5326 Dixie Dr · Naples Manor, FL 34113

$300,000

3 bd · 1.0 ba · 1,038 sqft · SingleFamily public records · 84 Days on market

Built 1958 8,276 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This property falls under the Freddie Mac First Look Initiative until 3/9/14. Owner Occupants or Second Home Owners offers will only be considered the first 20 DOM Please see attached form for more information. Are You Handy Around the House then this 2 Bedroom 1 Bath is the one for you Come Take a Look!! * * PLEASE NOTE THIS PROPERTY BEING SOLD AS-IS

Key facts

• Oversized yard
• Updated finishes
• No carpeting

Tags

• OVERSIZED YARD
• UPDATED FINISHES
• NO CARPETING
• SOLID FOUNDATION
• OUTDOOR LIVING
• CUSTOM POOL

Property features AI

Finance

• Other: Subdivision: Naples Manor; Lot size approximately 0.19 acres; Single unit, single building, single floor
• HOA & community: Non-gated community; No HOA maintenance or amenities

Exterior

• Parking: Paved driveway
• Utilities: Central water; Central sewer; Electric service
• Home design: Single family residential; 1 story / ranch; Rear exposure: north
• Construction: Built in 1958; Wood frame construction; Stucco exterior; Shingle roof; Single hung windows
• Exterior features: Patio; Room for a pool; Landscaped area view; Regular lot; Public road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator/Freezer
• Bedrooms: 3 bedrooms (split bedroom floor plan)
• Flooring: Tile
• Bathrooms: 1 full bathroom; Master bathroom: none
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: See remarks for additional interior details; Dining area in living room; Family room; Guest room; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $300k).
• Recommended offer: $282k (6.0% 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: schools F, 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.
• 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 24d 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 $4,954/mo this rent would consume 73% 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 $2k of loan paydown is wiped out by about $9k 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 + 5.6% rent growth), your $84k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $50k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $300k implies a 614% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 4→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $282,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 1.65% ✓
• Cap rate: 14.33%
• Cash-on-cash: 28.70%
• DSCR: 2.28
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.6%
• Equity multiple: 1.78×
• Total profit: $65,656
• Equity at exit: $44,731

10-year hold

• IRR: 28.9%
• Equity multiple: 3.92×
• Total profit: $245,219
• Equity at exit: $25,939

Cash invested: $84,000 (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 34113

• Rents YoY: 5.6%
• Active inventory: 597
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $4,954 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$207 /mo · $2,481/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,040
• Net cashflow: $1,582

Break-even live

Break-even rent $2,951

Max offer price $300,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,752	-5% $1,667	+0% $1,582	+5% $1,498	+10% $1,413
Rent	-10% $1,191	-5% $1,387	+0% $1,582	+5% $1,778	+10% $1,974
Rate	-1.0pp $1,734	-0.5pp $1,659	base $1,582	+0.5pp $1,505	+1.0pp $1,426

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5293 Dixie Dr Unit 1546039P Naples, FL	2.0	2.0	1130	$1,561	$1.38	14d	1	0.09mi
332 Bradstrom Cir #201 Naples, FL	2.0	2.0	1257	$2,200	$1.75	24d	1	0.11mi
326 Bradstrom Cir Unit 103F Naples, FL	2.0	2.0	1113	$1,800	$1.62	24d	1	0.15mi
326 Bradstrom Cir Unit 204F Naples, FL	3.0	2.0	1200	$3,500	$2.92	24d	1	0.15mi
315 Saint Andrews Blvd Unit A25 Naples, FL	2.0	2.0	1126	$1,530	$1.36	24d	1	0.25mi
248 Pebble Beach Cir Unit G201 Naples, FL	2.0	2.0	1163	$2,300	$1.98	24d	1	0.28mi
452 Bristle Cone Ln #27 Naples, FL	2.0	2.0	1129	$2,000	$1.77	24d	1	0.39mi
7124 Saona Ct Naples, FL	2.0	2.0	1387	$8,000	$5.77	24d	1	0.62mi
265 Deerwood Cir Naples, FL	2.0	2.0	1179	$5,000	$4.24	24d	1	0.63mi
7162 Saona Ct Naples, FL	2.0	2.0	1482	$9,000	$6.07	24d	1	0.63mi
520 Augusta Blvd Unit B204 Naples, FL	3.0	2.0	1294	$2,200	$1.70	24d	1	0.63mi
6984 Saona Ct Naples, FL	2.0	2.0	1472	$7,500	$5.10	24d	1	0.65mi
7197 Saona Ct Unit 1545994P Naples, FL	2.0	2.0	1291	$4,152	$3.22	14d	1	0.67mi
7110 Cayo Coco Ln Naples, FL	2.0	2.0	1387	$9,250	$6.67	24d	1	0.67mi
7213 Saona Ct Naples, FL	2.0	2.0	1308	$7,500	$5.73	24d	1	0.68mi
7138 Cayo Coco Ln Naples, FL	2.0	2.0	1205	$6,500	$5.39	24d	1	0.69mi
7142 Cayo Coco Ln Naples, FL	2.0	2.0	1490	$10,000	$6.71	24d	1	0.70mi
7242 Saona Ct Naples, FL	2.0	2.0	1204	$7,750	$6.44	24d	1	0.71mi
413 Augusta Blvd #302 Naples, FL	2.0	2.0	1390	$5,500	$3.96	21d	1	0.74mi
7289 Saona Ct Naples, FL	2.0	2.0	1411	$10,000	$7.09	24d	1	0.74mi
7286 Saona Ct Naples, FL	2.0	2.0	1205	$10,000	$8.30	24d	1	0.74mi
7204 Cayo Coco Ln Naples, FL	2.0	2.0	1308	$7,500	$5.73	24d	1	0.75mi
555 Augusta Blvd Unit 3-1 Naples, FL	2.0	2.0	1249	$4,200	$3.36	24d	1	0.79mi
240 Pebble Beach Blvd #702 Naples, FL	2.0	2.0	1090	$4,000	$3.67	24d	1	0.81mi
7263 Cayo Coco Ln Naples, FL	2.0	2.0	1321	$6,500	$4.92	24d	1	0.81mi
7299 Cayo Coco Ln Naples, FL	2.0	2.0	1476	$6,500	$4.40	24d	1	0.81mi
7259 Cayo Coco Ln Naples, FL	2.0	2.0	1411	$6,500	$4.61	24d	1	0.82mi
190 Pebble Beach Blvd #301 Naples, FL	2.0	2.0	954	$1,700	$1.78	24d	1	0.82mi
575 Augusta Blvd Naples, FL	3.0	2.0	1500	$2,100	$1.40	24d	1	0.82mi
605 Augusta Blvd #4 Naples, FL	2.0	2.0	1125	$3,950	$3.51	14d	1	0.88mi
605 Augusta Blvd #14 Naples, FL	2.0	2.0	1125	$4,000	$3.56	24d	1	0.88mi
232 Pebble Beach Blvd #104 Naples, FL	3.0	2.0	1298	$1,975	$1.52	24d	1	0.89mi
701 Augusta Blvd Unit 701-8 Naples, FL	2.0	2.0	1250	$4,800	$3.84	14d	1	0.91mi
705 Augusta Blvd Unit 705-5 Naples, FL	2.0	2.0	1125	$2,000	$1.78	14d	1	0.94mi
709 Augusta Blvd Unit 709-5 Naples, FL	3.0	2.0	1480	$4,000	$2.70	14d	1	0.96mi
760 Augusta Blvd Unit D204 Naples, FL	3.0	2.0	1294	$2,300	$1.78	24d	1	0.98mi
5651 Rattlesnake Hammock Rd Unit C-108 Naples, FL	2.0	2.0	1054	$1,800	$1.71	24d	1	1.00mi
5385 Treetops Dr Unit I Naples, FL	2.0	2.0	865	$1,800	$2.08	24d	1	1.01mi
5635 Rattlesnake Hammock Rd Apt 203D Naples, FL	2.0	2.0	1054	$1,700	$1.61	21d	1	1.01mi
5324 Treetops Dr Unit G-2 Naples, FL	2.0	2.0	878	$1,800	$2.05	14d	1	1.01mi

Listing history 26 events

1. 2026-06-18
   days on market $300,000 Active 84 DOM
2. 2026-06-17
   days on market $300,000 Active 83 DOM
3. 2026-06-16
   days on market $300,000 Active 82 DOM
4. 2026-06-15
   price $300,000 Active 81 DOM
5. 2026-06-15
   days on market $325,000 Active 81 DOM
6. 2026-06-14
   days on market $325,000 Active 79 DOM
7. 2026-06-10
   days on market $325,000 Active 76 DOM
8. 2026-06-09
   days on market $325,000 Active 75 DOM
9. 2026-06-08
   days on market $325,000 Active 74 DOM
10. 2026-06-07
    days on market $325,000 Active 73 DOM
11. 2026-06-03
    days on market $325,000 Active 69 DOM
12. 2026-06-02
    days on market $325,000 Active 68 DOM
13. 2026-06-01
    days on market $325,000 Active 67 DOM
14. 2026-05-31
    days on market $325,000 Active 66 DOM
15. 2026-05-30
    days on market $325,000 Active 65 DOM
16. 2026-04-17
    price $325,000
17. 2026-03-26
    listed $350,000 Active
18. 2023-06-05
    historical
19. 2023-05-08
    listed $359,000 Active
20. 2014-06-26
    soldstatus $42,000 356-char remark

    Show marketing remark (356 chars)

    This property falls under the Freddie Mac First Look Initiative until 3/9/14. Owner Occupants or Second Home Owners offers will only be considered the first 20 DOM Please see attached form for more information. Are You Handy Around the House then this 2 Bedroom 1 Bath is the one for you Come Take a Look!! * * PLEASE NOTE THIS PROPERTY BEING SOLD AS-IS

21. 2014-06-26
    price $54,900

    Show marketing remark (356 chars)

    This property falls under the Freddie Mac First Look Initiative until 3/9/14. Owner Occupants or Second Home Owners offers will only be considered the first 20 DOM Please see attached form for more information. Are You Handy Around the House then this 2 Bedroom 1 Bath is the one for you Come Take a Look!! * * PLEASE NOTE THIS PROPERTY BEING SOLD AS-IS

22. 2014-06-26
    soldstatus $42,000

    Show marketing remark (356 chars)

    This property falls under the Freddie Mac First Look Initiative until 3/9/14. Owner Occupants or Second Home Owners offers will only be considered the first 20 DOM Please see attached form for more information. Are You Handy Around the House then this 2 Bedroom 1 Bath is the one for you Come Take a Look!! * * PLEASE NOTE THIS PROPERTY BEING SOLD AS-IS

23. 2014-02-18
    listed $54,900 356-char remark

    Show marketing remark (356 chars)

    This property falls under the Freddie Mac First Look Initiative until 3/9/14. Owner Occupants or Second Home Owners offers will only be considered the first 20 DOM Please see attached form for more information. Are You Handy Around the House then this 2 Bedroom 1 Bath is the one for you Come Take a Look!! * * PLEASE NOTE THIS PROPERTY BEING SOLD AS-IS

24. 2014-02-18
    listed $42,000

    Show marketing remark (356 chars)

    This property falls under the Freddie Mac First Look Initiative until 3/9/14. Owner Occupants or Second Home Owners offers will only be considered the first 20 DOM Please see attached form for more information. Are You Handy Around the House then this 2 Bedroom 1 Bath is the one for you Come Take a Look!! * * PLEASE NOTE THIS PROPERTY BEING SOLD AS-IS

25. 1996-05-13
    soldstatus $55,000
26. 1995-12-11
    soldstatus $20,000

ⓘ 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: $2,481 · $207/mo
• Projected year-2 tax: $2,490 · $208/mo
• Expected delta: +$9/yr (+$1/mo · 0.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 4 d/yr ≥107°F today · 17 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: $59,454
• − Mortgage interest: −$16,805
• − Property taxes: −$2,481
• − Insurance: −$6,619
• − Repairs & maintenance: −$4,756
• − Management: −$4,756
• − Depreciation: −$8,727
• Taxable income: $15,309
• Est. tax owed @ 24.0%: −$3,674
• After-tax cash flow: $15,316/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

+1525.0% since first listed

11 events — show timeline

• 2026-04-17 Price Changed $325,000 NAPLESMLS
• 2026-03-26 Listed $350,000 NAPLESMLS
• 2023-06-05 Listing Removed — NAPLESMLS
• 2023-05-08 Listed $359,000 NAPLESMLS
• 2014-06-26 Sold (MLS) $42,000 FORTMLS
• 2014-06-26 Price Changed $54,900 FORTMLS
• 2014-06-26 Sold (MLS) $42,000 Stellar MLS as Distributed by MLS Grid
• 2014-02-18 Listed $42,000 FORTMLS
• 2014-02-18 Listed $54,900 Stellar MLS as Distributed by MLS Grid
• 1996-05-13 Sold (Public Records) $55,000 Public Records
• 1995-12-11 Sold (Public Records) $20,000 Public Records

Property tax history

+14.3%/yr

Latest (2025): $2,481 · +13.9% YoY. Source: county tax records.