533 98th Ave N · Naples Park, FL 34108

$900,000

4 bd · 3.5 ba · 1,995 sqft · Other public records · 70 Days on market

Built 1985 6,534 sqft lot

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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 +11.8/30.0
• 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 +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BEACH LIVING AT IT'S BEST: SUN-FUN & TOES IN THE SAND! THE MOST COVETED 500 BLOCK of Naples Park and WOW only 15 MINUTE WALK TO NAPLES FAMOUS "VANDERBILT" BEACH! This STUNNING HOME IS A VERY RARE PROPERTY, COMPLETELY REMODELED ($200,000+/-) POOL HOME is a TWO SEPARATE LIVING BUILDINGS with DOUBLE the Income Potential! MAIN HOUSE has a GARAGE & an Attached STUDIO APARTMENT w/ a Private Entrance (Grandfathered in). MAIN HOUSE: LIGHT-BRIGHT & SUNNY ALL YEAR ROUND and with an open floor plan the Great Room is Perfect for Entertaining Family & friends. There are 2 Owner's Suites w/ En-suite Bathrooms & a 3rd Bedroom w/ Half Bathroom & PRIVATE COURTYA

Key facts

• Newer ac
• Custom lap pool
• Newer roof

Tags

• TWO SEPARATE LIVING BUILDINGS
• PRIVATE COURTYARD
• CUSTOM LAP POOL
• NEWER ROOF
• NEWER AC
• WHOLE HOUSE RE-PLUMBED

Property features AI

Finance

• Other: Property located in Naples Park development; Lot is regular and landscaped with pool/club view; Central irrigation system; County-maintained paved public road access
• HOA & community: Non-gated community; No HOA maintenance; No community amenities

Exterior

• Parking: Paved driveway with more than 2 parking spaces; Attached 1-car garage
• Security: Impact resistant doors; Impact resistant windows; Electric shutters
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential single-family home; One-story (ranch) design; Rear exposure faces north
• Construction: Concrete block construction; Shingle roof; Built in 1985
• Exterior features: Deck; Fence; Automatic sprinkler system; Above-ground spa; In-ground heated pool (electric); Stucco exterior

Interior

• Kitchen: Cooktop (electric); Range; Dishwasher; Microwave; Refrigerator/freezer; Refrigerator with icemaker
• Bedrooms: 4 bedrooms; First-floor bedroom; Master bedroom on ground level; Two master suites; Split bedrooms
• Flooring: Tile flooring
• Bathrooms: 3 full bathrooms; 1 half bathroom; Master baths include tub/shower combos and separate showers
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; High-speed internet available; Pull-down attic stairs; Smoke detectors; Vaulted ceilings; Window coverings; Attached apartment/guest suite; Great room; Guest bath; Guest room; Screened lanai/porch; Breakfast bar; Dining (family); Eat-in kitchen; Partially furnished; Efficiency floor plan; Split bedroom layout
• Laundry & utility: Washer; Dryer; Laundry in residence

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath other listed at $900k.

Deal economics

• At list price, monthly cash flow is $-319 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $844k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $695k (22.8% below list).
• Recommended offer: $695k (22.8% 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, schools F, 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 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 $6,948/mo this rent would consume 70% 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 $6k of loan paydown is wiped out by about $27k 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 70 days — a 6% lower offer ($846k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y 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 $570k; list at $900k implies a 58% 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→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $694,794 (22.8% 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 70 days. Have you received any prior offers? Is the seller open to a 23% 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. 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. 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: 0.77% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.20%
• DSCR: 0.95
• GRM: 10.8

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: -13.7%
• Equity multiple: 0.49×
• Total profit: $-129,579
• Equity at exit: $134,193

10-year hold

• IRR: 1.3%
• Equity multiple: 1.11×
• Total profit: $27,530
• Equity at exit: $77,816

Cash invested: $252,000 (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: 10.8×

Monthly cashflow live

• Estimated rent: $6,948 medium
• Mortgage (P&I): −$4,720
• Tax from tax record: −$647 /mo · $7,759/yr
• Insurance: −$375
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,459
• Net cashflow: $-319

Break-even live

Break-even rent $7,352

Max offer price $843,667

Occupancy floor 100%

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: $225,000
• Closing costs: $27,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
517 98th Ave N Naples, FL	3.0	2.0	1350	$4,750	$3.52	23d	1	0.02mi
551 97th Ave N Naples, FL	4.0	3.0	2090	$20,000	$9.57	14d	1	0.09mi
470 Lagoon Ave Naples, FL	3.0	3.0	2038	$10,000	$4.91	14d	1	0.11mi
552 97th Ave N Naples, FL	3.0	2.0	1612	$3,890	$2.41	23d	1	0.12mi
482 Trade Winds Ave Naples, FL	4.0	3.0	2467	$19,500	$7.90	23d	1	0.13mi
513 96th Ave N Naples, FL	3.0	2.0	1770	$15,000	$8.47	23d	1	0.13mi
455 Bayside Ave Naples, FL	3.0	3.0	2150	$5,500	$2.56	23d	1	0.14mi
598 100th Ave N Naples, FL	3.0	2.0	2018	$5,884	$2.92	23d	1	0.17mi
562 96th Ave N Unit 1534821P Naples, FL	3.0	2.0	1819	$9,869	$5.43	23d	1	0.18mi
575 101st Ave N Naples, FL	4.0	2.0	1800	$12,500	$6.94	23d	1	0.21mi
521 102nd Ave N Naples, FL	3.0	2.0	1432	$5,000	$3.49	14d	1	0.25mi
625 97th Ave N Naples, FL	3.0	2.0	1496	$3,800	$2.54	23d	1	0.25mi
532 103rd Ave N Naples, FL	3.0	2.0	1326	$8,000	$6.03	23d	1	0.27mi
523 103rd Ave N Naples, FL	4.0	2.5	1974	$5,200	$2.63	23d	1	0.30mi
660 100th Ave N Unit 1404250P Naples, FL	3.0	2.0	1571	$6,068	$3.86	14d	1	0.33mi
630 95th Ave N Unit A Naples, FL	3.0	2.0	1411	$2,995	$2.12	23d	1	0.34mi
630 95th Ave N Unit S Naples, FL	3.0	2.0	1411	$5,500	$3.90	23d	1	0.34mi
648 96th Ave N Naples, FL	3.0	2.0	1768	$12,000	$6.79	23d	1	0.34mi
670 101st Ave N Naples, FL	4.0	3.0	2208	$15,000	$6.79	23d	1	0.37mi
684 98th Ave N Naples, FL	3.0	2.0	1702	$4,500	$2.64	14d	1	0.38mi
552 105th Ave N Naples, FL	3.0	2.0	1614	$7,500	$4.65	23d	1	0.39mi
637 103rd Ave N Naples, FL	3.0	2.0	1669	$3,100	$1.86	23d	1	0.40mi
572 105th Ave N Naples, FL	3.0	2.0	1485	$9,250	$6.23	23d	1	0.40mi
690 100th Ave N Naples, FL	3.0	2.0	1800	$12,500	$6.94	23d	1	0.40mi
645 103rd Ave N Unit 1534775P Naples, FL	4.0	2.0	1840	$8,513	$4.63	21d	1	0.41mi
671 94th Ave N Naples, FL	3.0	2.0	1464	$6,800	$4.64	23d	1	0.43mi
682 95th Ave N Naples, FL	3.0	2.0	1600	$12,500	$7.81	23d	1	0.44mi
551 91st Ave N Unit 1504170P Naples, FL	4.0	2.0	1679	$8,133	$4.84	23d	1	0.45mi
691 102nd Ave N Naples, FL	3.0	2.0	1311	$7,000	$5.34	23d	1	0.45mi
630 105th Ave N Naples, FL	4.0	2.0	2119	$3,950	$1.86	23d	1	0.46mi
510 106th Ave N Unit 1387169P Naples, FL	4.0	2.0	1646	$7,553	$4.59	14d	1	0.46mi
650 93rd Ave N Unit 1073498P Naples, FL	3.0	2.0	1442	$5,136	$3.56	14d	1	0.46mi
450 Launch Cir #602 Naples, FL	3.0	2.0	1480	$14,000	$9.46	23d	1	0.49mi
450 Launch Cir #404 Naples, FL	3.0	2.0	1635	$3,000	$1.83	23d	1	0.49mi
410 Flagship Dr #806 Naples, FL	3.0	2.5	1979	$15,400	$7.78	23d	1	0.49mi
410 Flagship Dr #1104 Naples, FL	3.0	3.5	2320	$18,000	$7.76	23d	1	0.49mi
410 Flagship Dr #605 Naples, FL	3.0	3.0	1860	$16,000	$8.60	23d	1	0.49mi
410 Flagship Dr #1105 Naples, FL	3.0	3.0	1860	$15,000	$8.06	23d	1	0.49mi
410 Flagship Dr #505 Naples, FL	3.0	3.0	1860	$4,000	$2.15	23d	1	0.49mi
410 Flagship Dr #1101 Naples, FL	3.0	2.5	1979	$12,000	$6.06	23d	1	0.49mi

Listing history 39 events

1. 2026-06-18
   days on market $900,000 Active 70 DOM
2. 2026-06-17
   days on market $900,000 Active 69 DOM
3. 2026-06-16
   days on market $900,000 Active 68 DOM
4. 2026-06-15
   days on market $900,000 Active 67 DOM
5. 2026-06-14
   days on market $900,000 Active 65 DOM
6. 2026-06-10
   days on market $900,000 Active 62 DOM
7. 2026-06-09
   days on market $900,000 Active 61 DOM
8. 2026-06-08
   days on market $900,000 Active 60 DOM
9. 2026-06-07
   days on market $900,000 Active 59 DOM
10. 2026-06-03
    days on market $900,000 Active 55 DOM
11. 2026-06-02
    days on market $900,000 Active 54 DOM
12. 2026-06-01
    days on market $900,000 Active 53 DOM
13. 2026-05-31
    days on market $900,000 Active 52 DOM
14. 2026-05-30
    days on market $900,000 Active 51 DOM
15. 2026-04-09
    listed $900,000 Active
16. 2025-12-01
    historical
17. 2025-10-28
    price $900,000
18. 2025-09-30
    price $950,000
19. 2025-09-10
    listed $1,000,000 Active
20. 2025-04-08
    historical
21. 2025-03-07
    price $1,100,000
22. 2025-01-09
    listed $1,150,000 Active
23. 2018-12-04
    soldstatus $570,000
24. 2018-11-20
    soldstatus $570,000 Sold
25. 2018-10-11
    status Pending With Contingencies
26. 2018-10-08
    listed $599,900 Active
27. 2018-05-07
    historical
28. 2018-03-05
    listed $625,000 Active
29. 2017-11-20
    soldstatus $465,000
30. 2017-10-04
    price $540,000
31. 2014-06-06
    soldstatus $367,000
32. 2014-06-05
    soldstatus $367,000
33. 2014-06-05
    price $379,000
34. 2014-03-07
    listed $367,000
35. 2009-08-21
    soldstatus $233,000
36. 2009-08-20
    soldstatus $233,000
37. 2009-01-27
    listed $225,000
38. 2005-07-18
    soldstatus $419,000
39. 1986-08-01
    soldstatus $80,000

ⓘ 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: $7,759 · $647/mo
• Projected year-2 tax: $7,759 · $647/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 8/10 Severe FEMA zone X (shaded) · 97% 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: $83,375
• − Mortgage interest: −$50,414
• − Property taxes: −$7,759
• − Insurance: −$5,298
• − Repairs & maintenance: −$6,670
• − Management: −$6,670
• − Depreciation: −$26,182
• Taxable loss: −$19,617
• Est. tax savings @ 24.0%: +$4,708
• After-tax cash flow: $882/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

+1025.0% since first listed

25 events — show timeline

• 2026-04-09 Listed $900,000 NAPLESMLS
• 2025-12-01 Listing Removed — FORTMLS
• 2025-10-28 Price Changed $900,000 FORTMLS
• 2025-09-30 Price Changed $950,000 FORTMLS
• 2025-09-10 Listed $1,000,000 FORTMLS
• 2025-04-08 Listing Removed — FORTMLS
• 2025-03-07 Price Changed $1,100,000 FORTMLS
• 2025-01-09 Listed $1,150,000 FORTMLS
• 2018-12-04 Sold (Public Records) $570,000 Public Records
• 2018-11-20 Sold (MLS) $570,000 FORTMLS
• 2018-10-11 Pending — FORTMLS
• 2018-10-08 Listed $599,900 FORTMLS
• 2018-05-07 Listing Removed — FORTMLS
• 2018-03-05 Listed $625,000 FORTMLS
• 2017-11-20 Sold (Public Records) $465,000 Public Records
• 2017-10-04 Price Changed $540,000 BEARMLS
• 2014-06-06 Sold (Public Records) $367,000 Public Records
• 2014-06-05 Price Changed $379,000 NAPLESMLS
• 2014-06-05 Sold (MLS) $367,000 NAPLESMLS
• 2014-03-07 Listed $367,000 NAPLESMLS
• 2009-08-21 Sold (Public Records) $233,000 Public Records
• 2009-08-20 Sold (MLS) $233,000 NAPLESMLS
• 2009-01-27 Listed $225,000 NAPLESMLS
• 2005-07-18 Sold (Public Records) $419,000 Public Records
• 1986-08-01 Sold (Public Records) $80,000 Public Records

Property tax history

+11.0%/yr

Latest (2025): $7,759 · -3.3% YoY. Source: county tax records.