674 Pine Vale Dr · Golden Gate, FL 34104

$305,000

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records

Built 1970 9,583 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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.2/10.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow! This is the home you’ve been waiting for! Located in a great small neighborhood without any HOA fees and ideally situated in the up & coming area of Naples, with convenient access to I-75. This impeccable home features an open floor plan concept with 3 bedrooms, 2 baths, and an oversized fenced-in back yard with an extra paved side patio. Nestled on a quiet street, this home has all the upgrades you would want…newly painted exterior, granite counter tops, wooden floors in the master & living areas, tile in the bathrooms and guest bedrooms, large baseboards, crown molding, jetted bath tub, walk-in closet in the Master BR, and a large frameless walk-in shower. Best of all, there are many attractions within close proximity for the whole family to enjoy including- a kid’s park and Frisbee golf only 1 block away, new shopping plazas with excellent dining options, bowling alley, and so much more!

Key facts

• 9,583 sq ft lot
• Garage
• Built 1970

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $305k).

Location & tenants

• Location reads 69/100 on livability (#455 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B; Watch: schools C-, employment 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.
• Market conditions: Rents soft (-1.1%/yr); 440 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $3,099/mo this rent would consume 52% of the median local household income ($72k/yr) (locally 1423% 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.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $305,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.59%
• DSCR: 1.29
• GRM: 8.2

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: -12.8%
• Equity multiple: 0.55×
• Total profit: $-38,275
• Equity at exit: $45,476

10-year hold

• IRR: -9.3%
• Equity multiple: 0.51×
• Total profit: $-42,209
• Equity at exit: $26,371

Cash invested: $85,400 (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 34104

• Rents YoY: -1.1%
• Active inventory: 440
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,099 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$253 /mo · $3,039/yr
• Insurance: −$127
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $317

Break-even live

Break-even rent $2,699

Max offer price $305,000

Occupancy floor 85%

Sensitivity live

Price	-10% $489	-5% $403	+0% $317	+5% $230	+10% $144
Rent	-10% $72	-5% $194	+0% $317	+5% $439	+10% $562
Rate	-1.0pp $470	-0.5pp $394	base $317	+0.5pp $238	+1.0pp $157

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
321 Robin Hood Cir #201 Naples, FL	2.0	2.0	1225	$3,500	$2.86	24d	1	0.23mi
280 Robin Hood Cir #101 Naples, FL	3.0	2.0	1413	$3,900	$2.76	24d	1	0.29mi
280 Robin Hood Cir #102 Naples, FL	3.0	2.0	1450	$3,995	$2.76	24d	1	0.29mi
241 Robin Hood Cir #204 Naples, FL	2.0	2.0	1225	$3,800	$3.10	15d	1	0.34mi
3250 Magnolia Pond Dr Naples, FL	1.0–3.0	1.0–2.0	1039	$2,899	$2.79	15d	20	0.37mi
209 Robin Hood Cir #201 Naples, FL	2.0	2.0	1225	$3,500	$2.86	15d	1	0.39mi
120 Bedzel Cir Naples, FL	1.0–3.0	1.0–2.0	1079	$3,240	$3.00	15d	38	0.47mi
7823 Regal Heron Cir #103 Naples, FL	2.0	2.0	1304	$1,995	$1.53	15d	1	0.49mi
7831 Regal Heron Cir Unit 1506858P Naples, FL	3.0	2.0	1420	$4,283	$3.02	15d	1	0.51mi
7835 Regal Heron Cir Naples, FL	2.0–3.0	2.0	1316	$2,250	$1.71	24d	2	0.53mi
8215 Ibis Club Dr #102 Naples, FL	2.0	2.0	1043	$1,625	$1.56	24d	1	0.55mi
7818 Great Heron Way #303 Naples, FL	2.0	2.0	1304	$3,395	$2.60	15d	1	0.57mi
7822 Great Heron Way #106 Naples, FL	3.0	2.0	1431	$2,200	$1.54	24d	1	0.57mi
7822 Great Heron Way #106 Naples, FL	3.0	2.0	1431	$2,200	$1.54	15d	1	0.57mi
7839 Regal Heron Cir #202 Naples, FL	2.0	2.0	1202	$2,000	$1.66	24d	1	0.58mi
7804 Regal Heron Cir #304 Naples, FL	2.0	2.0	1304	$2,000	$1.53	15d	1	0.63mi
8255 Ibis Club Dr Naples, FL	2.0	2.0	1021	$1,750	$1.71	15d	2	0.67mi
8285 Ibis Club Dr #805 Naples, FL	3.0	2.0	1175	$2,450	$2.09	24d	1	0.71mi
675 Luisa Ln Unit 825 Naples, FL	3.0	2.0	1484	$2,300	$1.55	15d	1	0.76mi
620 Luisa Ct Unit 803 Naples, FL	2.0	2.0	1200	$2,400	$2.00	15d	1	0.79mi
218 Gabriel Cir Unit 3809 Naples, FL	2.0	2.0	1200	$3,800	$3.17	15d	1	0.80mi
448 Gabriel Cir Unit 3310 Naples, FL	2.0	2.0	1200	$3,500	$2.92	15d	1	0.83mi
120 Asaf Dr Unit 4304 Naples, FL	2.0	2.0	1350	$4,300	$3.19	15d	1	0.83mi
153 Gabriel Cir Unit 3003 Naples, FL	2.0	2.0	1200	$4,000	$3.33	15d	1	0.89mi
515 Gabriel Cir Unit 1910 Naples, FL	2.0	2.0	1200	$4,700	$3.92	15d	1	0.90mi
388 Belina Dr Unit 1104 Naples, FL	2.0	2.0	1200	$4,000	$3.33	15d	1	0.95mi
228 Belina Dr Unit 606 Naples, FL	2.0	2.0	1200	$4,800	$4.00	15d	1	0.95mi
484 Belina Dr Naples, FL	2.0	1.0	1200	$2,400	$2.00	24d	1	0.97mi
3047 Tropicana Blvd Unit 3 Naples, FL	2.0	1.0	876	$1,795	$2.05	15d	1	0.98mi
7790 Woodbrook Cir #2603 Naples, FL	3.0	2.5	1406	$4,500	$3.20	24d	1	1.12mi
3536 Winifred Row Ln Naples, FL	3.0	2.5	1300	$2,350	$1.81	15d	10	1.18mi
3820 Sawgrass Way #3046 Naples, FL	2.0	2.0	1232	$4,800	$3.90	24d	1	1.22mi
4326 27th Ct SW #103 Naples, FL	2.0	2.0	800	$1,800	$2.25	24d	1	1.23mi
3830 Sawgrass Way #2934 Naples, FL	2.0	2.0	1100	$4,250	$3.86	24d	1	1.23mi
3830 Sawgrass Way #2944 Naples, FL	2.0	2.0	1125	$5,350	$4.76	15d	1	1.23mi
4318 27th Ct SW #101 Naples, FL	2.0	2.0	800	$1,700	$2.12	24d	1	1.25mi
7725 Tara Cir Naples, FL	1.0–3.0	1.0–2.0	929	$1,808	$1.95	15d	1	1.31mi
1180 Wildwood Lakes Blvd Naples, FL	2.0	1.0–2.0	975	$1,850	$1.90	22d	2	1.36mi
1180 Wildwood Lakes Blvd Naples, FL	2.0	1.0–2.0	975	$1,800	$1.85	24d	3	1.36mi
1260 Wildwood Lakes Blvd Naples, FL	1.0–2.0	1.0–2.0	856	$2,620	$3.06	15d	4	1.36mi

Listing history 20 events

1. 2026-01-19
   listed $305,000
2. 2018-05-31
   soldstatus $275,000 Sold 939-char remark

   Show marketing remark (939 chars)

   Wow! This is the home you’ve been waiting for! Located in a great small neighborhood without any HOA fees and ideally situated in the up & coming area of Naples, with convenient access to I-75. This impeccable home features an open floor plan concept with 3 bedrooms, 2 baths, and an oversized fenced-in back yard with an extra paved side patio. Nestled on a quiet street, this home has all the upgrades you would want…newly painted exterior, granite counter tops, wooden floors in the master & living areas, tile in the bathrooms and guest bedrooms, large baseboards, crown molding, jetted bath tub, walk-in closet in the Master BR, and a large frameless walk-in shower. Best of all, there are many attractions within close proximity for the whole family to enjoy including- a kid’s park and Frisbee golf only 1 block away, new shopping plazas with excellent dining options, bowling alley, and so much more!

3. 2018-04-20
   status Pending With Contingencies 939-char remark

   Show marketing remark (939 chars)

   Wow! This is the home you’ve been waiting for! Located in a great small neighborhood without any HOA fees and ideally situated in the up & coming area of Naples, with convenient access to I-75. This impeccable home features an open floor plan concept with 3 bedrooms, 2 baths, and an oversized fenced-in back yard with an extra paved side patio. Nestled on a quiet street, this home has all the upgrades you would want…newly painted exterior, granite counter tops, wooden floors in the master & living areas, tile in the bathrooms and guest bedrooms, large baseboards, crown molding, jetted bath tub, walk-in closet in the Master BR, and a large frameless walk-in shower. Best of all, there are many attractions within close proximity for the whole family to enjoy including- a kid’s park and Frisbee golf only 1 block away, new shopping plazas with excellent dining options, bowling alley, and so much more!

4. 2018-04-09
   price $275,000 939-char remark

   Show marketing remark (939 chars)

   Wow! This is the home you’ve been waiting for! Located in a great small neighborhood without any HOA fees and ideally situated in the up & coming area of Naples, with convenient access to I-75. This impeccable home features an open floor plan concept with 3 bedrooms, 2 baths, and an oversized fenced-in back yard with an extra paved side patio. Nestled on a quiet street, this home has all the upgrades you would want…newly painted exterior, granite counter tops, wooden floors in the master & living areas, tile in the bathrooms and guest bedrooms, large baseboards, crown molding, jetted bath tub, walk-in closet in the Master BR, and a large frameless walk-in shower. Best of all, there are many attractions within close proximity for the whole family to enjoy including- a kid’s park and Frisbee golf only 1 block away, new shopping plazas with excellent dining options, bowling alley, and so much more!

5. 2018-03-24
   price $280,000 939-char remark

   Show marketing remark (939 chars)

   Wow! This is the home you’ve been waiting for! Located in a great small neighborhood without any HOA fees and ideally situated in the up & coming area of Naples, with convenient access to I-75. This impeccable home features an open floor plan concept with 3 bedrooms, 2 baths, and an oversized fenced-in back yard with an extra paved side patio. Nestled on a quiet street, this home has all the upgrades you would want…newly painted exterior, granite counter tops, wooden floors in the master & living areas, tile in the bathrooms and guest bedrooms, large baseboards, crown molding, jetted bath tub, walk-in closet in the Master BR, and a large frameless walk-in shower. Best of all, there are many attractions within close proximity for the whole family to enjoy including- a kid’s park and Frisbee golf only 1 block away, new shopping plazas with excellent dining options, bowling alley, and so much more!

6. 2018-03-14
   listed $288,500 Active 939-char remark

   Show marketing remark (939 chars)

   Wow! This is the home you’ve been waiting for! Located in a great small neighborhood without any HOA fees and ideally situated in the up & coming area of Naples, with convenient access to I-75. This impeccable home features an open floor plan concept with 3 bedrooms, 2 baths, and an oversized fenced-in back yard with an extra paved side patio. Nestled on a quiet street, this home has all the upgrades you would want…newly painted exterior, granite counter tops, wooden floors in the master & living areas, tile in the bathrooms and guest bedrooms, large baseboards, crown molding, jetted bath tub, walk-in closet in the Master BR, and a large frameless walk-in shower. Best of all, there are many attractions within close proximity for the whole family to enjoy including- a kid’s park and Frisbee golf only 1 block away, new shopping plazas with excellent dining options, bowling alley, and so much more!

7. 2016-09-23
   historical
8. 2016-08-27
   price $249,500
9. 2016-08-16
   price $254,000
10. 2016-07-19
    price $257,500
11. 2016-07-12
    price $267,000
12. 2016-07-07
    listed $275,000 Active
13. 2014-06-24
    soldstatus $165,000
14. 2014-06-23
    price $169,900
15. 2014-06-23
    soldstatus $165,000
16. 2014-02-14
    listed $165,000
17. 2012-08-14
    soldstatus $128,000
18. 2011-08-31
    listed $70,000
19. 2005-08-11
    soldstatus $238,000
20. 1983-02-01
    soldstatus $44,800

ⓘ 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: $3,039 · $253/mo
• Projected year-2 tax: $3,039 · $253/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone AH · 5% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,193
• − Mortgage interest: −$17,085
• − Property taxes: −$3,039
• − Insurance: −$3,350
• − Repairs & maintenance: −$2,975
• − Management: −$2,975
• − Depreciation: −$8,873
• Taxable loss: −$1,104
• Est. tax savings @ 24.0%: +$265
• After-tax cash flow: $4,065/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 — Golden Gate

• Score: 69/100
• State rank: #455
• US rank: #8290

Category grades

Amenities F Commute F Cost of living B Crime B- Employment D+ Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collier County · 396,295 people
• City population: 34,872
• Metro: Naples-Marco Island, FL
• Population (ZIP): 26,408
• Household income: $71,686
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1423.0

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 30% Two or more races 19% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3% Cuban 6% Dominican 1%
• Common ancestry: Lithuanian 6% Romanian 3% Hispanic 2%
• Foreign-born: 30% · Canada, Jamaica, Dominican Republic
• Languages at home: 66% English-only · Spanish 24% French/Haitian/Cajun 5% Russian/Polish/Slavic 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: ▼ -252.48%
• Current HPI: 259.3498
• Rent YoY: ▼ -1.10%
• 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

+580.8% since first listed

20 events — show timeline

• 2026-01-19 Listed $305,000 NAPLESMLS
• 2018-05-31 Sold (MLS) $275,000 NAPLESMLS
• 2018-04-20 Pending — NAPLESMLS
• 2018-04-09 Price Changed $275,000 NAPLESMLS
• 2018-03-24 Price Changed $280,000 NAPLESMLS
• 2018-03-14 Listed $288,500 NAPLESMLS
• 2016-09-23 Listing Removed — NAPLESMLS
• 2016-08-27 Price Changed $249,500 NAPLESMLS
• 2016-08-16 Price Changed $254,000 NAPLESMLS
• 2016-07-19 Price Changed $257,500 NAPLESMLS
• 2016-07-12 Price Changed $267,000 NAPLESMLS
• 2016-07-07 Listed $275,000 NAPLESMLS
• 2014-06-24 Sold (Public Records) $165,000 Public Records
• 2014-06-23 Sold (MLS) $165,000 NAPLESMLS
• 2014-06-23 Price Changed $169,900 NAPLESMLS
• 2014-02-14 Listed $165,000 NAPLESMLS
• 2012-08-14 Sold (Public Records) $128,000 Public Records
• 2011-08-31 Listed $70,000 NAPLESMLS
• 2005-08-11 Sold (Public Records) $238,000 Public Records
• 1983-02-01 Sold (Public Records) $44,800 Public Records

Property tax history

+11.9%/yr

Latest (2025): $3,039 · +4.9% YoY. Source: county tax records.