718 95th Ave N · Naples Park, FL 34108

$950,000

3 bd · 2.0 ba · 1,575 sqft · SingleFamily public records · 68 Days on market

Built 1993 6,534 sqft lot

---

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 +11.9/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

H3680 - This BEAUTIFULLY RENOVATED home is CLOSE TO THE BEACH and WEST OF 41. Located in the highly sought after area of NAPLES PARK with nearby beaches, fine dining and shopping. Do you want to walk to the beach, take a short bike ride to the park, or just stay home and relax in your private pool? Enjoy entertaining in an updated kitchen with ALL NEW APPLIANCES and a pass-through window to the Lanai. Relax in your private retreat surrounded by lush landscaping, a privacy fence, and refurbished pool and lanai cage. Every room has been FRESHLY PAINTED including a NEW EPOXYGARAGE FLOOR. The OUTSTANDING CURB APPEAL shows off new paint, gutters and downspouts. This home is MOVE IN READY for the season!

Key facts

• Near ritz carlton
• Turnkey furnished
• No hoa restrictions

Tags

• TURNKEY FURNISHED
• GRANITE COUNTERTOP KITCHEN
• NO HOA RESTRICTIONS
• NEAR MERCATO SHOPPING
• NEAR WHOLE FOODS
• NEAR RITZ CARLTON

Property features AI

Finance

• Other: Lot is regular-shaped on a public road; Lot dimensions recorded by Property Appraiser Office; Property sits on approximately 0.15 acres; No canal access
• HOA & community: HOA maintenance covers cable, insurance, internet/Wi-Fi, lawn/land, exterior and interior pest control, sewer and water; Community listed as non-gated (see remarks)

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Utilities: Central water; Central sewer; Cable available
• Home design: Single-family home; One-story / Ranch; Rear exposure faces south; Residential property in Naples Park
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Built in 1993; Concrete foundation
• Exterior features: Fenced yard; Patio; Screened, heated below-ground concrete pool

Interior

• Kitchen: Electric cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator/freezer; Breakfast bar; Dining (living) area
• Bedrooms: 3 bedrooms; Master bedroom on ground level; At least one first-floor bedroom
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and a shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; Cathedral, vaulted and volume ceilings; Smoke detectors; Walk-in closet; Window coverings; Den (study); Turnkey (furnished)
• Laundry & utility: Laundry in residence; Washer and dryer included; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $950k.

Deal economics

• At list price, monthly cash flow is $-240 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $908k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $722k (24.0% below list).
• Recommended offer: $722k (24.0% 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 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 $7,224/mo this rent would consume 73% 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 $7k of loan paydown is wiped out by about $28k 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 68 days — a 6% lower offer ($893k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $825k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $722,420 (24.0% 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 68 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.76% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.08%
• DSCR: 0.95
• GRM: 11.0

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: -13.2%
• Equity multiple: 0.51×
• Total profit: $-131,325
• Equity at exit: $141,648

10-year hold

• IRR: 1.7%
• Equity multiple: 1.15×
• Total profit: $38,619
• Equity at exit: $82,139

Cash invested: $266,000 (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: 11.0×

Monthly cashflow live

• Estimated rent: $7,224 high
• Mortgage (P&I): −$4,982
• Tax from tax record: −$569 /mo · $6,834/yr
• Insurance: −$396
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,517
• Net cashflow: $-240

Break-even live

Break-even rent $7,528

Max offer price $907,586

Occupancy floor 98%

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: $237,500
• Closing costs: $28,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
717 95th Ave N Unit 1 Naples, FL	2.0	1.0	1500	$2,100	$1.40	23d	1	0.03mi
757 95th Ave N Naples, FL	2.0	2.0	1100	$2,150	$1.95	23d	1	0.07mi
736 94th Ave N Naples, FL	3.0	2.0	1820	$3,500	$1.92	23d	1	0.08mi
768 96th Ave N Naples, FL	3.0	2.0	1735	$11,500	$6.63	23d	1	0.11mi
682 95th Ave N Naples, FL	3.0	2.0	1600	$12,500	$7.81	23d	1	0.12mi
671 94th Ave N Naples, FL	3.0	2.0	1464	$6,800	$4.64	23d	1	0.16mi
791 94th Ave N Naples, FL	3.0	2.0	1400	$9,000	$6.43	23d	1	0.16mi
794 95th Ave N Naples, FL	3.0	2.0	1805	$6,500	$3.60	23d	1	0.16mi
799 94th Ave N Naples, FL	3.0	2.0	1674	$5,000	$2.99	23d	1	0.18mi
648 96th Ave N Naples, FL	3.0	2.0	1768	$12,000	$6.79	23d	1	0.20mi
684 98th Ave N Naples, FL	3.0	2.0	1702	$4,500	$2.64	14d	1	0.20mi
793 97th Ave N Naples, FL	3.0	2.0	1700	$10,500	$6.18	23d	1	0.21mi
737 91st Ave N Naples, FL	3.0	2.0	1566	$12,750	$8.14	23d	1	0.24mi
650 93rd Ave N Unit 1073498P Naples, FL	3.0	2.0	1442	$5,136	$3.56	14d	1	0.24mi
749 91st Ave N Naples, FL	3.0	3.0	1417	$3,750	$2.65	14d	1	0.24mi
630 95th Ave N Unit A Naples, FL	3.0	2.0	1411	$2,995	$2.12	23d	1	0.24mi
630 95th Ave N Unit S Naples, FL	3.0	2.0	1411	$5,500	$3.90	23d	1	0.24mi
829 Reef Point Cir Unit 46 Naples, FL	2.0	2.0	1359	$7,500	$5.52	23d	1	0.28mi
857 Reef Point Cir Naples, FL	2.0	2.0	1359	$7,500	$5.52	23d	1	0.28mi
625 97th Ave N Naples, FL	3.0	2.0	1496	$3,800	$2.54	23d	1	0.29mi
690 100th Ave N Naples, FL	3.0	2.0	1800	$12,500	$6.94	23d	1	0.31mi
772 100th Ave N Naples, FL	3.0	2.0	1712	$3,200	$1.87	23d	1	0.31mi
845 Reef Point Cir Naples, FL	2.0	2.0	1359	$4,200	$3.09	23d	1	0.32mi
801 99th Ave N Naples, FL	2.0	2.0	1781	$3,500	$1.97	23d	1	0.32mi
822 Gulf Pavilion Dr #202 Naples, FL	2.0	2.0	1275	$6,500	$5.10	23d	1	0.33mi
819 91st Ave N Naples, FL	4.0	4.0	1926	$25,000	$12.98	23d	1	0.34mi
660 100th Ave N Unit 1404250P Naples, FL	3.0	2.0	1571	$6,068	$3.86	14d	1	0.34mi
595 93rd Ave N Naples, FL	2.0	2.0	1374	$5,000	$3.64	23d	1	0.35mi
815 Gulf Pavilion Dr #203 Naples, FL	2.0	2.0	1179	$3,500	$2.97	23d	1	0.35mi
834 Gulf Pavilion Dr #204 Naples, FL	2.0	2.0	1516	$5,000	$3.30	21d	1	0.36mi
834 Gulf Pavilion Dr #204 Naples, FL	2.0	2.0	1516	$8,000	$5.28	23d	1	0.36mi
847 98th Ave N Naples, FL	3.0	2.0	2084	$4,400	$2.11	14d	1	0.36mi
671 100th Ave N Naples, FL	3.0	2.0	1164	$5,500	$4.73	23d	1	0.36mi
856 98th Ave N Naples, FL	3.0	2.0	1711	$4,500	$2.63	23d	1	0.37mi
837 91st Ave N Naples, FL	4.0	3.0	2200	$5,500	$2.50	23d	1	0.37mi
10022 8th St N Unit B Naples, FL	2.0	2.0	1249	$2,225	$1.78	14d	1	0.38mi
837 99th Ave N Naples, FL	4.0	3.0	2100	$18,000	$8.57	23d	1	0.38mi
661 Windsurf Ln Unit A-202 Naples, FL	2.0	2.0	1350	$7,500	$5.56	14d	1	0.38mi
719 Reef Point Cir #13 Naples, FL	2.0	2.0	1343	$8,000	$5.96	23d	1	0.38mi
840 Gulf Pavilion Dr #103 Naples, FL	2.0	2.0	1179	$5,500	$4.66	23d	1	0.38mi

Listing history 21 events

1. 2026-06-18
   days on market $950,000 Active 68 DOM
2. 2026-06-17
   days on market $950,000 Active 67 DOM
3. 2026-06-16
   days on market $950,000 Active 66 DOM
4. 2026-06-15
   days on market $950,000 Active 65 DOM
5. 2026-06-14
   days on market $950,000 Active 63 DOM
6. 2026-06-10
   days on market $950,000 Active 60 DOM
7. 2026-06-09
   days on market $950,000 Active 59 DOM
8. 2026-06-08
   days on market $950,000 Active 58 DOM
9. 2026-06-07
   days on market $950,000 Active 57 DOM
10. 2026-06-03
    days on market $950,000 Active 53 DOM
11. 2026-06-02
    days on market $950,000 Active 52 DOM
12. 2026-06-01
    days on market $950,000 Active 51 DOM
13. 2026-05-31
    pricedays on market $950,000 Active 50 DOM
14. 2026-05-30
    days on market $971,800 Active 49 DOM
15. 2026-04-11
    listed $971,800 Active
16. 2021-12-06
    soldstatus $825,000
17. 2021-12-03
    soldstatus $825,000 Sold 709-char remark

    Show marketing remark (709 chars)

    H3680 - This BEAUTIFULLY RENOVATED home is CLOSE TO THE BEACH and WEST OF 41. Located in the highly sought after area of NAPLES PARK with nearby beaches, fine dining and shopping. Do you want to walk to the beach, take a short bike ride to the park, or just stay home and relax in your private pool? Enjoy entertaining in an updated kitchen with ALL NEW APPLIANCES and a pass-through window to the Lanai. Relax in your private retreat surrounded by lush landscaping, a privacy fence, and refurbished pool and lanai cage. Every room has been FRESHLY PAINTED including a NEW EPOXYGARAGE FLOOR. The OUTSTANDING CURB APPEAL shows off new paint, gutters and downspouts. This home is MOVE IN READY for the season!

18. 2021-10-15
    status Pending With Contingencies 709-char remark

    Show marketing remark (709 chars)

    H3680 - This BEAUTIFULLY RENOVATED home is CLOSE TO THE BEACH and WEST OF 41. Located in the highly sought after area of NAPLES PARK with nearby beaches, fine dining and shopping. Do you want to walk to the beach, take a short bike ride to the park, or just stay home and relax in your private pool? Enjoy entertaining in an updated kitchen with ALL NEW APPLIANCES and a pass-through window to the Lanai. Relax in your private retreat surrounded by lush landscaping, a privacy fence, and refurbished pool and lanai cage. Every room has been FRESHLY PAINTED including a NEW EPOXYGARAGE FLOOR. The OUTSTANDING CURB APPEAL shows off new paint, gutters and downspouts. This home is MOVE IN READY for the season!

19. 2021-10-12
    listed $825,000 Active 709-char remark

    Show marketing remark (709 chars)

    H3680 - This BEAUTIFULLY RENOVATED home is CLOSE TO THE BEACH and WEST OF 41. Located in the highly sought after area of NAPLES PARK with nearby beaches, fine dining and shopping. Do you want to walk to the beach, take a short bike ride to the park, or just stay home and relax in your private pool? Enjoy entertaining in an updated kitchen with ALL NEW APPLIANCES and a pass-through window to the Lanai. Relax in your private retreat surrounded by lush landscaping, a privacy fence, and refurbished pool and lanai cage. Every room has been FRESHLY PAINTED including a NEW EPOXYGARAGE FLOOR. The OUTSTANDING CURB APPEAL shows off new paint, gutters and downspouts. This home is MOVE IN READY for the season!

20. 2016-11-14
    soldstatus $150,000
21. 2001-04-10
    soldstatus $175,000

ⓘ 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: $6,834 · $569/mo
• Projected year-2 tax: $7,885 · $657/mo
• Expected delta: +$1,051/yr (+$88/mo · 15.4%)

ⓘ 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 2/10 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: $86,690
• − Mortgage interest: −$53,215
• − Property taxes: −$6,834
• − Insurance: −$4,750
• − Repairs & maintenance: −$6,935
• − Management: −$6,935
• − Depreciation: −$27,636
• Taxable loss: −$19,615
• Est. tax savings @ 24.0%: +$4,708
• After-tax cash flow: $1,826/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

+455.3% since first listed

7 events — show timeline

• 2026-04-11 Listed $971,800 NAPLESMLS
• 2021-12-06 Sold (Public Records) $825,000 Public Records
• 2021-12-03 Sold (MLS) $825,000 NAPLESMLS
• 2021-10-15 Pending — NAPLESMLS
• 2021-10-12 Listed $825,000 NAPLESMLS
• 2016-11-14 Sold (Public Records) $150,000 Public Records
• 2001-04-10 Sold (Public Records) $175,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $6,834 · -13.4% YoY. Source: county tax records.