1235 Rordon Ave · Naples, FL 34103

$575,000

3 bd · 1.0 ba · 941 sqft · SingleFamily public records · 104 Days on market

Built 1967 7,840 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 +27.5/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

1235 Rordon is where life moves a little slower, the Gulf breeze feels a little sweeter, and every day starts with the possibility of a beach sunset. Just minutes from Naples’ white-sand shoreline, Coastland Center, Baker Park, and 5th Ave’s favorite haunts, this centrally located home puts you in the heart of everything locals love. This classic 3-bedroom Naples bungalow sits on a generous oversized lot, offering the kind of backyard space people dream about but rarely find this close to the water. The large, fully fenced backyard is ideal for those with trade vehicles—such as trucks, vans, or work trailers—who need secure space behind the gate. Lush landscaping and

Key facts

• Centrally located
• Oversized lot
• Lush landscaping

Tags

• CENTRALLY LOCATED
• OVERSIZED LOT
• BACKYARD SPACE
• LUSH LANDSCAPING
• FRUIT TREES
• NO HOA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $575k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $575k).
• Recommended offer: $523k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#126 in FL, #1,903 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute D+, cost of living 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: Lake Park Elementary School (math 76% / reading 77%, grade A, #185 of 2,144 statewide, top 9%, 502 students, 39% FRL); Gulfview Middle School (math 78% / reading 68%, grade A, #44 of 571 statewide, top 8%, 582 students, 40% FRL); Naples High School (math 47% / reading 52%, grade D, #179 of 667 statewide, top 29%, 1,719 students, 39% FRL) — zoned schools average 39% FRL vs 55% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+14.6%/yr); 480 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $6,664/mo this rent would consume 68% of the median local household income ($117k/yr) (locally 311% 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 $4k of loan paydown is wiped out by about $17k 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 + 8.0% rent growth), your $161k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($523k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $75k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $305k; list at $575k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $523,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 1.16% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.70%
• DSCR: 1.57
• GRM: 7.2

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: 7.6%
• Equity multiple: 1.31×
• Total profit: $50,433
• Equity at exit: $85,734

10-year hold

• IRR: 20.6%
• Equity multiple: 3.13×
• Total profit: $343,355
• Equity at exit: $49,715

Cash invested: $161,000 (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 34103

• Rents YoY: 14.6%
• Active inventory: 480
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $6,664 high
• Mortgage (P&I): −$3,015
• Tax from tax record: −$306 /mo · $3,668/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,400
• Net cashflow: $1,704

Break-even live

Break-even rent $4,507

Max offer price $575,000

Occupancy floor 69%

Sensitivity live

Price	-10% $2,030	-5% $1,867	+0% $1,704	+5% $1,541	+10% $1,379
Rent	-10% $1,178	-5% $1,441	+0% $1,704	+5% $1,967	+10% $2,231
Rate	-1.0pp $1,994	-0.5pp $1,850	base $1,704	+0.5pp $1,555	+1.0pp $1,404

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 High Point Cir S #303 Naples, FL	2.0	2.0	1015	$5,500	$5.42	25d	1	0.22mi
820 Ketch Dr #3 Naples, FL	2.0	2.0	1100	$5,500	$5.00	25d	1	0.43mi
820 Ketch Dr #2 Naples, FL	2.0	2.0	1100	$5,700	$5.18	25d	1	0.43mi
3030 Binnacle Dr #201 Naples, FL	2.0	2.0	1092	$5,000	$4.58	25d	1	0.45mi
788 Park Shore Dr Naples, FL	1.0–2.0	1.5–2.0	931	$5,500	$5.90	15d	3	0.75mi
333 Harbour Dr #211 Naples, FL	2.0	2.0	975	$5,500	$5.64	15d	1	0.94mi
3200 Gulf Shore Blvd N #105 Naples, FL	2.0	2.0	1116	$8,500	$7.62	25d	1	1.13mi
600 Neapolitan Way Naples, FL	1.0–2.0	2.0	832	$5,200	$6.25	25d	2	1.29mi
1950 Gulf Shore Blvd N Naples, FL	2.0	2.0	1060	$7,250	$6.84	25d	2	1.30mi
1910 Gulf Shore Blvd N Naples, FL	2.0	2.0	1290	$9,200	$7.13	25d	2	1.33mi
4523 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	25d	1	1.37mi
4525 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	25d	1	1.37mi
2011 Gulf Shore Blvd N #45 Naples, FL	2.0	2.0	1100	$8,500	$7.73	25d	1	1.37mi

Listing history 18 events

1. 2026-02-26
   status Pending
2. 2026-02-12
   price $575,000
3. 2026-01-01
   price $600,000
4. 2025-12-10
   price $635,000
5. 2025-11-14
   listed $650,000 Active
6. 2025-08-30
   historical
7. 2025-04-23
   price $645,000
8. 2025-03-30
   price $650,000
9. 2025-03-20
   price $675,000
10. 2025-03-05
    price $700,000
11. 2025-02-18
    price $725,000
12. 2025-02-05
    price $739,000
13. 2024-12-23
    price $770,000
14. 2024-11-05
    listed $779,900 Active
15. 2024-10-03
    historical
16. 2024-07-12
    listed $799,000 Active
17. 2019-01-30
    soldstatus $305,000
18. 1997-04-07
    soldstatus $60,000

ⓘ 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: $3,668 · $306/mo
• Projected year-2 tax: $4,772 · $398/mo
• Expected delta: +$1,105/yr (+$92/mo · 30.1%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 47% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $79,971
• − Mortgage interest: −$32,209
• − Property taxes: −$3,668
• − Insurance: −$2,875
• − Repairs & maintenance: −$6,398
• − Management: −$6,398
• − Depreciation: −$16,727
• Taxable income: $11,697
• Est. tax owed @ 24.0%: −$2,807
• After-tax cash flow: $17,643/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

• Score: 80/100
• State rank: #126
• US rank: #1903

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Naples, FL
• County: Collier County · 396,295 people
• City population: 344,941
• Metro: Naples-Marco Island, FL
• Population (ZIP): 11,299
• Household income: $116,875
• Rent vs Own: 14.1% rent · 85.9% own
• Severe rent burden: 311.0

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 10% Two or more races 8% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 2% Portuguese 2%
• Foreign-born: 13% · Canada
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 2% German/W. Germanic 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: ▼ -327.53%
• Current HPI: 315.1396
• Rent YoY: ▲ 14.55%
• 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

+858.3% since first listed

18 events — show timeline

• 2026-02-26 Pending — NAPLESMLS
• 2026-02-12 Price Changed $575,000 NAPLESMLS
• 2026-01-01 Price Changed $600,000 NAPLESMLS
• 2025-12-10 Price Changed $635,000 NAPLESMLS
• 2025-11-14 Listed $650,000 NAPLESMLS
• 2025-08-30 Listing Removed — NAPLESMLS
• 2025-04-23 Price Changed $645,000 NAPLESMLS
• 2025-03-30 Price Changed $650,000 NAPLESMLS
• 2025-03-20 Price Changed $675,000 NAPLESMLS
• 2025-03-05 Price Changed $700,000 NAPLESMLS
• 2025-02-18 Price Changed $725,000 NAPLESMLS
• 2025-02-05 Price Changed $739,000 NAPLESMLS
• 2024-12-23 Price Changed $770,000 NAPLESMLS
• 2024-11-05 Listed $779,900 NAPLESMLS
• 2024-10-03 Listing Removed — NAPLESMLS
• 2024-07-12 Listed $799,000 NAPLESMLS
• 2019-01-30 Sold (Public Records) $305,000 Public Records
• 1997-04-07 Sold (Public Records) $60,000 Public Records

Property tax history

+16.4%/yr

Latest (2025): $3,668 · +2.5% YoY. Source: county tax records.