16134 Ravina Way #58 · Bonita Springs, FL 34110

$369,000

3 bd · 2.5 ba · 1,580 sqft · Condo public records · 45 Days on market

Built 2010 $499/mo HOA · 9% 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 +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Seller! You Must See this Beautiful and nearly new 3 bedroom 2 and a 1/2 Bath two story townhouse with garage! Located in a Prime central North Naples location this unit has been recently updated with fresh paint, brand new carpet and is ready to move in! Tons of storage, Open Concept, Spacious Kitchen and very quiet and private as you look out to the wooded preserve from the screened Lanai. There is also Lots of guest parking right in front of your home and you are minutes to shopping, dining, and white sandy beaches with easy access to I-75. Excellent Value. Hurry, Owner Says Sell!

Key facts

• Gated community
• Community amenities
• Spa

Tags

• PRIME NAPLES LOCATION
• SCREENED LANAI
• GATED COMMUNITY
• COMMUNITY AMENITIES
• HEATED POOL
• SPA

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $369k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $369k).
• Recommended offer: $358k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 1.7% in Bonita Springs — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#428 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: cost of living C-, 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.
• Zoned schools: Veterans Memorial Elementary School (math 78% / reading 79%, grade A, #141 of 2,144 statewide, top 7%, 743 students, 22% FRL) — zoned schools average 22% FRL vs 55% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 78% at this address vs 58% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Collier average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.1%/yr); 595 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 + 0.0% rent growth), your $103k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($358k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $220k; list at $369k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $357,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.56% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.67%
• DSCR: 1.88
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.30×
• Total profit: $31,436
• Equity at exit: $55,019

10-year hold

• IRR: 14.4%
• Equity multiple: 1.99×
• Total profit: $102,025
• Equity at exit: $31,904

Cash invested: $103,320 (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 34110

• Rents YoY: -1.1%
• Active inventory: 595
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $5,774 high
• Mortgage (P&I): −$1,935
• Tax from tax record: −$280 /mo · $3,361/yr
• Insurance: −$154
• HOA: −$499
• Vacancy / Maint / Mgmt: −$1,213
• Net cashflow: $1,694

Break-even live

Break-even rent $3,630

Max offer price $369,000

Occupancy floor 66%

Sensitivity live

Price	-10% $1,903	-5% $1,798	+0% $1,694	+5% $1,589	+10% $1,485
Rent	-10% $1,237	-5% $1,466	+0% $1,694	+5% $1,922	+10% $2,150
Rate	-1.0pp $1,879	-0.5pp $1,787	base $1,694	+0.5pp $1,598	+1.0pp $1,501

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16097 Ravina Way #36 Naples, FL	3.0	2.5	1580	$2,395	$1.52	22d	1	0.07mi
6017 Trophy Dr #601 Naples, FL	3.0	2.0	2160	$8,000	$3.70	24d	1	0.37mi
5963 Trophy Dr #2002 Naples, FL	2.0	2.0	2160	$8,000	$3.70	24d	1	0.38mi
6029 Trophy Dr #301 Naples, FL	2.0	2.0	2160	$6,000	$2.78	24d	1	0.41mi
16432 Aberdeen Way Naples, FL	4.0	2.0	2055	$4,200	$2.04	24d	1	0.47mi
16366 Barclay Ct Naples, FL	4.0	2.0	2034	$4,750	$2.34	22d	1	0.48mi
16366 Barclay Ct Naples, FL	4.0	2.0	2034	$4,750	$2.34	24d	1	0.48mi
5967 Sand Wedge Ln #106 Naples, FL	2.0	2.0	1540	$2,875	$1.87	24d	1	0.50mi
5870 3 Iron Dr Unit 4-401 Naples, FL	3.0	2.0	1633	$8,000	$4.90	24d	1	0.51mi
16210 Allura Cir Naples, FL	1.0–3.0	1.0–2.0	1078	$3,570	$3.31	14d	18	0.53mi
5963 Sand Wedge Ln #203 Naples, FL	2.0	2.0	1490	$5,750	$3.86	24d	1	0.54mi
5963 Sand Wedge Ln #205 Naples, FL	2.0	2.0	1478	$6,500	$4.40	24d	1	0.54mi
5885 Three Iron Dr #1102 Naples, FL	3.0	2.0	1633	$7,000	$4.29	24d	1	0.56mi
5945 Sand Wedge Ln #1003 Naples, FL	2.0	2.0	1490	$6,000	$4.03	24d	1	0.59mi
5892 Three Iron Dr #1504 Naples, FL	2.0	2.0	1793	$7,000	$3.90	24d	1	0.60mi
5941 Sand Wedge Ln #1206 Naples, FL	2.0	2.0	1540	$3,450	$2.24	24d	1	0.61mi
5944 Sand Wedge Ln #1108 Naples, FL	2.0	2.0	1478	$6,250	$4.23	24d	1	0.62mi
5937 Sand Wedge Ln #1507 Naples, FL	2.0	2.0	1540	$6,500	$4.22	24d	1	0.63mi
6522 Waverly Green Way Naples, FL	3.0	2.0	2039	$4,500	$2.21	24d	1	0.64mi
5940 Sand Wedge Ln #1407 Naples, FL	2.0	2.0	1540	$5,500	$3.57	24d	1	0.65mi
6000 Pinnacle Ln #2503 Naples, FL	3.0	2.0	2150	$5,000	$2.33	24d	1	0.65mi
5923 Sand Wedge Ln #1906 Naples, FL	2.0	2.0	1540	$2,695	$1.75	22d	1	0.67mi
6015 Pinnacle Ln Unit 5 Naples, FL	3.0	2.0	2150	$7,500	$3.49	24d	1	0.69mi
6025 Pinnacle Ln Unit 1 Naples, FL	2.0	2.0	1633	$8,000	$4.90	24d	1	0.70mi
5928 Sand Wedge Ln #1808 Naples, FL	2.0	2.0	1478	$6,000	$4.06	24d	1	0.71mi
5928 Sand Wedge Ln #1805 Naples, FL	2.0	2.0	1478	$6,500	$4.40	24d	1	0.71mi
6478 Waverly Green Way Naples, FL	3.0	2.5	1711	$10,000	$5.84	24d	1	0.71mi
5886 Paradise Cir Naples, FL	3.0	3.0	1922	$6,800	$3.54	24d	1	0.75mi
7000 Pinnacle Ln #1401 Naples, FL	3.0	2.0	1636	$8,500	$5.20	24d	1	0.83mi
16208 Parque Ln Naples, FL	3.0	2.0	2000	$12,500	$6.25	24d	1	0.85mi
16188 Parque Ln Naples, FL	3.0	2.0	1974	$5,500	$2.79	24d	1	0.88mi
250 Willowick Dr Naples, FL	3.0	2.0	1469	$3,500	$2.38	24d	1	0.95mi
3555 Laurel Greens Ln N #202 Naples, FL	2.0	2.0	1784	$5,000	$2.80	24d	1	0.95mi
3545 Laurel Greens Ln N #201 Naples, FL	2.0	2.0	1708	$3,700	$2.17	24d	1	0.95mi
16356 Viansa Way #101 Naples, FL	3.0	2.0	1710	$12,000	$7.02	14d	1	0.96mi
16348 Viansa Way #101 Naples, FL	3.0	2.0	1710	$7,000	$4.09	24d	1	0.96mi
5630 Sherborn Dr #202 Naples, FL	3.0	2.0	2005	$7,500	$3.74	24d	1	0.97mi
16352 Viansa Way #101 Naples, FL	3.0	2.0	1710	$8,000	$4.68	24d	1	0.97mi
3465 Laurel Greens Ln S #103 Naples, FL	2.0	2.0	1789	$2,550	$1.43	24d	1	1.00mi
3455 Laurel Greens Ln S #103 Naples, FL	3.0	2.0	1758	$5,500	$3.13	24d	1	1.01mi

HOA detail condo

• Monthly dues: $499 · $5,988/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-04-07
   status Pending
2. 2026-03-23
   price $369,000
3. 2026-02-21
   listed $377,000 Active
4. 2016-06-22
   soldstatus $220,000
5. 2016-06-15
   price $220,000 602-char remark

   Show marketing remark (602 chars)

   Motivated Seller! You Must See this Beautiful and nearly new 3 bedroom 2 and a 1/2 Bath two story townhouse with garage! Located in a Prime central North Naples location this unit has been recently updated with fresh paint, brand new carpet and is ready to move in! Tons of storage, Open Concept, Spacious Kitchen and very quiet and private as you look out to the wooded preserve from the screened Lanai. There is also Lots of guest parking right in front of your home and you are minutes to shopping, dining, and white sandy beaches with easy access to I-75. Excellent Value. Hurry, Owner Says Sell!

6. 2016-06-15
   soldstatus $220,000 Sold 602-char remark

   Show marketing remark (602 chars)

   Motivated Seller! You Must See this Beautiful and nearly new 3 bedroom 2 and a 1/2 Bath two story townhouse with garage! Located in a Prime central North Naples location this unit has been recently updated with fresh paint, brand new carpet and is ready to move in! Tons of storage, Open Concept, Spacious Kitchen and very quiet and private as you look out to the wooded preserve from the screened Lanai. There is also Lots of guest parking right in front of your home and you are minutes to shopping, dining, and white sandy beaches with easy access to I-75. Excellent Value. Hurry, Owner Says Sell!

7. 2016-06-14
   price $225,000 602-char remark

   Show marketing remark (602 chars)

   Motivated Seller! You Must See this Beautiful and nearly new 3 bedroom 2 and a 1/2 Bath two story townhouse with garage! Located in a Prime central North Naples location this unit has been recently updated with fresh paint, brand new carpet and is ready to move in! Tons of storage, Open Concept, Spacious Kitchen and very quiet and private as you look out to the wooded preserve from the screened Lanai. There is also Lots of guest parking right in front of your home and you are minutes to shopping, dining, and white sandy beaches with easy access to I-75. Excellent Value. Hurry, Owner Says Sell!

8. 2016-05-10
   status Pending With Contingencies 602-char remark

   Show marketing remark (602 chars)

   Motivated Seller! You Must See this Beautiful and nearly new 3 bedroom 2 and a 1/2 Bath two story townhouse with garage! Located in a Prime central North Naples location this unit has been recently updated with fresh paint, brand new carpet and is ready to move in! Tons of storage, Open Concept, Spacious Kitchen and very quiet and private as you look out to the wooded preserve from the screened Lanai. There is also Lots of guest parking right in front of your home and you are minutes to shopping, dining, and white sandy beaches with easy access to I-75. Excellent Value. Hurry, Owner Says Sell!

9. 2016-04-25
   historical 602-char remark

   Show marketing remark (602 chars)

   Motivated Seller! You Must See this Beautiful and nearly new 3 bedroom 2 and a 1/2 Bath two story townhouse with garage! Located in a Prime central North Naples location this unit has been recently updated with fresh paint, brand new carpet and is ready to move in! Tons of storage, Open Concept, Spacious Kitchen and very quiet and private as you look out to the wooded preserve from the screened Lanai. There is also Lots of guest parking right in front of your home and you are minutes to shopping, dining, and white sandy beaches with easy access to I-75. Excellent Value. Hurry, Owner Says Sell!

10. 2016-04-19
    listed $225,000 Active 602-char remark

    Show marketing remark (602 chars)

    Motivated Seller! You Must See this Beautiful and nearly new 3 bedroom 2 and a 1/2 Bath two story townhouse with garage! Located in a Prime central North Naples location this unit has been recently updated with fresh paint, brand new carpet and is ready to move in! Tons of storage, Open Concept, Spacious Kitchen and very quiet and private as you look out to the wooded preserve from the screened Lanai. There is also Lots of guest parking right in front of your home and you are minutes to shopping, dining, and white sandy beaches with easy access to I-75. Excellent Value. Hurry, Owner Says Sell!

11. 2016-02-01
    historical
12. 2015-12-29
    price $240,000
13. 2015-11-17
    status Active
14. 2015-10-22
    historical
15. 2015-10-09
    listed $246,900 Active

ⓘ 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: $3,361 · $280/mo
• Projected year-2 tax: $3,361 · $280/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $69,290
• − Mortgage interest: −$20,670
• − Property taxes: −$3,361
• − Insurance: −$1,845
• − Repairs & maintenance: −$5,543
• − Management: −$5,543
• − HOA: −$5,988
• − Depreciation: −$10,735
• Taxable income: $15,605
• Est. tax owed @ 24.0%: −$3,745
• After-tax cash flow: $16,579/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 — Bonita Springs

• Score: 70/100
• State rank: #428
• US rank: #7576

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collier County · 396,295 people
• City population: 64,727
• Metro: Naples-Marco Island, FL
• Population (ZIP): 25,630
• Household income: $97,564
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 1006.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 9% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -172.68%
• Current HPI: 267.4644
• Rent YoY: ▼ -1.06%
• 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

+49.5% since first listed

15 events — show timeline

• 2026-04-07 Pending — NAPLESMLS
• 2026-03-23 Price Changed $369,000 NAPLESMLS
• 2026-02-21 Listed $377,000 NAPLESMLS
• 2016-06-22 Sold (Public Records) $220,000 Public Records
• 2016-06-15 Price Changed $220,000 NAPLESMLS
• 2016-06-15 Sold (MLS) $220,000 NAPLESMLS
• 2016-06-14 Price Changed $225,000 NAPLESMLS
• 2016-05-10 Pending — NAPLESMLS
• 2016-04-25 Listing Removed — NAPLESMLS
• 2016-04-19 Listed $225,000 NAPLESMLS
• 2016-02-01 Listing Removed — NAPLESMLS
• 2015-12-29 Price Changed $240,000 NAPLESMLS
• 2015-11-17 Relisted — NAPLESMLS
• 2015-10-22 Listing Removed — NAPLESMLS
• 2015-10-09 Listed $246,900 NAPLESMLS

Property tax history

+11.7%/yr

Latest (2025): $3,361 · +5.0% YoY. Source: county tax records.