13001 Imperial Park Pl · Naples Park, FL 34110

$400,000

2 bd · 2.0 ba · 1,377 sqft · SingleFamily · 113 Days on market

Built 1988 6,098 sqft lot $396/mo HOA · 9% of rent ↓ 18% since listing

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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 +19.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• DSCR +6.3/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * PRICE REDUCTION * * * Freshly painted exterior. Roof only a couple years old. All furnishings currently in the unit convey. North Naples gated community. Very tranquil setting for this villa. Clean, clean, clean. Close in the morning and entertain that afternoon. One of the largest lots in the complex. Recently redone with quality materials and products. Floor laid in the popular Cathedral pattern. Fire pit and water feature convey. Agents: See Confidential Comments

Key facts

• 6,098 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Other: Part of a complex of 60 units (2 units in building), single unit per floor, 1 floor
• HOA & community: Mandatory HOA; HOA fees $1,187 quarterly (total annual recurring fees $4,748); One-time fees $250; Professional management; Community pool, streetlights, underground utilities; HOA maintenance includes cable, lawn/land maintenance, manager, master association fee, exterior pest control, security, and street maintenance; Gated community

Exterior

• Parking: Driveway (paved); Attached 1-car garage with automatic garage door
• Security: Gated community
• Utilities: Central water; Central sewer; Electric service (central); Cable available
• Home design: Residential attached villa (end-unit duplex); 1 story / ranch style; Contemporary design; Corner location; Rear exposure facing east; Built in 1988; Located in Imperial Golf Estates / Imperial Park Place Villas
• Construction: Concrete block construction; Stucco exterior finish; Shingle roof; 1 story
• Exterior features: Patio; Screened lanai/porch; Landscaped view; Paved private road access; Deeded restrictions

Interior

• Kitchen: Pantry; Microwave; Range; Refrigerator; Refrigerator/ice maker
• Bedrooms: 2 bedrooms; First-floor bedroom; Master bedroom on ground level; Split bedroom layout; Two master suites
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Two master baths with separate tub and shower
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans; Cable available
• Interior features: Cable prewire; Cathedral and vaulted ceilings; Foyer; Window coverings; Pantry; Breakfast bar and dining open to living area; Breakfast/Dining (living); Laundry in residence; Screened lanai/porch; Great room floor plan; Split bedrooms; Furnished
• Laundry & utility: Washer and dryer included; Washer/dryer hookup; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $400k).
• Recommended offer: $364k (9.0% below list) — sets the bar for market timing.

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, amenities F, commute 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); North Naples Middle School (math 79% / reading 73%, grade A, #34 of 571 statewide, top 6%, 903 students, 25% FRL); Gulf Coast High School (math 57% / reading 68%, grade B-, #93 of 667 statewide, top 14%, 2,447 students, 20% 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 72% at this address vs 58% district-wide (+14 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); 593 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 $4,607/mo this rent would consume 57% of the median local household income ($98k/yr) (locally 1006% 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 $12k 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 113 days — a 9% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y ago; this cycle's ask is 8789% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $364,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.15% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.14%
• DSCR: 1.23
• GRM: 7.2

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: -13.3%
• Equity multiple: 0.54×
• Total profit: $-51,669
• Equity at exit: $59,641

10-year hold

• IRR: -10.8%
• Equity multiple: 0.45×
• Total profit: $-61,874
• Equity at exit: $34,585

Cash invested: $112,000 (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 34110

• Rents YoY: -1.1%
• Active inventory: 593
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $4,607 high
• Mortgage (P&I): −$2,098
• Tax est. 1.5%: −$500 /mo · $6,000/yr
• Insurance: −$167
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$396
• Vacancy / Maint / Mgmt: −$967
• Net cashflow: $413

Break-even live

Break-even rent $4,085

Max offer price $400,000

Occupancy floor 86%

Sensitivity live

Price	-10% $689	-5% $551	+0% $413	+5% $275	+10% $136
Rent	-10% $49	-5% $231	+0% $413	+5% $595	+10% $777
Rate	-1.0pp $614	-0.5pp $515	base $413	+0.5pp $309	+1.0pp $204

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1245 Imperial Dr Naples, FL	3.0	3.0	1848	$13,000	$7.03	25d	1	0.08mi
1351 Park Lake Dr Unit 14R Naples, FL	2.0	2.0	1400	$2,200	$1.57	15d	1	0.09mi
1290 Yesica Ann Cir Unit G203 Naples, FL	2.0	2.0	1245	$6,000	$4.82	15d	1	0.21mi
1290 Yesica Ann Cir Unit G-105 Naples, FL	2.0	2.0	1168	$5,500	$4.71	15d	1	0.21mi
1190 Yesica Ann Cir Unit B101 Naples, FL	2.0	2.0	1245	$2,500	$2.01	15d	1	0.22mi
1150 Yesica Ann Cir Unit A205 Naples, FL	2.0	2.0	1300	$6,000	$4.62	15d	1	0.26mi
1530 Imperial Golf Course Blvd #321 Naples, FL	2.0	2.0	1400	$2,100	$1.50	25d	1	0.30mi
1120 Sarah Jean Cir Unit B205 Naples, FL	3.0	2.0	1370	$2,300	$1.68	15d	1	0.32mi
1520 Imperial Golf Course Blvd #211 Naples, FL	2.0	2.0	1357	$5,000	$3.68	25d	1	0.34mi
13093 Castle Harbour Dr Unit L10 Naples, FL	2.0	2.0	1531	$2,595	$1.69	25d	1	0.49mi
13093 Castle Harbour Dr Unit L10 Naples, FL	2.0	2.0	1531	$2,595	$1.69	22d	1	0.49mi
13131 Castle Harbour Dr Unit M3 Naples, FL	2.0	2.0	1531	$5,000	$3.27	25d	1	0.52mi
1790 Imperial Golf Course Blvd Unit A205 Naples, FL	2.0	2.0	1183	$2,300	$1.94	15d	1	0.56mi
13140 Hamilton Harbour Dr Unit F4 Naples, FL	2.0	2.0	1340	$5,500	$4.10	25d	1	0.63mi
953 Bunker Hill Dr Naples, FL	2.0	2.0	1100	$3,200	$2.91	15d	1	0.68mi
1337 Center Ln Naples, FL	3.0	2.0	1500	$4,300	$2.87	25d	1	0.78mi
1296 Grand Canal Dr Naples, FL	3.0	2.0	1614	$8,000	$4.96	25d	1	0.82mi
1284 Rainbow Ct Naples, FL	2.0	2.0	1572	$4,200	$2.67	22d	1	0.89mi
752 Wiggins Lake Dr #102 Naples, FL	2.0	2.0	1402	$2,375	$1.69	22d	1	0.91mi
757 Wiggins Lake Dr #106 Naples, FL	3.0	2.0	1374	$6,000	$4.37	15d	1	0.92mi
757 Wiggins Lake Dr #106 Naples, FL	3.0	2.0	1374	$6,000	$4.37	25d	1	0.93mi
975 Tarpon Cove Dr #204 Naples, FL	3.0	2.0	1340	$5,500	$4.10	15d	1	0.93mi
760 Wiggins Lake Dr #205 Naples, FL	2.0	2.0	1179	$5,500	$4.66	25d	1	0.94mi
1282 Belaire Ct Naples, FL	3.0	3.5	1495	$9,500	$6.35	25d	1	0.95mi
437 Wiggins Lake Ct #201 Naples, FL	2.0	2.0	1283	$4,500	$3.51	25d	1	1.01mi
774 Wiggins Lake Dr #106 Naples, FL	3.0	2.0	1374	$6,500	$4.73	25d	1	1.05mi
1025 Tarpon Cove Dr #203 Naples, FL	2.0	2.0	1225	$5,500	$4.49	15d	1	1.06mi
651 Wiggins Lake Dr #102 Naples, FL	2.0	2.0	1487	$6,500	$4.37	25d	1	1.08mi
784 Carrick Bend Cir #101 Naples, FL	3.0	2.0	1515	$3,500	$2.31	25d	1	1.08mi
241 Palm River Blvd Unit C202 Naples, FL	2.0	2.0	1430	$3,500	$2.45	25d	1	1.10mi
1130 Turtle Creek Blvd Naples, FL	1.0–2.0	1.0–2.0	800	$2,145	$2.68	15d	22	1.11mi
240 Palm River Blvd Unit C102 Naples, FL	2.0	2.0	1440	$2,995	$2.08	25d	1	1.15mi
817 Carrick Bend Cir #101 Naples, FL	3.0	2.0	1660	$5,995	$3.61	15d	1	1.18mi
425 Cove Tower Dr #902 Naples, FL	2.0	2.0	1854	$9,400	$5.07	25d	1	1.29mi
480 Bermuda Cove Way Unit 1-104 Naples, FL	2.0	2.0	1372	$4,250	$3.10	25d	1	1.30mi
729 Palm View Dr Unit D4 Naples, FL	2.0	2.0	1133	$2,250	$1.99	25d	1	1.30mi
430 Cove Tower Dr #1202 Naples, FL	3.0	2.0	1519	$7,800	$5.13	25d	1	1.30mi
430 Cove Tower Dr #302 Naples, FL	3.0	2.0	1623	$6,500	$4.00	25d	1	1.30mi
681 Palm View Dr Naples, FL	2.0	2.0	1240	$2,100	$1.69	15d	1	1.31mi
186 Pebble Shores Dr #103 Naples, FL	2.0	2.0	1042	$2,500	$2.40	25d	1	1.35mi

HOA detail

• Monthly dues: $396 · $4,752/yr
• Likely covers: watersecurity

Listing history 36 events

1. 2026-06-21
   days on market $400,000 Active 113 DOM
2. 2026-06-18
   days on market $400,000 Active 110 DOM
3. 2026-06-17
   days on market $400,000 Active 109 DOM
4. 2026-06-16
   days on market $400,000 Active 108 DOM
5. 2026-06-15
   days on market $400,000 Active 107 DOM
6. 2026-06-14
   days on market $400,000 Active 105 DOM
7. 2026-06-10
   days on market $400,000 Active 102 DOM
8. 2026-06-09
   days on market $400,000 Active 101 DOM
9. 2026-06-08
   days on market $400,000 Active 100 DOM
10. 2026-06-07
    days on market $400,000 Active 99 DOM
11. 2026-06-03
    days on market $400,000 Active 95 DOM
12. 2026-06-02
    days on market $400,000 Active 94 DOM
13. 2026-06-01
    days on market $400,000 Active 93 DOM
14. 2026-05-31
    days on market $400,000 Active 92 DOM
15. 2026-05-30
    days on market $400,000 Active 91 DOM
16. 2026-05-20
    status Active
17. 2026-05-05
    status Pending With Contingencies
18. 2026-04-15
    price $400,000
19. 2026-04-15
    status Active
20. 2026-03-12
    price $5,000
21. 2026-01-30
    historical
22. 2026-01-08
    listed $4,500
23. 2026-01-08
    historical $4,500
24. 2025-11-30
    price $440,000
25. 2025-11-29
    listed $440,444 Active
26. 2025-11-04
    price $4,500
27. 2025-10-15
    historical
28. 2025-10-08
    listed $5,000
29. 2025-10-08
    historical $2,700
30. 2025-06-21
    listed $2,700
31. 2025-05-15
    price $440,000
32. 2025-04-23
    listed $450,000 Active
33. 2025-01-16
    historical
34. 2024-11-13
    status Active
35. 2024-11-10
    status Pending With Contingencies
36. 2024-07-06
    listed $485,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 94% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 32 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: $55,286
• − Mortgage interest: −$22,406
• − Property taxes: −$6,000
• − Insurance: −$2,798
• − Repairs & maintenance: −$4,423
• − Management: −$4,423
• − HOA: −$4,752
• − Depreciation: −$11,636
• Taxable loss: −$1,152
• Est. tax savings @ 24.0%: +$277
• After-tax cash flow: $5,231/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

• County: Collier County · 396,295 people
• 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

-17.5% since first listed

21 events — show timeline

• 2026-05-20 Relisted — NAPLESMLS
• 2026-05-05 Pending — NAPLESMLS
• 2026-04-15 Price Changed $400,000 NAPLESMLS
• 2026-04-15 Relisted — NAPLESMLS
• 2026-03-12 Price Changed $5,000 FGCMLS
• 2026-01-30 Listing Removed — NAPLESMLS
• 2026-01-08 Listed for Rent $4,500 FGCMLS
• 2026-01-08 Rental Removed $4,500 NAPLESMLS
• 2025-11-30 Price Changed $440,000 NAPLESMLS
• 2025-11-29 Listed $440,444 NAPLESMLS
• 2025-11-04 Price Changed $4,500 NAPLESMLS
• 2025-10-15 Listing Removed — NAPLESMLS
• 2025-10-08 Listed for Rent $5,000 NAPLESMLS
• 2025-10-08 Rental Removed $2,700 NAPLESMLS
• 2025-06-21 Listed for Rent $2,700 NAPLESMLS
• 2025-05-15 Price Changed $440,000 NAPLESMLS
• 2025-04-23 Listed $450,000 NAPLESMLS
• 2025-01-16 Listing Removed — NAPLESMLS
• 2024-11-13 Relisted — NAPLESMLS
• 2024-11-10 Pending — NAPLESMLS
• 2024-07-06 Listed $485,000 NAPLESMLS