5350 Catts St · Naples Manor, FL 34113

$472,000

4 bd · 2.0 ba · 1,556 sqft · SingleFamily public records · 114 Days on market

Built 1971 8,276 sqft lot Est $464k · at est.

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +6.7/15.0
• 1% rule +5.4/10.0
• Schools +5.0/10.0
• Rent growth +3.9/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful 4 bedroom, 2 bath, with a great location. Near to restaurants and shopping centers. Located at East Naples and 41 just 5 miles from downtown and the beaches. This house offers 4 spacious bedrooms, 2 full bathrooms, large living room, nice Florida, ample dining area, near to kitchen, screened in lanai with outside kitchen and amply patio . e and recreation

Key facts

• Outdoor kitchen area
• Open-concept kitchen
• Large yard

Tags

• OPEN-CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES
• OUTDOOR ENTERTAINING SPACE
• FULLY FENCED BACKYARD
• OUTDOOR KITCHEN AREA
• LARGE YARD

Property features AI

Finance

• Other: Property located in the Naples Manor development
• Financial info: No multifamily/investor financial details provided
• HOA & community: No HOA maintenance required; Community park available; Community type: see remarks

Exterior

• Parking: No specific parking details provided
• Security: Smoke detectors installed
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential single-family home; Florida-style description; Built in 1971; Wood frame construction; Rear of property faces west; Single-story
• Construction: Wood frame construction; Stucco exterior; Shingle roof; Built in 1971; Foundation details not provided
• Exterior features: Fenced yard; Outdoor kitchen; Shutters for storm protection; Double-hung windows; Stucco exterior finish; Shingle roof; Landscaped view

Interior

• Kitchen: Cooktop (electric); Self-cleaning oven; Dishwasher; Microwave; Refrigerator/freezer; Disposal; Pantry; Eat-in kitchen
• Bedrooms: 4 bedrooms; At least one bedroom on the first floor
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms; Master bathroom with combo tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; High-speed internet available; Pantry; Dining area that opens to the living room; Eat-in kitchen; Family room; Guest bath; Guest room; Laundry in residence; Open porch/lanai; Property is furnished; 10 total rooms; Other floor plan
• Laundry & utility: Washer and dryer in residence

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $472k.

Deal economics

• At list price, monthly cash flow is $660 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $472k).
• Recommended offer: $430k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#615 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: amenities F, commute F, employment D-.
• 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: Parkside Elementary School (math 54% / reading 45%, grade D, #1,088 of 2,144 statewide, top 53%, 608 students, 70% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL).
• Zoned-school proficiency averages 44% at this address vs 58% district-wide (-14 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 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 $4,886/mo this rent would consume 72% of the median local household income ($82k/yr) (locally 954% 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 $3k of loan paydown is wiped out by about $14k 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.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($430k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago; this cycle's ask has dropped $27k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $355k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $429,520 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
7. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.87%
• DSCR: 1.44
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $463,688
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5309 Warren St	0.49mi	3/2.0 (-1)	1,451 (-7%)	9mo	$433,000	$298	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.59% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-21,327
• Equity at exit: $70,377

10-year hold

• IRR: 8.2%
• Equity multiple: 1.70×
• Total profit: $92,259
• Equity at exit: $40,810

Cash invested: $132,160 (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: 8.0×

Monthly cashflow live

• Estimated rent: $4,886 medium
• Mortgage (P&I): −$2,475
• Tax from tax record: −$101 /mo · $1,217/yr
• Insurance: −$197
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,026
• Net cashflow: $660

Break-even live

Break-even rent $4,050

Max offer price $472,000

Occupancy floor 81%

Sensitivity live

Price	-10% $928	-5% $794	+0% $660	+5% $527	+10% $393
Rent	-10% $274	-5% $467	+0% $660	+5% $853	+10% $1,046
Rate	-1.0pp $898	-0.5pp $780	base $660	+0.5pp $538	+1.0pp $414

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: $118,000
• Closing costs: $14,160
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5237 Jennings St Naples, FL	3.0	2.0	1971	$2,500	$1.27	24d	1	0.30mi
6065 Divot Ct Naples, FL	3.0	2.0	1738	$10,000	$5.75	24d	1	0.46mi
6101 Dogleg Dr Naples, FL	3.0	2.0	1694	$12,000	$7.08	24d	1	0.52mi
6105 Dogleg Dr Naples, FL	3.0	3.0	1945	$12,000	$6.17	24d	1	0.52mi
6088 Dogleg Dr Naples, FL	3.0	3.0	1965	$2,890	$1.47	24d	1	0.55mi
6155 Dogleg Dr Naples, FL	3.0	2.0	2043	$8,000	$3.92	14d	1	0.59mi
6155 Dogleg Dr Naples, FL	3.0	2.0	2043	$9,000	$4.41	24d	1	0.59mi
494 Saint Andrews Blvd Naples, FL	3.0	2.0	1700	$2,800	$1.65	24d	1	0.64mi
9498 Napoli Ln Unit 201 Naples, FL	3.0	2.0	2099	$12,000	$5.72	14d	1	0.73mi
326 Bradstrom Cir Unit 204F Naples, FL	3.0	2.0	1200	$3,500	$2.92	24d	1	0.74mi
9476 Napoli Ln Unit 202 Naples, FL	3.0	2.0	2099	$10,000	$4.76	14d	1	0.84mi
9115 Napoli Ct #101 Naples, FL	3.0	2.0	1741	$9,500	$5.46	24d	1	0.86mi
9114 Prima Way Unit 102 Naples, FL	3.0	2.0	1883	$10,000	$5.31	14d	1	0.86mi
6215 Brunello Ln Naples, FL	3.0	3.0	2062	$15,000	$7.27	24d	1	0.86mi
9512 Napoli Ln Unit 101 Naples, FL	3.0	2.0	1741	$10,000	$5.74	14d	1	0.87mi
9126 Napoli Ct Unit 101 Naples, FL	3.0	2.0	1883	$9,500	$5.05	14d	1	0.88mi
9107 Napoli Ct Unit 201 Naples, FL	3.0	2.0	2099	$3,500	$1.67	24d	1	0.89mi
255 Pine Valley Cir Naples, FL	3.0	1.5	1574	$3,500	$2.22	24d	1	0.90mi
6255 Brunello Ln Naples, FL	3.0	3.0	2046	$16,500	$8.06	24d	1	0.91mi
6719 Crowned Eagle Ln Naples, FL	3.0	2.0	1745	$3,850	$2.21	24d	1	0.91mi
9372 Vercelli Ct Naples, FL	4.0	2.0	2239	$13,000	$5.81	24d	1	0.92mi
6757 Bent Grass Dr Naples, FL	3.0	2.0	1719	$3,650	$2.12	24d	1	0.92mi
6605 Castlelawn Pl #34 Naples, FL	3.0	3.0	1985	$13,000	$6.55	24d	1	0.92mi
6753 Bent Grass Dr Naples, FL	3.0	3.0	1945	$8,000	$4.11	24d	1	0.93mi
6971 Amen Corner Ct Naples, FL	3.0	2.0	1749	$12,000	$6.86	24d	1	0.96mi
6737 Bent Grass Dr Naples, FL	3.0	2.0	1745	$12,000	$6.88	24d	1	0.97mi
8884 Mustang Island Cir Naples, FL	3.0	2.0	2000	$12,500	$6.25	22d	1	0.99mi
416 Bristle Cone Ln #9 Naples, FL	4.0	2.5	2060	$2,800	$1.36	24d	1	1.00mi
8888 Mustang Island Cir Naples, FL	3.0	2.5	2028	$10,000	$4.93	24d	1	1.00mi
6513 Caldecott Dr Naples, FL	3.0	2.0	2125	$12,000	$5.65	24d	1	1.02mi
520 Augusta Blvd Unit B204 Naples, FL	3.0	2.0	1294	$2,200	$1.70	24d	1	1.02mi
9254 Veneto Pl Naples, FL	3.0	3.0	2035	$17,500	$8.60	24d	1	1.02mi
9234 Veneto Pl Naples, FL	3.0	3.0	2032	$21,500	$10.58	24d	1	1.03mi
6557 Caldecott Dr Naples, FL	3.0	2.0	1975	$10,000	$5.06	24d	1	1.04mi
6597 Caldecott Dr Naples, FL	3.0	2.0	1975	$19,000	$9.62	24d	1	1.06mi
6476 Caldecott Dr Naples, FL	3.0	2.0	2034	$12,500	$6.15	24d	1	1.10mi
575 Augusta Blvd Naples, FL	3.0	2.0	1500	$2,100	$1.40	24d	1	1.12mi
6809 Ascot Dr #201 Naples, FL	3.0	2.0	2040	$7,500	$3.68	24d	1	1.13mi
6815 Ascot Dr #102 Naples, FL	3.0	2.0	1632	$7,500	$4.60	24d	1	1.14mi
8963 Appaloosa Ct Naples, FL	4.0	2.0	2023	$15,000	$7.41	24d	1	1.15mi

Listing history 31 events

1. 2026-06-18
   days on market $472,000 Active 114 DOM
2. 2026-06-17
   days on market $472,000 Active 113 DOM
3. 2026-06-16
   days on market $472,000 Active 112 DOM
4. 2026-06-15
   days on market $472,000 Active 111 DOM
5. 2026-06-14
   days on market $472,000 Active 109 DOM
6. 2026-06-10
   days on market $472,000 Active 106 DOM
7. 2026-06-09
   days on market $472,000 Active 105 DOM
8. 2026-06-08
   days on market $472,000 Active 104 DOM
9. 2026-06-07
   days on market $472,000 Active 103 DOM
10. 2026-06-03
    days on market $472,000 Active 99 DOM
11. 2026-06-02
    days on market $472,000 Active 98 DOM
12. 2026-06-01
    days on market $472,000 Active 97 DOM
13. 2026-05-31
    days on market $472,000 Active 96 DOM
14. 2026-05-30
    days on market $472,000 Active 95 DOM
15. 2026-05-05
    price $472,000
16. 2026-03-26
    price $479,000
17. 2026-02-24
    listed $499,000 Active
18. 2023-11-28
    historical
19. 2023-08-12
    price $499,000
20. 2023-05-22
    listed $539,000 Active
21. 2021-10-20
    soldstatus $354,900
22. 2021-10-15
    soldstatus $354,900 Sold 367-char remark

    Show marketing remark (367 chars)

    Wonderful 4 bedroom, 2 bath, with a great location. Near to restaurants and shopping centers. Located at East Naples and 41 just 5 miles from downtown and the beaches. This house offers 4 spacious bedrooms, 2 full bathrooms, large living room, nice Florida, ample dining area, near to kitchen, screened in lanai with outside kitchen and amply patio . e and recreation

23. 2021-09-01
    price $354,900 367-char remark

    Show marketing remark (367 chars)

    Wonderful 4 bedroom, 2 bath, with a great location. Near to restaurants and shopping centers. Located at East Naples and 41 just 5 miles from downtown and the beaches. This house offers 4 spacious bedrooms, 2 full bathrooms, large living room, nice Florida, ample dining area, near to kitchen, screened in lanai with outside kitchen and amply patio . e and recreation

24. 2021-07-27
    status Active 367-char remark

    Show marketing remark (367 chars)

    Wonderful 4 bedroom, 2 bath, with a great location. Near to restaurants and shopping centers. Located at East Naples and 41 just 5 miles from downtown and the beaches. This house offers 4 spacious bedrooms, 2 full bathrooms, large living room, nice Florida, ample dining area, near to kitchen, screened in lanai with outside kitchen and amply patio . e and recreation

25. 2021-07-09
    status Pending With Contingencies 367-char remark

    Show marketing remark (367 chars)

    Wonderful 4 bedroom, 2 bath, with a great location. Near to restaurants and shopping centers. Located at East Naples and 41 just 5 miles from downtown and the beaches. This house offers 4 spacious bedrooms, 2 full bathrooms, large living room, nice Florida, ample dining area, near to kitchen, screened in lanai with outside kitchen and amply patio . e and recreation

26. 2021-06-19
    listed $360,000 Active 367-char remark

    Show marketing remark (367 chars)

    Wonderful 4 bedroom, 2 bath, with a great location. Near to restaurants and shopping centers. Located at East Naples and 41 just 5 miles from downtown and the beaches. This house offers 4 spacious bedrooms, 2 full bathrooms, large living room, nice Florida, ample dining area, near to kitchen, screened in lanai with outside kitchen and amply patio . e and recreation

27. 2009-06-30
    soldstatus $60,000
28. 2009-06-30
    listed $54,900
29. 2009-02-06
    listed $54,900
30. 2002-12-10
    soldstatus $72,000
31. 2000-02-28
    soldstatus $62,000

ⓘ 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: $1,217 · $101/mo
• Projected year-2 tax: $3,918 · $326/mo
• Expected delta: +$2,701/yr (+$225/mo · 222.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 98% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 29 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: $58,636
• − Mortgage interest: −$26,439
• − Property taxes: −$1,217
• − Insurance: −$7,478
• − Repairs & maintenance: −$4,691
• − Management: −$4,691
• − Depreciation: −$13,731
• Taxable income: $389
• Est. tax owed @ 24.0%: −$93
• After-tax cash flow: $7,831/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 Manor

• Score: 66/100
• State rank: #615
• US rank: #11875

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Naples Manor, 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

+661.3% since first listed

17 events — show timeline

• 2026-05-05 Price Changed $472,000 NAPLESMLS
• 2026-03-26 Price Changed $479,000 NAPLESMLS
• 2026-02-24 Listed $499,000 NAPLESMLS
• 2023-11-28 Listing Removed — NAPLESMLS
• 2023-08-12 Price Changed $499,000 NAPLESMLS
• 2023-05-22 Listed $539,000 NAPLESMLS
• 2021-10-20 Sold (Public Records) $354,900 Public Records
• 2021-10-15 Sold (MLS) $354,900 NAPLESMLS
• 2021-09-01 Price Changed $354,900 NAPLESMLS
• 2021-07-27 Relisted — NAPLESMLS
• 2021-07-09 Pending — NAPLESMLS
• 2021-06-19 Listed $360,000 NAPLESMLS
• 2009-06-30 Listed $54,900 NAPLESMLS
• 2009-06-30 Sold (MLS) $60,000 NAPLESMLS
• 2009-02-06 Listed $54,900 NAPLESMLS
• 2002-12-10 Sold (Public Records) $72,000 Public Records
• 2000-02-28 Sold (Public Records) $62,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $1,217 · +6.3% YoY. Source: county tax records.