788 Park Shore Dr Unit A29 · Naples, FL 34103

$345,000

1 bd · 1.5 ba · 848 sqft · Condo public records · 89 Days on market

Built 1973 $763/mo HOA · 19% of rent

---

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 +18.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• DSCR +5.8/10.0
• 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 MLS

Hidden Lake Villas is located 1 mile from the beach in beautiful Park Shore and qualifies for a Park Shore Beach Club membership. This totally renovated condo is beautifully appointed and move in ready. Start enjoying the Naples life style you always dreamed of. Hurricane windows and sliders were installed last year and the entire complex is getting a fresh coat of paint, NO SPECIAL ASSESSMENTS!

Key facts

• Customized kitchen
• Custom cabinets
• Private beach club

Tags

• FULLY REMODELED INTERIOR
• LARGEST SWIMMING POOLS
• PRIVATE BEACH CLUB
• CUSTOMIZED KITCHEN
• CUSTOM CABINETS
• HUGE GRANITE KITCHEN ISLAND

Property features AI

Other

• Location details: Subdivision: Hidden Lake Villas (Park Shore); Directions: From Highway 41 turn west on Park Shore Dr. Left at first stop sign onto Belair. Turn right into first driveway. Park and enter walkway at first building.
• Multi-unit information: Building has 30 units; complex has 240 units; Two units per floor; building is one story; Garden apartment building
• Marina/dock information: No canal

Finance

• HOA & community: Mandatory HOA with on-site management; Quarterly HOA fees (total annual recurring fees $9,160); One-time fees applicable; HOA maintenance covers cable, insurance, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, manager, exterior pest control, recreation facilities, reserves, sewer, street lights, street maintenance, trash removal, and water; Community amenities include clubhouse, community pool, exercise room, library, beach club access, BBQ/picnic area, bike storage, pickleball, tennis court, sidewalks, streetlights, underground utilities, and vehicle wash area

Exterior

• Parking: One assigned parking space; Guest parking available
• Security: Entry keypad; Impact resistant windows and doors; Manual shutters
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential garden apartment in a low-rise (1–3) building; Courtyard floor plan; Rear exposure to the east; Non-gated community (Park Shore / Hidden Lake Villas)
• Construction: Concrete block construction; Stucco exterior; Built-up or flat roof; Built in 1973
• Exterior features: Courtyard; Deck; Pond; Tennis court; Screened lanai/porch; Zero lot line; Paved road access; Landscaped area, parking lot and wooded area views

Interior

• Kitchen: Island; Pantry; Dishwasher; Disposal; Microwave; Range; Refrigerator/Freezer
• Bedrooms: One bedroom on the first floor
• Flooring: Tile flooring
• Bathrooms: One full bathroom; One half-bath; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Bar; Built-in cabinets; Cable prewire; High-speed internet available; Smoke detectors; Walk-in closet; Window coverings; Common elevator; Partially furnished; 4 ceiling fans
• Laundry & utility: Washer and dryer included; Washer/dryer hookup; Laundry in residence

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $345k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $345k).
• Recommended offer: $324k (6.0% 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: Sea Gate Elementary School (math 86% / reading 81%, grade A+, #60 of 2,144 statewide, top 3%, 703 students, 26% FRL); Naples High School (math 47% / reading 52%, grade D, #179 of 667 statewide, top 29%, 1,719 students, 39% FRL) — zoned schools average 32% FRL vs 55% district-wide (23 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 42% of the median local income ($117k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 $97k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($324k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 18y 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 $324,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.18% ✓
• Cap rate: 7.41%
• Cash-on-cash: 3.99%
• DSCR: 1.18
• GRM: 7.1

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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-17,824
• Equity at exit: $51,441

10-year hold

• IRR: 10.9%
• Equity multiple: 2.08×
• Total profit: $104,654
• Equity at exit: $29,829

Cash invested: $96,600 (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: 7.1×

Monthly cashflow live

• Estimated rent: $4,059 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$169 /mo · $2,030/yr
• Insurance: −$144
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$763
• Vacancy / Maint / Mgmt: −$852
• Net cashflow: $255

Break-even live

Break-even rent $3,736

Max offer price $345,000

Occupancy floor 89%

Sensitivity live

Price	-10% $450	-5% $352	+0% $255	+5% $157	+10% $59
Rent	-10% $-66	-5% $94	+0% $255	+5% $415	+10% $575
Rate	-1.0pp $428	-0.5pp $342	base $255	+0.5pp $165	+1.0pp $74

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	$5,300	$5.69	14d	3	0.04mi
3030 Binnacle Dr #201 Naples, FL	2.0	2.0	1092	$5,000	$4.58	24d	1	0.52mi
600 Neapolitan Way Naples, FL	1.0–2.0	2.0	832	$5,200	$6.25	24d	2	0.56mi
820 Ketch Dr #3 Naples, FL	2.0	2.0	1100	$5,500	$5.00	24d	1	0.61mi
820 Ketch Dr #2 Naples, FL	2.0	2.0	1100	$5,700	$5.18	24d	1	0.61mi
45 High Point Cir S #303 Naples, FL	2.0	2.0	1015	$5,500	$5.42	24d	1	0.65mi
3200 Gulf Shore Blvd N #105 Naples, FL	2.0	2.0	1116	$8,500	$7.62	24d	1	0.80mi
333 Harbour Dr #211 Naples, FL	2.0	2.0	975	$5,500	$5.64	14d	1	0.81mi
4523 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	24d	1	0.90mi
4525 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	24d	1	0.90mi
1400 Pompei Ln Naples, FL	2.0	2.0	1012	$1,888	$1.86	24d	2	1.27mi
1400 Pompei Ln Unit O-21 Naples, FL	2.0	2.0	1025	$2,200	$2.15	24d	1	1.28mi
1400 Pompei Ln Unit S-21 Naples, FL	2.0	2.0	1025	$3,000	$2.93	24d	1	1.28mi
2170 Gulf Shore Blvd N Unit 41E Naples, FL	1.0	1.0	682	$6,000	$8.80	24d	1	1.33mi
1100 Pine Ridge Rd Naples, FL	1.0	1.0	868	$2,125	$2.45	14d	3	1.40mi

HOA detail condo

• Monthly dues: $763 · $9,156/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-18
   days on market $345,000 Active 89 DOM
2. 2026-06-17
   days on market $345,000 Active 88 DOM
3. 2026-06-16
   days on market $345,000 Active 87 DOM
4. 2026-06-15
   days on market $345,000 Active 86 DOM
5. 2026-06-14
   days on market $345,000 Active 84 DOM
6. 2026-06-10
   days on market $345,000 Active 81 DOM
7. 2026-06-09
   days on market $345,000 Active 80 DOM
8. 2026-06-08
   days on market $345,000 Active 79 DOM
9. 2026-06-07
   days on market $345,000 Active 78 DOM
10. 2026-06-03
    days on market $345,000 Active 74 DOM
11. 2026-06-02
    days on market $345,000 Active 73 DOM
12. 2026-06-01
    days on market $345,000 Active 72 DOM
13. 2026-05-31
    days on market $345,000 Active 71 DOM
14. 2026-05-30
    days on market $345,000 Active 70 DOM
15. 2026-03-21
    listed $345,000 Active
16. 2024-04-08
    historical
17. 2024-02-01
    listed $410,000 Active
18. 2021-09-10
    soldstatus $327,000 Sold 398-char remark

    Show marketing remark (398 chars)

    Hidden Lake Villas is located 1 mile from the beach in beautiful Park Shore and qualifies for a Park Shore Beach Club membership. This totally renovated condo is beautifully appointed and move in ready. Start enjoying the Naples life style you always dreamed of. Hurricane windows and sliders were installed last year and the entire complex is getting a fresh coat of paint, NO SPECIAL ASSESSMENTS!

19. 2021-08-04
    status Pending With Contingencies 398-char remark

    Show marketing remark (398 chars)

    Hidden Lake Villas is located 1 mile from the beach in beautiful Park Shore and qualifies for a Park Shore Beach Club membership. This totally renovated condo is beautifully appointed and move in ready. Start enjoying the Naples life style you always dreamed of. Hurricane windows and sliders were installed last year and the entire complex is getting a fresh coat of paint, NO SPECIAL ASSESSMENTS!

20. 2021-07-22
    listed $339,000 Active 398-char remark

    Show marketing remark (398 chars)

    Hidden Lake Villas is located 1 mile from the beach in beautiful Park Shore and qualifies for a Park Shore Beach Club membership. This totally renovated condo is beautifully appointed and move in ready. Start enjoying the Naples life style you always dreamed of. Hurricane windows and sliders were installed last year and the entire complex is getting a fresh coat of paint, NO SPECIAL ASSESSMENTS!

21. 2018-10-18
    soldstatus $170,000
22. 2018-02-12
    historical
23. 2018-01-01
    listed $195,000 Active
24. 2014-03-05
    soldstatus $114,900
25. 2014-03-03
    soldstatus $114,900
26. 2013-09-18
    listed $114,900
27. 2011-10-07
    soldstatus $95,000
28. 2011-06-27
    listed $109,000
29. 2011-01-03
    listed $109,000
30. 2009-12-10
    listed $124,500
31. 2009-06-03
    listed $145,000
32. 2009-06-01
    historical
33. 2008-12-09
    listed $145,000
34. 2002-04-11
    soldstatus $120,000
35. 1990-09-01
    soldstatus $64,000
36. 1986-12-01
    soldstatus $55,000

ⓘ 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: $2,030 · $169/mo
• Projected year-2 tax: $2,864 · $239/mo
• Expected delta: +$834/yr (+$69/mo · 41.1%)

ⓘ 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: $48,703
• − Mortgage interest: −$19,325
• − Property taxes: −$2,030
• − Insurance: −$2,522
• − Repairs & maintenance: −$3,896
• − Management: −$3,896
• − HOA: −$9,156
• − Depreciation: −$10,036
• Taxable loss: −$2,160
• Est. tax savings @ 24.0%: +$518
• After-tax cash flow: $3,575/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

+527.3% since first listed

22 events — show timeline

• 2026-03-21 Listed $345,000 NAPLESMLS
• 2024-04-08 Listing Removed — NAPLESMLS
• 2024-02-01 Listed $410,000 NAPLESMLS
• 2021-09-10 Sold (MLS) $327,000 NAPLESMLS
• 2021-08-04 Pending — NAPLESMLS
• 2021-07-22 Listed $339,000 NAPLESMLS
• 2018-10-18 Sold (Public Records) $170,000 Public Records
• 2018-02-12 Listing Removed — NAPLESMLS
• 2018-01-01 Listed $195,000 NAPLESMLS
• 2014-03-05 Sold (Public Records) $114,900 Public Records
• 2014-03-03 Sold (MLS) $114,900 NAPLESMLS
• 2013-09-18 Listed $114,900 NAPLESMLS
• 2011-10-07 Sold (MLS) $95,000 NAPLESMLS
• 2011-06-27 Listed $109,000 NAPLESMLS
• 2011-01-03 Listed $109,000 NAPLESMLS
• 2009-12-10 Listed $124,500 NAPLESMLS
• 2009-06-03 Listed $145,000 NAPLESMLS
• 2009-06-01 Listing Removed — NAPLESMLS
• 2008-12-09 Listed $145,000 NAPLESMLS
• 2002-04-11 Sold (Public Records) $120,000 Public Records
• 1990-09-01 Sold (Public Records) $64,000 Public Records
• 1986-12-01 Sold (Public Records) $55,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,030 · -16.3% YoY. Source: county tax records.