788 Park Shore Dr Unit C25 · Naples, FL 34103

$389,000

2 bd · 2.0 ba · 1,015 sqft · Condo public records · 38 Days on market

Built 1973 $890/mo HOA · 19% 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 +18.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +5.7/10.0
• 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

One or more photo(s) has been virtually staged, AI generated or rendered. A sunny, west-facing second-floor corner residence in Hidden Lake Villas offers a rare opportunity in Park Shore. This partially furnished two-bedroom, two-bath condominium features an updated kitchen and baths, along with hardwood flooring and tile throughout. Relax on the white-tiled lanai with tranquil views of expansive, lushly landscaped grounds. A distinctive open-air courtyard with a fountain provides Capri building residents a unique outdoor living space. Set within a vibrant 16-acre community, Hidden Lake Villas features a natural lake, community pool, clubhouse, and recreational amenities including tennis an

Key facts

• Community pool
• Open-air courtyard
• Updated kitchen

Tags

• UPDATED KITCHEN
• TRANQUIL VIEWS
• OPEN-AIR COURTYARD
• NATURAL LAKE
• COMMUNITY POOL
• RECREATIONAL AMENITIES

Property features AI

Finance

• Other: Property is part of a 240-unit community with 30 units in the building; Building has one floor and contains 2 units per floor; Restrictions limit number of vehicles and prohibit commercial vehicles, motorcycles, RVs, and trucks
• Financial info: Condo fee quoted quarterly
• HOA & community: Condo association (Hidden Lake Villas, Park Shore); Quarterly condo fee; On-site management; Association maintenance covers cable, insurance, internet/Wi‑Fi, irrigation water, lawn/land maintenance, legal/accounting, manager, exterior and interior pest control, recreation facilities, reserves, sewer, street lights and maintenance, trash removal, and water; Community amenities include clubhouse, community pool, exercise room, library, beach club access, BBQ/picnic areas, bike storage, pickleball, tennis court, sidewalks, streetlights, underground utilities, and vehicle wash area; Non-gated community; Total annual recurring association fees disclosed

Exterior

• Parking: 1 assigned parking space; Guest parking available; Paved parking
• Security: Impact resistant doors and windows; Electric shutters
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential low-rise (1–3 stories); End-unit; Rear exposure faces west; Built in 1973
• Construction: Concrete block construction; Stucco exterior finish; Built-up or flat roof
• Exterior features: Courtyard; Tennis court; Water display; Zero lot line; Landscaped views; Central irrigation

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Range; Refrigerator/freezer; Refrigerator with icemaker
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms; Master bathroom with shower-only configuration
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Cable prewire and high-speed internet available; Pantry; Smoke detectors; Window coverings; Breakfast bar and dining adjacent to living area; Screened lanai/porch; Great room floor plan; Common elevator; Partially furnished; Six 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 $389k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $389k).
• Recommended offer: $377k (3.0% 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 $3k of loan paydown is wiped out by about $12k 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 $109k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($377k) is reasonable based on typical stale-listing flexibility.
• 5 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $377,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.19% ✓
• Cap rate: 7.34%
• Cash-on-cash: 3.73%
• DSCR: 1.17
• GRM: 7.0

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: -4.8%
• Equity multiple: 0.81×
• Total profit: $-20,626
• Equity at exit: $58,001

10-year hold

• IRR: 10.9%
• Equity multiple: 2.09×
• Total profit: $118,196
• Equity at exit: $33,634

Cash invested: $108,920 (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: 7.0×

Monthly cashflow live

• Estimated rent: $4,646 medium
• Mortgage (P&I): −$2,040
• Tax from tax record: −$240 /mo · $2,878/yr
• Insurance: −$162
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$890
• Vacancy / Maint / Mgmt: −$976
• Net cashflow: $272

Break-even live

Break-even rent $4,302

Max offer price $389,000

Occupancy floor 89%

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
788 Park Shore Dr Naples, FL	1.0–2.0	1.5–2.0	931	$5,500	$5.90	13d	3	0.04mi
3930 Belair Ln Naples, FL	2.0	2.0	1300	$6,000	$4.62	23d	1	0.22mi
3200 Binnacle Dr Unit D3 Naples, FL	2.0	2.0	1180	$9,000	$7.63	21d	1	0.38mi
4092 Belair Ln #15 Naples, FL	3.0	3.0	1500	$6,200	$4.13	23d	1	0.40mi
555 Park Shore Dr Unit B410 Naples, FL	2.0	2.0	1200	$6,000	$5.00	21d	1	0.45mi
3030 Binnacle Dr #201 Naples, FL	2.0	2.0	1092	$5,000	$4.58	23d	1	0.52mi
600 Neapolitan Way Naples, FL	1.0–2.0	2.0	832	$5,200	$6.25	23d	2	0.56mi
820 Ketch Dr #3 Naples, FL	2.0	2.0	1100	$5,500	$5.00	23d	1	0.61mi
820 Ketch Dr #2 Naples, FL	2.0	2.0	1100	$5,700	$5.18	23d	1	0.61mi
3500 Gulf Shore Blvd N Naples, FL	2.0	2.0	1258	$7,650	$6.08	23d	2	0.65mi
45 High Point Cir S #303 Naples, FL	2.0	2.0	1015	$5,500	$5.42	23d	1	0.65mi
3400 Gulf Shore Blvd N Unit M3 Naples, FL	2.0	2.0	1337	$9,500	$7.11	23d	1	0.70mi
4200 Belair Ln Naples, FL	2.0–3.0	2.0	1406	$6,500	$4.62	23d	5	0.70mi
3443 Gulf Shore Blvd N Naples, FL	2.0	2.0	1171	$12,750	$10.88	13d	11	0.77mi
4001 Gulf Shore Blvd N #1104 Naples, FL	2.0	2.0	1267	$11,000	$8.68	23d	1	0.77mi
4001 Gulf Shore Blvd N #707 Naples, FL	2.0	2.0	1267	$20,000	$15.79	23d	1	0.77mi
4001 Gulf Shore Blvd N #803 Naples, FL	2.0	2.0	1267	$13,000	$10.26	23d	1	0.77mi
4001 Gulf Shore Blvd N #303 Naples, FL	2.0	2.0	1248	$9,000	$7.21	23d	1	0.77mi
4001 Gulf Shore Blvd N #505 Naples, FL	2.0	2.0	1271	$9,000	$7.08	13d	1	0.77mi
4001 Gulf Shore Blvd N #105 Naples, FL	2.0	2.0	1247	$12,000	$9.62	23d	1	0.77mi
4005 Gulf Shore Blvd N #607 Naples, FL	2.0	2.0	1400	$14,000	$10.00	23d	1	0.78mi
4005 Gulf Shore Blvd N #605 Naples, FL	2.0	2.0	1267	$10,000	$7.89	23d	1	0.78mi
1082 Capri Dr Naples, FL	3.0	2.0	1500	$9,000	$6.00	23d	1	0.79mi
4300 Belair Ln Naples, FL	2.0	2.0	1200	$6,750	$5.62	13d	2	0.79mi
3200 Gulf Shore Blvd N #105 Naples, FL	2.0	2.0	1116	$8,500	$7.62	23d	1	0.80mi
333 Harbour Dr #211 Naples, FL	2.0	2.0	975	$5,500	$5.64	13d	1	0.81mi
3070 Gulf Shore Blvd N #103 Naples, FL	2.0	2.0	1300	$8,000	$6.15	23d	1	0.83mi
4523 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	23d	1	0.90mi
4525 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	23d	1	0.90mi
222 Harbour Dr #105 Naples, FL	2.0	2.0	1393	$13,000	$9.33	23d	1	0.91mi
2885 Gulf Shore Blvd N #302 Naples, FL	2.0	2.0	1500	$20,000	$13.33	23d	1	1.02mi
4560 Gulf Shore Blvd N Unit 3-213 Naples, FL	2.0	2.0	1321	$8,500	$6.43	23d	1	1.02mi
2600 Gulf Shore Blvd N #64 Naples, FL	2.0	2.0	1200	$7,200	$6.00	23d	1	1.13mi
2500 Gulf Shore Blvd N Unit S6 Naples, FL	2.0	2.0	1145	$7,500	$6.55	23d	1	1.15mi
4751 Gulf Shore Blvd N #602 Naples, FL	2.0	2.0	1424	$12,500	$8.78	23d	1	1.22mi
2400 14th St N Naples, FL	3.0	2.0	1464	$5,890	$4.02	13d	1	1.23mi
2216 Gulf Shore Blvd N Unit R3 Naples, FL	2.0	2.0	1265	$10,000	$7.91	23d	1	1.27mi
1400 Pompei Ln Naples, FL	2.0	2.0	1012	$1,888	$1.86	23d	2	1.27mi
2258 Gulf Shore Blvd N Unit O1 Naples, FL	2.0	2.0	1491	$13,750	$9.22	23d	1	1.28mi
1400 Pompei Ln Unit S-21 Naples, FL	2.0	2.0	1025	$3,000	$2.93	23d	1	1.28mi

HOA detail condo

• Monthly dues: $890 · $10,680/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $389,000 Active 38 DOM
2. 2026-06-17
   days on market $389,000 Active 37 DOM
3. 2026-06-16
   days on market $389,000 Active 36 DOM
4. 2026-06-15
   days on market $389,000 Active 35 DOM
5. 2026-06-14
   days on market $389,000 Active 33 DOM
6. 2026-06-10
   days on market $389,000 Active 30 DOM
7. 2026-06-09
   days on market $389,000 Active 29 DOM
8. 2026-06-08
   days on market $389,000 Active 28 DOM
9. 2026-06-07
   days on market $389,000 Active 27 DOM
10. 2026-06-03
    days on market $389,000 Active 23 DOM
11. 2026-06-02
    days on market $389,000 Active 22 DOM
12. 2026-06-01
    days on market $389,000 Active 21 DOM
13. 2026-05-31
    days on market $389,000 Active 20 DOM
14. 2026-05-30
    days on market $389,000 Active 19 DOM
15. 2026-05-11
    listed $389,000 Active
16. 2026-01-24
    historical $3,800
17. 2026-01-08
    listed $3,800
18. 2026-01-08
    historical $3,800
19. 2025-08-06
    listed $3,800
20. 2025-05-13
    historical $5,000
21. 2025-02-02
    listed $5,000
22. 2024-05-23
    historical $5,000
23. 2024-05-23
    listed $5,000

ⓘ 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: $2,878 · $240/mo
• Projected year-2 tax: $3,229 · $269/mo
• Expected delta: +$351/yr (+$29/mo · 12.2%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,757
• − Mortgage interest: −$21,790
• − Property taxes: −$2,878
• − Insurance: −$2,742
• − Repairs & maintenance: −$4,461
• − Management: −$4,461
• − HOA: −$10,680
• − Depreciation: −$11,316
• Taxable loss: −$2,571
• Est. tax savings @ 24.0%: +$617
• After-tax cash flow: $3,885/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

• Census place: Naples, FL
• 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

+7680.0% since first listed

9 events — show timeline

• 2026-05-11 Listed $389,000 NAPLESMLS
• 2026-01-24 Rental Removed $3,800 FGCMLS
• 2026-01-08 Listed for Rent $3,800 FGCMLS
• 2026-01-08 Rental Removed $3,800 NAPLESMLS
• 2025-08-06 Listed for Rent $3,800 NAPLESMLS
• 2025-05-13 Rental Removed $5,000 NAPLESMLS
• 2025-02-02 Listed for Rent $5,000 NAPLESMLS
• 2024-05-23 Rental Removed $5,000 NAPLESMLS
• 2024-05-23 Listed for Rent $5,000 NAPLESMLS

Property tax history

+14.4%/yr

Latest (2025): $2,878 · -3.3% YoY. Source: county tax records.