814 109th Ave N · Naples Park, FL 34108

$499,900

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 35 Days on market

Built 1969 6,534 sqft lot

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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 +18.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A TRUE MUST SEE!!! Investors or First Time Home Buyers, this doll house is the one you have been waiting for! This adorable and lovingly maintained 2 bedroom, 1 bath single family home is only a block to shopping, at Publix, WalMart, Marshall's, and so much more!!! Located in ever popular Naples Park, this home is being sold at lot value and the home is a gift!!! Investors rent it out for a while and then build you own new home on the lot later. You will save $$$$$$ on Impact Fees! Neutral colors, newer appliances, fresh paint, newer roof, tile flooring, upgraded bath and a paved driveway with large screened lanai complements this lovely cottage. Beautiful large back yard to enjoy with endless possibilities. Come see it today and fall in love -- a lot to offer for a little money!!!

Key facts

• No hoa
• 6,534 sq ft lot
• Garage

Tags

• RARE INVESTMENT OPPORTUNITY
• SOUTHERN REAR EXPOSURE
• NO HOA
• PRIVATE VINYL FENCED BACKYARD
• SPACIOUS SCREENED LANAI
• TILE FLOORING THROUGHOUT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/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 $461k (7.7% below list).
• Recommended offer: $461k (7.7% 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, 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: Naples Park Elementary School (math 67% / reading 57%, grade B, #608 of 2,144 statewide, top 29%, 395 students, 48% FRL); Barron Collier High School (math 62% / reading 68%, grade B, #76 of 667 statewide, top 11%, 1,650 students, 26% FRL) — zoned schools average 37% FRL vs 55% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $4,615/mo this rent would consume 46% 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 $3k of loan paydown is wiped out by about $15k 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 $140k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($485k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y 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 $235k; list at $500k implies a 113% gain — meaningful room to come down on a strong offer.

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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $461,484 (7.7% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. 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: 0.92% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.37%
• DSCR: 1.19
• GRM: 9.0

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: -5.2%
• Equity multiple: 0.80×
• Total profit: $-28,497
• Equity at exit: $74,537

10-year hold

• IRR: 9.3%
• Equity multiple: 1.87×
• Total profit: $122,160
• Equity at exit: $43,222

Cash invested: $139,972 (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: 9.0×

Monthly cashflow live

• Estimated rent: $4,615 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$307 /mo · $3,679/yr
• Insurance: −$208
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$969
• Net cashflow: $443

Break-even live

Break-even rent $4,054

Max offer price $499,900

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 108th Ave N Unit 1534808P Naples, FL	2.0	2.0	914	$5,897	$6.45	13d	1	0.04mi
829 107th Ave N Unit 1 Naples, FL	2.0	2.0	1000	$2,200	$2.20	23d	1	0.11mi
778 107th Ave N Unit B Naples, FL	2.0	1.0	588	$1,750	$2.98	23d	1	0.13mi
746 109th Ave N Naples, FL	2.0	1.0	850	$1,895	$2.23	23d	1	0.16mi
706 111th Ave N Naples, FL	2.0	2.0	1080	$1,850	$1.71	23d	1	0.30mi
699 110th Ave N Unit A Naples, FL	2.0	1.0	1000	$2,150	$2.15	23d	1	0.32mi
699 110th Ave N Unit B Naples, FL	2.0	2.0	910	$2,250	$2.47	23d	1	0.32mi
751 100th Ave N Naples, FL	2.0	1.0	912	$4,000	$4.39	23d	1	0.52mi
650 103rd Ave N Naples, FL	3.0	2.0	1025	$2,700	$2.63	23d	1	0.53mi
10580 6th St Naples, FL	2.0	1.0	1000	$2,300	$2.30	23d	1	0.54mi
602 111th Ave N Naples, FL	2.0	2.0	1104	$4,000	$3.62	23d	1	0.54mi
663 100th Ave N Naples, FL	2.0	1.0	1000	$2,650	$2.65	23d	1	0.62mi
564 109th Ave N Naples, FL	2.0	2.0	1080	$16,000	$14.81	23d	1	0.62mi
527 109th Ave N Naples, FL	2.0	2.0	990	$2,750	$2.78	23d	1	0.71mi
547 101st Ave N Naples, FL	2.0	1.0	768	$2,750	$3.58	23d	1	0.78mi
668 97th Ave N Unit A Naples, FL	2.0	1.0	775	$4,500	$5.81	23d	1	0.80mi
536 101st Ave N Naples, FL	3.0	1.0	1016	$2,500	$2.46	13d	1	0.82mi
757 95th Ave N Naples, FL	2.0	2.0	1100	$2,150	$1.95	23d	1	0.82mi
531 99th Ave N Naples, FL	2.0	1.0	794	$2,000	$2.52	23d	1	0.89mi
645 95th Ave N Unit 1 Naples, FL	3.0	2.0	957	$2,750	$2.87	13d	1	0.90mi
521 96th Ave N Unit B Naples, FL	1.0	1.0	808	$1,745	$2.16	23d	1	1.02mi
9123 Strada Pl Naples, FL	1.0–2.0	1.0–2.0	1267	$14,000	$11.05	13d	6	1.18mi
10686 Gulf Shore Dr Unit A-104 Naples, FL	2.0	2.0	1107	$8,000	$7.23	13d	1	1.22mi
10420 Gulf Shore Dr #162 Naples, FL	1.0	1.0	1045	$8,500	$8.13	23d	1	1.25mi
1 Bluebill Ave #703 Naples, FL	1.0	1.0	800	$7,000	$8.75	23d	1	1.30mi
1 Bluebill Ave #412 Naples, FL	2.0	2.0	1050	$8,000	$7.62	23d	1	1.30mi
1 Bluebill Ave #709 Naples, FL	1.0	1.0	800	$6,000	$7.50	23d	1	1.30mi
1 Bluebill Ave #210 Naples, FL	2.0	2.0	1040	$5,900	$5.67	23d	1	1.30mi
1 Bluebill Ave #707 Naples, FL	1.0	1.0	1040	$6,500	$6.25	23d	1	1.30mi
1 Bluebill Ave #501 Naples, FL	1.0	1.0	768	$2,095	$2.73	23d	1	1.30mi
1 Bluebill Ave Naples, FL	2.0	2.0	1051	$7,500	$7.14	23d	1	1.30mi
3 Bluebill Ave #610 Naples, FL	1.0	1.0	810	$5,000	$6.17	23d	1	1.33mi
3 Bluebill Ave #303 Naples, FL	2.0	2.0	1071	$8,000	$7.47	21d	1	1.33mi
5 Bluebill Ave Unit 108A Naples, FL	1.0	1.0	859	$1,995	$2.32	23d	1	1.35mi
5 Bluebill Ave Unit 108s Naples, FL	1.0	1.0	859	$4,995	$5.81	23d	1	1.35mi
5 Bluebill Ave #504 Naples, FL	1.0	1.0	896	$7,000	$7.81	23d	1	1.35mi
5 Bluebill Ave #209 Naples, FL	2.0	2.0	1076	$8,500	$7.90	23d	1	1.35mi
5 Bluebill Ave #104 Naples, FL	1.0	1.0	817	$5,000	$6.12	23d	1	1.35mi
5 Bluebill Ave #403 Naples, FL	2.0	2.0	1086	$8,500	$7.83	21d	1	1.35mi
5 Bluebill Ave #103 Naples, FL	1.0	1.0	809	$2,750	$3.40	23d	1	1.35mi

Listing history 30 events

1. 2026-06-18
   days on market $499,900 Active 35 DOM
2. 2026-06-17
   days on market $499,900 Active 34 DOM
3. 2026-06-16
   status $499,900 Active 33 DOM
4. 2026-03-09
   status Pending
5. 2026-02-04
   listed $499,900 Active
6. 2020-04-14
   soldstatus $235,000
7. 2020-04-03
   soldstatus $235,000 Sold 796-char remark

   Show marketing remark (796 chars)

   A TRUE MUST SEE!!! Investors or First Time Home Buyers, this doll house is the one you have been waiting for! This adorable and lovingly maintained 2 bedroom, 1 bath single family home is only a block to shopping, at Publix, WalMart, Marshall's, and so much more!!! Located in ever popular Naples Park, this home is being sold at lot value and the home is a gift!!! Investors rent it out for a while and then build you own new home on the lot later. You will save $$$$$$ on Impact Fees! Neutral colors, newer appliances, fresh paint, newer roof, tile flooring, upgraded bath and a paved driveway with large screened lanai complements this lovely cottage. Beautiful large back yard to enjoy with endless possibilities. Come see it today and fall in love -- a lot to offer for a little money!!!

8. 2020-03-11
   status Pending 796-char remark

   Show marketing remark (796 chars)

   A TRUE MUST SEE!!! Investors or First Time Home Buyers, this doll house is the one you have been waiting for! This adorable and lovingly maintained 2 bedroom, 1 bath single family home is only a block to shopping, at Publix, WalMart, Marshall's, and so much more!!! Located in ever popular Naples Park, this home is being sold at lot value and the home is a gift!!! Investors rent it out for a while and then build you own new home on the lot later. You will save $$$$$$ on Impact Fees! Neutral colors, newer appliances, fresh paint, newer roof, tile flooring, upgraded bath and a paved driveway with large screened lanai complements this lovely cottage. Beautiful large back yard to enjoy with endless possibilities. Come see it today and fall in love -- a lot to offer for a little money!!!

9. 2020-03-03
   listed $257,900 Active 796-char remark

   Show marketing remark (796 chars)

   A TRUE MUST SEE!!! Investors or First Time Home Buyers, this doll house is the one you have been waiting for! This adorable and lovingly maintained 2 bedroom, 1 bath single family home is only a block to shopping, at Publix, WalMart, Marshall's, and so much more!!! Located in ever popular Naples Park, this home is being sold at lot value and the home is a gift!!! Investors rent it out for a while and then build you own new home on the lot later. You will save $$$$$$ on Impact Fees! Neutral colors, newer appliances, fresh paint, newer roof, tile flooring, upgraded bath and a paved driveway with large screened lanai complements this lovely cottage. Beautiful large back yard to enjoy with endless possibilities. Come see it today and fall in love -- a lot to offer for a little money!!!

10. 2020-02-29
    historical
11. 2020-02-01
    status Active
12. 2020-01-22
    status Pending With Contingencies
13. 2019-12-03
    price $259,900
14. 2019-10-18
    price $265,000
15. 2019-09-28
    price $270,000
16. 2019-09-07
    listed $280,000 Active
17. 2018-12-06
    historical
18. 2018-09-02
    price $270,000
19. 2018-08-20
    price $274,000
20. 2018-07-03
    price $279,000
21. 2018-06-06
    status Active
22. 2018-04-15
    status Pending With Contingencies
23. 2018-03-29
    price $289,000
24. 2018-03-06
    price $299,000
25. 2018-03-06
    status Active
26. 2017-10-04
    historical
27. 2017-06-17
    listed $270,000 Active
28. 2005-02-17
    soldstatus $275,000
29. 2002-09-30
    soldstatus $142,500
30. 1998-10-02
    soldstatus $84,500

ⓘ 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: $3,679 · $307/mo
• Projected year-2 tax: $4,149 · $346/mo
• Expected delta: +$470/yr (+$39/mo · 12.8%)

ⓘ 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) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $55,378
• − Mortgage interest: −$28,002
• − Property taxes: −$3,679
• − Insurance: −$3,297
• − Repairs & maintenance: −$4,430
• − Management: −$4,430
• − Depreciation: −$14,543
• Taxable loss: −$3,003
• Est. tax savings @ 24.0%: +$721
• After-tax cash flow: $6,035/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

+491.6% since first listed

27 events — show timeline

• 2026-03-09 Pending — NAPLESMLS
• 2026-02-04 Listed $499,900 NAPLESMLS
• 2020-04-14 Sold (Public Records) $235,000 Public Records
• 2020-04-03 Sold (MLS) $235,000 NAPLESMLS
• 2020-03-11 Pending — NAPLESMLS
• 2020-03-03 Listed $257,900 NAPLESMLS
• 2020-02-29 Listing Removed — NAPLESMLS
• 2020-02-01 Relisted — NAPLESMLS
• 2020-01-22 Pending — NAPLESMLS
• 2019-12-03 Price Changed $259,900 NAPLESMLS
• 2019-10-18 Price Changed $265,000 NAPLESMLS
• 2019-09-28 Price Changed $270,000 NAPLESMLS
• 2019-09-07 Listed $280,000 NAPLESMLS
• 2018-12-06 Listing Removed — NAPLESMLS
• 2018-09-02 Price Changed $270,000 NAPLESMLS
• 2018-08-20 Price Changed $274,000 NAPLESMLS
• 2018-07-03 Price Changed $279,000 NAPLESMLS
• 2018-06-06 Relisted — NAPLESMLS
• 2018-04-15 Pending — NAPLESMLS
• 2018-03-29 Price Changed $289,000 NAPLESMLS
• 2018-03-06 Price Changed $299,000 NAPLESMLS
• 2018-03-06 Relisted — NAPLESMLS
• 2017-10-04 Listing Removed — NAPLESMLS
• 2017-06-17 Listed $270,000 NAPLESMLS
• 2005-02-17 Sold (Public Records) $275,000 Public Records
• 2002-09-30 Sold (Public Records) $142,500 Public Records
• 1998-10-02 Sold (Public Records) $84,500 Public Records

Property tax history

+9.2%/yr

Latest (2025): $3,679 · -9.8% YoY. Source: county tax records.