5809 Rattlesnake Hammock Rd #104 · Lely, FL 34108

$119,000

2 bd · 2.0 ba · 811 sqft · Condo · 12 Days on market

Built 1984 Fair condition $617/mo HOA · 17% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +3.3/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Not 55+. This first-floor 2BR/2BA condo in Augusta Woods is the lowest-priced unit in the community and offers a massive opportunity for immediate equity. Located in a quiet, low-density enclave of just 64 residences, this fixer-upper is a blank canvas ready for a full custom renovation. The ground-level layout provides easy access with no stairs, and the sale includes a deeded covered carport with extra storage. Screened in lanai faces south for making the unit bright, and has faces to pool. Augusta Woods is surrounded by the lush Royal Palm Golf Course and offers a community pool and BBQ area. Prime Naples location: just 15 minutes to 5th Ave S and world-class beaches, and minutes from th

Key facts

• First-floor condo
• Community pool
• Bbq area

Tags

• FIRST-FLOOR CONDO
• DEEDED COVERED CARPORT
• SCREENED IN LANAI
• COMMUNITY POOL
• BBQ AREA
• ROYAL PALM GOLF COURSE

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Homeowners association with quarterly fee; Association fee includes management, cable TV, insurance, grounds maintenance, sewer, street lights and water; Community amenities: pool, barbecue, picnic area, sidewalks, management; Non-gated community; 64 units in the community

Exterior

• Parking: Assigned parking; Detached carport; One covered space / one carport space
• Security: Community management
• Utilities: Public water; Public sewer; Cable available; Reclaimed water irrigation source
• Home design: Condominium in a multi-unit community; Entry level 1; Faces north; Resale property
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Lanai; Porch (screened); Storage; Sprinkler/irrigation system; Sprinklers automatic; Oversized lot; Paved road; South exposure

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Includes guest quarters
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Dual sinks
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Built-in features; Family/dining room; Living/dining room; Cable TV; Walk-in closet(s); Unfurnished; Single hung and sliding windows; Shower only with separate shower; Split bedroom layout; Bedroom on main level
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $119k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $119k).

Location & tenants

• Location reads 66/100 on livability (#586 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; Watch: health & safety D, amenities F, commute 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: Lely Elementary School (math 45% / reading 46%, grade D-, #1,247 of 2,144 statewide, top 59%, 499 students, 62% FRL); Manatee Middle School (math 61% / reading 43%, grade C+, #217 of 571 statewide, top 40%, 749 students, 64% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% 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 rising fast (+8.7%/yr); 682 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% of the median local income ($119k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

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 $119,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. 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: 3.13% ✓
• Cap rate: 21.45%
• Cash-on-cash: 54.13%
• DSCR: 3.41
• GRM: 2.7

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: 43.6%
• Equity multiple: 3.09×
• Total profit: $69,662
• Equity at exit: $17,743

10-year hold

• IRR: 52.9%
• Equity multiple: 8.24×
• Total profit: $241,370
• Equity at exit: $10,289

Cash invested: $33,320 (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 34108

• Rents YoY: 8.7%
• Active inventory: 682
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $3,725 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$617
• Vacancy / Maint / Mgmt: −$782
• Net cashflow: $1,077

Break-even live

Break-even rent $2,362

Max offer price $119,000

Occupancy floor 66%

Sensitivity live

Price	-10% $1,159	-5% $1,118	+0% $1,077	+5% $1,035	+10% $994
Rent	-10% $782	-5% $929	+0% $1,077	+5% $1,224	+10% $1,371
Rate	-1.0pp $1,136	-0.5pp $1,107	base $1,077	+0.5pp $1,046	+1.0pp $1,014

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5841 Rattlesnake Hammock Rd Unit I-203 Naples, FL	2.0	2.0	1015	$3,500	$3.45	15d	1	0.07mi
905 Augusta Blvd Naples, FL	2.0	2.0	1125	$1,850	$1.64	25d	1	0.16mi
705 Augusta Blvd Unit 705-5 Naples, FL	2.0	2.0	1125	$2,000	$1.78	15d	1	0.27mi
605 Augusta Blvd #14 Naples, FL	2.0	2.0	1125	$4,000	$3.56	25d	1	0.33mi
605 Augusta Blvd #4 Naples, FL	2.0	2.0	1125	$3,950	$3.51	15d	1	0.33mi
4556 Andover Way Unit E104 Naples, FL	2.0	2.0	1072	$5,000	$4.66	15d	1	0.41mi
5651 Rattlesnake Hammock Rd Unit C-108 Naples, FL	2.0	2.0	1054	$1,800	$1.71	25d	1	0.56mi
5635 Rattlesnake Hammock Rd Apt 203D Naples, FL	2.0	2.0	1054	$1,700	$1.61	22d	1	0.60mi
6072 Polly Ave Naples, FL	1.0	1.0	720	$1,800	$2.50	25d	1	0.63mi
5499 Rattlesnake Hammock Rd Naples, FL	2.0	2.0	1071	$1,775	$1.66	15d	2	0.88mi
332 Charlemagne Blvd Unit H101 Naples, FL	2.0	2.0	1082	$3,500	$3.23	25d	1	0.96mi
332 Charlemagne Blvd Unit H103 Naples, FL	2.0	2.0	1082	$3,495	$3.23	25d	1	0.96mi
5419 Rattlesnake Hammock Rd Unit 307F Naples, FL	2.0	2.0	1071	$1,950	$1.82	15d	1	0.97mi
5665 Whitaker Rd #202 Naples, FL	2.0	2.0	1099	$1,900	$1.73	22d	1	0.97mi
360 Charlemagne Blvd Unit D105 Naples, FL	2.0	2.0	1082	$3,200	$2.96	25d	1	0.97mi
6026 Whitaker Rd Naples, FL	1.0–3.0	1.0–2.0	986	$2,880	$2.92	15d	39	0.98mi
7425 Inspira Cir Naples, FL	1.0–3.0	1.0–2.0	1066	$2,328	$2.18	15d	17	1.03mi
240 Pebble Beach Blvd #702 Naples, FL	2.0	2.0	1090	$4,000	$3.67	25d	1	1.07mi
326 Bradstrom Cir Unit 103F Naples, FL	2.0	2.0	1113	$1,800	$1.62	25d	1	1.12mi
190 Pebble Beach Blvd #301 Naples, FL	2.0	2.0	954	$1,700	$1.78	25d	1	1.16mi
200 Valley Stream Dr Unit 8B Naples, FL	2.0	2.0	979	$1,750	$1.79	25d	1	1.43mi
300 Valley Stream Dr Unit 3D Naples, FL	2.0	2.0	979	$1,795	$1.83	22d	1	1.45mi
300 Valley Stream Dr Unit 3D Naples, FL	2.0	2.0	979	$1,795	$1.83	25d	1	1.45mi

HOA detail condo

• Monthly dues: $617 · $7,404/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-20
   status Pending
2. 2026-05-08
   listed $119,000 Active

ⓘ 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 7/10 Severe FEMA zone AE · 76% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,695
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$5,714
• − Repairs & maintenance: −$3,576
• − Management: −$3,576
• − HOA: −$7,404
• − Depreciation: −$3,462
• Taxable income: $12,514
• Est. tax owed @ 24.0%: −$3,003
• After-tax cash flow: $9,915/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

Fair 45/100 Extensive rehab

This fixer-upper condo requires extensive repairs and updates to its roof, exterior siding, flooring, interior walls, bathroom fixtures, and HVAC system. The home's poor condition and outdated features make it a blank canvas for a full custom renovation, but the potential for significant value increase makes it a worthwhile investment.

Repairs flagged

• Major roof — The satellite image shows visible wear and tear on the roof, indicating potential leaks or damage.
• Major exterior siding — The satellite image shows the exterior siding in need of maintenance, with potential wear and tear.
• Major flooring — The interior photos show worn carpet flooring, which may need replacement.
• Major interior walls — The interior photos show peeling paint and discoloration on the walls, indicating a need for repainting.
• Major bathroom fixtures — The bathroom appears outdated with outdated fixtures, which may need replacement.
• Major HVAC system — The satellite image shows no visible HVAC units, which could indicate an older system that may need replacement or maintenance.

Value-add opportunities

• Resale roof replacement — A new roof will significantly improve the home's curb appeal and increase its resale value.
• Resale exterior siding repair and painting — Updating the exterior siding and repainting will enhance the home's curb appeal and increase its resale value.
• Resale flooring replacement — Replacing the worn carpet flooring with a more modern and durable option will improve the home's appearance and increase its resale value.
• Resale interior painting — Repainting the interior walls will refresh the home's appearance and increase its resale value.
• Resale bathroom fixture replacement — Updating the outdated bathroom fixtures will improve the home's appearance and increase its resale value.
• Resale HVAC system replacement — Replacing the older HVAC system with a more efficient and modern one will improve the home's comfort and increase its resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The satellite image shows visible wear and tear on the roof, indicating potential leaks or damage.	Major	$15,000–50,000
exterior siding · The satellite image shows the exterior siding in need of maintenance, with potential wear and tear.	Major	$15,000–50,000
flooring · The interior photos show worn carpet flooring, which may need replacement.	Major	$15,000–50,000
interior walls · The interior photos show peeling paint and discoloration on the walls, indicating a need for repainting.	Major	$15,000–50,000
bathroom fixtures · The bathroom appears outdated with outdated fixtures, which may need replacement.	Major	$15,000–50,000
HVAC system · The satellite image shows no visible HVAC units, which could indicate an older system that may need replacement or maintenance.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale roof replacement — A new roof will significantly improve the home's curb appeal and increase its resale value. ↑
• Resale exterior siding repair and painting — Updating the exterior siding and repainting will enhance the home's curb appeal and increase its resale value. ↑
• Resale flooring replacement — Replacing the worn carpet flooring with a more modern and durable option will improve the home's appearance and increase its resale value. ↑
• Resale interior painting — Repainting the interior walls will refresh the home's appearance and increase its resale value. ↑
• Resale bathroom fixture replacement — Updating the outdated bathroom fixtures will improve the home's appearance and increase its resale value. ↑
• Resale HVAC system replacement — Replacing the older HVAC system with a more efficient and modern one will improve the home's comfort and increase its resale 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 — 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

• Census place: Lely, FL
• County: Collier County · 396,295 people
• 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

2 events — show timeline

• 2026-05-20 Pending — FORTMLS
• 2026-05-08 Listed $119,000 FORTMLS