5419 Rattlesnake Hammock Rd Unit 306F · Lely, FL 34113

$159,900

2 bd · 2.0 ba · 1,071 sqft · Condo · 229 Days on market

Built 1974 $630/mo HOA · 21% of rent

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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 +29.7/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +3.9/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Lovely 2-Bedroom, 2-Bath in a 55+ Community. This bright and welcoming 2-bedroom, 2-bath home offers a spacious great room, dining area, and kitchen, a screened lanai with a peaceful landscaped view, and a covered carport. The home comes partially furnished and features all-new windows, tile floors throughout, and electric hurricane shutters for added security and comfort. Brand new Dishwasher, washer and dryer. Located in a friendly 55+ community with great amenities including a pool, BBQ grills, and picnic area. You're right next door to Hibiscus Golf Course, just 1 mile from the popular pickleball park, and only 4 miles to downtown and the beach. Shopping and dining are close by, too!

Key facts

• Pickleball park
• Screened lanai
• Hibiscus golf course

Tags

• SCREENED LANAI
• ELECTRIC HURRICANE SHUTTERS
• LANDSCAPED VIEW
• HIBISCUS GOLF COURSE
• PICKLEBALL PARK
• LOW MAINTENANCE LIVING

Property features AI

Finance

• Other: Part of a complex with 144 units (24 units in building, 3 units per floor); Possession negotiable; Directions: Rattlesnake Hammock to Country Club Manor; first building next to Hibiscus Golf Course
• HOA & community: Mandatory HOA; Quarterly condo fee of $1,890 (total annual recurring fees $7,560); Professional management; HOA maintenance covers cable, insurance, internet/Wi‑Fi, irrigation water, lawn/land maintenance, manager, exterior pest control, reserves, street lights, trash removal, and water; Community amenities include clubhouse, community pool, BBQ/picnic area, library, sidewalks, and streetlights; Non-gated community

Exterior

• Parking: 1 assigned covered parking space; Detached 1-car carport
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Traditional style; Low-rise building (1–3 stories); Rear exposure faces west; Located in Country Club Manor (subdivision/unit 306)
• Construction: Concrete block construction; Built in 1974
• Exterior features: Stucco exterior; Built-up or flat roof; Impact-resistant sliding windows; Impact-resistant windows for storm protection; Landscaped area view; Zero lot line; Deeded restrictions; Irrigation: central, assessment paid

Interior

• Kitchen: Dishwasher; Self-cleaning oven; Refrigerator/Freezer
• Bedrooms: 2 bedrooms with a split layout
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans; Exhaust fan
• Interior features: Built-in cabinets; Cable prewire; Foyer; High-speed internet available; Smoke detectors; Walk-in closet; Window coverings; Dining area in living room; Screened lanai/porch; Common elevator; Partially furnished; One ceiling fan
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#586 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; Watch: schools D+, health & safety D, amenities 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 (+5.6%/yr); 597 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• This rent runs 43% of the median local income ($82k/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 $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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 8543% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 21% of rent.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 4→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.83% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.57%
• DSCR: 1.69
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.34×
• Total profit: $15,155
• Equity at exit: $23,842

10-year hold

• IRR: 20.5%
• Equity multiple: 3.04×
• Total profit: $91,207
• Equity at exit: $13,825

Cash invested: $44,772 (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 34113

• Rents YoY: 5.6%
• Active inventory: 597
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,931 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$630
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $514

Break-even live

Break-even rent $2,280

Max offer price $159,900

Occupancy floor 77%

Sensitivity live

Price	-10% $625	-5% $570	+0% $514	+5% $459	+10% $404
Rent	-10% $283	-5% $399	+0% $514	+5% $630	+10% $746
Rate	-1.0pp $595	-0.5pp $555	base $514	+0.5pp $473	+1.0pp $431

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5419 Rattlesnake Hammock Rd Unit 307F Naples, FL	2.0	2.0	1071	$1,950	$1.82	14d	1	0.09mi
332 Charlemagne Blvd Unit H103 Naples, FL	2.0	2.0	1082	$3,495	$3.23	24d	1	0.16mi
332 Charlemagne Blvd Unit H101 Naples, FL	2.0	2.0	1082	$3,500	$3.23	24d	1	0.16mi
5499 Rattlesnake Hammock Rd Naples, FL	2.0	2.0	1071	$1,775	$1.66	14d	2	0.17mi
5595 Greenwood Cir #92 Naples, FL	3.0	2.0	1450	$5,000	$3.45	24d	1	0.26mi
360 Charlemagne Blvd Unit D105 Naples, FL	2.0	2.0	1082	$3,200	$2.96	24d	1	0.27mi
232 Pebble Beach Blvd #104 Naples, FL	3.0	2.0	1298	$1,975	$1.52	24d	1	0.29mi
4410 Chantelle Dr Unit H-205 Naples, FL	2.0	2.0	1349	$3,500	$2.59	14d	1	0.31mi
240 Pebble Beach Blvd #702 Naples, FL	2.0	2.0	1090	$4,000	$3.67	24d	1	0.33mi
5535 Rattlesnake Hammock Rd #302 Naples, FL	2.0	2.0	1205	$2,800	$2.32	24d	1	0.36mi
5502 Greenwood Cir #1 Naples, FL	3.0	2.0	1450	$2,400	$1.66	24d	1	0.36mi
190 Pebble Beach Blvd #301 Naples, FL	2.0	2.0	954	$1,700	$1.78	24d	1	0.37mi
200 Valley Stream Dr Unit 8B Naples, FL	2.0	2.0	979	$1,750	$1.79	24d	1	0.37mi
300 Valley Stream Dr Unit 3D Naples, FL	2.0	2.0	979	$1,795	$1.83	24d	1	0.40mi
300 Valley Stream Dr Unit 3D Naples, FL	2.0	2.0	979	$1,795	$1.83	22d	1	0.40mi
5778 Greenwood Cir Naples, FL	3.0	2.0	1450	$4,000	$2.76	24d	1	0.44mi
4977 Pepper Cir #205 Naples, FL	2.0	2.0	1250	$2,250	$1.80	22d	1	0.46mi
5635 Rattlesnake Hammock Rd Apt 203D Naples, FL	2.0	2.0	1054	$1,700	$1.61	22d	1	0.46mi
5651 Rattlesnake Hammock Rd Unit C-108 Naples, FL	2.0	2.0	1054	$1,800	$1.71	24d	1	0.50mi
4911 Catalina Dr Unit 22 Naples, FL	3.0	1.5	1200	$1,950	$1.62	14d	1	0.58mi
4907 Catalina Dr Unit 45 Naples, FL	3.0	2.0	1270	$1,900	$1.50	14d	1	0.60mi
4830 Cortez Cir Naples, FL	3.0	2.0	1218	$3,100	$2.55	24d	1	0.69mi
4900 Biscayne Dr #22 Naples, FL	2.0	2.0	1108	$1,800	$1.62	22d	1	0.71mi
452 Bristle Cone Ln #27 Naples, FL	2.0	2.0	1129	$2,000	$1.77	24d	1	0.74mi
5483 Rattlesnake Hammock Rd Unit 201B Naples, FL	2.0	2.0	1071	$1,800	$1.68	14d	1	0.75mi
413 Augusta Blvd #302 Naples, FL	2.0	2.0	1390	$5,500	$3.96	22d	1	0.79mi
520 Augusta Blvd Unit B204 Naples, FL	3.0	2.0	1294	$2,200	$1.70	24d	1	0.80mi
5708 Deauville Cir Unit 308 Naples, FL	3.0	2.0	1500	$4,500	$3.00	24d	1	0.81mi
6984 Saona Ct Naples, FL	2.0	2.0	1472	$7,500	$5.10	24d	1	0.83mi
4556 Andover Way Unit E106 Naples, FL	2.0	2.0	1172	$1,900	$1.62	14d	1	0.84mi
4556 Andover Way Unit E104 Naples, FL	2.0	2.0	1072	$5,000	$4.66	14d	1	0.84mi
5792 Deauville Cir Unit A103 Naples, FL	2.0	2.0	1209	$3,900	$3.23	24d	1	0.86mi
4300 Gulfstream Dr Unit 2D Naples, FL	2.0	2.0	1115	$1,295	$1.16	24d	1	0.87mi
5733 Deauville Cir Unit G308 Naples, FL	3.0	2.0	1427	$3,600	$2.52	24d	1	0.87mi
4231 Gulfstream Dr Apt 102 Naples, FL	3.0	2.0	1178	$1,995	$1.69	14d	1	0.88mi
4290 Gulfstream Dr #5 Naples, FL	2.0	2.0	956	$1,600	$1.67	24d	1	0.88mi
555 Augusta Blvd Unit 3-1 Naples, FL	2.0	2.0	1249	$4,200	$3.36	24d	1	0.89mi
315 Saint Andrews Blvd Unit A25 Naples, FL	2.0	2.0	1126	$1,530	$1.36	24d	1	0.89mi
5741 Deauville Cir Unit F108 Naples, FL	3.0	2.0	1427	$3,600	$2.52	24d	1	0.90mi
7110 Cayo Coco Ln Naples, FL	2.0	2.0	1387	$9,250	$6.67	24d	1	0.90mi

HOA detail condo

• Monthly dues: $630 · $7,560/yr
• Likely covers: electricpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-02
   days on market $159,900 Active 229 DOM
2. 2026-06-01
   days on market $159,900 Active 228 DOM
3. 2026-05-31
   days on market $159,900 Active 227 DOM
4. 2026-05-30
   days on market $159,900 Active 226 DOM
5. 2026-05-10
   price $1,700
6. 2026-05-07
   listed $1,850
7. 2026-05-07
   historical $1,950
8. 2026-04-18
   listed $1,950
9. 2026-04-18
   historical $1,950
10. 2026-03-10
    listed $1,950
11. 2026-02-03
    price $159,900
12. 2026-02-01
    price $165,000
13. 2025-10-16
    listed $167,000 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 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 4 d/yr ≥107°F today · 16 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: $35,177
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$1,597
• − Repairs & maintenance: −$2,814
• − Management: −$2,814
• − HOA: −$7,560
• − Depreciation: −$4,652
• Taxable income: $4,384
• Est. tax owed @ 24.0%: −$1,052
• After-tax cash flow: $5,119/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 — Lely

• Score: 66/100
• State rank: #586
• US rank: #11224

Category grades

Amenities F Commute F Cost of living C+ Crime A+ Employment C+ Housing A+ Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lely, FL
• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 26,056
• Household income: $81,674
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 954.0

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: 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%
• Common ancestry: Hispanic 10% Romanian 3% Lithuanian 2%
• Foreign-born: 26% · Canada, Jamaica, Vietnam
• 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
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-99.0% since first listed

9 events — show timeline

• 2026-05-10 Price Changed $1,700 FGCMLS
• 2026-05-07 Listed for Rent $1,850 FGCMLS
• 2026-05-07 Rental Removed $1,950 NAPLESMLS
• 2026-04-18 Listed for Rent $1,950 NAPLESMLS
• 2026-04-18 Rental Removed $1,950 FGCMLS
• 2026-03-10 Listed for Rent $1,950 FGCMLS
• 2026-02-03 Price Changed $159,900 NAPLESMLS
• 2026-02-01 Price Changed $165,000 NAPLESMLS
• 2025-10-16 Listed $167,000 NAPLESMLS