53 High Point Cir W #310 · Naples, FL 34103

$340,000

2 bd · 2.0 ba · 871 sqft · Condo public records · 130 Days on market

Built 1973 $742/mo HOA · 16% 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 +25.0/30.0
• 1% rule +8.4/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 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

If you look at just the price, you would never believe where this is located. Right off US-41, just over 3 miles from downtown Naples, 1.5 miles from Venetian Bay and 1 mile to the beach. As if that isn't enough to get you excited, this property also comes with bundled golf as a part of your association fees! Whoever said great things come in small packages must have been referring to this property. Top floor, end unit with great view of the golf course. Pretty surrounds. In-unit washer and dryer. Dedicated covered parking. Extra space created from enclosing lanai. 2 bedrooms each with their own bathroom. The owners already have a secured lease for Jan-Mar 2021 to start you off with some income. Who ever knew having a paradise get-a-way was so affordable. High Point Country Club offers a full array of amenities and activities including restaurant, tennis courts, 6 swimming pools, 9-holes of golf, pro shop, putting greens, exercise room, conference room and library and a full social calendar.

Key facts

• 9-hole course
• Screened balcony
• Unlimited golf

Tags

• TOP-FLOOR CORNER RESIDENCE
• HURRICANE-IMPACT SLIDING DOORS
• SCREENED BALCONY
• COMMUNITY SIX POOLS
• UNLIMITED GOLF
• 9-HOLE COURSE

Property features AI

Finance

• Other: Part of a complex with 36 units in the building and 473 units in the community; 3 units per floor; single-story building
• Financial info: Total annual recurring HOA fees noted; One-time fees apply
• HOA & community: Mandatory HOA (professional management); Quarterly condo fee; Maintenance covers cable, golf course, insurance, internet/WiFi, lawn/land, legal/accounting, master association fee, exterior pest control, recreation facilities, reserves, street lights/maintenance, trash removal, and water; Community amenities include clubhouse, community pool and spa/hot tub, exercise room, golf course, putting green, tennis and pickleball courts, sidewalks, bike/jog paths, library, restaurant, guest rooms, bike storage, BBQ/picnic area, community room, vehicle wash area

Exterior

• Parking: 1 assigned parking space
• Security: Impact resistant doors; Smoke detectors
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential low-rise (1-3 stories); Corner, end-unit; Built in 1973; Located in High Point / High Point Country Club; Non-gated, golf-bundled community
• Construction: Concrete block construction
• Exterior features: Stucco exterior; Built-up or flat roof; Single-hung windows; Impact resistant doors; Glass porch; Zero lot line; Paved road access; Golf course and community/pool club views; Corner end-unit; Rear exposure: NW

Interior

• Kitchen: Dome kitchen; Electric cooktop; Self-cleaning oven; Dishwasher; Microwave; Refrigerator/Freezer; Breakfast bar
• Bedrooms: 2 bedrooms (split bedroom floor plan)
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bath with combined tub and shower
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: High-speed internet available; Smoke detectors; Window coverings; Common elevator; Turnkey furnished
• Laundry & utility: Washer and dryer in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $340k.

Deal economics

• At list price, monthly cash flow is $735 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $340k).
• Recommended offer: $299k (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.
• Zoned schools: Lake Park Elementary School (math 76% / reading 77%, grade A, #185 of 2,144 statewide, top 9%, 502 students, 39% FRL); 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); 480 active listings in the ZIP; 14 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 $4,556/mo this rent would consume 47% 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 $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 $95k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.
• Current owner paid $175k; list at $340k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $299,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.34% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.27%
• DSCR: 1.41
• GRM: 6.2

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: 4.1%
• Equity multiple: 1.17×
• Total profit: $16,196
• Equity at exit: $50,695

10-year hold

• IRR: 18.4%
• Equity multiple: 2.95×
• Total profit: $185,546
• Equity at exit: $29,397

Cash invested: $95,200 (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: 480
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $4,556 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$197 /mo · $2,365/yr
• Insurance: −$142
• HOA: −$742
• Vacancy / Maint / Mgmt: −$957
• Net cashflow: $735

Break-even live

Break-even rent $3,625

Max offer price $340,000

Occupancy floor 79%

Sensitivity live

Price	-10% $928	-5% $832	+0% $735	+5% $639	+10% $543
Rent	-10% $375	-5% $555	+0% $735	+5% $915	+10% $1,095
Rate	-1.0pp $906	-0.5pp $822	base $735	+0.5pp $647	+1.0pp $558

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 High Point Cir S #303 Naples, FL	2.0	2.0	1015	$5,500	$5.42	24d	1	0.14mi
3030 Binnacle Dr #201 Naples, FL	2.0	2.0	1092	$5,000	$4.58	24d	1	0.34mi
820 Ketch Dr #3 Naples, FL	2.0	2.0	1100	$5,500	$5.00	24d	1	0.36mi
820 Ketch Dr #2 Naples, FL	2.0	2.0	1100	$5,700	$5.18	24d	1	0.36mi
788 Park Shore Dr Naples, FL	1.0–2.0	1.5–2.0	931	$5,500	$5.90	14d	3	0.51mi
333 Harbour Dr #211 Naples, FL	2.0	2.0	975	$5,500	$5.64	15d	1	0.86mi
3200 Gulf Shore Blvd N #105 Naples, FL	2.0	2.0	1116	$8,500	$7.62	24d	1	1.00mi
600 Neapolitan Way Naples, FL	1.0–2.0	2.0	832	$5,200	$6.25	24d	2	1.06mi
4523 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	24d	1	1.17mi
4525 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	24d	1	1.17mi
2170 Gulf Shore Blvd N Unit 41E Naples, FL	1.0	1.0	682	$6,000	$8.80	24d	1	1.21mi
1950 Gulf Shore Blvd N Naples, FL	2.0	2.0	1060	$7,250	$6.84	24d	2	1.36mi
1910 Gulf Shore Blvd N Naples, FL	2.0	2.0	1290	$9,200	$7.13	24d	2	1.40mi
2011 Gulf Shore Blvd N #45 Naples, FL	2.0	2.0	1100	$8,500	$7.73	24d	1	1.42mi

HOA detail condo

• Monthly dues: $742 · $8,904/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $340,000 Active 130 DOM
2. 2026-06-18
   days on market $340,000 Active 127 DOM
3. 2026-06-17
   days on market $340,000 Active 126 DOM
4. 2026-06-16
   days on market $340,000 Active 125 DOM
5. 2026-06-15
   days on market $340,000 Active 124 DOM
6. 2026-06-14
   days on market $340,000 Active 122 DOM
7. 2026-06-10
   days on market $340,000 Active 119 DOM
8. 2026-06-09
   days on market $340,000 Active 118 DOM
9. 2026-06-08
   days on market $340,000 Active 117 DOM
10. 2026-06-07
    days on market $340,000 Active 116 DOM
11. 2026-06-03
    days on market $340,000 Active 112 DOM
12. 2026-06-02
    days on market $340,000 Active 111 DOM
13. 2026-06-01
    days on market $340,000 Active 110 DOM
14. 2026-05-31
    days on market $340,000 Active 109 DOM
15. 2026-05-30
    days on market $340,000 Active 108 DOM
16. 2026-02-11
    listed $340,000 Active
17. 2020-08-24
    soldstatus $174,900
18. 2020-08-17
    soldstatus $174,900 Sold 1006-char remark

    Show marketing remark (1006 chars)

    If you look at just the price, you would never believe where this is located. Right off US-41, just over 3 miles from downtown Naples, 1.5 miles from Venetian Bay and 1 mile to the beach. As if that isn't enough to get you excited, this property also comes with bundled golf as a part of your association fees! Whoever said great things come in small packages must have been referring to this property. Top floor, end unit with great view of the golf course. Pretty surrounds. In-unit washer and dryer. Dedicated covered parking. Extra space created from enclosing lanai. 2 bedrooms each with their own bathroom. The owners already have a secured lease for Jan-Mar 2021 to start you off with some income. Who ever knew having a paradise get-a-way was so affordable. High Point Country Club offers a full array of amenities and activities including restaurant, tennis courts, 6 swimming pools, 9-holes of golf, pro shop, putting greens, exercise room, conference room and library and a full social calendar.

19. 2020-07-17
    status Pending With Contingencies 1006-char remark

    Show marketing remark (1006 chars)

    If you look at just the price, you would never believe where this is located. Right off US-41, just over 3 miles from downtown Naples, 1.5 miles from Venetian Bay and 1 mile to the beach. As if that isn't enough to get you excited, this property also comes with bundled golf as a part of your association fees! Whoever said great things come in small packages must have been referring to this property. Top floor, end unit with great view of the golf course. Pretty surrounds. In-unit washer and dryer. Dedicated covered parking. Extra space created from enclosing lanai. 2 bedrooms each with their own bathroom. The owners already have a secured lease for Jan-Mar 2021 to start you off with some income. Who ever knew having a paradise get-a-way was so affordable. High Point Country Club offers a full array of amenities and activities including restaurant, tennis courts, 6 swimming pools, 9-holes of golf, pro shop, putting greens, exercise room, conference room and library and a full social calendar.

20. 2020-07-10
    listed $169,900 Active 1006-char remark

    Show marketing remark (1006 chars)

    If you look at just the price, you would never believe where this is located. Right off US-41, just over 3 miles from downtown Naples, 1.5 miles from Venetian Bay and 1 mile to the beach. As if that isn't enough to get you excited, this property also comes with bundled golf as a part of your association fees! Whoever said great things come in small packages must have been referring to this property. Top floor, end unit with great view of the golf course. Pretty surrounds. In-unit washer and dryer. Dedicated covered parking. Extra space created from enclosing lanai. 2 bedrooms each with their own bathroom. The owners already have a secured lease for Jan-Mar 2021 to start you off with some income. Who ever knew having a paradise get-a-way was so affordable. High Point Country Club offers a full array of amenities and activities including restaurant, tennis courts, 6 swimming pools, 9-holes of golf, pro shop, putting greens, exercise room, conference room and library and a full social calendar.

21. 2020-07-08
    historical
22. 2020-07-03
    listed $179,000 Active
23. 2009-04-07
    soldstatus $165,000
24. 2004-04-06
    soldstatus $161,000
25. 1989-02-01
    soldstatus $65,000

ⓘ 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: $2,365 · $197/mo
• Projected year-2 tax: $2,822 · $235/mo
• Expected delta: +$457/yr (+$38/mo · 19.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 54% 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: $54,668
• − Mortgage interest: −$19,045
• − Property taxes: −$2,365
• − Insurance: −$1,700
• − Repairs & maintenance: −$4,373
• − Management: −$4,373
• − HOA: −$8,904
• − Depreciation: −$9,891
• Taxable income: $4,017
• Est. tax owed @ 24.0%: −$964
• After-tax cash flow: $7,859/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): 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

+423.1% since first listed

10 events — show timeline

• 2026-02-11 Listed $340,000 NAPLESMLS
• 2020-08-24 Sold (Public Records) $174,900 Public Records
• 2020-08-17 Sold (MLS) $174,900 NAPLESMLS
• 2020-07-17 Pending — NAPLESMLS
• 2020-07-10 Listed $169,900 NAPLESMLS
• 2020-07-08 Listing Removed — NAPLESMLS
• 2020-07-03 Listed $179,000 NAPLESMLS
• 2009-04-07 Sold (Public Records) $165,000 Public Records
• 2004-04-06 Sold (Public Records) $161,000 Public Records
• 1989-02-01 Sold (Public Records) $65,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,365 · +4.0% YoY. Source: county tax records.