4107 Mindi Ave · Lely, FL 34112

$539,000

4 bd · 2.4 ba · 1,560 sqft · Other public records · 57 Days on market

Built 1972 7,405 sqft lot

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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 +13.7/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.1/10.0
• Livability +3.3/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a short sale and subject to lender approval and time constraints. 2 bedroom 2 bath on each side. This property is in need of cosmetic repair. Tenant occupied on one side. Property has great potential.

Key facts

• 7,405 sq ft lot
• Built 1972
• Listed 57 days

Property features AI

Finance

• Other: Two units (both units in building)
• HOA & community: Non-gated community; No HOA amenities listed

Exterior

• Utilities: Central water; Central sewer; Cable available
• Home design: Duplex residential income property; Built in 1972; Part of Pine View Villas development
• Construction: Concrete block construction
• Exterior features: Stucco exterior; Shingle roof; Windows: see remarks

Interior

• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Carpet and tile flooring

What this means for you Summary

Snapshot

• This is a 4-bed/2.4-bath other listed at $539k.

Deal economics

• At list price, monthly cash flow is $-389 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $470k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $423k (21.6% below list).
• Recommended offer: $423k (21.6% below list) — sets the bar for 1% rule.

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; 34 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 $4,228/mo this rent would consume 73% 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 $4k of loan paydown is wiped out by about $16k 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 57 days — a 3% lower offer ($523k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 $110k; list at $539k implies a 390% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $422,778 (21.6% 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 57 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 10.6

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: -24.9%
• Equity multiple: 0.18×
• Total profit: $-124,438
• Equity at exit: $80,367

10-year hold

• IRR: -33.2%
• Equity multiple: -0.24×
• Total profit: $-187,871
• Equity at exit: $46,603

Cash invested: $150,920 (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: 10.6×

Monthly cashflow live

• Estimated rent: $4,228 high
• Mortgage (P&I): −$2,827
• Tax from tax record: −$251 /mo · $3,015/yr
• Insurance: −$225
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$888
• Net cashflow: $-389

Break-even live

Break-even rent $4,720

Max offer price $470,288

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: $134,750
• Closing costs: $16,170
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4360 Petal Dr Naples, FL	3.0	1.0–2.0	1018	$3,035	$2.98	14d	37	0.37mi
4830 Cortez Cir Naples, FL	3.0	2.0	1218	$3,100	$2.55	23d	1	0.52mi
4231 Gulfstream Dr Apt 102 Naples, FL	3.0	2.0	1178	$1,995	$1.69	14d	1	0.52mi
4261 Pearl Harbor Dr Unit 1546170P Naples, FL	3.0	2.0	1797	$3,387	$1.88	14d	1	0.55mi
4907 Catalina Dr Unit 45 Naples, FL	3.0	2.0	1270	$1,900	$1.50	14d	1	0.63mi
4911 Catalina Dr Unit 22 Naples, FL	3.0	1.5	1200	$1,950	$1.62	14d	1	0.66mi
4510 Botanical Place Cir Naples, FL	3.0	2.0	1246	$3,248	$2.61	14d	2	0.74mi
30 Maui Cir #30 Naples, FL	3.0	2.0	1552	$2,795	$1.80	23d	1	0.78mi
5855 Haiti Dr Naples, FL	3.0	2.0	1862	$12,000	$6.44	23d	1	0.82mi
3308 Duchess Dr Naples, FL	3.0	3.0	1735	$3,600	$2.07	23d	1	0.83mi
6561 Dominica Dr Unit 8-101 Naples, FL	3.0	3.0	2214	$8,500	$3.84	23d	1	0.84mi
28 Constitution Dr Naples, FL	3.0	2.0	1364	$6,350	$4.66	23d	1	0.89mi
54 Liberty Ln Naples, FL	3.0	2.0	1663	$4,200	$2.53	23d	1	0.89mi
3016 Van Buren Ave Naples, FL	3.0	2.5	1332	$3,500	$2.63	23d	1	0.93mi
4687 Arboretum Cir #203 Naples, FL	3.0	2.0	1721	$8,000	$4.65	14d	1	0.96mi
3100 Andrews Ave Unit 1073507P Naples, FL	3.0	3.5	1808	$6,479	$3.58	14d	1	1.06mi
3350 Putney Ct Naples, FL	1.0–3.0	1.0–2.0	1038	$3,784	$3.65	14d	26	1.19mi
232 Pebble Beach Blvd #104 Naples, FL	3.0	2.0	1298	$1,975	$1.52	23d	1	1.21mi
2772 Riverview Dr Naples, FL	3.0	2.0	1803	$3,500	$1.94	23d	1	1.23mi
2547 Storter Ave Naples, FL	4.0	3.0	1981	$4,500	$2.27	14d	1	1.25mi
2505 Storter Ave Naples, FL	3.0	2.0	1484	$2,795	$1.88	14d	1	1.26mi
2736 Gulfview Dr Naples, FL	3.0	2.5	1732	$20,000	$11.55	21d	1	1.28mi
4556 Lakewood Blvd Naples, FL	4.0	2.0	1858	$4,000	$2.15	14d	1	1.32mi
2500 Kings Lake Blvd Naples, FL	4.0	2.0	2103	$11,000	$5.23	23d	1	1.37mi
2124 Paget Cir #1 Naples, FL	3.0	2.0	1908	$8,500	$4.45	23d	1	1.39mi
8912 Calypso Ct Naples, FL	3.0	2.0	1862	$12,000	$6.44	23d	1	1.40mi
3576 Windjammer Cir #1503 Naples, FL	3.0	2.0	2000	$8,800	$4.40	23d	1	1.40mi
8920 Calypso Ct Naples, FL	3.0	2.0	1862	$12,000	$6.44	23d	1	1.41mi
213 Bay Meadows Dr Naples, FL	3.0	2.0	1650	$5,500	$3.33	23d	1	1.42mi
5595 Greenwood Cir #92 Naples, FL	3.0	2.0	1450	$5,000	$3.45	23d	1	1.42mi
4472 Beechwood Lake Dr Naples, FL	3.0	2.0	1352	$3,050	$2.26	23d	1	1.43mi
167 Torrey Pines Pt Naples, FL	3.0	2.0	1907	$9,000	$4.72	23d	1	1.45mi
3250 W Crown Pointe Blvd #101 Naples, FL	3.0	2.0	1653	$7,000	$4.23	23d	1	1.46mi
2103 Tama Cir #202 Naples, FL	3.0	2.0	1792	$5,000	$2.79	14d	1	1.47mi

Listing history 26 events

1. 2026-06-18
   days on market $539,000 Active 57 DOM
2. 2026-06-17
   days on market $539,000 Active 56 DOM
3. 2026-06-16
   days on market $539,000 Active 55 DOM
4. 2026-06-15
   days on market $539,000 Active 54 DOM
5. 2026-06-14
   days on market $539,000 Active 52 DOM
6. 2026-06-10
   days on market $539,000 Active 49 DOM
7. 2026-06-09
   days on market $539,000 Active 48 DOM
8. 2026-06-08
   days on market $539,000 Active 47 DOM
9. 2026-06-07
   days on market $539,000 Active 46 DOM
10. 2026-06-03
    days on market $539,000 Active 42 DOM
11. 2026-06-02
    days on market $539,000 Active 41 DOM
12. 2026-06-01
    days on market $539,000 Active 40 DOM
13. 2026-05-31
    days on market $539,000 Active 39 DOM
14. 2026-05-30
    days on market $539,000 Active 38 DOM
15. 2026-04-22
    listed $549,000 Active
16. 2015-12-17
    price $79,000 208-char remark

    Show marketing remark (208 chars)

    This is a short sale and subject to lender approval and time constraints. 2 bedroom 2 bath on each side. This property is in need of cosmetic repair. Tenant occupied on one side. Property has great potential.

17. 2013-12-06
    soldstatus $109,900
18. 2013-08-30
    soldstatus $94,000
19. 2013-08-20
    soldstatus $94,000 208-char remark

    Show marketing remark (208 chars)

    This is a short sale and subject to lender approval and time constraints. 2 bedroom 2 bath on each side. This property is in need of cosmetic repair. Tenant occupied on one side. Property has great potential.

20. 2013-04-27
    listed $94,000 208-char remark

    Show marketing remark (208 chars)

    This is a short sale and subject to lender approval and time constraints. 2 bedroom 2 bath on each side. This property is in need of cosmetic repair. Tenant occupied on one side. Property has great potential.

21. 2012-06-05
    historical
22. 2011-07-06
    listed $78,900
23. 2011-07-01
    historical
24. 2010-11-24
    listed $78,900
25. 1997-12-16
    soldstatus $81,500
26. 1987-07-01
    soldstatus $65,300

ⓘ 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: $3,015 · $251/mo
• Projected year-2 tax: $4,474 · $373/mo
• Expected delta: +$1,459/yr (+$122/mo · 48.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $50,733
• − Mortgage interest: −$30,192
• − Property taxes: −$3,015
• − Insurance: −$7,814
• − Repairs & maintenance: −$4,059
• − Management: −$4,059
• − Depreciation: −$15,680
• Taxable loss: −$14,084
• Est. tax savings @ 24.0%: +$3,380
• After-tax cash flow: $-1,287/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

+740.7% since first listed

12 events — show timeline

• 2026-04-22 Listed $549,000 NAPLESMLS
• 2015-12-17 Price Changed $79,000 FORTMLS
• 2013-12-06 Sold (Public Records) $109,900 Public Records
• 2013-08-30 Sold (Public Records) $94,000 Public Records
• 2013-08-20 Sold (MLS) $94,000 FORTMLS
• 2013-04-27 Listed $94,000 FORTMLS
• 2012-06-05 Listing Removed — NAPLESMLS
• 2011-07-06 Listed $78,900 NAPLESMLS
• 2011-07-01 Listing Removed — NAPLESMLS
• 2010-11-24 Listed $78,900 NAPLESMLS
• 1997-12-16 Sold (Public Records) $81,500 Public Records
• 1987-07-01 Sold (Public Records) $65,300 Public Records

Property tax history

+10.1%/yr

Latest (2025): $3,015 · +2.8% YoY. Source: county tax records.