880

10-year hold

• IRR: 12.4%
• Equity multiple: 3.26×
• Total profit: $313,274
• Equity at exit: $415,543

Cash invested: $138,320 (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: 616
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $4,444 high
• Mortgage (P&I): −$2,591
• Tax from tax record: −$285 /mo · $3,421/yr
• Insurance: −$206
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$713
• Vacancy / Maint / Mgmt: −$933
• Net cashflow: $-710

Break-even live

Break-even rent $5,343

Max offer price $368,566

Occupancy floor —

Sensitivity live

Price	-10% $-430	-5% $-570	+0% $-710	+5% $-850	+10% $-990
Rent	-10% $-1,061	-5% $-886	+0% $-710	+5% $-535	+10% $-359
Rate	-1.0pp $-461	-0.5pp $-584	base $-710	+0.5pp $-838	+1.0pp $-968

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: $123,500
• Closing costs: $14,820
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
291 8th Ave S Unit 291A Naples, FL	1.0	1.0	550	$3,900	$7.09	25d	1	0.03mi
666 3rd St S Naples, FL	1.0–2.0	1.0–2.0	932	$2,500	$2.68	16d	2	0.07mi
940 3rd St S Naples, FL	1.0–2.0	1.0–2.0	870	$2,800	$3.22	25d	2	0.12mi
175 5th Ave S Naples, FL	2.0	2.0	732	$14,000	$19.13	25d	2	0.24mi
480 5th St S #102 Naples, FL	1.0	1.0	600	$6,500	$10.83	25d	1	0.31mi
655 8th Ave S Unit 1504166P Naples, FL	1.0	1.0	505	$5,346	$10.59	16d	1	0.31mi
540 4th Ave S #13 Naples, FL	1.0	1.0	580	$5,000	$8.62	25d	1	0.34mi
960 7th St S #103 Naples, FL	1.0	1.0	534	$5,000	$9.36	25d	1	0.38mi
473 12th Ave S Naples, FL	1.0–2.0	1.0–2.0	700	$3,000	$4.29	25d	2	0.43mi
1295 Gulf Shore Blvd S #218 Naples, FL	2.0	2.0	662	$10,479	$15.83	25d	1	0.48mi
950 7th Ave S #23 Naples, FL	1.0	1.0	631	$3,250	$5.15	16d	1	0.59mi
980 7th Ave S Naples, FL	1.0	1.0	540	$7,500	$13.89	25d	2	0.61mi
101 8th St S Naples, FL	1.0	1.0–2.0	940	$12,600	$13.40	25d	4	0.68mi
101 8th St S Naples, FL	1.0	1.0–2.0	940	$12,600	$13.40	16d	4	0.68mi
803 River Point Dr Unit 201B Naples, FL	1.0	1.0	715	$2,300	$3.22	25d	1	0.92mi
1360 Chesapeake Ave Unit 1372 Naples, FL	1.0	1.0	600	$1,850	$3.08	25d	1	1.09mi
1950 Mayfair ST Unit 802 Naples, FL	1.0	1.0	710	$3,355	$4.73	16d	1	1.39mi
1950 Mayfair ST Unit 921 Naples, FL	1.0	1.0	710	$3,420	$4.82	16d	1	1.39mi
1950 Mayfair ST Unit 1021 Naples, FL	1.0	1.0	710	$3,520	$4.96	16d	1	1.39mi
1950 Mayfair ST Unit 716 Naples, FL	1.0	1.0	710	$3,330	$4.69	16d	1	1.39mi
1950 Mayfair ST Unit 817 Naples, FL	1.0	1.0	710	$3,295	$4.64	16d	1	1.39mi
1950 Mayfair St Naples, FL	3.0	1.0–3.5	1514	$5,505	$3.63	16d	109	1.43mi

HOA detail condo

• Monthly dues: $713 · $8,556/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-21
   days on market $494,000 Active 40 DOM
2. 2026-06-18
   days on market $494,000 Active 37 DOM
3. 2026-06-17
   days on market $494,000 Active 36 DOM
4. 2026-06-16
   days on market $494,000 Active 35 DOM
5. 2026-06-15
   days on market $494,000 Active 34 DOM
6. 2026-06-14
   days on market $494,000 Active 32 DOM
7. 2026-06-10
   days on market $494,000 Active 29 DOM
8. 2026-06-09
   days on market $494,000 Active 28 DOM
9. 2026-06-08
   days on market $494,000 Active 27 DOM
10. 2026-06-07
    days on market $494,000 Active 26 DOM
11. 2026-06-03
    days on market $494,000 Active 22 DOM
12. 2026-06-02
    days on market $494,000 Active 21 DOM
13. 2026-06-01
    days on market $494,000 Active 20 DOM
14. 2026-05-31
    days on market $494,000 Active 19 DOM
15. 2026-05-30
    days on market $494,000 Active 18 DOM
16. 2026-05-12
    listed $494,000 Active
17. 2025-05-17
    historical
18. 2024-11-01
    listed $525,000 Active
19. 2021-07-16
    soldstatus $332,500 Sold 353-char remark

    Show marketing remark (353 chars)

    A perfect little pied-a-terre 2 blocks from the beach and within easy walking distance to 3rd Street & 5th Avenue entertainment districts. Relax in this perfect little slice of Naples and soak up the SW Florida lifestyle at a price that can't be beat. New kitchen cabinets and countertops. Otherwise, a blank slate ready for your personal touches!

20. 2021-06-14
    status Pending 353-char remark

    Show marketing remark (353 chars)

    A perfect little pied-a-terre 2 blocks from the beach and within easy walking distance to 3rd Street & 5th Avenue entertainment districts. Relax in this perfect little slice of Naples and soak up the SW Florida lifestyle at a price that can't be beat. New kitchen cabinets and countertops. Otherwise, a blank slate ready for your personal touches!

21. 2021-06-10
    listed $318,000 Active 353-char remark

    Show marketing remark (353 chars)

    A perfect little pied-a-terre 2 blocks from the beach and within easy walking distance to 3rd Street & 5th Avenue entertainment districts. Relax in this perfect little slice of Naples and soak up the SW Florida lifestyle at a price that can't be beat. New kitchen cabinets and countertops. Otherwise, a blank slate ready for your personal touches!

22. 2021-01-07
    soldstatus $295,000 Sold
23. 2021-01-07
    soldstatus $295,000
24. 2020-12-11
    status Pending With Contingencies
25. 2020-12-10
    status Pending
26. 2020-10-19
    status Pending With Contingencies
27. 2020-10-08
    price $299,995
28. 2020-10-08
    status Active
29. 2020-09-25
    price $2,999,995
30. 2020-09-25
    historical
31. 2020-09-09
    price $289,999
32. 2020-09-07
    price $289,000
33. 2020-02-17
    price $299,900
34. 2020-01-09
    listed $307,900 Active
35. 2018-08-04
    historical
36. 2018-06-28
    status Active
37. 2018-06-21
    historical
38. 2018-05-30
    price $313,000
39. 2018-04-26
    listed $315,000 Active
40. 2018-03-19
    historical
41. 2018-03-16
    price $315,000
42. 2018-02-20
    price $329,000
43. 2018-01-18
    price $335,000
44. 2017-11-03
    status Active
45. 2017-10-31
    historical
46. 2017-10-01
    listed $339,900 Active
47. 2015-06-03
    soldstatus $295,000
48. 2015-06-02
    price $295,000
49. 2015-05-29
    soldstatus $295,000 Sold
50. 2015-04-28
    historical

ⓘ 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: $3,421 · $285/mo
• Projected year-2 tax: $4,100 · $342/mo
• Expected delta: +$679/yr (+$57/mo · 19.8%)

ⓘ 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 · 27 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: $53,332
• − Mortgage interest: −$27,672
• − Property taxes: −$3,421
• − Insurance: −$7,588
• − Repairs & maintenance: −$4,267
• − Management: −$4,267
• − HOA: −$8,556
• − Depreciation: −$14,371
• Taxable loss: −$16,810
• Est. tax savings @ 24.0%: +$4,034
• After-tax cash flow: $-4,486/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

+888.0% since first listed

42 events — show timeline

• 2026-05-12 Listed $494,000 NAPLESMLS
• 2025-05-17 Listing Removed — NAPLESMLS
• 2024-11-01 Listed $525,000 NAPLESMLS
• 2021-07-16 Sold (MLS) $332,500 NAPLESMLS
• 2021-06-14 Pending — NAPLESMLS
• 2021-06-10 Listed $318,000 NAPLESMLS
• 2021-01-07 Sold (Public Records) $295,000 Public Records
• 2021-01-07 Sold (MLS) $295,000 NAPLESMLS
• 2020-12-11 Pending — NAPLESMLS
• 2020-12-10 Pending — NAPLESMLS
• 2020-10-19 Pending — NAPLESMLS
• 2020-10-08 Price Changed $299,995 NAPLESMLS
• 2020-10-08 Relisted — NAPLESMLS
• 2020-09-25 Listing Removed — NAPLESMLS
• 2020-09-25 Price Changed $2,999,995 NAPLESMLS
• 2020-09-09 Price Changed $289,999 NAPLESMLS
• 2020-09-07 Price Changed $289,000 NAPLESMLS
• 2020-02-17 Price Changed $299,900 NAPLESMLS
• 2020-01-09 Listed $307,900 NAPLESMLS
• 2018-08-04 Listing Removed — NAPLESMLS
• 2018-06-28 Relisted — NAPLESMLS
• 2018-06-21 Listing Removed — NAPLESMLS
• 2018-05-30 Price Changed $313,000 NAPLESMLS
• 2018-04-26 Listed $315,000 NAPLESMLS
• 2018-03-19 Listing Removed — NAPLESMLS
• 2018-03-16 Price Changed $315,000 NAPLESMLS
• 2018-02-20 Price Changed $329,000 NAPLESMLS
• 2018-01-18 Price Changed $335,000 NAPLESMLS
• 2017-11-03 Relisted — NAPLESMLS
• 2017-10-31 Listing Removed — NAPLESMLS
• 2017-10-01 Listed $339,900 NAPLESMLS
• 2015-06-03 Sold (Public Records) $295,000 Public Records
• 2015-06-02 Price Changed $295,000 NAPLESMLS
• 2015-05-29 Sold (MLS) $295,000 NAPLESMLS
• 2015-04-28 Price Changed $304,900 NAPLESMLS
• 2015-04-28 Listing Removed — NAPLESMLS
• 2015-04-02 Listed $304,900 NAPLESMLS
• 2007-04-16 Sold (Public Records) $227,500 Public Records
• 2002-02-28 Sold (Public Records) $10,000 Public Records
• 1993-01-11 Sold (Public Records) $54,500 Public Records
• 1993-01-01 Sold (Public Records) $54,500 Public Records
• 1988-05-01 Sold (Public Records) $50,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $3,421 · -0.7% YoY. Source: county tax records.