1251 7th Ave N #306 · Naples, FL 34102

$329,000

2 bd · 2.0 ba · 825 sqft · Condo public records · 140 Days on market

Built 1985 $685/mo HOA · 13% of rent

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Why this score? — see what drove the A- 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
• Appreciation +7.0/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0

Listing remarks

PRIME LOCATION, LAKE PARK AT INTOWN CLUB. JUST ONE SHORT MILE TO WHITE SANDY BEACHES. TOTALLY RENOVATED 2 BEDROOM SPLIT FLOOR PLAN LAYOUT ALLOWS PRIVACY. . 2 BATH. VIEW OF TROPICAL GARDEN AMBIANCE & STEPS TO POOL. HEATED POOL IN WINTER MONTHS . BEST SPOT SECOND FLOOR BACK ROW WITH ITS OWN PRIVATE STAIRCASE. NEW CORETEX LUXURY FLOORING. NEW KITCHEN, NEW TILED BATHROOMS AND VANITYS. NEW LIGHT FIXTURES. DOORS CROWN MOLDING IN BEDROOMS & KITCHEN TRAY CIELING. BRIGHT & AIRY WITH HIGH CEILINGS. THIS LOW DENSITY ONLY 24 UNITS . BEACH BUNGALOW STYLE COMMUNITY WITH A LARGE FRONT PORCH . UNIQUE AFFORDABLE FOR THIS DOWNTOWN LIFESTYLE. BICYCLE RIDE TO BAKER PARK , STROLL TO LAKE PARK

Key facts

• New kitchen
• New tiled bathrooms
• Steps to pool

Tags

• VIEW OF TROPICAL GARDEN
• STEPS TO POOL
• PRIVATE STAIRCASE
• NEW CORETEX LUXURY FLOORING
• NEW KITCHEN
• NEW TILED BATHROOMS

Property features AI

Finance

• Other: Part of the Intown Club development; Two units per floor, 10 units in the building, 24 units in the complex; Possession subject to lease
• HOA & community: Mandatory HOA (professional management); Quarterly master HOA fee; Annual recurring HOA fees total $8,220; HOA maintenance covers irrigation water, manager, exterior and interior pest control, sewer, street maintenance, trash removal and water; Community is non-gated; Community amenities include bike storage and extra storage

Exterior

• Parking: 1 assigned parking space; Paved driveway
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Low-rise (1–3) building; Garden apartment, 2-story building; Unit rear faces west; Unfurnished
• Construction: Built in 1985; Wood frame construction; Wood siding exterior; Metal roof; Single-hung windows
• Exterior features: Gazebo; Pool/club view; Central irrigation

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator/Freezer
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Cable prewire; Cathedral ceiling; Split bedroom floor plan; Dining in the living area; Screened lanai/porch
• Laundry & utility: Washer; Dryer; Laundry in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $329k.

Deal economics

• At list price, monthly cash flow is $954 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $329k).
• Recommended offer: $290k (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 rising fast (+8.8%/yr); 616 active listings in the ZIP; 39 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).
• At $5,185/mo this rent would consume 48% of the median local household income ($131k/yr) (locally 333% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $16k of equity ($2k loan paydown + $13k appreciation (4.1% local appreciation)).
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.1% appreciation + 8.0% rent growth), your $92k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $51k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $329k implies a 229% gain — meaningful room to come down on a strong offer.

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 $289,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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. 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.58% ✓
• Cap rate: 11.33%
• Cash-on-cash: 17.98%
• DSCR: 1.80
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.08% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 2.60×
• Total profit: $147,631
• Equity at exit: $168,416

10-year hold

• IRR: 28.6%
• Equity multiple: 6.10×
• Total profit: $469,657
• Equity at exit: $276,749

Cash invested: $92,120 (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 34102

• Home prices YoY: 1.3%
• Rents YoY: 8.8%
• Active inventory: 616
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $5,185 medium
• Mortgage (P&I): −$1,725
• Tax from tax record: −$169 /mo · $2,022/yr
• Insurance: −$137
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$685
• Vacancy / Maint / Mgmt: −$1,089
• Net cashflow: $954

Break-even live

Break-even rent $3,978

Max offer price $329,000

Occupancy floor 77%

Sensitivity live

Price	-10% $1,140	-5% $1,047	+0% $954	+5% $860	+10% $767
Rent	-10% $544	-5% $749	+0% $954	+5% $1,158	+10% $1,363
Rate	-1.0pp $1,119	-0.5pp $1,037	base $954	+0.5pp $868	+1.0pp $782

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
766 Central Ave Naples, FL	2.0–3.0	2.0	855	$6,300	$7.37	22d	3	0.85mi
766 Central Ave Naples, FL	2.0–3.0	2.0	943	$5,000	$5.30	15d	4	0.85mi
101 8th St S Naples, FL	1.0	1.0–2.0	940	$12,600	$13.40	15d	4	0.88mi
101 8th St S Naples, FL	1.0	1.0–2.0	940	$12,600	$13.40	24d	4	0.88mi
1334 Crayton Rd #1 Naples, FL	2.0	2.0	1100	$6,800	$6.18	24d	1	0.92mi
410 Bayfront Pl Naples, FL	1.0–3.0	1.0–2.0	1242	$7,875	$6.34	24d	6	0.98mi
450 Bayfront Pl Naples, FL	1.0–3.0	1.0–2.5	1324	$8,750	$6.61	24d	6	1.01mi
1100 Gulf Shore Blvd N Naples, FL	2.0	2.0	945	$6,000	$6.35	24d	2	1.02mi
1300 Gulf Shore Blvd N #406 Naples, FL	2.0	2.0	850	$6,500	$7.65	24d	1	1.06mi
1300 Gulf Shore Blvd N #700 Naples, FL	2.0	2.0	850	$6,250	$7.35	24d	1	1.06mi
1300 Gulf Shore Blvd N #205 Naples, FL	2.0	2.0	850	$5,900	$6.94	24d	1	1.06mi
1300 Gulf Shore Blvd N #304 Naples, FL	2.0	2.0	850	$5,500	$6.47	24d	1	1.06mi
1550 Gulf Shore Blvd N Unit E6 Naples, FL	1.0	1.0	817	$7,000	$8.57	15d	1	1.14mi
1550 Gulf Shore Blvd N Unit E6 Naples, FL	1.0	1.0	817	$7,000	$8.57	22d	1	1.14mi
284 4th St S #103 Naples, FL	2.0	2.0	979	$9,000	$9.19	24d	1	1.18mi
286 4th St S #203 Naples, FL	2.0	2.0	1058	$10,000	$9.45	24d	1	1.18mi
282 4th St S Naples, FL	2.0	2.0	1058	$11,000	$10.40	24d	1	1.18mi
290 4th St S #202 Naples, FL	2.0	2.0	1058	$10,000	$9.45	24d	1	1.18mi
540 4th Ave S #13 Naples, FL	1.0	1.0	580	$5,000	$8.62	24d	1	1.20mi
480 5th St S #102 Naples, FL	1.0	1.0	600	$6,500	$10.83	24d	1	1.23mi
801 River Point Dr Unit 303A Naples, FL	1.0	1.0	815	$5,000	$6.13	22d	1	1.26mi
388 4th Ave S #388 Naples, FL	2.0	2.0	965	$13,000	$13.47	24d	1	1.27mi
980 7th Ave S Naples, FL	1.0	1.0	540	$7,500	$13.89	24d	2	1.27mi
950 7th Ave S #23 Naples, FL	1.0	1.0	631	$3,250	$5.15	15d	1	1.28mi
1100 8th Ave S Naples, FL	2.0	2.0	1218	$9,000	$7.39	15d	5	1.30mi
803 River Point Dr Unit 201B Naples, FL	1.0	1.0	715	$2,300	$3.22	24d	1	1.30mi
805 River Point Dr Unit 307C Naples, FL	1.0	1.0	816	$2,700	$3.31	24d	1	1.30mi
230 3rd Ave S #4 Naples, FL	2.0	2.5	978	$12,000	$12.27	24d	1	1.31mi
365 5th Ave S #303 Naples, FL	2.0	2.0	1090	$13,000	$11.93	24d	1	1.32mi
296 4th Ave S #296 Naples, FL	2.0	2.5	1120	$2,950	$2.63	22d	1	1.32mi
1910 Gulf Shore Blvd N Naples, FL	2.0	2.0	1290	$9,200	$7.13	24d	2	1.36mi
175 5th Ave S Naples, FL	2.0	2.0	732	$14,000	$19.13	24d	2	1.41mi
1395 Curlew Ave Unit 4-3 Naples, FL	2.0	2.0	975	$7,000	$7.18	24d	1	1.42mi
1950 Gulf Shore Blvd N Naples, FL	2.0	2.0	1060	$7,250	$6.84	24d	2	1.42mi
1435 Curlew Ave #1 Naples, FL	2.0	2.0	975	$2,850	$2.92	24d	1	1.43mi
1435 Curlew Ave #1 Naples, FL	2.0	2.0	975	$2,850	$2.92	22d	1	1.43mi
2011 Gulf Shore Blvd N #45 Naples, FL	2.0	2.0	1100	$8,500	$7.73	24d	1	1.48mi
666 3rd St S Naples, FL	1.0–2.0	1.0–2.0	932	$8,000	$8.58	15d	2	1.48mi
351 8th Ave S #351 Naples, FL	2.0	2.0	930	$4,000	$4.30	24d	1	1.49mi

HOA detail condo

• Monthly dues: $685 · $8,220/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $329,000 Active 140 DOM
2. 2026-06-18
   days on market $329,000 Active 137 DOM
3. 2026-06-17
   days on market $329,000 Active 136 DOM
4. 2026-06-16
   days on market $329,000 Active 135 DOM
5. 2026-06-15
   days on market $329,000 Active 134 DOM
6. 2026-06-14
   days on market $329,000 Active 132 DOM
7. 2026-06-10
   days on market $329,000 Active 129 DOM
8. 2026-06-09
   days on market $329,000 Active 128 DOM
9. 2026-06-08
   days on market $329,000 Active 127 DOM
10. 2026-06-07
    days on market $329,000 Active 126 DOM
11. 2026-06-03
    days on market $329,000 Active 122 DOM
12. 2026-06-02
    days on market $329,000 Active 121 DOM
13. 2026-06-01
    days on market $329,000 Active 120 DOM
14. 2026-05-31
    days on market $329,000 Active 119 DOM
15. 2026-05-30
    pricedays on market $329,000 Active 118 DOM
16. 2026-03-27
    price $359,000
17. 2026-02-01
    listed $379,900 Active
18. 2017-06-30
    soldstatus $100,000
19. 2017-06-28
    soldstatus $100,000 Sold
20. 2017-04-11
    status Pending
21. 2017-04-11
    status Active
22. 2017-04-11
    status Pending
23. 2017-04-11
    listed $145,000 Active
24. 1988-02-01
    soldstatus $54,700

ⓘ 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: $2,022 · $169/mo
• Projected year-2 tax: $2,731 · $228/mo
• Expected delta: +$708/yr (+$59/mo · 35.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 97% 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: $62,218
• − Mortgage interest: −$18,429
• − Property taxes: −$2,022
• − Insurance: −$6,764
• − Repairs & maintenance: −$4,977
• − Management: −$4,977
• − HOA: −$8,220
• − Depreciation: −$9,571
• Taxable income: $7,257
• Est. tax owed @ 24.0%: −$1,742
• After-tax cash flow: $9,701/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): 11,179
• Household income: $130,929
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 333.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 8% Black 8% Asian 1%
• Hispanic origin (detail): Cuban 6%
• Common ancestry: Hispanic 4% Lithuanian 4% Romanian 4%
• Foreign-born: 17% · Canada, China
• Languages at home: 87% English-only · Spanish 7% 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: ▲ 4.08%
• Current HPI: 328.2755
• Rent YoY: ▲ 8.75%
• 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

+556.3% since first listed

9 events — show timeline

• 2026-03-27 Price Changed $359,000 NAPLESMLS
• 2026-02-01 Listed $379,900 NAPLESMLS
• 2017-06-30 Sold (Public Records) $100,000 Public Records
• 2017-06-28 Sold (MLS) $100,000 FORTMLS
• 2017-04-11 Pending — FORTMLS
• 2017-04-11 Relisted — FORTMLS
• 2017-04-11 Pending — FORTMLS
• 2017-04-11 Listed $145,000 FORTMLS
• 1988-02-01 Sold (Public Records) $54,700 Public Records

Property tax history

+9.9%/yr

Latest (2025): $2,022 · -2.0% YoY. Source: county tax records.