770 93rd Ave N · Naples Park, FL 34108

$825,000

5 bd · 2.0 ba · 1,704 sqft · SingleFamily public records · 77 Days on market

Built 1977 8,712 sqft lot

---

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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Here is the updated version incorporating the fully fenced yard and ADT system: Prime opportunity in the highly sought-after Naples Park neMercatoood just minutes from Vanderbilt Beach and Delnor-Wiggins Pass State Park. This beautifully updated turnkey 5-bedroom, 2-bath residence offers exceptional value in one of Naples’ fastest-growing coastal communities. Designed for both comfort and entertaining, the home features tile flooring throughout and a fully upgraded kitchen with modern finishes. Multiple sliding glass doors enhance the indoor-outdoor living experience, including direct access from two bedrooms to the pool deck and an additional kitchen sliding door leading to the spac

Key facts

• Investment property
• Vanderbilt beach
• 8,712 sq ft lot

Tags

• NAPLES PARK NEIGHBORHOOD
• VANDERBILT BEACH
• DELNOR-WIGGINS PASS STATE PARK
• OVERSIZED RESIDENTIAL LOT
• CUSTOM HOME OPPORTUNITY
• INVESTMENT PROPERTY

Property features AI

Finance

• Other: No RV allowed (restriction); Lot is approximately 0.20 acres (regular lot); Irrigation: central; View: see remarks
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA maintenance or amenities; Non-gated community

Exterior

• Parking: No parking details provided
• Security: Security system
• Utilities: Central water; Central sewer; Cable available
• Home design: Single-family residential; 1 story ranch; Rear exposure faces south
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Built in 1977
• Exterior features: Private below-ground pool; Fence; Impact resistant windows

Interior

• Kitchen: Electric cooktop; Dishwasher; Disposal; Microwave; Refrigerator/Freezer; Pantry
• Bedrooms: 5 bedrooms
• Flooring: Tile flooring
• Bathrooms: Master bathroom with separate tub and shower; 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Pantry; Dining area open to family room; Screened lanai/porch; Security system; Furnished
• Laundry & utility: Washer; Dryer; Laundry in residence

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $825k.

Deal economics

• At list price, monthly cash flow is $761 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $740k (10.4% below list).
• Recommended offer: $740k (10.4% 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; 20 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 $7,396/mo this rent would consume 74% 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 $25k 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 $231k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($776k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y ago; this cycle's ask has dropped $134k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $177k; list at $825k implies a 366% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $739,602 (10.4% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.95%
• DSCR: 1.18
• GRM: 9.3

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: -5.2%
• Equity multiple: 0.80×
• Total profit: $-46,421
• Equity at exit: $123,010

10-year hold

• IRR: 9.3%
• Equity multiple: 1.86×
• Total profit: $198,767
• Equity at exit: $71,331

Cash invested: $231,000 (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: 9.3×

Monthly cashflow live

• Estimated rent: $7,396 medium
• Mortgage (P&I): −$4,326
• Tax from tax record: −$412 /mo · $4,945/yr
• Insurance: −$344
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,553
• Net cashflow: $761

Break-even live

Break-even rent $6,433

Max offer price $825,000

Occupancy floor 85%

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: $206,250
• Closing costs: $24,750
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
819 91st Ave N Naples, FL	4.0	4.0	1926	$25,000	$12.98	23d	1	0.15mi
837 91st Ave N Naples, FL	4.0	3.0	2200	$5,500	$2.50	23d	1	0.19mi
837 99th Ave N Naples, FL	4.0	3.0	2100	$18,000	$8.57	23d	1	0.43mi
551 91st Ave N Unit 1504170P Naples, FL	4.0	2.0	1679	$8,133	$4.84	23d	1	0.57mi
670 101st Ave N Naples, FL	4.0	3.0	2208	$15,000	$6.79	23d	1	0.57mi
551 97th Ave N Naples, FL	4.0	3.0	2090	$20,000	$9.57	13d	1	0.63mi
575 101st Ave N Naples, FL	4.0	2.0	1800	$12,500	$6.94	23d	1	0.74mi
645 103rd Ave N Unit 1534775P Naples, FL	4.0	2.0	1840	$8,513	$4.63	21d	1	0.74mi
822 105th Ave N Naples, FL	4.0	3.0	2200	$19,000	$8.64	23d	1	0.74mi
693 105th Ave N Naples, FL	4.0	3.0	2014	$10,500	$5.21	23d	1	0.81mi
630 105th Ave N Naples, FL	4.0	2.0	2119	$3,950	$1.86	23d	1	0.83mi
698 107th Ave N Naples, FL	4.0	3.0	1487	$3,800	$2.56	23d	1	0.89mi
523 103rd Ave N Naples, FL	4.0	2.5	1974	$5,200	$2.63	23d	1	0.91mi
685 107th Ave N Unit 1504184P Naples, FL	4.0	3.0	2238	$8,819	$3.94	21d	1	0.93mi
625 107th Ave N Unit 1534807P Naples, FL	4.0	2.5	2012	$8,779	$4.36	23d	1	0.98mi
734 109th Ave N Naples, FL	5.0	3.0	2208	$23,000	$10.42	23d	1	0.99mi
828 110th Ave N Unit 1504175P Naples, FL	4.0	4.0	2152	$11,370	$5.28	21d	1	1.05mi
510 106th Ave N Unit 1387169P Naples, FL	4.0	2.0	1646	$7,553	$4.59	13d	1	1.05mi
663 110th Ave N Naples, FL	4.0	3.0	1936	$8,500	$4.39	23d	1	1.13mi
610 111th Ave N Unit 1534774P Naples, FL	4.0	2.5	1905	$6,664	$3.50	13d	1	1.19mi

Listing history 39 events

1. 2026-06-18
   days on market $825,000 Active 77 DOM
2. 2026-06-17
   days on market $825,000 Active 76 DOM
3. 2026-06-16
   days on market $825,000 Active 75 DOM
4. 2026-06-15
   days on market $825,000 Active 74 DOM
5. 2026-06-14
   days on market $825,000 Active 72 DOM
6. 2026-06-10
   days on market $825,000 Active 69 DOM
7. 2026-06-09
   days on market $825,000 Active 68 DOM
8. 2026-06-08
   days on market $825,000 Active 67 DOM
9. 2026-06-07
   days on market $825,000 Active 66 DOM
10. 2026-06-03
    days on market $825,000 Active 62 DOM
11. 2026-06-02
    days on market $825,000 Active 61 DOM
12. 2026-06-01
    days on market $825,000 Active 60 DOM
13. 2026-06-01
    price $825,000 Active 59 DOM
14. 2026-05-31
    days on market $959,000 Active 59 DOM
15. 2026-05-30
    days on market $959,000 Active 58 DOM
16. 2026-04-02
    listed $959,000 Active
17. 2026-02-28
    historical
18. 2025-10-09
    price $900,000
19. 2025-06-23
    listed $999,000 Active
20. 2025-06-16
    historical
21. 2025-05-07
    price $1,050,000
22. 2025-02-05
    price $1,140,000
23. 2024-12-27
    price $1,190,000
24. 2024-12-17
    listed $1,100,000 Active
25. 2020-11-23
    historical
26. 2020-09-16
    price $549,900
27. 2020-09-01
    price $595,000
28. 2020-08-26
    price $486,000
29. 2020-08-17
    status Active
30. 2020-08-11
    status Pending With Contingencies
31. 2020-08-05
    status Active
32. 2020-07-31
    historical
33. 2020-07-18
    price $485,000
34. 2020-03-19
    price $499,900
35. 2020-01-29
    price $524,000
36. 2020-01-18
    listed $529,000 Active
37. 2010-08-06
    soldstatus $177,000
38. 2010-06-21
    listed $183,900
39. 1996-03-28
    soldstatus $115,000

ⓘ 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: $4,945 · $412/mo
• Projected year-2 tax: $6,848 · $571/mo
• Expected delta: +$1,903/yr (+$159/mo · 38.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 57% 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: $88,752
• − Mortgage interest: −$46,213
• − Property taxes: −$4,945
• − Insurance: −$4,125
• − Repairs & maintenance: −$7,100
• − Management: −$7,100
• − Depreciation: −$24,000
• Taxable loss: −$4,730
• Est. tax savings @ 24.0%: +$1,135
• After-tax cash flow: $10,263/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

+733.9% since first listed

24 events — show timeline

• 2026-04-02 Listed $959,000 NAPLESMLS
• 2026-02-28 Listing Removed — NAPLESMLS
• 2025-10-09 Price Changed $900,000 NAPLESMLS
• 2025-06-23 Listed $999,000 NAPLESMLS
• 2025-06-16 Listing Removed — NAPLESMLS
• 2025-05-07 Price Changed $1,050,000 NAPLESMLS
• 2025-02-05 Price Changed $1,140,000 NAPLESMLS
• 2024-12-27 Price Changed $1,190,000 NAPLESMLS
• 2024-12-17 Listed $1,100,000 NAPLESMLS
• 2020-11-23 Listing Removed — NAPLESMLS
• 2020-09-16 Price Changed $549,900 NAPLESMLS
• 2020-09-01 Price Changed $595,000 NAPLESMLS
• 2020-08-26 Price Changed $486,000 NAPLESMLS
• 2020-08-17 Relisted — NAPLESMLS
• 2020-08-11 Pending — NAPLESMLS
• 2020-08-05 Relisted — NAPLESMLS
• 2020-07-31 Listing Removed — NAPLESMLS
• 2020-07-18 Price Changed $485,000 NAPLESMLS
• 2020-03-19 Price Changed $499,900 NAPLESMLS
• 2020-01-29 Price Changed $524,000 NAPLESMLS
• 2020-01-18 Listed $529,000 NAPLESMLS
• 2010-08-06 Sold (MLS) $177,000 NAPLESMLS
• 2010-06-21 Listed $183,900 NAPLESMLS
• 1996-03-28 Sold (Public Records) $115,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $4,945 · -7.8% YoY. Source: county tax records.