37 High Point Cir E #307 · Naples, FL 34103

$335,000

2 bd · 2.0 ba · 1,015 sqft · Condo public records · 93 Days on market

Built 1983 $907/mo HOA · 20% of rent

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Why this score? — see what drove the C+ 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 +24.0/30.0
• 1% rule +8.9/10.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this stunning third-floor condominium in the heart of Naples, where serene golf course views and breathtaking sunsets create a peaceful retreat. This unit offers an open floor plan filled with natural light, featuring large windows that capture the beauty of the outdoors. Step out onto your private balcony, the ideal spot to relax and enjoy panoramic views of the manicured greens and glowing evening skies. The community is rich in amenities, designed to cater to an active and social lifestyle. Enjoy access to a golf course, multiple swimming pools, tennis courts, a fitness center and pickleball courts. There’s also a clubhouse offering social events and dining, making it easy to connect with neighbors and friends. With its ideal location, scenic views and wealth of activities, this condominium is more than just a home, it’s a lifestyle. Whether you’re looking to golf, socialize or simply unwind in your peaceful oasis, this Highpoint condominium has it all. This building is not 55-plus.

Key facts

• Bike to the beach
• Updated kitchen
• Walk to the pool

Tags

• VIEW OF THE GOLF COURSE
• WALK TO THE POOL
• BIKE TO THE BEACH
• UPDATED KITCHEN

Property features AI

Finance

• Other: Part of a complex with 473 units and 60 units in the building; 3 units per floor, 1 floor for this unit
• HOA & community: Mandatory HOA; Quarterly master HOA fee; Master association fee covers golf course, irrigation water, lawn/land maintenance, trash removal, water, cable, internet/WiFi access, pest control (interior and exterior), manager and master association services; Professional management; Community amenities include clubhouse, exercise room, tennis, pickleball, bocce, putting green, golf course (private membership/golf bundled), restaurant, library, hobby room, bike storage, extra storage, BBQ/picnic area, streetlights and vehicle wash area; Total annual recurring fees: $10,884

Exterior

• Parking: 1 assigned covered parking space; Detached 1-car carport; Guest parking; Paved parking
• Utilities: Water assessment paid; Sewer assessment paid; Central electric heat; Central electric cooling; Ceiling fans; Cable available
• Home design: Residential property; Mid-rise building (4-7 stories); Unit 307; Rear exposure to the west; Located in High Point Country Club
• Construction: Concrete block construction; Built in 1983
• Exterior features: Stucco exterior; Impact resistant windows and doors; Built-up/flat and tile roofs; Golf course view; Landscaped area view; Water feature view; Zero lot line; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Self-cleaning oven; Refrigerator/Freezer; Pantry
• Bedrooms: 2 bedrooms; Split bedroom floor plan
• Bathrooms: 2 full bathrooms; Master bath with tub and shower combo
• Interior features: Pantry; Screened lanai/porch; Common elevator; Furnished
• Laundry & utility: Washer; Dryer; Smoke detector

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $335k.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $335k).
• Recommended offer: $305k (9.0% below list) — sets the bar for market timing.

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: 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 (+14.6%/yr); 479 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• At $4,646/mo this rent would consume 48% of the median local household income ($117k/yr) (locally 311% 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 $10k 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 $94k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $304,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.39% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.41%
• DSCR: 1.37
• GRM: 6.0

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $12,635
• Equity at exit: $49,950

10-year hold

• IRR: 17.9%
• Equity multiple: 2.91×
• Total profit: $178,700
• Equity at exit: $28,965

Cash invested: $93,800 (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 34103

• Rents YoY: 14.6%
• Active inventory: 479
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $4,646 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$210 /mo · $2,520/yr
• Insurance: −$140
• HOA: −$907
• Vacancy / Maint / Mgmt: −$976
• Net cashflow: $657

Break-even live

Break-even rent $3,814

Max offer price $335,000

Occupancy floor 81%

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 High Point Cir S #303 Naples, FL	2.0	2.0	1015	$5,500	$5.42	23d	1	0.11mi
3200 Binnacle Dr Unit D3 Naples, FL	2.0	2.0	1180	$9,000	$7.63	21d	1	0.51mi
3030 Binnacle Dr #201 Naples, FL	2.0	2.0	1092	$5,000	$4.58	23d	1	0.58mi
820 Ketch Dr #3 Naples, FL	2.0	2.0	1100	$5,500	$5.00	23d	1	0.59mi
820 Ketch Dr #2 Naples, FL	2.0	2.0	1100	$5,700	$5.18	23d	1	0.59mi
2400 14th St N Naples, FL	3.0	2.0	1464	$5,890	$4.02	13d	1	0.61mi
788 Park Shore Dr Naples, FL	1.0–2.0	1.5–2.0	931	$5,500	$5.90	13d	3	0.70mi
3930 Belair Ln Naples, FL	2.0	2.0	1300	$6,000	$4.62	23d	1	0.82mi
3520 Bolero Way Unit 1325569P Naples, FL	3.0	2.0	1399	$5,021	$3.59	13d	1	0.90mi
4092 Belair Ln #15 Naples, FL	3.0	3.0	1500	$6,200	$4.13	23d	1	1.00mi
333 Harbour Dr #211 Naples, FL	2.0	2.0	975	$5,500	$5.64	13d	1	1.10mi
1082 Capri Dr Naples, FL	3.0	2.0	1500	$9,000	$6.00	23d	1	1.15mi
2581 Poinciana St Naples, FL	3.0	2.0	1255	$9,000	$7.17	23d	1	1.15mi
4523 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	23d	1	1.17mi
4525 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	23d	1	1.17mi
555 Park Shore Dr Unit B410 Naples, FL	2.0	2.0	1200	$6,000	$5.00	21d	1	1.17mi
600 Neapolitan Way Naples, FL	1.0–2.0	2.0	832	$5,200	$6.25	23d	2	1.18mi
222 Harbour Dr #105 Naples, FL	2.0	2.0	1393	$13,000	$9.33	23d	1	1.19mi
3400 Gulf Shore Blvd N Unit M3 Naples, FL	2.0	2.0	1337	$9,500	$7.11	23d	1	1.22mi
3200 Gulf Shore Blvd N #105 Naples, FL	2.0	2.0	1116	$8,500	$7.62	23d	1	1.25mi
3070 Gulf Shore Blvd N #103 Naples, FL	2.0	2.0	1300	$8,000	$6.15	23d	1	1.25mi
3500 Gulf Shore Blvd N Naples, FL	2.0	2.0	1258	$7,650	$6.08	23d	2	1.30mi
4200 Belair Ln Naples, FL	2.0–3.0	2.0	1406	$6,500	$4.62	23d	5	1.31mi
2600 Gulf Shore Blvd N #64 Naples, FL	2.0	2.0	1200	$7,200	$6.00	23d	1	1.33mi
2500 Gulf Shore Blvd N Unit S6 Naples, FL	2.0	2.0	1145	$7,500	$6.55	23d	1	1.35mi
2885 Gulf Shore Blvd N #302 Naples, FL	2.0	2.0	1500	$20,000	$13.33	23d	1	1.35mi
3443 Gulf Shore Blvd N Naples, FL	2.0	2.0	1171	$12,750	$10.88	13d	11	1.37mi
2258 Gulf Shore Blvd N Unit O1 Naples, FL	2.0	2.0	1491	$13,750	$9.22	23d	1	1.39mi
2216 Gulf Shore Blvd N Unit R3 Naples, FL	2.0	2.0	1265	$10,000	$7.91	23d	1	1.40mi
4300 Belair Ln Naples, FL	2.0	2.0	1200	$6,750	$5.62	13d	2	1.40mi
1236 13th Ave N Naples, FL	3.0	2.0	1461	$14,500	$9.92	23d	1	1.48mi
4001 Gulf Shore Blvd N #803 Naples, FL	2.0	2.0	1267	$13,000	$10.26	23d	1	1.48mi
4001 Gulf Shore Blvd N #505 Naples, FL	2.0	2.0	1271	$9,000	$7.08	13d	1	1.48mi
4001 Gulf Shore Blvd N #105 Naples, FL	2.0	2.0	1247	$12,000	$9.62	23d	1	1.48mi
4001 Gulf Shore Blvd N #1104 Naples, FL	2.0	2.0	1267	$11,000	$8.68	23d	1	1.48mi
4001 Gulf Shore Blvd N #707 Naples, FL	2.0	2.0	1267	$20,000	$15.79	23d	1	1.48mi
4001 Gulf Shore Blvd N #303 Naples, FL	2.0	2.0	1248	$9,000	$7.21	23d	1	1.48mi
2203 Gulf Shore Blvd N Unit E1 Naples, FL	2.0	2.0	1491	$17,500	$11.74	23d	1	1.49mi
4005 Gulf Shore Blvd N #607 Naples, FL	2.0	2.0	1400	$14,000	$10.00	23d	1	1.49mi
4005 Gulf Shore Blvd N #605 Naples, FL	2.0	2.0	1267	$10,000	$7.89	23d	1	1.49mi

HOA detail condo

• Monthly dues: $907 · $10,884/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $335,000 Active 93 DOM
2. 2026-06-17
   days on market $335,000 Active 92 DOM
3. 2026-06-16
   days on market $335,000 Active 91 DOM
4. 2026-06-15
   days on market $335,000 Active 90 DOM
5. 2026-06-14
   days on market $335,000 Active 88 DOM
6. 2026-06-10
   remarks 669-char remark
7. 2026-06-10
   days on market $335,000 Active 85 DOM
8. 2026-06-09
   days on market $335,000 Active 84 DOM
9. 2026-06-08
   days on market $335,000 Active 83 DOM
10. 2026-06-07
    days on market $335,000 Active 82 DOM
11. 2026-06-03
    days on market $335,000 Active 78 DOM
12. 2026-06-02
    days on market $335,000 Active 77 DOM
13. 2026-06-01
    days on market $335,000 Active 76 DOM
14. 2026-05-31
    days on market $335,000 Active 75 DOM
15. 2026-05-30
    days on market $335,000 Active 74 DOM
16. 2026-03-17
    listed $335,000 Active
17. 2026-01-05
    historical
18. 2025-11-20
    listed $329,000 Active
19. 2024-11-19
    soldstatus $318,000 Sold 1029-char remark

    Show marketing remark (1029 chars)

    Welcome to this stunning third-floor condominium in the heart of Naples, where serene golf course views and breathtaking sunsets create a peaceful retreat. This unit offers an open floor plan filled with natural light, featuring large windows that capture the beauty of the outdoors. Step out onto your private balcony, the ideal spot to relax and enjoy panoramic views of the manicured greens and glowing evening skies. The community is rich in amenities, designed to cater to an active and social lifestyle. Enjoy access to a golf course, multiple swimming pools, tennis courts, a fitness center and pickleball courts. There’s also a clubhouse offering social events and dining, making it easy to connect with neighbors and friends. With its ideal location, scenic views and wealth of activities, this condominium is more than just a home, it’s a lifestyle. Whether you’re looking to golf, socialize or simply unwind in your peaceful oasis, this Highpoint condominium has it all. This building is not 55-plus.

20. 2024-10-16
    status Pending With Contingencies 1029-char remark

    Show marketing remark (1029 chars)

    Welcome to this stunning third-floor condominium in the heart of Naples, where serene golf course views and breathtaking sunsets create a peaceful retreat. This unit offers an open floor plan filled with natural light, featuring large windows that capture the beauty of the outdoors. Step out onto your private balcony, the ideal spot to relax and enjoy panoramic views of the manicured greens and glowing evening skies. The community is rich in amenities, designed to cater to an active and social lifestyle. Enjoy access to a golf course, multiple swimming pools, tennis courts, a fitness center and pickleball courts. There’s also a clubhouse offering social events and dining, making it easy to connect with neighbors and friends. With its ideal location, scenic views and wealth of activities, this condominium is more than just a home, it’s a lifestyle. Whether you’re looking to golf, socialize or simply unwind in your peaceful oasis, this Highpoint condominium has it all. This building is not 55-plus.

21. 2024-10-04
    listed $325,000 Active 1029-char remark

    Show marketing remark (1029 chars)

    Welcome to this stunning third-floor condominium in the heart of Naples, where serene golf course views and breathtaking sunsets create a peaceful retreat. This unit offers an open floor plan filled with natural light, featuring large windows that capture the beauty of the outdoors. Step out onto your private balcony, the ideal spot to relax and enjoy panoramic views of the manicured greens and glowing evening skies. The community is rich in amenities, designed to cater to an active and social lifestyle. Enjoy access to a golf course, multiple swimming pools, tennis courts, a fitness center and pickleball courts. There’s also a clubhouse offering social events and dining, making it easy to connect with neighbors and friends. With its ideal location, scenic views and wealth of activities, this condominium is more than just a home, it’s a lifestyle. Whether you’re looking to golf, socialize or simply unwind in your peaceful oasis, this Highpoint condominium has it all. This building is not 55-plus.

22. 2003-04-25
    soldstatus $149,000
23. 1997-12-22
    soldstatus $89,900

ⓘ 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: $2,520 · $210/mo
• Projected year-2 tax: $2,780 · $232/mo
• Expected delta: +$260/yr (+$22/mo · 10.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $55,757
• − Mortgage interest: −$18,765
• − Property taxes: −$2,520
• − Insurance: −$1,675
• − Repairs & maintenance: −$4,461
• − Management: −$4,461
• − HOA: −$10,884
• − Depreciation: −$9,745
• Taxable income: $3,246
• Est. tax owed @ 24.0%: −$779
• After-tax cash flow: $7,109/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
• City population: 344,941
• Metro: Naples-Marco Island, FL
• Population (ZIP): 11,299
• Household income: $116,875
• Rent vs Own: 14.1% rent · 85.9% own
• Severe rent burden: 311.0

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 10% Two or more races 8% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 2% Portuguese 2%
• Foreign-born: 13% · Canada
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 2% 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: ▼ -327.53%
• Current HPI: 315.1396
• Rent YoY: ▲ 14.55%
• 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

+272.6% since first listed

8 events — show timeline

• 2026-03-17 Listed $335,000 NAPLESMLS
• 2026-01-05 Listing Removed — NAPLESMLS
• 2025-11-20 Listed $329,000 NAPLESMLS
• 2024-11-19 Sold (MLS) $318,000 NAPLESMLS
• 2024-10-16 Pending — NAPLESMLS
• 2024-10-04 Listed $325,000 NAPLESMLS
• 2003-04-25 Sold (Public Records) $149,000 Public Records
• 1997-12-22 Sold (Public Records) $89,900 Public Records

Property tax history

+11.2%/yr

Latest (2025): $2,520 · +184.2% YoY. Source: county tax records.