212 B Pier B · Naples, FL 34112

$224,900

2 bd · 2.0 ba · 960 sqft · Manufactured · 153 Days on market

Built 2019

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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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Overview 2 Bed 2 Bath Description Lots of storage Oversized shed 2 /2 story lofts 2x6 walls Plastered walls Hurricane slider and windows Extra cement around ho me Never had hurricane damage Beautiful screened porch On the water 60.00 boat slips a month HOA 409.00 a month Never taken FEMA money Lots of extras

Key facts

• Oversized shed
• Boat slips
• Lots of storage

Tags

• LOTS OF STORAGE
• OVERSIZED SHED
• SCREENED PORCH
• ON THE WATER
• BOAT SLIPS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $198k (12.0% 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.
• Market conditions: Rents soft (-1.7%/yr); 777 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $2,991/mo this rent would consume 51% of the median local household income ($70k/yr) (locally 980% 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 $7k 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 153 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.

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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.33% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.40%
• DSCR: 1.69
• GRM: 6.3

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: -9.3%
• Equity multiple: 0.67×
• Total profit: $-20,586
• Equity at exit: $33,533

10-year hold

• IRR: -5.6%
• Equity multiple: 0.69×
• Total profit: $-19,240
• Equity at exit: $19,445

Cash invested: $62,972 (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.

Methodology + full state rankings →

ZIP-level market 34112

• Rents YoY: -1.7%
• Active inventory: 777
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,991 high
• Mortgage (P&I): −$1,179
• Tax est. 1.5%: −$281 /mo · $3,374/yr
• Insurance: −$94
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $382

Break-even live

Break-even rent $2,507

Max offer price $224,900

Occupancy floor 82%

Sensitivity live

Price	-10% $537	-5% $459	+0% $382	+5% $304	+10% $226
Rent	-10% $145	-5% $264	+0% $382	+5% $500	+10% $618
Rate	-1.0pp $495	-0.5pp $439	base $382	+0.5pp $323	+1.0pp $264

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3062 Sandpiper Bay Cir Naples, FL	2.0	2.0	1150	$4,250	$3.70	24d	2	0.15mi
3051 Sandpiper Bay Cir Naples, FL	2.0	2.0	1150	$4,000	$3.48	24d	2	0.18mi
3032 Sandpiper Bay Cir Naples, FL	2.0	2.0	1150	$4,100	$3.57	24d	2	0.19mi
3041 Sandpiper Bay Cir Unit H201 Naples, FL	2.0	2.0	1100	$1,999	$1.82	24d	1	0.21mi
3001 Sandpiper Bay Cir Unit B106 Naples, FL	2.0	2.0	1100	$1,950	$1.77	15d	1	0.23mi
1549 Sandpiper St #36 Naples, FL	2.0	2.0	1073	$2,195	$2.05	24d	1	0.31mi
12 Knights Bridge Rd Unit A32 Naples, FL	2.0	2.0	1095	$3,200	$2.92	22d	1	0.33mi
2134 Palm St Naples, FL	1.0	1.0	600	$7,500	$12.50	24d	1	0.41mi
1751 Smugglers Cv Unit 2 1 Naples, FL	2.0	1.0	800	$1,995	$2.49	15d	1	0.44mi
1605 Chesapeake Ave #2 Naples, FL	2.0	1.0	850	$2,300	$2.71	24d	1	0.46mi
1686 Blue Point Ave Naples, FL	2.0	2.0	1057	$5,500	$5.20	15d	2	0.47mi
1535 Chesapeake Ave Unit A2 Naples, FL	2.0	2.0	1080	$2,000	$1.85	24d	1	0.50mi
1155 Sandpiper St Naples, FL	2.0	2.0	1062	$4,050	$3.81	24d	2	0.52mi
1155 Sandpiper St Naples, FL	2.0	2.0	1062	$3,950	$3.72	22d	3	0.52mi
2840 Shoreview Dr Unit 7 Naples, FL	2.0	1.0	800	$2,000	$2.50	24d	1	0.53mi
2750 Manorca Ave Unit A Naples, FL	2.0	1.0	840	$2,800	$3.33	15d	1	0.54mi
1555 Blue Point Ave Unit 3 Naples, FL	2.0	2.0	1025	$1,745	$1.70	15d	1	0.57mi
2347 Bayside St Apt B Naples, FL	2.0	1.0	864	$1,595	$1.85	15d	1	0.60mi
1360 Chesapeake Ave Unit 1372 Naples, FL	1.0	1.0	600	$1,850	$3.08	24d	1	0.61mi
3005 Gordon St Naples, FL	3.0	2.0	967	$2,275	$2.35	15d	1	0.65mi
3005 Gordon St Naples, FL	3.0	2.0	967	$2,275	$2.35	24d	1	0.65mi
1950 Mayfair ST Unit 802 Naples, FL	1.0	1.0	710	$3,355	$4.73	15d	1	0.66mi
1950 Mayfair ST Unit 921 Naples, FL	1.0	1.0	710	$3,420	$4.82	15d	1	0.66mi
1950 Mayfair ST Unit 901 Naples, FL	2.0	2.0	1025	$4,560	$4.45	15d	1	0.66mi
1950 Mayfair ST Unit 1027 Naples, FL	1.0	1.0	888	$3,525	$3.97	15d	1	0.66mi
1950 Mayfair ST Unit 1021 Naples, FL	1.0	1.0	710	$3,520	$4.96	15d	1	0.66mi
1950 Mayfair ST Unit 716 Naples, FL	1.0	1.0	710	$3,330	$4.69	15d	1	0.66mi
1950 Mayfair ST Unit 817 Naples, FL	1.0	1.0	710	$3,295	$4.64	15d	1	0.66mi
1950 Mayfair St Naples, FL	3.0	1.0–3.5	1514	$8,752	$5.78	15d	109	0.69mi
3350 Putney Ct Naples, FL	1.0–3.0	1.0–2.0	1038	$2,986	$2.88	15d	26	0.74mi
2685 Van Buren Ave Naples, FL	2.0	2.0	865	$2,450	$2.83	24d	1	0.76mi
2155 Great Blue Dr Naples, FL	1.0–3.0	1.0–2.0	895	$1,910	$2.13	15d	43	0.86mi
1435 Curlew Ave #1 Naples, FL	2.0	2.0	975	$2,850	$2.92	24d	1	0.86mi
1435 Curlew Ave #1 Naples, FL	2.0	2.0	975	$2,850	$2.92	22d	1	0.86mi
1395 Curlew Ave Unit 4-3 Naples, FL	2.0	2.0	975	$7,000	$7.18	24d	1	0.88mi
803 River Point Dr Unit 201B Naples, FL	1.0	1.0	715	$2,300	$3.22	24d	1	1.01mi
805 River Point Dr Unit 307C Naples, FL	1.0	1.0	816	$2,700	$3.31	24d	1	1.01mi
801 River Point Dr Unit 303A Naples, FL	1.0	1.0	815	$5,000	$6.13	22d	1	1.05mi
232 Palm Dr Unit 47-5 Naples, FL	2.0	2.0	1010	$2,500	$2.48	24d	1	1.06mi
200 Palm Dr #7 Naples, FL	2.0	2.0	1010	$1,600	$1.58	15d	1	1.06mi

Listing history 13 events

1. 2026-06-18
   days on market $224,900 Active 153 DOM
2. 2026-06-17
   days on market $224,900 Active 152 DOM
3. 2026-06-16
   days on market $224,900 Active 151 DOM
4. 2026-06-15
   days on market $224,900 Active 150 DOM
5. 2026-06-10
   days on market $224,900 Active 145 DOM
6. 2026-06-09
   days on market $224,900 Active 144 DOM
7. 2026-06-08
   days on market $224,900 Active 143 DOM
8. 2026-06-07
   days on market $224,900 Active 142 DOM
9. 2026-06-02
   days on market $224,900 Active 137 DOM
10. 2026-06-01
    days on market $224,900 Active 136 DOM
11. 2026-05-31
    days on market $224,900 Active 135 DOM
12. 2026-05-30
    days on market $224,900 Active 134 DOM
13. 2026-01-12
    listed $224,900 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,886
• − Mortgage interest: −$12,598
• − Property taxes: −$3,374
• − Insurance: −$6,243
• − Repairs & maintenance: −$2,871
• − Management: −$2,871
• − Depreciation: −$6,543
• Taxable income: $1,388
• Est. tax owed @ 24.0%: −$333
• After-tax cash flow: $4,248/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): 27,193
• Household income: $69,842
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 980.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 18% Two or more races 9% Black 6% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2% Cuban 4% Dominican 1%
• Common ancestry: Hispanic 4% Romanian 3% Portuguese 2%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 17% French/Haitian/Cajun 4% 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: ▼ -235.10%
• Current HPI: 256.9182
• Rent YoY: ▼ -1.69%
• 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

1 event — show timeline

• 2026-01-12 Listed $224,900 Fizber.com