1025 Egrets Walk Cir #103 · Pelican Marsh, FL 34108

$675,000

3 bd · 2.0 ba · 1,507 sqft · Condo public records · 56 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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +6.7/10.0
• 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

C3671 - Complete renovation on a 3 bedroom, 2 bath, first floor condo, with one car attached garage. All new kitchen, appliances, bathrooms, flooring, lighting fixtures, fans, updated plumbing and electrical and more! Designed with an open concept and neutral color palette to accommodate anyone's furnishings. Pelican Marsh is a fantastic community, with loads of amenities, that come with purchase of any property! It is also centrally located, with lots of dining, shopping, beaches and more in every direction.

Key facts

• Gated community
• Screeded in lanai
• First floor unit

Tags

• FIRST FLOOR UNIT
• GARDEN VIEW COACH HOME
• GATED COMMUNITY
• SCREEDED IN LANAI
• PRIVATE PEDESTRIAN ENTRANCE
• COMMUNITY POOLS

Property features AI

Finance

• Other: No commercial use and no RV restrictions
• Financial info: Total annual recurring fees reported; Total one-time fees reported
• HOA & community: Mandatory HOA; Quarterly HOA fee; Master association fee (annual); Professional management; HOA covers internet/Wi‑Fi access, irrigation water, lawn/land maintenance, pest control (exterior), street lights, street maintenance and trash removal; Community amenities include clubhouse, community pool, community room, exercise room, restaurant and shopping; tennis facilities; gated community

Exterior

• Parking: Attached 1-car garage; Paved driveway
• Security: Guarded gate community; Community security services included in HOA
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential townhouse (Carriage/Coach style); Built in 1995; Rear exposure faces south; Located in Pelican Marsh development (Egrets Walk sub-association)
• Construction: Concrete block construction
• Exterior features: Tile roof; Impact-resistant windows; Landscaped area view; Private road; Zero lot line; Reclaimed irrigation; Guard at gate

Interior

• Kitchen: Cooktop (electric); Range; Microwave; Dishwasher; Garbage disposal; Refrigerator/freezer
• Bedrooms: 3 bedrooms; First-floor bedroom; Master bedroom on ground level; Split bedroom layout
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and multiple shower heads (shower only)
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: High-speed internet available; Smoke detectors; Walk-in closet; Screened lanai/porch; Breakfast bar and breakfast room; Laundry in residence; Furnished: negotiable; Open/other floor plan
• Laundry & utility: Washer and dryer in residence; Auto garage door opener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $675k.

Deal economics

• At list price, monthly cash flow is $987 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $675k).
• Recommended offer: $655k (3.0% 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); 679 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $7,920/mo this rent would consume 80% 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 $5k of loan paydown is wiped out by about $20k 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 $189k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($655k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $585k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $654,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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: 1.17% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 7.1

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-4,173
• Equity at exit: $100,645

10-year hold

• IRR: 14.1%
• Equity multiple: 2.43×
• Total profit: $269,796
• Equity at exit: $58,362

Cash invested: $189,000 (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: 679
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $7,920 high
• Mortgage (P&I): −$3,540
• Tax from tax record: −$575 /mo · $6,905/yr
• Insurance: −$281
• HOA: −$873
• Vacancy / Maint / Mgmt: −$1,663
• Net cashflow: $987

Break-even live

Break-even rent $6,670

Max offer price $675,000

Occupancy floor 83%

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: $168,750
• Closing costs: $20,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1033 Egrets Walk Cir Unit 6-101 Naples, FL	3.0	2.0	1584	$2,200	$1.39	23d	1	0.01mi
901 Egrets Run Unit 4-102 Naples, FL	3.0	2.0	1986	$10,000	$5.04	23d	1	0.06mi
1051 Egrets Walk Cir Unit 7-102 Naples, FL	2.0	2.0	1696	$7,250	$4.27	23d	1	0.08mi
1051 Egrets Walk Cir Unit 7-201 Naples, FL	3.0	2.0	1800	$8,500	$4.72	23d	1	0.08mi
9115 Strada Pl Naples, FL	1.0–2.0	1.5–2.0	1489	$13,000	$8.73	23d	4	0.12mi
1190 Egrets Walk Cir #103 Naples, FL	3.0	2.0	1507	$8,000	$5.31	23d	1	0.13mi
1061 Egrets Walk Cir #201 Naples, FL	3.0	2.0	1800	$8,500	$4.72	23d	1	0.13mi
1265 Egrets Lndg #201 Naples, FL	2.0	2.0	1800	$7,500	$4.17	23d	1	0.16mi
1265 Egrets Lndg #101 Naples, FL	2.0	2.0	1584	$3,100	$1.96	23d	1	0.16mi
9123 Strada Pl Naples, FL	1.0–2.0	1.0–2.0	1267	$14,000	$11.05	13d	6	0.16mi
881 Gulf Pavilion Dr #201 Naples, FL	2.0	2.0	1516	$7,500	$4.95	23d	1	0.36mi
837 91st Ave N Naples, FL	4.0	3.0	2200	$5,500	$2.50	23d	1	0.40mi
878 Meadowland Dr Unit G Naples, FL	2.0	2.0	1282	$2,500	$1.95	13d	1	0.42mi
878 Meadowland Dr Unit 4 Naples, FL	2.0	2.0	1459	$6,500	$4.46	13d	1	0.42mi
878 Meadowland Dr Unit B Naples, FL	3.0	2.5	1784	$3,200	$1.79	13d	1	0.42mi
840 Gulf Pavilion Dr #103 Naples, FL	2.0	2.0	1179	$5,500	$4.66	23d	1	0.43mi
840 Meadowland Dr Unit H Naples, FL	3.0	2.5	1748	$6,900	$3.95	23d	1	0.43mi
819 91st Ave N Naples, FL	4.0	4.0	1926	$25,000	$12.98	23d	1	0.45mi
840 Meadowland Dr Unit H Naples, FL	3.0	2.5	1748	$6,900	$3.95	13d	1	0.45mi
834 Gulf Pavilion Dr #204 Naples, FL	2.0	2.0	1516	$5,000	$3.30	21d	1	0.46mi
834 Gulf Pavilion Dr #204 Naples, FL	2.0	2.0	1516	$8,000	$5.28	23d	1	0.46mi
833 Meadowland Dr Unit 14-3 Naples, FL	2.0	2.5	1360	$5,500	$4.04	13d	1	0.49mi
820 Meadowland Dr Unit D Naples, FL	2.0	2.5	1432	$5,500	$3.84	13d	1	0.51mi
856 98th Ave N Naples, FL	3.0	2.0	1711	$4,500	$2.63	23d	1	0.52mi
822 Gulf Pavilion Dr #202 Naples, FL	2.0	2.0	1275	$6,500	$5.10	23d	1	0.52mi
823 Meadowland Dr Unit H Naples, FL	3.0	2.5	1744	$6,500	$3.73	13d	1	0.53mi
823 Meadowland Dr Unit 41-2 Naples, FL	3.0	2.5	1784	$9,000	$5.04	13d	1	0.53mi
799 94th Ave N Naples, FL	3.0	2.0	1674	$5,000	$2.99	23d	1	0.54mi
791 94th Ave N Naples, FL	3.0	2.0	1400	$9,000	$6.43	23d	1	0.56mi
794 95th Ave N Naples, FL	3.0	2.0	1805	$6,500	$3.60	23d	1	0.56mi
815 Gulf Pavilion Dr #203 Naples, FL	2.0	2.0	1179	$3,500	$2.97	23d	1	0.56mi
847 98th Ave N Naples, FL	3.0	2.0	2084	$4,400	$2.11	13d	1	0.56mi
800 Meadowland Dr Unit N Naples, FL	2.0	2.5	1432	$5,500	$3.84	21d	1	0.60mi
800 Meadowland Dr Unit H Naples, FL	2.0	2.5	1432	$2,700	$1.89	13d	1	0.60mi
790 Meadowland Dr Unit 29-2 Naples, FL	2.0	2.5	1432	$6,000	$4.19	13d	1	0.62mi
837 99th Ave N Naples, FL	4.0	3.0	2100	$18,000	$8.57	23d	1	0.63mi
749 91st Ave N Naples, FL	3.0	3.0	1417	$3,750	$2.65	13d	1	0.63mi
793 97th Ave N Naples, FL	3.0	2.0	1700	$10,500	$6.18	23d	1	0.63mi
768 96th Ave N Naples, FL	3.0	2.0	1735	$11,500	$6.63	23d	1	0.63mi
81 Emerald Woods Dr Unit M8 Naples, FL	2.0	2.0	1133	$4,200	$3.71	13d	1	0.64mi

HOA detail condo

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

Listing history 15 events

1. 2026-06-03
   days on market $675,000 Active 56 DOM
2. 2026-06-02
   days on market $675,000 Active 55 DOM
3. 2026-06-01
   days on market $675,000 Active 54 DOM
4. 2026-05-31
   days on market $675,000 Active 53 DOM
5. 2026-05-30
   days on market $675,000 Active 52 DOM
6. 2026-04-08
   listed $675,000 Active
7. 2022-03-17
   soldstatus $585,000
8. 2022-03-11
   soldstatus $585,000 Sold 514-char remark

   Show marketing remark (514 chars)

   C3671 - Complete renovation on a 3 bedroom, 2 bath, first floor condo, with one car attached garage. All new kitchen, appliances, bathrooms, flooring, lighting fixtures, fans, updated plumbing and electrical and more! Designed with an open concept and neutral color palette to accommodate anyone's furnishings. Pelican Marsh is a fantastic community, with loads of amenities, that come with purchase of any property! It is also centrally located, with lots of dining, shopping, beaches and more in every direction.

9. 2021-12-21
   status Pending 514-char remark

   Show marketing remark (514 chars)

   C3671 - Complete renovation on a 3 bedroom, 2 bath, first floor condo, with one car attached garage. All new kitchen, appliances, bathrooms, flooring, lighting fixtures, fans, updated plumbing and electrical and more! Designed with an open concept and neutral color palette to accommodate anyone's furnishings. Pelican Marsh is a fantastic community, with loads of amenities, that come with purchase of any property! It is also centrally located, with lots of dining, shopping, beaches and more in every direction.

10. 2021-10-11
    listed $585,000 514-char remark

    Show marketing remark (514 chars)

    C3671 - Complete renovation on a 3 bedroom, 2 bath, first floor condo, with one car attached garage. All new kitchen, appliances, bathrooms, flooring, lighting fixtures, fans, updated plumbing and electrical and more! Designed with an open concept and neutral color palette to accommodate anyone's furnishings. Pelican Marsh is a fantastic community, with loads of amenities, that come with purchase of any property! It is also centrally located, with lots of dining, shopping, beaches and more in every direction.

11. 2021-06-02
    soldstatus $325,000
12. 2021-05-26
    soldstatus $325,000 Sold 483-char remark

    Show marketing remark (483 chars)

    C2339 - Rare find this first floor "garden view" condominium in Egrets Walk in Pelican Marsh. It is a true 3 bedroom unit, 2 bath, a dinning area, kitchen and open living room. Unit is in its original layout. New A/C in 2018, new Hot Water Heater 2011, and new roof on building. Your perfect location near theater, shopping, dinning and, of course. the beach. Pelican Marsh, your Master Association, offers many activities and amenities at the Foundation for your pleasure.

13. 2021-05-03
    status Pending With Contingencies 483-char remark

    Show marketing remark (483 chars)

    C2339 - Rare find this first floor "garden view" condominium in Egrets Walk in Pelican Marsh. It is a true 3 bedroom unit, 2 bath, a dinning area, kitchen and open living room. Unit is in its original layout. New A/C in 2018, new Hot Water Heater 2011, and new roof on building. Your perfect location near theater, shopping, dinning and, of course. the beach. Pelican Marsh, your Master Association, offers many activities and amenities at the Foundation for your pleasure.

14. 2021-05-03
    listed $325,000 Active 483-char remark

    Show marketing remark (483 chars)

    C2339 - Rare find this first floor "garden view" condominium in Egrets Walk in Pelican Marsh. It is a true 3 bedroom unit, 2 bath, a dinning area, kitchen and open living room. Unit is in its original layout. New A/C in 2018, new Hot Water Heater 2011, and new roof on building. Your perfect location near theater, shopping, dinning and, of course. the beach. Pelican Marsh, your Master Association, offers many activities and amenities at the Foundation for your pleasure.

15. 1995-09-07
    soldstatus $158,000

ⓘ 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: $6,905 · $575/mo
• Projected year-2 tax: $6,905 · $575/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: $95,034
• − Mortgage interest: −$37,810
• − Property taxes: −$6,905
• − Insurance: −$3,375
• − Repairs & maintenance: −$7,603
• − Management: −$7,603
• − HOA: −$10,476
• − Depreciation: −$19,636
• Taxable income: $1,626
• Est. tax owed @ 24.0%: −$390
• After-tax cash flow: $11,454/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

+327.2% since first listed

10 events — show timeline

• 2026-04-08 Listed $675,000 NAPLESMLS
• 2022-03-17 Sold (Public Records) $585,000 Public Records
• 2022-03-11 Sold (MLS) $585,000 NAPLESMLS
• 2021-12-21 Pending — NAPLESMLS
• 2021-10-11 Listed $585,000 NAPLESMLS
• 2021-06-02 Sold (Public Records) $325,000 Public Records
• 2021-05-26 Sold (MLS) $325,000 NAPLESMLS
• 2021-05-03 Pending — NAPLESMLS
• 2021-05-03 Listed $325,000 NAPLESMLS
• 1995-09-07 Sold (Public Records) $158,000 Public Records

Property tax history

+13.7%/yr

Latest (2025): $6,905 · +1.6% YoY. Source: county tax records.