82 Cypress View Dr · Naples, FL
Flood risk 9/10 · Severe
- FEMA flood zone
- AE
- Chance of flooding over 30 yrs
- 0.99%
- Est. flood insurance / yr
- $1,737 – $8,500
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 108°F)
- 7 days/yr
- Hot days in 30 yrs
- 29 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 2 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
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).
- ARV discount +15.0/15.0
- 1% rule +10.0/10.0
- Cash flow +5.9/30.0
- Schools +4.9/10.0
- Livability +4.0/5.0
- Rent growth +3.9/5.0
- Condition / age +3.8/5.0
- DSCR +0.3/10.0
- Appreciation +0.0/10.0
$174,900
82 Cypress View Dr · Naples, FL 34113
2 bd · 2.0 ba · 1,534 sqft · Townhouse
· 132 Days on market
Built 1988
$114/sqft
· 48% below area
Est $337k · 48% under
$2867/mo HOA · 61% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Golfing Privileges Available! Take advantage of the club's exclusive social golf program, offering immediate golf access to those who join the full golf membership waitlist. Experience the country club lifestyle you've always dreamed of in this charming condominium located within the highly sought-after Eagle Creek Golf & Country Club. As you travel through the community's picturesque, tree-lined streets, you'll arrive at this warm and inviting residence featuring a light-filled, spacious great room, a private owner's suite, a comfortable guest bedroom, and an enclosed lanai.
Key facts
- Move-in ready
- Golf course views
- Enclosed lanai
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath townhouse listed at $175k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-768 ($-9k/yr) — negative.
- To cash-flow at today's rent, offer at most $64k (63.5% below list).
- Meets the 1% rule at list price ($5k rent vs $175k).
- Recommended offer: $64k (63.5% below list) — sets the bar for cash-flow.
- Cap rate 4.0% vs local median 2.4% in Naples — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.
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: Manatee Elementary School (math 58% / reading 51%, grade C, #892 of 2,144 statewide, top 44%, 584 students, 73% 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).
- Market conditions: Rents rising fast (+5.6%/yr); 775 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 50d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
- At $4,728/mo this rent would consume 69% of the median local household income ($82k/yr) — 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 $1k of loan paydown is wiped out by about $5k 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 132 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: flood insurance adds $427/mo; HOA is 61% of rent.
- 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
$63,840
(63.5% below list)
Questions for the listing agent
- 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?
- It's been on market 132 days. Have you received any prior offers? Is the seller open to a 63% concession, seller financing, or rate buy-down credit?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 2.70% ✓
- Cap rate
- 3.95%
- Cash-on-cash
- -8.36%
- DSCR
- 0.63
- GRM
- 3.1
CMA / ARV
- ARV (median comp)
- $337,339
- List price
- $174,900
- Delta
- -48.15%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 752 Eagle Creek Dr #302 | 0.13mi | 2/2.0 | 1,534 (0%) | 6mo | $320,000 | $209 | 89 |
| 780 Waterford Dr #103 | 0.26mi | 2/2.0 | 1,534 (0%) | 5mo | $220,000 | $143 | 84 |
| 6830 Beach Resort Dr #12 | 0.60mi | 2/2.0 | 1,351 (-12%) | 0mo | $385,000 | $285 | 52 |
| 6830 Beach Resort Dr #2602 | 0.60mi | 2/2.0 | 1,351 (-12%) | 1mo | $340,000 | $252 | 52 |
| 6600 Beach Resort Dr #14 | 0.70mi | 2/2.0 | 1,351 (-12%) | 0mo | $390,000 | $289 | 47 |
| 6570 Beach Resort Dr #7 | 0.66mi | 2/2.0 | 1,351 (-12%) | 3mo | $329,000 | $244 | 46 |
| 6600 Beach Resort Dr #2 | 0.70mi | 2/2.0 | 1,351 (-12%) | 1mo | $312,500 | $231 | 46 |
| 6600 Beach Resort Dr #9 | 0.70mi | 2/2.0 | 1,351 (-12%) | 2mo | $404,750 | $300 | 46 |
| 6830 Beach Resort Dr #15 | 0.62mi | 2/2.0 | 1,351 (-12%) | 7mo | $360,000 | $266 | 45 |
| 6820 Beach Resort Dr #16 | 0.62mi | 2/2.0 | 1,351 (-12%) | 7mo | $375,000 | $278 | 45 |
| 6800 Beach Resort Dr #13 | 0.66mi | 2/2.0 | 1,351 (-12%) | 6mo | $365,000 | $270 | 45 |
| 6600 Beach Resort Dr #4 | 0.72mi | 2/2.0 | 1,351 (-12%) | 6mo | $390,000 | $289 | 41 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 5.59% rent growth · sell at horizon
5-year hold
- IRR
- -36.1%
- Equity multiple
- -0.28×
- Total profit
- $-62,491
- Equity at exit
- $26,078
10-year hold
- IRR
- -12.7%
- Equity multiple
- -0.11×
- Total profit
- $-54,159
- Equity at exit
- $15,122
Cash invested: $48,972 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 33 active · 13 under contract
- Months of supply
- 16.5 mo (6%/mo absorbed)
- Median asking
- $349,900 ($253/sqft)
- Median days on market
- 95 d
- This list price
- 9% of active listings are priced below it
- ARV vs active asking
- -13.1% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 34113
- Rents YoY
- 5.6%
- Active inventory
- 775
- Price-to-rent
- 3.1×
Monthly cashflow live
↻
- Estimated rent
- $4,728 high interval (Pro) →
- Mortgage (P&I)
- −$917
- Tax est. 1.5%
- −$219 /mo · $2,624/yr
- Insurance
- −$73
- Flood insurance flood zone
- −$427 /mo · $5,118/yr
- HOA
- −$2,867
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$993
- Net cashflow
- $-768
Break-even live
Break-even rent
$5,699
Max offer price
$63,840
Occupancy floor
—
Sensitivity live
| Price | -10% $-647 | -5% $-707 | +0% $-768 | +5% $-828 | +10% $-888 |
|---|---|---|---|---|---|
| Rent | -10% $-1,141 | -5% $-954 | +0% $-768 | +5% $-581 | +10% $-394 |
| Rate | -1.0pp $-679 | -0.5pp $-723 | base $-768 | +0.5pp $-813 | +1.0pp $-859 |
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
- $43,725
- Closing costs
- $5,247
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 22 Cypress View Dr Unit B22 Naples, FL | 2.0 | 2.0 | 1534 | $7,000 | $4.56 | 164d | 1 | 0.13mi |
| 1330 Oceania Dr Naples, FL | 3.0 | 2.5 | 2022 | $7,000 | $3.46 | 10d | 1 | 0.46mi |
| 1325 Oceania Dr N #6 Naples, FL | 2.0 | 2.0 | 1200 | $5,700 | $4.75 | 0d | 1 | 0.46mi |
| 1325 Oceania Dr N #6 Naples, FL | 2.0 | 1.0 | 1200 | $6,000 | $5.00 | 10d | 1 | 0.46mi |
| 1414 Oceania Dr S Naples, FL | 3.0 | 2.0 | 1572 | $5,000 | $3.18 | 164d | 1 | 0.53mi |
| 1367 Artesia Dr E #302 Naples, FL | 2.0 | 2.5 | 1583 | $2,800 | $1.77 | 164d | 1 | 0.56mi |
| 1439 Oceania Dr S Naples, FL | 2.0 | 2.0 | 1897 | $7,000 | $3.69 | 0d | 1 | 0.57mi |
| 1439 Oceania Dr S Naples, FL | 3.0 | 2.0 | 1897 | $7,000 | $3.69 | 47d | 1 | 0.57mi |
| 1439 Oceania Dr S Naples, FL | 3.0 | 2.0 | 1897 | $7,000 | $3.69 | 10d | 1 | 0.57mi |
| 6820 Beach Resort Dr #11 Naples, FL | 2.0 | 2.0 | 1351 | $2,600 | $1.92 | 51d | 1 | 0.63mi |
| 1292 Kendari Ter Naples, FL | 3.0 | 3.5 | 2150 | $3,300 | $1.53 | 164d | 1 | 0.64mi |
| 1569 Oceania Dr S Naples, FL | 2.0 | 2.0 | 1571 | $3,000 | $1.91 | 12d | 1 | 0.65mi |
| 1569 Oceania Dr S Naples, FL | 2.0 | 2.0 | 1571 | $3,000 | $1.91 | 1d | 1 | 0.65mi |
| 1391 Santiago Cir #902 Naples, FL | 2.0 | 2.5 | 1583 | $2,600 | $1.64 | 10d | 1 | 0.66mi |
| 1308 Kendari Ter Naples, FL | 3.0 | 3.5 | 2115 | $4,000 | $1.89 | 10d | 1 | 0.67mi |
| 1308 Kendari Ter Naples, FL | 3.0 | 3.5 | 2115 | $4,000 | $1.89 | 162d | 1 | 0.67mi |
| 1320 Kendari Ter Naples, FL | 3.0 | 2.5 | 2122 | $3,100 | $1.46 | 164d | 1 | 0.69mi |
| 1326 Kendari Ter Naples, FL | 3.0 | 3.5 | 2100 | $6,500 | $3.10 | 154d | 1 | 0.70mi |
| 1326 Kendari Ter Naples, FL | 3.0 | 3.5 | 2100 | $6,500 | $3.10 | 10d | 1 | 0.70mi |
| 6590 Beach Resort Dr Unit 305 Naples, FL | 2.0 | 2.0 | 1351 | $4,500 | $3.33 | 51d | 1 | 0.72mi |
| 6590 Beach Resort Dr Unit 305 Naples, FL | 2.0 | 2.0 | 1351 | $4,500 | $3.33 | 6d | 1 | 0.72mi |
| 6590 Beach Resort Dr Unit 305 Naples, FL | 2.0 | 2.0 | 1351 | $4,500 | $3.33 | 154d | 1 | 0.72mi |
| 1342 Kendari Ter Naples, FL | 3.0 | 2.5 | 2122 | $2,995 | $1.41 | 162d | 1 | 0.73mi |
| 158 Rookery Rd Naples, FL | 3.0 | 2.0 | 1456 | $2,450 | $1.68 | 164d | 1 | 0.75mi |
| 1423 Santiago Cir #1702 Naples, FL | 2.0 | 2.5 | 1583 | $6,500 | $4.11 | 164d | 1 | 0.75mi |
| 12154 Americus Ln Naples, FL | 1.0 | 1.0 | 1097 | $1,200 | $1.09 | 10d | 1 | 0.76mi |
| 6750 Beach Resort Dr Naples, FL | 2.0 | 2.0 | 1351 | $3,200 | $2.37 | 154d | 2 | 0.77mi |
| 6750 Beach Resort Dr #7 Naples, FL | 2.0 | 2.0 | 1351 | $3,900 | $2.89 | 10d | 1 | 0.78mi |
| 1435 Santiago Cir #2003 Naples, FL | 3.0 | 2.5 | 1315 | $2,450 | $1.86 | 51d | 1 | 0.81mi |
| 6650 Beach Resort Dr Unit 908 Naples, FL | 2.0 | 2.0 | 1351 | $4,600 | $3.40 | 10d | 1 | 0.81mi |
| 1747 Beverly Dr Naples, FL | 2.0 | 2.0 | 1080 | $2,100 | $1.94 | 38d | 1 | 0.82mi |
| 41 Lake Diane Dr Naples, FL | 2.0 | 2.0 | 1504 | $1,500 | $1.00 | 51d | 1 | 0.82mi |
| 6680 Beach Resort Dr Unit 1214 Naples, FL | 2.0 | 2.0 | 1351 | $4,500 | $3.33 | 10d | 1 | 0.89mi |
| 274 Riverwood Rd Unit 1546056P Naples, FL | 2.0 | 2.0 | 1496 | $4,451 | $2.98 | 154d | 1 | 0.90mi |
| 9187 Celeste Dr Unit 1073494P Naples, FL | 2.0 | 2.0 | 1399 | $2,764 | $1.98 | 2d | 1 | 0.94mi |
| 9175 Michael Cir #4 Naples, FL | 3.0 | 2.0 | 1639 | $2,995 | $1.83 | 10d | 1 | 0.96mi |
| 9175 Michael Cir #4 Naples, FL | 3.0 | 2.0 | 1639 | $2,995 | $1.83 | 50d | 1 | 0.96mi |
| 8540 Mystic Greens Way #305 Naples, FL | 2.0 | 2.0 | 1710 | $4,995 | $2.92 | 10d | 1 | 0.98mi |
| 8540 Mystic Greens Way #305 Naples, FL | 2.0 | 2.0 | 1710 | $3,800 | $2.22 | 51d | 1 | 0.98mi |
| 8540 Mystic Greens Way #305 Naples, FL | 2.0 | 2.0 | 1710 | $4,995 | $2.92 | 154d | 1 | 0.98mi |
Property features AI
Finance
- Other
- Part of a complex with many units and low-rise buildings
- Financial info
- Total annual recurring community fees reportedTotal one-time fees reported
- HOA & community
- Mandatory HOAOn-site managementMandatory quarterly club feeQuarterly condo feesMaintenance covers cable, insurance, internet/WiFi, irrigation water, lawn/land maintenance, pest control (exterior), security, manager, legal/accounting, master association feeCommunity amenities: clubhouse, community pool, community spa/hot tub, exercise room, library, restaurant, extra storage, underground utilities, sidewalks, streetlightsSports and recreation: golf course (golf equity), tennis courts, pickleball, bocce, putting green, basketballPrivate membershipOne-time mandatory club fee required
Exterior
- Parking
- 1 assigned covered parkingDetached 1-car carportGuest parking available
- Security
- Gated community with guard at gateCommunity security included in maintenance
- Utilities
- Central waterCentral sewerCable available
- Home design
- Residential low-rise building (1–3 stories)Built in 1988Rear exposure faces eastLocated in the Eagle Creek development
- Construction
- Concrete block construction
- Exterior features
- Stucco exteriorShingle roofSingle-hung windowsGolf course viewLandscaped areaCentral irrigationPaved road accessDeeded restrictions: No commercial, No RV
Interior
- Kitchen
- Kitchen islandBreakfast bar / dining (family)Cooktop (electric)DishwasherMicrowaveRefrigerator / icemaker
- Bedrooms
- 2 bedroomsPrimary bedroom on ground level
- Flooring
- Tile flooring
- Bathrooms
- 2 full bathroomsPrimary bath with separate tub and shower
- Heating & cooling
- Central electric heatCentral electric air conditioningCeiling fans
- Interior features
- Cable prewireCustom mirrorsHigh-speed internet availableSmoke detectorsTurnkey furnishedGreat room floor plan4 ceiling fans
- Laundry & utility
- Laundry in residenceWasherDryer
Listing history 50 events
-
2026-11-08days on market $174,900 Active 132 DOM
-
2026-11-07days on market $174,900 Active 131 DOM
-
2026-11-06days on market $174,900 Active 130 DOM
-
2026-11-05days on market $174,900 Active 129 DOM
-
2026-11-04days on market $174,900 Active 128 DOM
-
2026-11-02days on market $174,900 Active 126 DOM
-
2026-11-01days on market $174,900 Active 125 DOM
-
2026-10-31days on market $174,900 Active 124 DOM
-
2026-10-30status $174,900 Active 123 DOM
-
2026-10-07status $174,900 Pending With Contingencies 123 DOM
-
2026-10-05days on market $174,900 Active 123 DOM
-
2026-10-04days on market $174,900 Active 122 DOM
-
2026-10-04days on market $174,900 Active 121 DOM
-
2026-10-02days on market $174,900 Active 120 DOM
-
2026-10-01days on market $174,900 Active 119 DOM
-
2026-09-30days on market $174,900 Active 118 DOM
-
2026-09-29days on market $174,900 Active 117 DOM
-
2026-09-28days on market $174,900 Active 116 DOM
-
2026-09-27days on market $174,900 Active 115 DOM
-
2026-09-26days on market $174,900 Active 114 DOM
-
2026-09-25days on market $174,900 Active 113 DOM
-
2026-09-24days on market $174,900 Active 112 DOM
-
2026-09-23days on market $174,900 Active 111 DOM
-
2026-09-22days on market $174,900 Active 110 DOM
-
2026-09-21days on market $174,900 Active 109 DOM
-
2026-09-20days on market $174,900 Active 108 DOM
-
2026-09-18days on market $174,900 Active 106 DOM
-
2026-09-17days on market $174,900 Active 105 DOM
-
2026-09-16days on market $174,900 Active 104 DOM
-
2026-09-15days on market $174,900 Active 103 DOM
-
2026-09-14days on market $174,900 Active 102 DOM
-
2026-09-13days on market $174,900 Active 101 DOM
-
2026-09-12days on market $174,900 Active 100 DOM
-
2026-09-11days on market $174,900 Active 99 DOM
-
2026-09-05days on market $174,900 Active 93 DOM
-
2026-09-04days on market $174,900 Active 92 DOM
-
2026-09-03days on market $174,900 Active 91 DOM
-
2026-08-31days on market $174,900 Active 88 DOM
-
2026-08-30days on market $174,900 Active 87 DOM
-
2026-08-29days on market $174,900 Active 86 DOM
-
2026-08-28days on market $174,900 Active 85 DOM
-
2026-08-27days on market $174,900 Active 84 DOM
-
2026-08-26days on market $174,900 Active 83 DOM
-
2026-08-25days on market $174,900 Active 82 DOM
-
2026-08-24days on market $174,900 Active 81 DOM
-
2026-08-23days on market $174,900 Active 80 DOM
-
2026-08-22days on market $174,900 Active 79 DOM
-
2026-08-21days on market $174,900 Active 78 DOM
-
2026-08-20days on market $174,900 Active 77 DOM
-
2026-08-19days on market $174,900 Active 76 DOM
ⓘ 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
- Wildfire 1/10 Low
- Heat 10/10 Extreme 7 d/yr ≥108°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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $56,730
- − Mortgage interest
- −$9,797
- − Property taxes
- −$2,624
- − Insurance
- −$5,993
- − Repairs & maintenance
- −$4,538
- − Management
- −$4,538
- − HOA
- −$34,404
- − Depreciation
- −$5,088
- Taxable loss
- −$10,252
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$2,461
- After-tax cash flow
- $-6,750/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
75/100
Cosmetic rehab
Est. rehab $7,670–$23,010 screening
This well-maintained and updated condo is in good condition with a golf course view and a golf membership waitlist available. It offers a good investment opportunity for both resale and rental.
Value-add opportunities
- Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
- Both Updating the kitchen cabinets and countertops — Improves functionality and aesthetics ↑
- Both Upgrading the HVAC system — Enhances comfort and energy efficiency ↑
- Both Landscaping improvements — Enhances curb appeal and outdoor living space ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 49/100
Zoned Schools
Elementary
Manatee Elementary School
C
FL #892/2,144
Nat'l #9,801/41,679
Middle
Manatee Middle School
C+
FL #217/571
Nat'l #3,033/14,009
High
Lely High School
F
FL #304/667
Nat'l #8,293/17,239
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
A
Composite livability gradescore 80/100
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 · 420,858 people
- Metro
- Naples-Marco Island, FL
- Population (ZIP)
- 26,056
- Household income
- $81,674
- Rent vs Own
- Severe rent burden
- 12% of renters
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 0.59)
- Race & ethnicity
- White 56% Hispanic / Latino 28% Black 12% Two or more races 11% Asian 2%
- Hispanic origin (detail)
- Mexican 17% Puerto Rican 3% Cuban 2%
- Languages at home
- 63% English-only · Spanish 24% French/Haitian/Cajun 9% 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
- ▼ -194.86%
- Current HPI
- 279.4232
- Rent YoY
- ▲ 5.59%
- 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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
1 event — show timeline
- 2026-06-04 Listed $179,900 NAPLESMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…