1083 Forest Lakes Dr Unit 6304/6305 · Naples, FL 34105

$269,000

3 bd · 3.0 ba · 1,766 sqft · Condo · 102 Days on market

Built 1979 $1642/mo HOA · 26% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3RD FLOOR…FURNISHED 3 BEDROOM + DEN and 3 FULL BATHS with 1766 SQ FT…SO MANY POSSIBILITIES WITH THIS 1 OF A KIND, UNIQUE CONDO!!! Features include: PLANTATION SHUTTERS, CROWN MOLDING, GRANITE COUNTERS, TRAYED CEILING, and PANTRY in kitchen, NUMEROUS CLOSETS, EXTRA LARGE ROOMS, LAUNDRY IN UNIT, GOLF COURSE and WATER VIEWS, EXTRA STORAGE, NEWER A/C UNITS, 3 COMMUNITY POOLS, COMMON ELEVATOR, CAR WASH AREA, TENNIS, CLUBHOUSE, SOCIAL CALENDAR…GOLF membership NOT REQUIRED, but is available. .contact QUAIL RUN GOLF CLUB for fees and information. .. Walk to shopping and restaurants…close to BEACHES and everything Naples has to offer!! BLUE SKIES and PALM TREES await your arrival…CLICK ON VISUAL TOUR LINK FOR MORE PICTURES. Buyer to verify all information.

Key facts

• Updated kitchen
• Top floor
• $1,642 HOA

Tags

• TOP FLOOR
• CONVENIENT ELEVATOR ACCESS
• SWEEPING GOLF COURSE VIEWS
• UPDATED KITCHEN
• TWO PRIVATE ENTRANCES
• TWO SEPARATE WASHERS DRYERS

Property features AI

Finance

• Other: Part of Forest Lakes development; Unit within a building of 27 units; building has 1 floor; Subdivision number 297700
• HOA & community: Mandatory HOA; Quarterly condo fee; Condo fee paid quarterly (total annual recurring fees listed); On-site management; Maintenance covers cable, insurance, internet/WiFi, irrigation water, lawn/land maintenance, manager, master association fee, exterior pest control, recreation facilities, and water; Community amenities include clubhouse, community pool, community room, tennis court, billiards, bike storage, extra storage, guest room, and vehicle wash area; Non-gated community

Exterior

• Parking: 1 assigned parking space; Guest parking
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Low rise (1-3 stories); Rear exposure facing east; Zero lot line
• Construction: Concrete block construction; Stucco exterior finish; Built-up or flat roof; Single-hung and sliding windows; Impact resistant windows; Built in 1979
• Exterior features: Pond; Golf course view; Landscaped area

Interior

• Kitchen: Pantry; Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms plus den
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms; Two master baths
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; Pantry; Tray ceiling; Walk-in closet; Window coverings; Den/study; Guest bath; Guest room; Home office; Laundry in residence; Common elevator; Turnkey furnished; Split bedroom floor plan; Breakfast bar / dining (living)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $269k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $269k).
• Recommended offer: $245k (9.0% 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 flat; 334 active listings in the ZIP; 23 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).
• At $6,207/mo this rent would consume 81% of the median local household income ($92k/yr) (locally 780% 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 $8k 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 + 0.8% rent growth), your $75k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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: HOA is 26% of rent.
• 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 $244,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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: 2.31% ✓
• Cap rate: 12.55%
• Cash-on-cash: 22.34%
• DSCR: 1.99
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.45×
• Total profit: $33,673
• Equity at exit: $40,109

10-year hold

• IRR: 18.1%
• Equity multiple: 2.29×
• Total profit: $97,134
• Equity at exit: $23,258

Cash invested: $75,320 (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 34105

• Home prices YoY: -30.5%
• Rents YoY: 0.8%
• Active inventory: 334
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $6,207 high
• Mortgage (P&I): −$1,411
• Tax est. 1.5%: −$336 /mo · $4,035/yr
• Insurance: −$112
• HOA: −$1,642
• Vacancy / Maint / Mgmt: −$1,303
• Net cashflow: $1,402

Break-even live

Break-even rent $4,432

Max offer price $269,000

Occupancy floor 72%

Sensitivity live

Price	-10% $1,588	-5% $1,495	+0% $1,402	+5% $1,309	+10% $1,216
Rent	-10% $912	-5% $1,157	+0% $1,402	+5% $1,647	+10% $1,892
Rate	-1.0pp $1,538	-0.5pp $1,471	base $1,402	+0.5pp $1,332	+1.0pp $1,262

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1614 Forest Lakes Blvd Naples, FL	3.0	2.0	1869	$10,000	$5.35	24d	1	0.24mi
1044 Woodshire Ln Unit B212 Naples, FL	3.0	2.0	1250	$8,000	$6.40	24d	1	0.33mi
1719 Camelia Ln Naples, FL	3.0	2.0	1534	$3,900	$2.54	24d	1	0.36mi
1629 Spoonbill Ln Unit 1629-A Naples, FL	2.0	2.0	1250	$2,000	$1.60	15d	1	0.62mi
1860 Bald Eagle Dr Unit 403B Naples, FL	2.0	2.0	1325	$3,000	$2.26	15d	1	0.75mi
5934 Premier Way Naples, FL	1.0–3.0	1.0–3.0	1350	$4,882	$3.62	15d	29	0.77mi
500 Misty Pines Cir #206 Naples, FL	2.0	2.0	1260	$6,000	$4.76	15d	1	0.83mi
500 Misty Pines Cir Unit 2-204 Naples, FL	2.0	2.0	1260	$5,750	$4.56	14d	1	0.84mi
1265 Pompei Ln Naples, FL	3.0	2.0	1650	$3,495	$2.12	15d	1	0.88mi
6453 Autumn Woods Blvd Naples, FL	3.0	2.0	1729	$9,500	$5.49	22d	1	0.90mi
5025 Maxwell Cir Unit 2 Naples, FL	3.0	2.0	2021	$3,500	$1.73	15d	1	0.97mi
5050 Blauvelt Way Unit 8-102 Naples, FL	3.0	2.0	2021	$3,700	$1.83	24d	1	1.01mi
1082 Capri Dr Naples, FL	3.0	2.0	1500	$9,000	$6.00	24d	1	1.07mi
1240 Shady Rest Ln #102 Naples, FL	3.0	2.0	1619	$6,000	$3.71	15d	1	1.08mi
6545 Chestnut Cir Naples, FL	2.0	2.0	2322	$8,500	$3.66	24d	1	1.19mi
2581 Poinciana St Naples, FL	3.0	2.0	1255	$9,000	$7.17	24d	1	1.19mi
3520 Bolero Way Unit 1325569P Naples, FL	3.0	2.0	1399	$5,021	$3.59	15d	1	1.24mi
3511 Santiago Way Naples, FL	4.0	2.0	1800	$6,500	$3.61	24d	1	1.31mi
4706 West Blvd Unit W3 Naples, FL	3.0	3.0	1933	$7,000	$3.62	24d	1	1.37mi
1097 Frank Whiteman Blvd Naples, FL	4.0	3.0	1590	$10,900	$6.86	24d	1	1.44mi
4082 Belair Ln #11 Naples, FL	3.0	2.0	1600	$6,000	$3.75	24d	1	1.47mi
4092 Belair Ln #15 Naples, FL	3.0	3.0	1500	$6,200	$4.13	24d	1	1.47mi
4200 Belair Ln Naples, FL	2.0–3.0	2.0	1406	$9,000	$6.40	24d	5	1.49mi

HOA detail condo

• Monthly dues: $1,642 · $19,704/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-15
   days on market $269,000 Active 102 DOM
2. 2026-06-14
   days on market $269,000 Active 100 DOM
3. 2026-06-10
   days on market $269,000 Active 97 DOM
4. 2026-06-09
   days on market $269,000 Active 96 DOM
5. 2026-06-08
   days on market $269,000 Active 95 DOM
6. 2026-06-07
   days on market $269,000 Active 94 DOM
7. 2026-06-03
   days on market $269,000 Active 90 DOM
8. 2026-06-02
   days on market $269,000 Active 89 DOM
9. 2026-06-01
   days on market $269,000 Active 88 DOM
10. 2026-05-31
    days on market $269,000 Active 87 DOM
11. 2026-05-30
    days on market $269,000 Active 86 DOM
12. 2026-03-05
    listed $269,000 Active
13. 2018-05-01
    historical
14. 2017-12-07
    price $269,000
15. 2017-05-21
    listed $279,000 Active
16. 2016-11-18
    soldstatus $269,000 Sold 795-char remark

    Show marketing remark (795 chars)

    3RD FLOOR…FURNISHED 3 BEDROOM + DEN and 3 FULL BATHS with 1766 SQ FT…SO MANY POSSIBILITIES WITH THIS 1 OF A KIND, UNIQUE CONDO!!! Features include: PLANTATION SHUTTERS, CROWN MOLDING, GRANITE COUNTERS, TRAYED CEILING, and PANTRY in kitchen, NUMEROUS CLOSETS, EXTRA LARGE ROOMS, LAUNDRY IN UNIT, GOLF COURSE and WATER VIEWS, EXTRA STORAGE, NEWER A/C UNITS, 3 COMMUNITY POOLS, COMMON ELEVATOR, CAR WASH AREA, TENNIS, CLUBHOUSE, SOCIAL CALENDAR…GOLF membership NOT REQUIRED, but is available. .contact QUAIL RUN GOLF CLUB for fees and information. .. Walk to shopping and restaurants…close to BEACHES and everything Naples has to offer!! BLUE SKIES and PALM TREES await your arrival…CLICK ON VISUAL TOUR LINK FOR MORE PICTURES. Buyer to verify all information.

17. 2016-10-18
    status Pending With Contingencies 795-char remark

    Show marketing remark (795 chars)

    3RD FLOOR…FURNISHED 3 BEDROOM + DEN and 3 FULL BATHS with 1766 SQ FT…SO MANY POSSIBILITIES WITH THIS 1 OF A KIND, UNIQUE CONDO!!! Features include: PLANTATION SHUTTERS, CROWN MOLDING, GRANITE COUNTERS, TRAYED CEILING, and PANTRY in kitchen, NUMEROUS CLOSETS, EXTRA LARGE ROOMS, LAUNDRY IN UNIT, GOLF COURSE and WATER VIEWS, EXTRA STORAGE, NEWER A/C UNITS, 3 COMMUNITY POOLS, COMMON ELEVATOR, CAR WASH AREA, TENNIS, CLUBHOUSE, SOCIAL CALENDAR…GOLF membership NOT REQUIRED, but is available. .contact QUAIL RUN GOLF CLUB for fees and information. .. Walk to shopping and restaurants…close to BEACHES and everything Naples has to offer!! BLUE SKIES and PALM TREES await your arrival…CLICK ON VISUAL TOUR LINK FOR MORE PICTURES. Buyer to verify all information.

18. 2016-09-23
    listed $269,000 Active 795-char remark

    Show marketing remark (795 chars)

    3RD FLOOR…FURNISHED 3 BEDROOM + DEN and 3 FULL BATHS with 1766 SQ FT…SO MANY POSSIBILITIES WITH THIS 1 OF A KIND, UNIQUE CONDO!!! Features include: PLANTATION SHUTTERS, CROWN MOLDING, GRANITE COUNTERS, TRAYED CEILING, and PANTRY in kitchen, NUMEROUS CLOSETS, EXTRA LARGE ROOMS, LAUNDRY IN UNIT, GOLF COURSE and WATER VIEWS, EXTRA STORAGE, NEWER A/C UNITS, 3 COMMUNITY POOLS, COMMON ELEVATOR, CAR WASH AREA, TENNIS, CLUBHOUSE, SOCIAL CALENDAR…GOLF membership NOT REQUIRED, but is available. .contact QUAIL RUN GOLF CLUB for fees and information. .. Walk to shopping and restaurants…close to BEACHES and everything Naples has to offer!! BLUE SKIES and PALM TREES await your arrival…CLICK ON VISUAL TOUR LINK FOR MORE PICTURES. Buyer to verify all information.

ⓘ 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 6/10 Major FEMA zone X (shaded) · 64% 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: $74,478
• − Mortgage interest: −$15,068
• − Property taxes: −$4,035
• − Insurance: −$1,345
• − Repairs & maintenance: −$5,958
• − Management: −$5,958
• − HOA: −$19,704
• − Depreciation: −$7,825
• Taxable income: $14,584
• Est. tax owed @ 24.0%: −$3,500
• After-tax cash flow: $13,326/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): 15,441
• Household income: $92,214
• Rent vs Own: 29.7% rent · 70.3% own
• Severe rent burden: 780.0

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 14% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Cuban 3% Salvadoran 1%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 3%
• Foreign-born: 22% · Canada, China, Jamaica
• Languages at home: 77% English-only · Spanish 11% Other Indo-European 3% Russian/Polish/Slavic 3%

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: ▼ -124.65%
• Current HPI: 283.9084
• Rent YoY: ▲ 0.85%
• 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

+0.0% since first listed

7 events — show timeline

• 2026-03-05 Listed $269,000 NAPLESMLS
• 2018-05-01 Listing Removed — NAPLESMLS
• 2017-12-07 Price Changed $269,000 NAPLESMLS
• 2017-05-21 Listed $279,000 NAPLESMLS
• 2016-11-18 Sold (MLS) $269,000 NAPLESMLS
• 2016-10-18 Pending — NAPLESMLS
• 2016-09-23 Listed $269,000 NAPLESMLS