1090 Egrets Walk Cir #102 · Pelican Marsh, FL 34108

$649,000

3 bd · 2.0 ba · 1,584 sqft · Condo public records · 177 Days on market

Built 1995 $873/mo HOA · 11% 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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +7.3/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Do not pass up this impeccable ground-floor lakefront corner residence in the prestigious Pelican Marsh! This popular floor plan offers 3 bedrooms, 2 full baths, and an attached one-car garage. Open and bright offered furnished with a remodeled kitchen featuring white custom wood cabinets, quartz countertops & stainless steel appliances. New driftwood laminate flooring throughout (NO carpet), Plantation Shutters adorn all windows, a remote sunshade on the lanai, and a glass-enclosed screen lanai offers additional air-conditioned space with serene lake views. New AC installed in 2024, New Water Heater in 2022, New Roof in 2019, & Plumbing re-piped in 2024. Conveniently located near community pool and PRIVATE gate access with a key fob to Mercato, Whole Foods, dining, shopping, and entertainment! Pelican Marsh is just 1.5 miles from beautiful Vanderbilt Beach and offers miles of a serene walking path, a remodeled Community Center offering fitness, spin & yoga classes, Tennis & Pickleball programs, Bocce, monthly entertainment, social parties, trivia night, card playing rooms, library, and the newly opened Courtside restaurant! Pelican Marsh also has a Private Golf & Country Golf Club for membership.

Key facts

• Gated community
• Custom cabinetry
• Quartz countertops

Tags

• LAKE VIEW
• GATED COMMUNITY
• GLASS ENCLOSED LANAI
• FULLY REMODELED KITCHEN
• CUSTOM CABINETRY
• QUARTZ COUNTERTOPS

Property features AI

Finance

• Financial info: Total annual recurring fees reported; Total one-time fees reported
• HOA & community: Mandatory HOA; Quarterly condo fee; Master association fee paid annually; Professional management; Maintenance covers insurance, lawn/land maintenance, pest control (exterior), trash removal, street maintenance and street lights; Community amenities include clubhouse, community pool, community room, cabana, community park, basketball, tennis, pickleball, bocce court, bike/jog paths, sidewalks and underground utilities; Gated community

Exterior

• Parking: Attached 1-car garage
• Security: Gated community with guard at gate
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential low-rise (1–3 stories); Built in 1995; Rear exposure facing east; Located in the gated Pelican Marsh community (Egrets Walk)
• Construction: Concrete block construction; Tile roof; Impact resistant windows
• Exterior features: Pond view; Lake frontage/waterfront; Impact resistant windows and doors; Stucco exterior

Interior

• Kitchen: Pantry; Electric cooktop; Dishwasher; Disposal; Microwave; Refrigerator/Freezer
• Bedrooms: 3 bedrooms; First-floor bedroom; Ground-level master bedroom; Split bedroom floor plan
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and separate tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Turnkey furnished; Screened lanai/porch
• Laundry & utility: Washer and dryer in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $649k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $649k).
• Recommended offer: $571k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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 (+8.7%/yr); 682 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); high-income renter base; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $8,011/mo this rent would consume 81% of the median local household income ($119k/yr) (locally 237% 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 $4k of loan paydown is wiped out by about $19k 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 $182k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($571k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $46k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $571,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.23% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.68%
• DSCR: 1.34
• GRM: 6.8

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $11,779
• Equity at exit: $96,768

10-year hold

• IRR: 16.1%
• Equity multiple: 2.65×
• Total profit: $300,522
• Equity at exit: $56,114

Cash invested: $181,720 (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 34108

• Rents YoY: 8.7%
• Active inventory: 682
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $8,011 high
• Mortgage (P&I): −$3,403
• Tax from tax record: −$619 /mo · $7,432/yr
• Insurance: −$270
• HOA: −$873
• Vacancy / Maint / Mgmt: −$1,682
• Net cashflow: $1,163

Break-even live

Break-even rent $6,539

Max offer price $649,000

Occupancy floor 80%

Sensitivity live

Price	-10% $1,530	-5% $1,347	+0% $1,163	+5% $979	+10% $796
Rent	-10% $530	-5% $846	+0% $1,163	+5% $1,479	+10% $1,796
Rate	-1.0pp $1,490	-0.5pp $1,328	base $1,163	+0.5pp $995	+1.0pp $824

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: $162,250
• Closing costs: $19,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1265 Egrets Lndg #201 Naples, FL	2.0	2.0	1800	$7,500	$4.17	24d	1	0.01mi
1265 Egrets Lndg #101 Naples, FL	2.0	2.0	1584	$3,100	$1.96	24d	1	0.01mi
1190 Egrets Walk Cir #103 Naples, FL	3.0	2.0	1507	$8,000	$5.31	24d	1	0.03mi
1061 Egrets Walk Cir #201 Naples, FL	3.0	2.0	1800	$8,500	$4.72	24d	1	0.03mi
1051 Egrets Walk Cir Unit 7-201 Naples, FL	3.0	2.0	1800	$8,500	$4.72	24d	1	0.09mi
1051 Egrets Walk Cir Unit 7-102 Naples, FL	2.0	2.0	1696	$7,250	$4.27	24d	1	0.09mi
1033 Egrets Walk Cir Unit 6-101 Naples, FL	3.0	2.0	1584	$2,200	$1.39	24d	1	0.14mi
901 Egrets Run Unit 4-102 Naples, FL	3.0	2.0	1986	$10,000	$5.04	24d	1	0.15mi
9115 Strada Pl Naples, FL	1.0–2.0	1.5–2.0	1489	$13,000	$8.73	24d	4	0.24mi
9123 Strada Pl Naples, FL	1.0–2.0	1.0–2.0	1267	$14,000	$11.05	15d	6	0.24mi
881 Gulf Pavilion Dr #201 Naples, FL	2.0	2.0	1516	$7,500	$4.95	24d	1	0.36mi
837 91st Ave N Naples, FL	4.0	3.0	2200	$5,500	$2.50	24d	1	0.38mi
856 98th Ave N Naples, FL	3.0	2.0	1711	$4,500	$2.63	24d	1	0.38mi
840 Gulf Pavilion Dr #103 Naples, FL	2.0	2.0	1179	$5,500	$4.66	24d	1	0.42mi
819 91st Ave N Naples, FL	4.0	4.0	1926	$25,000	$12.98	24d	1	0.42mi
847 98th Ave N Naples, FL	3.0	2.0	2084	$4,400	$2.11	15d	1	0.42mi
834 Gulf Pavilion Dr #204 Naples, FL	2.0	2.0	1516	$5,000	$3.30	22d	1	0.45mi
834 Gulf Pavilion Dr #204 Naples, FL	2.0	2.0	1516	$8,000	$5.28	24d	1	0.45mi
799 94th Ave N Naples, FL	3.0	2.0	1674	$5,000	$2.99	24d	1	0.45mi
794 95th Ave N Naples, FL	3.0	2.0	1805	$6,500	$3.60	24d	1	0.46mi
791 94th Ave N Naples, FL	3.0	2.0	1400	$9,000	$6.43	24d	1	0.47mi
837 99th Ave N Naples, FL	4.0	3.0	2100	$18,000	$8.57	24d	1	0.48mi
822 Gulf Pavilion Dr #202 Naples, FL	2.0	2.0	1275	$6,500	$5.10	24d	1	0.50mi
793 97th Ave N Naples, FL	3.0	2.0	1700	$10,500	$6.18	24d	1	0.51mi
768 96th Ave N Naples, FL	3.0	2.0	1735	$11,500	$6.63	24d	1	0.53mi
878 Meadowland Dr Unit B Naples, FL	3.0	2.5	1784	$3,200	$1.79	15d	1	0.54mi
878 Meadowland Dr Unit 4 Naples, FL	2.0	2.0	1459	$6,500	$4.46	15d	1	0.54mi
878 Meadowland Dr Unit G Naples, FL	2.0	2.0	1282	$2,500	$1.95	15d	1	0.54mi
815 Gulf Pavilion Dr #203 Naples, FL	2.0	2.0	1179	$3,500	$2.97	24d	1	0.55mi
801 99th Ave N Naples, FL	2.0	2.0	1781	$3,500	$1.97	24d	1	0.55mi
757 95th Ave N Naples, FL	2.0	2.0	1100	$2,150	$1.95	24d	1	0.56mi
840 Meadowland Dr Unit H Naples, FL	3.0	2.5	1748	$6,900	$3.95	24d	1	0.56mi
10022 8th St N Unit B Naples, FL	2.0	2.0	1249	$2,225	$1.78	15d	1	0.58mi
840 Meadowland Dr Unit H Naples, FL	3.0	2.5	1748	$6,900	$3.95	15d	1	0.58mi
749 91st Ave N Naples, FL	3.0	3.0	1417	$3,750	$2.65	15d	1	0.59mi
10022 8th St N Unit 22 Naples, FL	2.0	2.0	1250	$2,250	$1.80	24d	1	0.59mi
736 94th Ave N Naples, FL	3.0	2.0	1820	$3,500	$1.92	24d	1	0.59mi
737 91st Ave N Naples, FL	3.0	2.0	1566	$12,750	$8.14	24d	1	0.61mi
833 Meadowland Dr Unit 14-3 Naples, FL	2.0	2.5	1360	$5,500	$4.04	15d	1	0.62mi
772 100th Ave N Naples, FL	3.0	2.0	1712	$3,200	$1.87	24d	1	0.63mi

HOA detail condo

• Monthly dues: $873 · $10,476/yr
• Likely covers: watercablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-04-08
   price $649,000
2. 2026-03-06
   price $675,000
3. 2026-02-06
   price $685,000
4. 2025-12-01
   listed $695,000 Active
5. 2024-08-08
   soldstatus $720,000
6. 2024-08-06
   soldstatus $720,000 Sold 1246-char remark

   Show marketing remark (1246 chars)

   Do not pass up this impeccable ground-floor lakefront corner residence in the prestigious Pelican Marsh! This popular floor plan offers 3 bedrooms, 2 full baths, and an attached one-car garage. Open and bright offered furnished with a remodeled kitchen featuring white custom wood cabinets, quartz countertops & stainless steel appliances. New driftwood laminate flooring throughout (NO carpet), Plantation Shutters adorn all windows, a remote sunshade on the lanai, and a glass-enclosed screen lanai offers additional air-conditioned space with serene lake views. New AC installed in 2024, New Water Heater in 2022, New Roof in 2019, & Plumbing re-piped in 2024. Conveniently located near community pool and PRIVATE gate access with a key fob to Mercato, Whole Foods, dining, shopping, and entertainment! Pelican Marsh is just 1.5 miles from beautiful Vanderbilt Beach and offers miles of a serene walking path, a remodeled Community Center offering fitness, spin & yoga classes, Tennis & Pickleball programs, Bocce, monthly entertainment, social parties, trivia night, card playing rooms, library, and the newly opened Courtside restaurant! Pelican Marsh also has a Private Golf & Country Golf Club for membership.

7. 2024-07-15
   status Pending 1246-char remark

   Show marketing remark (1246 chars)

   Do not pass up this impeccable ground-floor lakefront corner residence in the prestigious Pelican Marsh! This popular floor plan offers 3 bedrooms, 2 full baths, and an attached one-car garage. Open and bright offered furnished with a remodeled kitchen featuring white custom wood cabinets, quartz countertops & stainless steel appliances. New driftwood laminate flooring throughout (NO carpet), Plantation Shutters adorn all windows, a remote sunshade on the lanai, and a glass-enclosed screen lanai offers additional air-conditioned space with serene lake views. New AC installed in 2024, New Water Heater in 2022, New Roof in 2019, & Plumbing re-piped in 2024. Conveniently located near community pool and PRIVATE gate access with a key fob to Mercato, Whole Foods, dining, shopping, and entertainment! Pelican Marsh is just 1.5 miles from beautiful Vanderbilt Beach and offers miles of a serene walking path, a remodeled Community Center offering fitness, spin & yoga classes, Tennis & Pickleball programs, Bocce, monthly entertainment, social parties, trivia night, card playing rooms, library, and the newly opened Courtside restaurant! Pelican Marsh also has a Private Golf & Country Golf Club for membership.

8. 2024-07-11
   listed $695,000 Active 1246-char remark

   Show marketing remark (1246 chars)

   Do not pass up this impeccable ground-floor lakefront corner residence in the prestigious Pelican Marsh! This popular floor plan offers 3 bedrooms, 2 full baths, and an attached one-car garage. Open and bright offered furnished with a remodeled kitchen featuring white custom wood cabinets, quartz countertops & stainless steel appliances. New driftwood laminate flooring throughout (NO carpet), Plantation Shutters adorn all windows, a remote sunshade on the lanai, and a glass-enclosed screen lanai offers additional air-conditioned space with serene lake views. New AC installed in 2024, New Water Heater in 2022, New Roof in 2019, & Plumbing re-piped in 2024. Conveniently located near community pool and PRIVATE gate access with a key fob to Mercato, Whole Foods, dining, shopping, and entertainment! Pelican Marsh is just 1.5 miles from beautiful Vanderbilt Beach and offers miles of a serene walking path, a remodeled Community Center offering fitness, spin & yoga classes, Tennis & Pickleball programs, Bocce, monthly entertainment, social parties, trivia night, card playing rooms, library, and the newly opened Courtside restaurant! Pelican Marsh also has a Private Golf & Country Golf Club for membership.

9. 2017-02-23
   soldstatus $340,000
10. 2017-02-22
    price $340,000 726-char remark

    Show marketing remark (726 chars)

    This sun-filled, first-floor, two-bedroom-plus-den condominium in Egrets Walk has tranquil lake and fountain views. The master bedroom with walk-in closets and dual sinks opens to the Florida room. Features include granite countertops, a breakfast room and plantation shutters. The enclosed Florida room provides added space and is surrounded by beautiful lush tropical landscaping. Egrets Walk residents enjoy their two community pools, a spa, exercise room and sauna. Located in Pelican Marsh, Egrets Walk residents have use of the Pelican Marsh amenities including the Center Court tennis facility, the community center which has meeting rooms, and a staffed fitness center with a wide variety of classes and social events.

11. 2017-02-21
    soldstatus $340,000 Sold 726-char remark

    Show marketing remark (726 chars)

    This sun-filled, first-floor, two-bedroom-plus-den condominium in Egrets Walk has tranquil lake and fountain views. The master bedroom with walk-in closets and dual sinks opens to the Florida room. Features include granite countertops, a breakfast room and plantation shutters. The enclosed Florida room provides added space and is surrounded by beautiful lush tropical landscaping. Egrets Walk residents enjoy their two community pools, a spa, exercise room and sauna. Located in Pelican Marsh, Egrets Walk residents have use of the Pelican Marsh amenities including the Center Court tennis facility, the community center which has meeting rooms, and a staffed fitness center with a wide variety of classes and social events.

12. 2017-02-21
    price $354,000 726-char remark

    Show marketing remark (726 chars)

    This sun-filled, first-floor, two-bedroom-plus-den condominium in Egrets Walk has tranquil lake and fountain views. The master bedroom with walk-in closets and dual sinks opens to the Florida room. Features include granite countertops, a breakfast room and plantation shutters. The enclosed Florida room provides added space and is surrounded by beautiful lush tropical landscaping. Egrets Walk residents enjoy their two community pools, a spa, exercise room and sauna. Located in Pelican Marsh, Egrets Walk residents have use of the Pelican Marsh amenities including the Center Court tennis facility, the community center which has meeting rooms, and a staffed fitness center with a wide variety of classes and social events.

13. 2017-02-07
    status Pending 726-char remark

    Show marketing remark (726 chars)

    This sun-filled, first-floor, two-bedroom-plus-den condominium in Egrets Walk has tranquil lake and fountain views. The master bedroom with walk-in closets and dual sinks opens to the Florida room. Features include granite countertops, a breakfast room and plantation shutters. The enclosed Florida room provides added space and is surrounded by beautiful lush tropical landscaping. Egrets Walk residents enjoy their two community pools, a spa, exercise room and sauna. Located in Pelican Marsh, Egrets Walk residents have use of the Pelican Marsh amenities including the Center Court tennis facility, the community center which has meeting rooms, and a staffed fitness center with a wide variety of classes and social events.

14. 2016-12-29
    status Pending With Contingencies 726-char remark

    Show marketing remark (726 chars)

    This sun-filled, first-floor, two-bedroom-plus-den condominium in Egrets Walk has tranquil lake and fountain views. The master bedroom with walk-in closets and dual sinks opens to the Florida room. Features include granite countertops, a breakfast room and plantation shutters. The enclosed Florida room provides added space and is surrounded by beautiful lush tropical landscaping. Egrets Walk residents enjoy their two community pools, a spa, exercise room and sauna. Located in Pelican Marsh, Egrets Walk residents have use of the Pelican Marsh amenities including the Center Court tennis facility, the community center which has meeting rooms, and a staffed fitness center with a wide variety of classes and social events.

15. 2016-11-23
    price $354,000 726-char remark

    Show marketing remark (726 chars)

    This sun-filled, first-floor, two-bedroom-plus-den condominium in Egrets Walk has tranquil lake and fountain views. The master bedroom with walk-in closets and dual sinks opens to the Florida room. Features include granite countertops, a breakfast room and plantation shutters. The enclosed Florida room provides added space and is surrounded by beautiful lush tropical landscaping. Egrets Walk residents enjoy their two community pools, a spa, exercise room and sauna. Located in Pelican Marsh, Egrets Walk residents have use of the Pelican Marsh amenities including the Center Court tennis facility, the community center which has meeting rooms, and a staffed fitness center with a wide variety of classes and social events.

16. 2016-08-31
    listed $370,000 Active 726-char remark

    Show marketing remark (726 chars)

    This sun-filled, first-floor, two-bedroom-plus-den condominium in Egrets Walk has tranquil lake and fountain views. The master bedroom with walk-in closets and dual sinks opens to the Florida room. Features include granite countertops, a breakfast room and plantation shutters. The enclosed Florida room provides added space and is surrounded by beautiful lush tropical landscaping. Egrets Walk residents enjoy their two community pools, a spa, exercise room and sauna. Located in Pelican Marsh, Egrets Walk residents have use of the Pelican Marsh amenities including the Center Court tennis facility, the community center which has meeting rooms, and a staffed fitness center with a wide variety of classes and social events.

17. 2016-07-02
    historical
18. 2016-06-20
    price $370,000
19. 2016-05-23
    price $389,900
20. 2016-05-15
    listed $395,000 Active
21. 2001-06-05
    soldstatus $161,000
22. 1997-12-15
    soldstatus $100,000
23. 1997-09-26
    soldstatus $166,500

ⓘ 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: $7,432 · $619/mo
• Projected year-2 tax: $7,432 · $619/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $96,138
• − Mortgage interest: −$36,354
• − Property taxes: −$7,432
• − Insurance: −$3,245
• − Repairs & maintenance: −$7,691
• − Management: −$7,691
• − HOA: −$10,476
• − Depreciation: −$18,880
• Taxable income: $4,369
• Est. tax owed @ 24.0%: −$1,049
• After-tax cash flow: $12,906/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 — Pelican Marsh

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Pelican Marsh, FL
• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 16,237
• Household income: $119,212
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 237.0

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 8% Two or more races 7% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 2% Cuban 3%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 16% · Canada, Dominican Republic, South Korea
• Languages at home: 86% English-only · Spanish 6% Russian/Polish/Slavic 2% 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: ▼ -587.97%
• Current HPI: 275.1872
• Rent YoY: ▲ 8.74%
• 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

+289.8% since first listed

23 events — show timeline

• 2026-04-08 Price Changed $649,000 NAPLESMLS
• 2026-03-06 Price Changed $675,000 NAPLESMLS
• 2026-02-06 Price Changed $685,000 NAPLESMLS
• 2025-12-01 Listed $695,000 NAPLESMLS
• 2024-08-08 Sold (Public Records) $720,000 Public Records
• 2024-08-06 Sold (MLS) $720,000 NAPLESMLS
• 2024-07-15 Pending — NAPLESMLS
• 2024-07-11 Listed $695,000 NAPLESMLS
• 2017-02-23 Sold (Public Records) $340,000 Public Records
• 2017-02-22 Price Changed $340,000 NAPLESMLS
• 2017-02-21 Price Changed $354,000 NAPLESMLS
• 2017-02-21 Sold (MLS) $340,000 NAPLESMLS
• 2017-02-07 Pending — NAPLESMLS
• 2016-12-29 Pending — NAPLESMLS
• 2016-11-23 Price Changed $354,000 NAPLESMLS
• 2016-08-31 Listed $370,000 NAPLESMLS
• 2016-07-02 Listing Removed — NAPLESMLS
• 2016-06-20 Price Changed $370,000 NAPLESMLS
• 2016-05-23 Price Changed $389,900 NAPLESMLS
• 2016-05-15 Listed $395,000 NAPLESMLS
• 2001-06-05 Sold (Public Records) $161,000 Public Records
• 1997-12-15 Sold (Public Records) $100,000 Public Records
• 1997-09-26 Sold (Public Records) $166,500 Public Records

Property tax history

+16.0%/yr

Latest (2025): $7,432 · +86.8% YoY. Source: county tax records.