193 Robin Hood Cir #203 · Naples, FL 34104

$249,999

2 bd · 2.0 ba · 1,115 sqft · Condo public records · 4 Days on market

Built 1997 $517/mo HOA · 19% 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 +16.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

RARELY AVAILABLE! Enjoy spectacular lake views, lush tropical landscaping, and a peaceful preserve backdrop from this beautiful second-floor condo in the highly sought-after Sherwood community. Offering brand new impact windows and slider in this 2 bedrooms, 2 baths, with a detached 1-car garage is this move-in-ready residence and delivers the perfect combination of comfort, privacy, and the Naples lifestyle buyers are searching for. Designed to maximize natural light and showcase the stunning scenery, this well-maintained home features impact-resistant windows and an impact glass sliding door, providing peace of mind and energy efficiency. Recent improvements include a new A/C system, wate

Key facts

• New a/c system
• Long lake views
• Updated countertops

Tags

• LONG LAKE VIEWS
• TROPICAL LANDSCAPING
• IMPACT-RESISTANT WINDOWS
• IMPACT GLASS SLIDING DOOR
• NEW A/C SYSTEM
• UPDATED COUNTERTOPS

Property features AI

Other

• Other: Possession at closing; Part of a complex with 104 units and 8 units in the building (1 floor; 2 units per floor); Irrigation: central

Finance

• HOA & community: Mandatory HOA; Quarterly condo fee ($1,550); Total annual recurring fees: $6,200; One-time fees: $150; Professional management; Maintenance covers cable, insurance, internet/Wi‑Fi, irrigation water, lawn/land maintenance, legal/accounting, manager, exterior pest control, reserves, street lights, street maintenance, and trash removal; Community amenities include clubhouse, community pool, spa/hot tub, exercise room, billiards, business center, library, bike/jog path, pickleball, sidewalks, and streetlights; Community type: non-gated with tennis

Exterior

• Parking: Deeded assigned parking (1 space); Detached garage; Guest parking; Paved parking
• Security: Garage secured; Impact resistant windows
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential garden apartment in a low-rise (1–3) building; Built in 1997; Concrete block construction; Stucco exterior; Tile roof; Rear exposure faces southeast; Unit: 203 in the Sherwood community
• Construction: Concrete block construction; Stucco finish; Tile roof; Built in 1997; Garden apartment building design
• Exterior features: Automatic sprinkler system; Water display/feature; Lake frontage/view; Landscaped areas; Wooded area views; Paved road access; Zero lot line

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Range; Self-cleaning oven; Refrigerator/Freezer; Breakfast bar; Eat-in kitchen; Dining (family) area
• Bedrooms: 2 bedrooms with a split bedroom floor plan
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Pantry; Smoke detectors; Volume ceilings; Window coverings; Screened lanai/porch; Partially furnished; Five ceiling fans
• Laundry & utility: Washer and dryer in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).

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: Mike Davis Elementary School (math 50% / reading 47%, grade D, #1,152 of 2,144 statewide, top 55%, 574 students, 71% FRL); East Naples Middle School (math 56% / reading 44%, grade C, #254 of 571 statewide, top 45%, 854 students, 63% FRL); Golden Gate High School (math 38% / reading 39%, grade F, #321 of 667 statewide, top 49%, 1,764 students, 53% FRL).
• Zoned-school proficiency averages 46% at this address vs 58% district-wide (-12 pts) — the specific schools serving this property underperform the Collier average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.1%/yr); 438 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $2,695/mo this rent would consume 45% of the median local household income ($72k/yr) (locally 1423% 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 $8k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $134k; list at $250k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,999

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.08% ✓
• Cap rate: 6.95%
• Cash-on-cash: 2.35%
• DSCR: 1.10
• GRM: 7.7

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: -16.4%
• Equity multiple: 0.44×
• Total profit: $-39,480
• Equity at exit: $37,276

10-year hold

• IRR: -15.9%
• Equity multiple: 0.25×
• Total profit: $-52,840
• Equity at exit: $21,615

Cash invested: $70,000 (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 34104

• Rents YoY: -1.1%
• Active inventory: 438
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,695 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$60 /mo · $716/yr
• Insurance: −$104
• HOA: −$517
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $137

Break-even live

Break-even rent $2,521

Max offer price $249,999

Occupancy floor 90%

Sensitivity live

Price	-10% $279	-5% $208	+0% $137	+5% $66	+10% $-5
Rent	-10% $-76	-5% $31	+0% $137	+5% $243	+10% $350
Rate	-1.0pp $263	-0.5pp $201	base $137	+0.5pp $72	+1.0pp $6

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 Robin Hood Cir #201 Naples, FL	2.0	2.0	1225	$3,500	$2.86	15d	1	0.05mi
241 Robin Hood Cir #204 Naples, FL	2.0	2.0	1225	$3,800	$3.10	15d	1	0.09mi
7823 Regal Heron Cir #103 Naples, FL	2.0	2.0	1304	$1,995	$1.53	15d	1	0.14mi
8215 Ibis Club Dr #102 Naples, FL	2.0	2.0	1043	$1,625	$1.56	25d	1	0.15mi
280 Robin Hood Cir #102 Naples, FL	3.0	2.0	1450	$3,995	$2.76	25d	1	0.16mi
280 Robin Hood Cir #101 Naples, FL	3.0	2.0	1413	$3,900	$2.76	25d	1	0.16mi
8225 Ibis Club Dr #216 Naples, FL	1.0	1.0	828	$1,600	$1.93	23d	1	0.18mi
8225 Ibis Club Dr #216 Naples, FL	1.0	1.0	811	$1,650	$2.03	25d	1	0.18mi
321 Robin Hood Cir #201 Naples, FL	2.0	2.0	1225	$3,500	$2.86	25d	1	0.19mi
7818 Great Heron Way #303 Naples, FL	2.0	2.0	1304	$3,395	$2.60	15d	1	0.20mi
7831 Regal Heron Cir Unit 1506858P Naples, FL	3.0	2.0	1420	$4,283	$3.02	15d	1	0.21mi
7822 Great Heron Way #106 Naples, FL	3.0	2.0	1431	$2,200	$1.54	15d	1	0.22mi
7822 Great Heron Way #106 Naples, FL	3.0	2.0	1431	$2,200	$1.54	25d	1	0.22mi
7804 Regal Heron Cir #304 Naples, FL	2.0	2.0	1304	$2,000	$1.53	15d	1	0.24mi
7835 Regal Heron Cir Naples, FL	2.0–3.0	2.0	1316	$1,795	$1.36	25d	2	0.24mi
8245 Ibis Club Dr #403 Naples, FL	1.0	1.0	811	$1,600	$1.97	15d	1	0.25mi
8265 Ibis Club Dr #610 Naples, FL	1.0	1.0	811	$1,600	$1.97	25d	1	0.28mi
7839 Regal Heron Cir #202 Naples, FL	2.0	2.0	1202	$2,000	$1.66	25d	1	0.28mi
8255 Ibis Club Dr Naples, FL	2.0	2.0	1021	$1,750	$1.71	15d	2	0.30mi
8285 Ibis Club Dr #805 Naples, FL	3.0	2.0	1175	$2,450	$2.09	25d	1	0.32mi
120 Asaf Dr Unit 4304 Naples, FL	2.0	2.0	1350	$4,300	$3.19	15d	1	0.47mi
218 Gabriel Cir Unit 3809 Naples, FL	2.0	2.0	1200	$3,800	$3.17	15d	1	0.47mi
153 Gabriel Cir Unit 3003 Naples, FL	2.0	2.0	1200	$4,000	$3.33	15d	1	0.55mi
675 Luisa Ln Unit 825 Naples, FL	3.0	2.0	1484	$2,300	$1.55	15d	1	0.57mi
448 Gabriel Cir Unit 3310 Naples, FL	2.0	2.0	1200	$3,500	$2.92	15d	1	0.62mi
228 Belina Dr Unit 606 Naples, FL	2.0	2.0	1200	$4,800	$4.00	15d	1	0.65mi
620 Luisa Ct Unit 803 Naples, FL	2.0	2.0	1200	$2,400	$2.00	15d	1	0.66mi
120 Bedzel Cir Naples, FL	1.0–3.0	1.0–2.0	1079	$2,518	$2.33	15d	38	0.69mi
515 Gabriel Cir Unit 1910 Naples, FL	2.0	2.0	1200	$4,700	$3.92	15d	1	0.70mi
388 Belina Dr Unit 1104 Naples, FL	2.0	2.0	1200	$4,000	$3.33	15d	1	0.71mi
484 Belina Dr Naples, FL	2.0	1.0	1200	$2,400	$2.00	25d	1	0.77mi
3250 Magnolia Pond Dr Naples, FL	1.0–3.0	1.0–2.0	1039	$2,349	$2.26	15d	20	0.79mi
7790 Woodbrook Cir #2603 Naples, FL	3.0	2.5	1406	$4,500	$3.20	25d	1	0.91mi
7725 Tara Cir Naples, FL	1.0–3.0	1.0–2.0	929	$1,512	$1.63	15d	1	0.93mi
1180 Wildwood Lakes Blvd Naples, FL	2.0	1.0–2.0	975	$1,850	$1.90	23d	2	0.94mi
1180 Wildwood Lakes Blvd Naples, FL	2.0	1.0–2.0	975	$1,800	$1.85	25d	3	0.94mi
1260 Wildwood Lakes Blvd Naples, FL	1.0–2.0	1.0–2.0	856	$2,620	$3.06	15d	4	0.94mi
1240 Wildwood Lakes Blvd Naples, FL	2.0	2.0	1042	$1,875	$1.80	25d	2	0.97mi
1270 Wildwood Lakes Blvd #202 Naples, FL	2.0	1.0	909	$1,909	$2.10	15d	1	0.98mi
1270 Wildwood Lakes Blvd #202 Naples, FL	2.0	1.0	909	$1,900	$2.09	25d	1	0.98mi

HOA detail condo

• Monthly dues: $517 · $6,204/yr
• Likely covers: landscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-21
   days on market $249,999 Active 4 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $249,999 Active 1 DOM

ⓘ 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: $716 · $60/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$1,359/yr (+$113/mo · 189.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 5 d/yr ≥107°F today · 20 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: $32,337
• − Mortgage interest: −$14,004
• − Property taxes: −$716
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,587
• − Management: −$2,587
• − HOA: −$6,204
• − Depreciation: −$7,273
• Taxable loss: −$2,284
• Est. tax savings @ 24.0%: +$548
• After-tax cash flow: $2,192/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

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 26,408
• Household income: $71,686
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1423.0

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 30% Two or more races 19% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3% Cuban 6% Dominican 1%
• Common ancestry: Lithuanian 6% Romanian 3% Hispanic 2%
• Foreign-born: 30% · Canada, Jamaica, Dominican Republic
• Languages at home: 66% English-only · Spanish 24% French/Haitian/Cajun 5% Russian/Polish/Slavic 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: ▼ -252.48%
• Current HPI: 259.3498
• Rent YoY: ▼ -1.10%
• 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

+191.4% since first listed

3 events — show timeline

• 2026-06-17 Listed $249,999 NAPLESMLS
• 2003-09-05 Sold (Public Records) $134,000 Public Records
• 1997-08-01 Sold (Public Records) $85,800 Public Records

Property tax history

+1.9%/yr

Latest (2025): $716 · +7.5% YoY. Source: county tax records.