6116 Highwood Park Ln · Bonita Springs, FL 34110

$799,000

4 bd · 3.0 ba · 2,286 sqft · SingleFamily public records · 76 Days on market

Built 2005 0.31 ac lot $444/mo HOA · 6% of rent

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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 +12.6/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Set on a quiet oversized lot in Carlton Lakes, this original owner courtyard pool home offers a rare combination of privacy, flexibility, and value in North Naples. The detached casita features a bedroom, closet, and full bath, making it ideal for guests, a home office, or extended stays. The screened courtyard is the heart of the home, centered around a saltwater pool and heated spa that create an inviting indoor outdoor setting for both everyday living and entertaining. Inside, the split floor plan offers natural light, comfortable living space, and a layout that lives larger than expected. Surrounded by mature landscaping with a private preserve feel and minimal traffic, this home has be

Key facts

• Screened courtyard
• Courtyard pool home
• Saltwater pool

Tags

• COURTYARD POOL HOME
• DETACHED CASITA
• SALTWATER POOL
• HEATED SPA
• SCREENED COURTYARD
• GATED CARLTON LAKES

Property features AI

Finance

• Other: Property located in the Carlton Lakes development
• Financial info: Total annual recurring HOA fees reported
• HOA & community: Mandatory HOA; HOA fees assessed quarterly; Master HOA and association provide professional management; HOA maintenance covers cable, irrigation water, lawn/land maintenance, pest control (exterior), sewer, street maintenance, street lights, legal/accounting, manager, recreation facilities, and reserves; Community amenities include clubhouse, community pool and spa, tennis and basketball courts, bocce court, bike/jog paths, play area, fishing pier, BBQ/picnic areas, sidewalks, and streetlights; Gated community

Exterior

• Parking: Attached 2-car garage
• Security: Monitored alarm; Gated community
• Utilities: Central water; Central sewer; Cable available
• Home design: Single-family residence; One-story / ranch style; Rear exposure faces northeast
• Construction: Concrete block construction; Stucco exterior; Tile roof; Built in 2005
• Exterior features: Courtyard; Privacy wall; Automatic sprinkler system; Below-ground private pool; Below-ground private spa; Single-hung windows; Manual shutters

Interior

• Kitchen: Pantry and walk-in pantry; Range; Microwave; Dishwasher; Disposal; Refrigerator and icemaker; Breakfast bar, breakfast room, and formal/family dining options
• Bedrooms: Four bedrooms plus den; Master bedroom on the ground floor; Split bedroom floor plan
• Flooring: Tile flooring; Carpet
• Bathrooms: Three full bathrooms; Master bath with separate tub and shower
• Heating & cooling: Central electric heating; Central electric air conditioning; Security system
• Interior features: Cable prewire and high-speed internet available; Pantry and walk-in pantry; Smoke detectors; Walk-in closet; Den/study and home office; Family room; Screened lanai/porch; Guest bath and guest room; Negotiable furnishings
• Laundry & utility: Laundry located in residence; Dryer included; Auto garage door

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $799k.

Deal economics

• At list price, monthly cash flow is $-249 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $755k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $686k (14.2% below list).
• Recommended offer: $686k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 1.7% in Bonita Springs — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#428 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: cost of living C-, health & safety D, 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.
• Zoned schools: Veterans Memorial Elementary School (math 78% / reading 79%, grade A, #141 of 2,144 statewide, top 7%, 743 students, 22% 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 21% FRL vs 55% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 70% at this address vs 58% district-wide (+12 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); 595 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); solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $6,858/mo this rent would consume 84% 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 $6k of loan paydown is wiped out by about $24k 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 76 days — a 6% lower offer ($751k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $685,789 (14.2% 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 76 days. Have you received any prior offers? Is the seller open to a 14% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.52%
• DSCR: 0.98
• GRM: 9.7

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: -22.0%
• Equity multiple: 0.26×
• Total profit: $-165,241
• Equity at exit: $119,133

10-year hold

• IRR: -26.0%
• Equity multiple: -0.08×
• Total profit: $-241,204
• Equity at exit: $69,083

Cash invested: $223,720 (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: 595
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $6,858 high
• Mortgage (P&I): −$4,190
• Tax from tax record: −$548 /mo · $6,574/yr
• Insurance: −$333
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$444
• Vacancy / Maint / Mgmt: −$1,440
• Net cashflow: $-249

Break-even live

Break-even rent $7,173

Max offer price $755,000

Occupancy floor 99%

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6247 Ashwood Ln Naples, FL	3.0	2.0	2837	$8,900	$3.14	23d	1	0.13mi
6478 Waverly Green Way Naples, FL	3.0	2.5	1711	$10,000	$5.84	23d	1	0.17mi
5815 Persimmon Way Naples, FL	3.0	2.5	2900	$9,995	$3.45	23d	1	0.18mi
6522 Waverly Green Way Naples, FL	3.0	2.0	2039	$4,500	$2.21	23d	1	0.21mi
5630 Sherborn Dr #202 Naples, FL	3.0	2.0	2005	$7,500	$3.74	23d	1	0.37mi
5632 Whisperwood Blvd #1601 Naples, FL	3.0	2.0	1856	$8,000	$4.31	23d	1	0.45mi
5945 Paradise Cir Naples, FL	3.0	3.5	2564	$3,610	$1.41	23d	1	0.48mi
5330 Andover Dr #102 Naples, FL	3.0	2.0	1740	$2,550	$1.47	23d	1	0.53mi
3435 Laurelgreens Ln S Unit 1 Naples, FL	3.0	2.0	1758	$6,000	$3.41	23d	1	0.55mi
3435 Laurel Greens Ln S #201 Naples, FL	3.0	2.0	1708	$3,000	$1.76	23d	1	0.55mi
5360 Andover Dr #202 Naples, FL	3.0	2.0	1928	$6,500	$3.37	23d	1	0.56mi
5886 Paradise Cir Naples, FL	3.0	3.0	1922	$6,800	$3.54	23d	1	0.58mi
3455 Laurel Greens Ln S #103 Naples, FL	3.0	2.0	1758	$5,500	$3.13	23d	1	0.58mi
5125 Cedar Springs Dr #204 Naples, FL	3.0	2.0	2177	$5,650	$2.60	23d	1	0.63mi
231 Legacy Ct Naples, FL	3.0	3.0	2265	$7,900	$3.49	23d	1	0.64mi
5870 3 Iron Dr Unit 4-401 Naples, FL	3.0	2.0	1633	$8,000	$4.90	23d	1	0.67mi
5130 Cobble Creek Ct Unit B202 Naples, FL	3.0	2.0	2050	$2,800	$1.37	13d	1	0.67mi
5901 Ashford Ln Naples, FL	4.0	3.5	3200	$11,500	$3.59	23d	1	0.69mi
5873 Three Iron Dr #503 Naples, FL	3.0	2.0	2400	$9,000	$3.75	13d	1	0.70mi
5885 Three Iron Dr #1102 Naples, FL	3.0	2.0	1633	$7,000	$4.29	23d	1	0.74mi
2600 Marshcreek Ln #201 Naples, FL	3.0	2.0	1765	$2,595	$1.47	13d	1	0.77mi
208 Erie Dr Unit 1355591P Naples, FL	3.0	2.0	1754	$5,550	$3.16	13d	1	0.77mi
16097 Ravina Way #36 Naples, FL	3.0	2.5	1580	$2,395	$1.52	21d	1	0.79mi
3425 Grand Cypress Dr #102 Naples, FL	3.0	2.0	1763	$6,500	$3.69	23d	1	0.81mi
3445 Grand Cypress Dr #202 Naples, FL	3.0	2.0	1853	$6,500	$3.51	23d	1	0.83mi
128 Heritage Way Naples, FL	3.0	2.0	2382	$3,500	$1.47	23d	1	0.90mi
11762 Quail Village Way Naples, FL	3.0	2.5	1800	$3,800	$2.11	23d	1	0.96mi
6017 Trophy Dr #601 Naples, FL	3.0	2.0	2160	$8,000	$3.70	23d	1	1.00mi
194 Wickliffe Dr Naples, FL	3.0	2.0	1798	$3,500	$1.95	23d	1	1.02mi
300 Diamond Cir #302 Naples, FL	3.0	2.0	1755	$2,600	$1.48	23d	1	1.07mi
6000 Pinnacle Ln #2503 Naples, FL	3.0	2.0	2150	$5,000	$2.33	23d	1	1.08mi
3910 Jasmine Lake Cir Naples, FL	3.0	2.0	1848	$5,500	$2.98	23d	1	1.09mi
16188 Parque Ln Naples, FL	3.0	2.0	1974	$5,500	$2.79	23d	1	1.11mi
16208 Parque Ln Naples, FL	3.0	2.0	2000	$12,500	$6.25	23d	1	1.11mi
6015 Pinnacle Ln Unit 5 Naples, FL	3.0	2.0	2150	$7,500	$3.49	23d	1	1.11mi
15181 Butler Lake Dr #201 Naples, FL	3.0	2.0	2152	$7,500	$3.49	13d	1	1.12mi
10033 Heather Ln Unit 5-502 Naples, FL	3.0	2.0	1774	$2,300	$1.30	23d	1	1.13mi
15177 Butler Lake Dr #201 Naples, FL	3.0	2.0	2152	$8,500	$3.95	13d	1	1.13mi
7000 Pinnacle Ln #1401 Naples, FL	3.0	2.0	1636	$8,500	$5.20	23d	1	1.13mi
700 Diamond Cir #706 Naples, FL	3.0	2.0	1786	$2,700	$1.51	23d	1	1.17mi

HOA detail

• Monthly dues: $444 · $5,328/yr
• Likely covers: waterlandscapingpool

Listing history 18 events

1. 2026-06-18
   days on market $799,000 Active 76 DOM
2. 2026-06-17
   days on market $799,000 Active 75 DOM
3. 2026-06-16
   days on market $799,000 Active 74 DOM
4. 2026-06-15
   days on market $799,000 Active 73 DOM
5. 2026-06-14
   days on market $799,000 Active 71 DOM
6. 2026-06-10
   days on market $799,000 Active 68 DOM
7. 2026-06-09
   days on market $799,000 Active 67 DOM
8. 2026-06-08
   days on market $799,000 Active 66 DOM
9. 2026-06-07
   days on market $799,000 Active 65 DOM
10. 2026-06-03
    days on market $799,000 Active 61 DOM
11. 2026-06-02
    days on market $799,000 Active 60 DOM
12. 2026-06-01
    days on market $799,000 Active 59 DOM
13. 2026-05-31
    days on market $799,000 Active 58 DOM
14. 2026-05-30
    days on market $799,000 Active 57 DOM
15. 2026-04-03
    listed $799,000 Active
16. 2017-08-11
    historical
17. 2017-01-10
    listed $479,000 Active
18. 2002-07-09
    soldstatus $2,815,000

ⓘ 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: $6,574 · $548/mo
• Projected year-2 tax: $6,632 · $553/mo
• Expected delta: +$58/yr (+$5/mo · 0.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AH · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 29 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: $82,295
• − Mortgage interest: −$44,756
• − Property taxes: −$6,574
• − Insurance: −$5,820
• − Repairs & maintenance: −$6,584
• − Management: −$6,584
• − HOA: −$5,328
• − Depreciation: −$23,244
• Taxable loss: −$16,594
• Est. tax savings @ 24.0%: +$3,982
• After-tax cash flow: $994/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 — Bonita Springs

• Score: 70/100
• State rank: #428
• US rank: #7576

Category grades

Amenities F Commute F Cost of living C- Crime A+ Employment A 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
• City population: 64,727
• 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

-71.6% since first listed

4 events — show timeline

• 2026-04-03 Listed $799,000 NAPLESMLS
• 2017-08-11 Listing Removed — NAPLESMLS
• 2017-01-10 Listed $479,000 NAPLESMLS
• 2002-07-09 Sold (Public Records) $2,815,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $6,574 · +16.6% YoY. Source: county tax records.