774 109th Ave N · Naples Park, FL 34108

$905,000

4 bd · 2.0 ba · 1,222 sqft · SingleFamily public records · 37 Days on market

Built 1987

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Why this score? — see what drove the D 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 +12.3/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• DSCR +3.7/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Alert!!! This successful four bedroom, two bathroom turn-key short term vacation rental home is ready for a new investor to scoop up and cash in on the booming rental market. Naples Park has emerged as one of the most popular vacation destinations in the country since the covid lockdowns back in 2020. Some of the reasons this home rents so well is the fact that it sleeps 12 and has an amazing resort style outdoor living area with a gigantic 40'x14' pool which makes it perfect for entertaining. The southern exposure lot provides plenty of sunlight all year long. Only minutes away from the world famous Vanderbilt Beach, Ritz-Carlton, Mercato, and all the popular restaurants and shopping that Naples has to offer. With no HOA rules and rental restrictions, Naples Park continues to outpace other popular real estate investment areas with no end in sight. Act fast so you can own this home just in time for the upcoming season.

Key facts

• New metal roof
• Renovated deck
• Resort-style pool

Tags

• SOUTHERN-EXPOSURE BACKYARD
• RESORT-STYLE POOL
• SPACIOUS OUTDOOR LIVING AREA
• NEW METAL ROOF
• RENOVATED DECK
• HURRICANE-IMPACT SLIDING DOORS

Property features AI

Exterior

• Home design: Single-family property built in 1987; One-story
• Construction: Built in 1987
• Exterior features: Located in the North Naples subdivision

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $905k.

Deal economics

• At list price, monthly cash flow is $-231 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $864k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $683k (24.6% below list).
• Recommended offer: $683k (24.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#696 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A-, employment B+; Watch: health & safety D, schools F, 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.
• 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 24d 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 $6,828/mo this rent would consume 69% 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 $6k of loan paydown is wiped out by about $27k 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 37 days — a 3% lower offer ($878k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y 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 $736k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $682,752 (24.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.75% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.78%
• DSCR: 0.97
• GRM: 11.0

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: -13.2%
• Equity multiple: 0.50×
• Total profit: $-125,587
• Equity at exit: $134,938

10-year hold

• IRR: 1.6%
• Equity multiple: 1.14×
• Total profit: $34,737
• Equity at exit: $78,248

Cash invested: $253,400 (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: 11.0×

Monthly cashflow live

• Estimated rent: $6,828 high
• Mortgage (P&I): −$4,746
• Tax from tax record: −$436 /mo · $5,228/yr
• Insurance: −$377
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,434
• Net cashflow: $-231

Break-even live

Break-even rent $7,120

Max offer price $864,127

Occupancy floor 98%

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: $226,250
• Closing costs: $27,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
792 108th Ave N Naples, FL	3.0	2.0	1446	$8,500	$5.88	23d	1	0.09mi
724 108th Ave N Unit 1073495P Naples, FL	3.0	2.0	1151	$4,915	$4.27	14d	1	0.09mi
749 105th Ave N Naples, FL	3.0	2.0	1394	$4,000	$2.87	23d	1	0.19mi
698 107th Ave N Naples, FL	4.0	3.0	1487	$3,800	$2.56	23d	1	0.19mi
838 109th Ave N Naples, FL	3.0	2.0	1168	$5,299	$4.54	23d	1	0.20mi
673 107th Ave N Naples, FL	3.0	2.0	1428	$3,850	$2.70	23d	1	0.23mi
692 106th Ave N Unit 1387168P Naples, FL	3.0	3.0	1356	$6,573	$4.85	14d	1	0.24mi
714 105th Ave N Naples, FL	3.0	2.0	1491	$4,150	$2.78	23d	1	0.25mi
856 104th Ave N Naples, FL	3.0	2.0	1398	$3,750	$2.68	23d	1	0.38mi
691 102nd Ave N Naples, FL	3.0	2.0	1311	$7,000	$5.34	23d	1	0.42mi
757 101st Ave N Naples, FL	3.0	2.0	1366	$3,900	$2.86	23d	1	0.44mi
650 103rd Ave N Naples, FL	3.0	2.0	1025	$2,700	$2.63	23d	1	0.44mi
572 105th Ave N Naples, FL	3.0	2.0	1485	$9,250	$6.23	23d	1	0.52mi
671 100th Ave N Naples, FL	3.0	2.0	1164	$5,500	$4.73	23d	1	0.55mi
604 102nd Ave N Naples, FL	3.0	2.0	1197	$3,150	$2.63	14d	1	0.55mi
530 108th Ave N Naples, FL	3.0	2.0	1350	$15,000	$11.11	23d	1	0.58mi
532 103rd Ave N Naples, FL	3.0	2.0	1326	$8,000	$6.03	23d	1	0.66mi
521 102nd Ave N Naples, FL	3.0	2.0	1432	$5,000	$3.49	14d	1	0.69mi
536 101st Ave N Naples, FL	3.0	1.0	1016	$2,500	$2.46	14d	1	0.72mi
625 97th Ave N Naples, FL	3.0	2.0	1496	$3,800	$2.54	23d	1	0.76mi
519 Roma Ct Naples, FL	3.0	2.0	1260	$4,450	$3.53	14d	6	0.80mi
509 Roma Ct Naples, FL	3.0	2.0	1322	$3,850	$2.91	23d	3	0.83mi
517 98th Ave N Naples, FL	3.0	2.0	1350	$4,750	$3.52	23d	1	0.85mi
645 95th Ave N Unit 1 Naples, FL	3.0	2.0	957	$2,750	$2.87	14d	1	0.86mi
791 94th Ave N Naples, FL	3.0	2.0	1400	$9,000	$6.43	23d	1	0.88mi
630 95th Ave N Unit A Naples, FL	3.0	2.0	1411	$2,995	$2.12	23d	1	0.90mi
630 95th Ave N Unit S Naples, FL	3.0	2.0	1411	$5,500	$3.90	23d	1	0.90mi
671 94th Ave N Naples, FL	3.0	2.0	1464	$6,800	$4.64	23d	1	0.90mi
534 96th Ave N Naples, FL	3.0	2.0	1198	$8,500	$7.10	23d	1	0.96mi
650 93rd Ave N Unit 1073498P Naples, FL	3.0	2.0	1442	$5,136	$3.56	14d	1	1.00mi
749 91st Ave N Naples, FL	3.0	3.0	1417	$3,750	$2.65	14d	1	1.06mi
10475 Gulf Shore Dr Naples, FL	2.0–3.0	2.0	1454	$20,000	$13.75	23d	7	1.17mi
559 Beachwalk Cir Unit U204 Naples, FL	3.0	2.0	1472	$7,500	$5.10	14d	1	1.20mi
655 Windsurf Ln Unit 1546357P Naples, FL	3.0	2.0	1442	$3,376	$2.34	14d	1	1.20mi
565 Beachwalk Cir Unit T104 Naples, FL	3.0	2.0	1450	$6,750	$4.66	14d	1	1.20mi
3 Bluebill Ave #801 Naples, FL	3.0	2.0	1472	$12,500	$8.49	23d	1	1.21mi
649 Beachwalk Cir Unit C101 Naples, FL	3.0	2.0	1450	$7,500	$5.17	14d	1	1.22mi
1282 Belaire Ct Naples, FL	3.0	3.5	1495	$9,500	$6.35	23d	1	1.23mi
5 Bluebill Ave #201 Naples, FL	3.0	2.0	1441	$9,000	$6.25	23d	1	1.23mi
5 Bluebill Ave #301 Naples, FL	3.0	2.0	1494	$7,500	$5.02	23d	1	1.23mi

Listing history 33 events

1. 2026-06-18
   days on market $905,000 Active 37 DOM
2. 2026-06-17
   days on market $905,000 Active 36 DOM
3. 2026-06-16
   days on market $905,000 Active 35 DOM
4. 2026-06-15
   days on market $905,000 Active 34 DOM
5. 2026-06-10
   days on market $905,000 Active 29 DOM
6. 2026-06-09
   days on market $905,000 Active 28 DOM
7. 2026-06-08
   days on market $905,000 Active 27 DOM
8. 2026-06-07
   days on market $905,000 Active 26 DOM
9. 2026-06-02
   days on market $905,000 Active 21 DOM
10. 2026-06-01
    days on market $905,000 Active 20 DOM
11. 2026-05-31
    days on market $905,000 Active 19 DOM
12. 2026-05-30
    days on market $905,000 Active 18 DOM
13. 2026-05-12
    listed $905,000 Active
14. 2024-04-25
    soldstatus $736,000
15. 2024-04-24
    listed $736,000 941-char remark

    Show marketing remark (941 chars)

    Investor Alert!!! This successful four bedroom, two bathroom turn-key short term vacation rental home is ready for a new investor to scoop up and cash in on the booming rental market. Naples Park has emerged as one of the most popular vacation destinations in the country since the covid lockdowns back in 2020. Some of the reasons this home rents so well is the fact that it sleeps 12 and has an amazing resort style outdoor living area with a gigantic 40'x14' pool which makes it perfect for entertaining. The southern exposure lot provides plenty of sunlight all year long. Only minutes away from the world famous Vanderbilt Beach, Ritz-Carlton, Mercato, and all the popular restaurants and shopping that Naples has to offer. With no HOA rules and rental restrictions, Naples Park continues to outpace other popular real estate investment areas with no end in sight. Act fast so you can own this home just in time for the upcoming season.

16. 2024-04-22
    soldstatus $736,000 941-char remark

    Show marketing remark (941 chars)

    Investor Alert!!! This successful four bedroom, two bathroom turn-key short term vacation rental home is ready for a new investor to scoop up and cash in on the booming rental market. Naples Park has emerged as one of the most popular vacation destinations in the country since the covid lockdowns back in 2020. Some of the reasons this home rents so well is the fact that it sleeps 12 and has an amazing resort style outdoor living area with a gigantic 40'x14' pool which makes it perfect for entertaining. The southern exposure lot provides plenty of sunlight all year long. Only minutes away from the world famous Vanderbilt Beach, Ritz-Carlton, Mercato, and all the popular restaurants and shopping that Naples has to offer. With no HOA rules and rental restrictions, Naples Park continues to outpace other popular real estate investment areas with no end in sight. Act fast so you can own this home just in time for the upcoming season.

17. 2023-10-31
    historical
18. 2023-10-25
    price $999,000
19. 2023-09-14
    listed $1,049,000 Active
20. 2022-03-16
    historical
21. 2022-03-12
    listed $1,225,000 Active
22. 2022-02-22
    status Pending
23. 2022-02-22
    historical
24. 2022-02-22
    listed $1,200,000 Active
25. 2021-09-19
    soldstatus $625,000
26. 2021-09-13
    soldstatus $625,000 Sold
27. 2021-07-31
    status Pending With Contingencies
28. 2021-07-29
    listed $575,000 Active
29. 2014-11-17
    soldstatus $299,900
30. 2014-11-17
    soldstatus $299,900
31. 2014-09-30
    listed $299,900
32. 2004-01-22
    soldstatus $225,000
33. 1996-12-30
    soldstatus $153,600

ⓘ 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: $5,228 · $436/mo
• Projected year-2 tax: $7,512 · $626/mo
• Expected delta: +$2,284/yr (+$190/mo · 43.7%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 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: $81,930
• − Mortgage interest: −$50,694
• − Property taxes: −$5,228
• − Insurance: −$5,322
• − Repairs & maintenance: −$6,554
• − Management: −$6,554
• − Depreciation: −$26,327
• Taxable loss: −$18,750
• Est. tax savings @ 24.0%: +$4,500
• After-tax cash flow: $1,724/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 Park

• Score: 64/100
• State rank: #696
• US rank: #14564

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Naples Park, 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

+489.2% since first listed

21 events — show timeline

• 2026-05-12 Listed $905,000 FSBO.com
• 2024-04-25 Sold (Public Records) $736,000 Public Records
• 2024-04-24 Listed $736,000 NAPLESMLS
• 2024-04-22 Sold (MLS) $736,000 NAPLESMLS
• 2023-10-31 Listing Removed — NAPLESMLS
• 2023-10-25 Price Changed $999,000 NAPLESMLS
• 2023-09-14 Listed $1,049,000 NAPLESMLS
• 2022-03-16 Listing Removed — FORTMLS
• 2022-03-12 Listed $1,225,000 FORTMLS
• 2022-02-22 Pending — FORTMLS
• 2022-02-22 Listing Removed — FORTMLS
• 2022-02-22 Listed $1,200,000 FORTMLS
• 2021-09-19 Sold (Public Records) $625,000 Public Records
• 2021-09-13 Sold (MLS) $625,000 NAPLESMLS
• 2021-07-31 Pending — NAPLESMLS
• 2021-07-29 Listed $575,000 NAPLESMLS
• 2014-11-17 Sold (Public Records) $299,900 Public Records
• 2014-11-17 Sold (MLS) $299,900 NAPLESMLS
• 2014-09-30 Listed $299,900 NAPLESMLS
• 2004-01-22 Sold (Public Records) $225,000 Public Records
• 1996-12-30 Sold (Public Records) $153,600 Public Records

Property tax history

+12.1%/yr

Latest (2025): $5,228 · -22.2% YoY. Source: county tax records.