9108 Capistrano St S #7402 · Lely Resort, FL 34113

$379,000

3 bd · 2.0 ba · 1,674 sqft · Condo public records · 167 Days on market

Built 2007 $1244/mo HOA · 20% 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 +27.3/30.0
• 1% rule +10.0/10.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +3.9/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

STUNNING AND SPACIOUS LUXURY 3DRM "SAN PABLO" FLOORPLAN with SOUTHERN EXPOSURE from large Front Porch! Absolutely gorgeous home with elegant finishes thruout. Beautifully upgraded lighting thruout. Crown mouldings and upgraded millwork. Beautiful kitchen features granite, cherry cabinets and premium stainless appliances, incl LG French Door Refrig. Under-cabinet lighting highlights the stunning stainless steel subway tile backsplash! Dry bar/Entertainment wall with granite and French-door wine/beverage cooler. Set within the "OLE" neighborhood at LELY Resort, this is true resort-style living at its finest! Every amenity awaits you in the OLE Town Center: huge Resort-style pool with rock waterfalls, fitness club, private restaurant bistro and pub and a movie theater! “ OWNER IS AN ACTIVE REAL ESTATE LICENSEE IN THE STATE OF FLORIDA”

Key facts

• Granite counter tops
• Crown molding
• Screened in lanai

Tags

• SCREENED IN LANAI
• FRENCH DOOR WINE COOLER
• GRANITE COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• UNDER CABINET LIGHTING
• CROWN MOLDING

Property features AI

Finance

• Other: Part of a complex with 623 units; building contains 6 units with 2 units per floor and 2 total floors
• Financial info: Special assessment of $2,400 assessed annually
• HOA & community: Mandatory HOA with professional management; Master HOA fee $99 annually; Quarterly condo fee of $3,710; Maintenance covers cable, insurance, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, manager, master association fee, exterior pest control, recreation facilities, reserves, security, trash removal and water; Community amenities include clubhouse, community pool and spa/hot tub, exercise room, library, theater, restaurant, cabana, community room, play area, bike and jog path, sidewalks, streetlights, tennis, pickleball, basketball, bocce, volleyball, BBQ/picnic areas and underground utilities; Non-gated community; Total annual recurring fees reported as $17,339; Total one-time fees reported as $450

Exterior

• Parking: Attached 2-car garage; Common paved parking; Street parking
• Security: Patrolled community
• Utilities: Central water; Central sewer; Cable available; Electric service (central)
• Home design: Residential townhouse; Two-story Spanish style; Rear exposure facing north; Part of Lely Resort development
• Construction: Concrete block construction; Stucco exterior finish; Tile roof; Single-hung windows; Built in 2007; Developer-provided lot dimensions
• Exterior features: Patio; Screened balcony; Balcony; Paved road access; Zero lot line

Interior

• Kitchen: Island; Pantry; Electric cooktop; Self-cleaning oven; Range; Microwave; Dishwasher; Disposal; Refrigerator/ice maker
• Bedrooms: Three bedrooms; Master bedroom located upstairs; Split bedrooms layout
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; Master bath with dual sinks and separate tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; Fire sprinkler system; High-speed internet available; Smoke detectors; Tray ceiling; Window coverings; Turnkey furnished; Great room floor plan; Split-bedroom floor plan; Five ceiling fans; Eight total rooms
• Laundry & utility: Washer and dryer in residence; Laundry in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $379k.

Deal economics

• At list price, monthly cash flow is $669 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $379k).
• Recommended offer: $334k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#786 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A-; Watch: health & safety D, amenities F, commute 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: Lely Elementary School (math 45% / reading 46%, grade D-, #1,247 of 2,144 statewide, top 59%, 499 students, 62% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL) — zoned schools at 58% FRL track the district average.
• Zoned-school proficiency averages 42% at this address vs 58% district-wide (-16 pts) — the specific schools serving this property underperform the Collier average; the district grade overstates school quality for this exact location.
• 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 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 $106k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $51k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $290k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 20% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $333,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.63% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.39%
• DSCR: 1.55
• GRM: 5.1

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-1,156
• Equity at exit: $56,510

10-year hold

• IRR: 13.0%
• Equity multiple: 2.22×
• Total profit: $129,897
• Equity at exit: $32,769

Cash invested: $106,120 (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: 5.1×

Monthly cashflow live

• Estimated rent: $6,192 high
• Mortgage (P&I): −$1,988
• Tax from tax record: −$407 /mo · $4,879/yr
• Insurance: −$158
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,244
• Vacancy / Maint / Mgmt: −$1,300
• Net cashflow: $669

Break-even live

Break-even rent $5,345

Max offer price $379,000

Occupancy floor 84%

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9111 Capistrano St S #8303 Naples, FL	2.0	2.5	1432	$7,500	$5.24	23d	1	0.06mi
9102 Capistrano St S Unit 72-3 Naples, FL	2.0	2.5	1520	$6,500	$4.28	23d	1	0.06mi
9115 Capistrano St S #8207 Naples, FL	2.0	2.5	1494	$6,000	$4.02	23d	1	0.08mi
9109 Yuba Ln Unit 80 Naples, FL	3.0	2.5	1729	$3,900	$2.26	23d	1	0.09mi
9081 Albion Ln S #6510 Naples, FL	3.0	2.5	2004	$6,280	$3.13	13d	1	0.09mi
9081 Albion Ln S #6505 Naples, FL	2.0	2.0	1225	$7,500	$6.12	23d	1	0.09mi
9102 Chula Vista St #11302 Naples, FL	2.0	2.5	1531	$2,695	$1.76	21d	1	0.14mi
9092 Chula Vista St #11003 Naples, FL	2.0	2.0	1404	$6,850	$4.88	23d	1	0.14mi
9118 Chula Vista St #12002 Naples, FL	2.0	2.5	1531	$4,200	$2.74	23d	1	0.14mi
9072 Rialto St #6302 Naples, FL	3.0	2.0	1771	$8,250	$4.66	21d	1	0.14mi
9088 Chula Vista St Unit 108-3 Naples, FL	2.0	2.0	1404	$5,700	$4.06	23d	1	0.15mi
9071 Albion Ln N #5706 Naples, FL	2.0	2.5	1441	$2,200	$1.53	23d	1	0.15mi
9066 Albion Ln N #5106 Naples, FL	3.0	2.5	1715	$6,500	$3.79	21d	1	0.16mi
9066 Albion Ln N Unit 51-1 Naples, FL	3.0	2.5	1989	$7,000	$3.52	23d	1	0.16mi
9076 Rialto St Unit 62 Naples, FL	3.0	2.5	1624	$7,500	$4.62	23d	1	0.17mi
9073 Rialto St #6002 Naples, FL	3.0	2.0	1771	$7,500	$4.23	23d	1	0.17mi
9082 Capistrano St N Unit 48-5 Naples, FL	2.0	2.0	1227	$6,500	$5.30	23d	1	0.19mi
8965 Malibu Ln #802 Naples, FL	3.0	2.0	1771	$6,595	$3.72	23d	1	0.19mi
9151 Delano St #9702 Naples, FL	3.0	2.5	1733	$2,650	$1.53	13d	1	0.20mi
9155 Delano St Unit 1545913P Naples, FL	3.0	2.0	1797	$3,871	$2.15	13d	1	0.21mi
9159 Delano St #9905 Naples, FL	3.0	2.0	1770	$4,995	$2.82	23d	1	0.23mi
9054 Capistrano St N #4003 Naples, FL	2.0	2.0	1385	$2,495	$1.80	23d	1	0.28mi
9054 Capistrano St N #4002 Naples, FL	3.0	2.0	1674	$6,000	$3.58	23d	1	0.28mi
9161 Chula Vista St Unit 135-2 Naples, FL	4.0	3.0	1776	$7,500	$4.22	23d	1	0.28mi
8519 Chase Preserve Dr Naples, FL	2.0	2.0	1827	$9,000	$4.93	23d	1	0.29mi
9187 Celeste Dr Unit 1073494P Naples, FL	2.0	2.0	1399	$2,979	$2.13	13d	1	0.34mi
8175 Celeste Dr Naples, FL	2.0	2.0	1460	$2,395	$1.64	23d	1	0.36mi
8175 Celeste Dr #1229 Naples, FL	3.0	2.0	1640	$2,975	$1.81	23d	1	0.36mi
8175 Celeste Dr #1230 Naples, FL	2.0	2.0	1476	$2,775	$1.88	23d	1	0.36mi
9025 Alturas St #3102 Naples, FL	2.0	3.0	1531	$3,400	$2.22	23d	1	0.37mi
8135 Celeste Dr #4218 Naples, FL	2.0	2.0	1476	$7,500	$5.08	23d	1	0.38mi
8967 Lely Island Cir Naples, FL	3.0	2.0	2056	$17,000	$8.27	23d	1	0.39mi
8986 Cambria Cir #2204 Naples, FL	3.0	2.0	1771	$7,500	$4.23	23d	1	0.43mi
8986 Cambria Cir Unit 22 Naples, FL	2.0	2.0	1404	$6,000	$4.27	23d	1	0.43mi
8989 Cambria Cir #1807 Naples, FL	3.0	2.5	2008	$7,000	$3.49	13d	1	0.49mi
8125 Celeste Dr #5113 Naples, FL	3.0	2.0	1635	$7,000	$4.28	23d	1	0.50mi
8125 Celeste Dr #5216 Naples, FL	3.0	2.0	1640	$4,500	$2.74	23d	1	0.50mi
8992 Cambria Cir Unit 1546062P Naples, FL	3.0	2.0	2002	$3,097	$1.55	13d	1	0.53mi
7052 Live Oak Dr Naples, FL	2.0	2.0	1685	$9,000	$5.34	23d	1	0.55mi
8085 Celeste Dr #812 Naples, FL	2.0	2.0	1480	$6,000	$4.05	13d	1	0.60mi

HOA detail condo

• Monthly dues: $1,244 · $14,928/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $379,000 Active 167 DOM
2. 2026-06-17
   days on market $379,000 Active 166 DOM
3. 2026-06-16
   days on market $379,000 Active 165 DOM
4. 2026-06-15
   days on market $379,000 Active 164 DOM
5. 2026-06-10
   days on market $379,000 Active 159 DOM
6. 2026-06-09
   days on market $379,000 Active 158 DOM
7. 2026-06-08
   days on market $379,000 Active 157 DOM
8. 2026-06-07
   days on market $379,000 Active 156 DOM
9. 2026-06-03
   days on market $379,000 Active 152 DOM
10. 2026-06-02
    days on market $379,000 Active 151 DOM
11. 2026-06-01
    days on market $379,000 Active 150 DOM
12. 2026-05-31
    days on market $379,000 Active 149 DOM
13. 2026-05-30
    days on market $379,000 Active 148 DOM
14. 2026-03-26
    price $399,000
15. 2026-01-02
    listed $429,900 Active
16. 2015-07-21
    soldstatus $289,500
17. 2015-07-17
    soldstatus $289,500 Sold 881-char remark

    Show marketing remark (881 chars)

    STUNNING AND SPACIOUS LUXURY 3DRM "SAN PABLO" FLOORPLAN with SOUTHERN EXPOSURE from large Front Porch! Absolutely gorgeous home with elegant finishes thruout. Beautifully upgraded lighting thruout. Crown mouldings and upgraded millwork. Beautiful kitchen features granite, cherry cabinets and premium stainless appliances, incl LG French Door Refrig. Under-cabinet lighting highlights the stunning stainless steel subway tile backsplash! Dry bar/Entertainment wall with granite and French-door wine/beverage cooler. Set within the "OLE" neighborhood at LELY Resort, this is true resort-style living at its finest! Every amenity awaits you in the OLE Town Center: huge Resort-style pool with rock waterfalls, fitness club, private restaurant bistro and pub and a movie theater! “ OWNER IS AN ACTIVE REAL ESTATE LICENSEE IN THE STATE OF FLORIDA”

18. 2015-06-21
    historical 881-char remark

    Show marketing remark (881 chars)

    STUNNING AND SPACIOUS LUXURY 3DRM "SAN PABLO" FLOORPLAN with SOUTHERN EXPOSURE from large Front Porch! Absolutely gorgeous home with elegant finishes thruout. Beautifully upgraded lighting thruout. Crown mouldings and upgraded millwork. Beautiful kitchen features granite, cherry cabinets and premium stainless appliances, incl LG French Door Refrig. Under-cabinet lighting highlights the stunning stainless steel subway tile backsplash! Dry bar/Entertainment wall with granite and French-door wine/beverage cooler. Set within the "OLE" neighborhood at LELY Resort, this is true resort-style living at its finest! Every amenity awaits you in the OLE Town Center: huge Resort-style pool with rock waterfalls, fitness club, private restaurant bistro and pub and a movie theater! “ OWNER IS AN ACTIVE REAL ESTATE LICENSEE IN THE STATE OF FLORIDA”

19. 2015-04-24
    price $289,500 881-char remark

    Show marketing remark (881 chars)

    STUNNING AND SPACIOUS LUXURY 3DRM "SAN PABLO" FLOORPLAN with SOUTHERN EXPOSURE from large Front Porch! Absolutely gorgeous home with elegant finishes thruout. Beautifully upgraded lighting thruout. Crown mouldings and upgraded millwork. Beautiful kitchen features granite, cherry cabinets and premium stainless appliances, incl LG French Door Refrig. Under-cabinet lighting highlights the stunning stainless steel subway tile backsplash! Dry bar/Entertainment wall with granite and French-door wine/beverage cooler. Set within the "OLE" neighborhood at LELY Resort, this is true resort-style living at its finest! Every amenity awaits you in the OLE Town Center: huge Resort-style pool with rock waterfalls, fitness club, private restaurant bistro and pub and a movie theater! “ OWNER IS AN ACTIVE REAL ESTATE LICENSEE IN THE STATE OF FLORIDA”

20. 2015-04-02
    listed $299,900 Active 881-char remark

    Show marketing remark (881 chars)

    STUNNING AND SPACIOUS LUXURY 3DRM "SAN PABLO" FLOORPLAN with SOUTHERN EXPOSURE from large Front Porch! Absolutely gorgeous home with elegant finishes thruout. Beautifully upgraded lighting thruout. Crown mouldings and upgraded millwork. Beautiful kitchen features granite, cherry cabinets and premium stainless appliances, incl LG French Door Refrig. Under-cabinet lighting highlights the stunning stainless steel subway tile backsplash! Dry bar/Entertainment wall with granite and French-door wine/beverage cooler. Set within the "OLE" neighborhood at LELY Resort, this is true resort-style living at its finest! Every amenity awaits you in the OLE Town Center: huge Resort-style pool with rock waterfalls, fitness club, private restaurant bistro and pub and a movie theater! “ OWNER IS AN ACTIVE REAL ESTATE LICENSEE IN THE STATE OF FLORIDA”

21. 2014-04-28
    soldstatus $241,100
22. 2014-04-22
    soldstatus $241,000 1070-char remark

    Show marketing remark (1070 chars)

    Great community and location. This beautiful San Pablo is the most popular model and hosts over $15,000 in upgrades: large neutral tile laid on the diagonal; granite counters and cherry wood cabinets in kitchen and bath; stainless steel appliances; upgraded decorator lights and faucets; 7" baseboards and decorator tile with listellos and tile patterns in baths and wooden closet shelves. The community village center will please the discriminating buyer as it hosts a large tropical pool with waterfalls and hot tub, a 4,000 sq. ft. state-of-the-art fitness center, pub, fine dining, movie theater, ice cream parlor, tennis, basketball and sand volleyball. Residents get to enjoy the Village Center with no additional club fees. Lely Resort has two public golf courses and one private course. Ole residents can also join the Player's Club and Spa. Lely's location is highly desirable with close proximity to Fifth Avenue shops and restaurants, the famous Naples Beach, and Marco Island beaches as well. You are allowed two pets and there is no weight restriction.

23. 2014-04-22
    price $257,000 1070-char remark

    Show marketing remark (1070 chars)

    Great community and location. This beautiful San Pablo is the most popular model and hosts over $15,000 in upgrades: large neutral tile laid on the diagonal; granite counters and cherry wood cabinets in kitchen and bath; stainless steel appliances; upgraded decorator lights and faucets; 7" baseboards and decorator tile with listellos and tile patterns in baths and wooden closet shelves. The community village center will please the discriminating buyer as it hosts a large tropical pool with waterfalls and hot tub, a 4,000 sq. ft. state-of-the-art fitness center, pub, fine dining, movie theater, ice cream parlor, tennis, basketball and sand volleyball. Residents get to enjoy the Village Center with no additional club fees. Lely Resort has two public golf courses and one private course. Ole residents can also join the Player's Club and Spa. Lely's location is highly desirable with close proximity to Fifth Avenue shops and restaurants, the famous Naples Beach, and Marco Island beaches as well. You are allowed two pets and there is no weight restriction.

24. 2013-09-09
    listed $241,000 1070-char remark

    Show marketing remark (1070 chars)

    Great community and location. This beautiful San Pablo is the most popular model and hosts over $15,000 in upgrades: large neutral tile laid on the diagonal; granite counters and cherry wood cabinets in kitchen and bath; stainless steel appliances; upgraded decorator lights and faucets; 7" baseboards and decorator tile with listellos and tile patterns in baths and wooden closet shelves. The community village center will please the discriminating buyer as it hosts a large tropical pool with waterfalls and hot tub, a 4,000 sq. ft. state-of-the-art fitness center, pub, fine dining, movie theater, ice cream parlor, tennis, basketball and sand volleyball. Residents get to enjoy the Village Center with no additional club fees. Lely Resort has two public golf courses and one private course. Ole residents can also join the Player's Club and Spa. Lely's location is highly desirable with close proximity to Fifth Avenue shops and restaurants, the famous Naples Beach, and Marco Island beaches as well. You are allowed two pets and there is no weight restriction.

25. 2012-01-27
    historical
26. 2011-04-27
    listed $285,000
27. 2009-11-01
    historical
28. 2008-11-25
    listed $319,900

ⓘ 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: $4,879 · $407/mo
• Projected year-2 tax: $4,879 · $407/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 7/10 Severe FEMA zone AE · 76% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 30 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: $74,306
• − Mortgage interest: −$21,230
• − Property taxes: −$4,879
• − Insurance: −$7,014
• − Repairs & maintenance: −$5,944
• − Management: −$5,944
• − HOA: −$14,928
• − Depreciation: −$11,025
• Taxable income: $3,341
• Est. tax owed @ 24.0%: −$802
• After-tax cash flow: $7,229/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 Resort

• Score: 61/100
• State rank: #786
• US rank: #17981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lely Resort, 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

+24.7% since first listed

15 events — show timeline

• 2026-03-26 Price Changed $399,000 NAPLESMLS
• 2026-01-02 Listed $429,900 NAPLESMLS
• 2015-07-21 Sold (Public Records) $289,500 Public Records
• 2015-07-17 Sold (MLS) $289,500 NAPLESMLS
• 2015-06-21 Listing Removed — NAPLESMLS
• 2015-04-24 Price Changed $289,500 NAPLESMLS
• 2015-04-02 Listed $299,900 NAPLESMLS
• 2014-04-28 Sold (Public Records) $241,100 Public Records
• 2014-04-22 Price Changed $257,000 NAPLESMLS
• 2014-04-22 Sold (MLS) $241,000 NAPLESMLS
• 2013-09-09 Listed $241,000 NAPLESMLS
• 2012-01-27 Listing Removed — NAPLESMLS
• 2011-04-27 Listed $285,000 NAPLESMLS
• 2009-11-01 Listing Removed — NAPLESMLS
• 2008-11-25 Listed $319,900 NAPLESMLS

Property tax history

+6.7%/yr

Latest (2025): $4,879 · +10.5% YoY. Source: county tax records.