10333 Heritage Bay Blvd #1725 · Heritage Bay, FL 34120

$295,000

2 bd · 2.0 ba · 1,194 sqft · Condo public records · 4 Days on market

Built 2010 $1201/mo HOA · 24% of rent

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Why this score? — see what drove the B- 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 +26.5/30.0
• 1% rule +10.0/10.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FULL GOLF MEMBERSHIP INCLUDED! Priced to SELL 'Ashbury' model featuring 2 bedrooms and 2 bathrooms. Brand new AC, fully turnkey/move in ready, or would make a great seasonal rental getting $6500-7000 per month in season. Has a generous outside storage closet as well. FULL GOLF MEMBERSHIP is included with this immaculate second floor 'Ashbury' model, that features a gorgeous view of multiple golf holes, water, and nature preserve. Other upgrades include impact windows & sliders & stainless GE appliances. Heritage Bay features 27 holes of championship golf, a brand new resort-style pool & full service outdoor bar and restaurant that sets this community apart as the premier bundled golf destination in Naples. For more formal dining, check out the world-class clubhouse along with all new Grille Room overlooking the 27th green behind a lake and aqua range. Heritage Bay also features 7 HAR-TRU tennis courts, a fitness center, full-time activities director and social calendar, pickleball, bocce & more!

Key facts

• Fitness center
• Community pool
• Panoramic views

Tags

• PRIVATE SCREENED LANAI
• PANORAMIC VIEWS
• BUNDLED GOLF MEMBERSHIP
• COMMUNITY POOL
• HOT TUB AND SPA
• FITNESS CENTER

Property features AI

Finance

• Financial info: Total annual recurring fees (community): $15,420; Total one-time fees: $13,650; Master HOA fee: $10,216 annually; Condo fee: $1,051 quarterly
• HOA & community: Mandatory homeowners association; Quarterly condo fee; Annual master HOA fee; Professional management; HOA covers cable; Community amenities include clubhouse, community pool and spa, attended fitness center, golf course (golf-bundled), putting green, bocce, pickleball, tennis courts, restaurant, bike storage, sidewalks, streetlights, and vehicle wash area; Gated golf-course community

Exterior

• Parking: One assigned parking space; Guest parking available; Paved parking; Detached 1-car carport
• Security: Gated community with guard at gate
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential mid-rise building (4–7 stories); Built in 2010; Concrete block construction; Stucco exterior; Tile roof; Rear exposure to the north; Unit 1725 in the Terrace sub-condo of Heritage Bay
• Construction: Concrete block construction; Tile roof; Stucco finish; Impact-resistant windows and doors
• Exterior features: Storage; Tennis court; Screened balcony; Screened lanai/porch; Lakefront setting; Golf course and preserve views; Central irrigation

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator with icemaker; Self-cleaning oven; Breakfast bar and eat-in kitchen
• Bedrooms: 2 bedrooms with split-bedroom floor plan
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bathroom with shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Fire sprinkler system; High-speed internet available; Smoke detectors; Walk-in closet; Window coverings; Turnkey furnished; Common elevator; Five ceiling fans
• Laundry & utility: Washer and dryer included; Washer/dryer hookup; Laundry in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $295k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $295k).

Location & tenants

• Location reads: area grade B — 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: Corkscrew Elementary School (math 76% / reading 73%, grade A, #230 of 2,144 statewide, top 12%, 863 students, 35% FRL); Oakridge Middle School (math 75% / reading 67%, grade A, #59 of 571 statewide, top 11%, 1,183 students, 26% FRL); Palmetto Ridge High School (math 43% / reading 51%, grade D-, #207 of 667 statewide, top 32%, 2,347 students, 38% FRL) — zoned schools average 33% FRL vs 55% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-1.6%/yr); 1132 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $5,045/mo this rent would consume 65% of the median local household income ($94k/yr) (locally 409% 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 $9k 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.
• 6 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 24% of rent.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $295,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.71% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.34%
• DSCR: 1.50
• GRM: 4.9

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: -7.4%
• Equity multiple: 0.74×
• Total profit: $-21,651
• Equity at exit: $43,985

10-year hold

• IRR: -4.8%
• Equity multiple: 0.75×
• Total profit: $-20,820
• Equity at exit: $25,506

Cash invested: $82,600 (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 34120

• Rents YoY: -1.6%
• Active inventory: 1132
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $5,045 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$334 /mo · $4,005/yr
• Insurance: −$123
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$1,201
• Vacancy / Maint / Mgmt: −$1,059
• Net cashflow: $629

Break-even live

Break-even rent $4,249

Max offer price $295,000

Occupancy floor 83%

Sensitivity live

Price	-10% $796	-5% $712	+0% $629	+5% $545	+10% $462
Rent	-10% $230	-5% $430	+0% $629	+5% $828	+10% $1,027
Rate	-1.0pp $777	-0.5pp $704	base $629	+0.5pp $552	+1.0pp $475

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10333 Heritage Bay Blvd #1715 Naples, FL	2.0	2.0	1194	$6,000	$5.03	25d	1	0.01mi
10337 Heritage Bay Blvd Naples, FL	2.0	2.0	1213	$4,400	$3.63	25d	4	0.05mi
10329 Heritage Bay Blvd #1622 Naples, FL	2.0	2.0	1232	$5,500	$4.46	25d	1	0.06mi
10330 Heritage Bay Blvd #2626 Naples, FL	2.0	2.0	1414	$6,900	$4.88	25d	1	0.06mi
10338 Heritage Bay Blvd #2514 Naples, FL	2.0	2.0	1414	$2,500	$1.77	25d	1	0.09mi
10321 Heritage Bay Blvd Naples, FL	2.0–3.0	2.0	1320	$6,500	$4.92	22d	2	0.09mi
10321 Heritage Bay Blvd Naples, FL	2.0–3.0	2.0	1301	$5,400	$4.15	25d	3	0.09mi
10307 Heritage Bay Blvd Naples, FL	2.0	2.0	1194	$2,800	$2.35	15d	1	0.12mi
10317 Heritage Bay Blvd #1416 Naples, FL	2.0	2.0	1232	$7,000	$5.68	25d	1	0.13mi
10345 Heritage Bay Blvd Naples, FL	2.0	2.0	1232	$4,425	$3.59	15d	2	0.15mi
10313 Heritage Bay Blvd #1342 Naples, FL	2.0	2.0	1232	$6,500	$5.28	25d	1	0.15mi
10349 Heritage Bay Blvd #2117 Naples, FL	2.0	2.0	1232	$2,300	$1.87	15d	1	0.19mi
10353 Heritage Bay Blvd #2226 Naples, FL	2.0	2.0	1232	$6,500	$5.28	15d	1	0.23mi
10353 Heritage Bay Blvd #2226 Naples, FL	2.0	2.0	1232	$6,500	$5.28	25d	1	0.23mi
10270 Heritage Bay Blvd #3422 Naples, FL	2.0	2.0	1414	$6,500	$4.60	25d	1	0.39mi
10275 Heritage Bay Blvd Naples, FL	2.0	2.0	1301	$4,500	$3.46	25d	2	0.41mi
10044 Siesta Bay Dr #9412 Naples, FL	2.0	2.0	1414	$2,500	$1.77	25d	1	1.25mi

HOA detail condo

• Monthly dues: $1,201 · $14,412/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-21
   days on market $295,000 Active 4 DOM
2. 2026-06-18
   remarks 689-char remark
3. 2026-06-18
   listed $295,000 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: $4,005 · $334/mo
• Projected year-2 tax: $4,005 · $334/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 1/10 Low FEMA zone AH · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 32 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: $60,540
• − Mortgage interest: −$16,525
• − Property taxes: −$4,005
• − Insurance: −$3,300
• − Repairs & maintenance: −$4,843
• − Management: −$4,843
• − HOA: −$14,412
• − Depreciation: −$8,582
• Taxable income: $4,031
• Est. tax owed @ 24.0%: −$967
• After-tax cash flow: $6,579/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 — Heritage Bay

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

Census & demographics

• Census place: Heritage Bay, FL
• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 42,345
• Household income: $93,861
• Rent vs Own: 9.4% rent · 90.6% own
• Severe rent burden: 409.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 56% Hispanic / Latino 32% Two or more races 23% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2% Cuban 13%
• Common ancestry: Hispanic 4% Romanian 3% Italian 2%
• Foreign-born: 28% · Canada, Jamaica, China
• Languages at home: 62% English-only · Spanish 28% French/Haitian/Cajun 5% Other Indo-European 3%

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: ▼ -223.18%
• Current HPI: 316.2474
• Rent YoY: ▼ -1.65%
• 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

+90.3% since first listed

15 events — show timeline

• 2026-06-17 Listed $295,000 NAPLESMLS
• 2024-05-29 Sold (Public Records) $380,000 Public Records
• 2024-05-23 Sold (MLS) $380,000 NAPLESMLS
• 2024-05-02 Pending — NAPLESMLS
• 2024-04-13 Listed $389,900 NAPLESMLS
• 2014-07-24 Sold (Public Records) $159,000 Public Records
• 2014-07-21 Price Changed $167,500 NAPLESMLS
• 2014-07-21 Sold (MLS) $159,000 NAPLESMLS
• 2014-05-24 Listed $159,000 NAPLESMLS
• 2014-05-21 Listing Removed — NAPLESMLS
• 2014-02-21 Listed $168,500 NAPLESMLS
• 2014-02-18 Listing Removed — NAPLESMLS
• 2013-11-14 Listed $164,500 NAPLESMLS
• 2010-05-27 Listing Removed — NAPLESMLS
• 2010-05-01 Listed $155,000 NAPLESMLS

Property tax history

+9.5%/yr

Latest (2025): $4,005 · +4.9% YoY. Source: county tax records.