636 98th Ave N · Naples Park, FL 34108

$769,000

3 bd · 2.0 ba · 1,228 sqft · SingleFamily public records · 370 Days on market

Built 1973 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 +13.0/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• DSCR +3.9/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* New Roof ~ around 2019/2020 * New Water Pipes through out the house (2021) * New HVAC System (2021) * Hurricane Impacted Windows Beautiful 3 bedroom, 2 baths and 1 car garage with a pool with and a beautiful fenced yard! Tile through the house. Location is great! Close to Gulf of Mexico and lots of wonderful shopping plazas and restaurants.

Key facts

• No hoa fees
• Short-term rentals
• Renovated pool home

Tags

• INVESTMENT OPPORTUNITY
• NO RENTAL RESTRICTIONS
• NO HOA FEES
• ONE MILE FROM VANDERBILT BEACH
• SHORT-TERM RENTALS
• RENOVATED POOL HOME

Property features AI

Finance

• HOA & community: No HOA maintenance or community amenities; Non-gated community

Exterior

• Parking: Attached 1-car garage; Paved driveway
• Security: Security system; Entry keypad; Impact-resistant doors and windows
• Utilities: Central water; Central sewer; Cable available
• Home design: Single-family home; 1 story / ranch; South rear exposure; Residential property
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Built in 1973
• Exterior features: Private below-ground concrete pool (equipment stays); Fence / completely fenced yard; Patio; Sprinkler (automatic); Landscaped view

Interior

• Kitchen: Pantry; Dishwasher; Microwave; Range; Refrigerator; Eat-in kitchen / dining (family)
• Bedrooms: 3 bedrooms (split bedroom floor plan)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Master bathroom with tub and shower combo
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Cable prewire; High-speed internet available; Pantry; Smoke detectors; Window coverings; Open porch/lanai; Family room; Turnkey furnished
• Laundry & utility: Washer; Dryer; Laundry located in garage; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $769k.

Deal economics

• At list price, monthly cash flow is $-42 ($-508/yr) — negative.
• To cash-flow at today's rent, offer at most $762k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $605k (21.3% below list).
• Recommended offer: $605k (21.3% 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); Pine Ridge Middle School (math 74% / reading 70%, grade A, #52 of 571 statewide, top 10%, 832 students, 31% 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 35% FRL vs 55% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+8.7%/yr); 684 active listings in the ZIP; 40 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 $6,051/mo this rent would consume 61% 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 $5k of loan paydown is wiped out by about $23k 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 370 days — a 12% lower offer ($677k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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

• Climate carrying-cost: 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 $605,064 (21.3% 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 370 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.79% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 10.6

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: -11.7%
• Equity multiple: 0.56×
• Total profit: $-95,543
• Equity at exit: $114,660

10-year hold

• IRR: 3.1%
• Equity multiple: 1.27×
• Total profit: $58,009
• Equity at exit: $66,489

Cash invested: $215,320 (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: 684
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $6,051 high
• Mortgage (P&I): −$4,033
• Tax from tax record: −$469 /mo · $5,631/yr
• Insurance: −$320
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,271
• Net cashflow: $-42

Break-even live

Break-even rent $6,104

Max offer price $761,519

Occupancy floor 96%

Sensitivity live

Price	-10% $393	-5% $175	+0% $-42	+5% $-260	+10% $-478
Rent	-10% $-520	-5% $-281	+0% $-42	+5% $197	+10% $436
Rate	-1.0pp $345	-0.5pp $153	base $-42	+0.5pp $-242	+1.0pp $-444

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: $192,250
• Closing costs: $23,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
625 97th Ave N Naples, FL	3.0	2.0	1496	$3,800	$2.54	25d	1	0.01mi
668 97th Ave N Unit A Naples, FL	2.0	1.0	775	$4,500	$5.81	25d	1	0.09mi
645 95th Ave N Unit 1 Naples, FL	3.0	2.0	957	$2,750	$2.87	15d	1	0.13mi
630 95th Ave N Unit S Naples, FL	3.0	2.0	1411	$5,500	$3.90	25d	1	0.16mi
630 95th Ave N Unit A Naples, FL	3.0	2.0	1411	$2,995	$2.12	25d	1	0.16mi
663 100th Ave N Naples, FL	2.0	1.0	1000	$2,650	$2.65	25d	1	0.20mi
671 100th Ave N Naples, FL	3.0	2.0	1164	$5,500	$4.73	25d	1	0.21mi
671 94th Ave N Naples, FL	3.0	2.0	1464	$6,800	$4.64	25d	1	0.21mi
534 96th Ave N Naples, FL	3.0	2.0	1198	$8,500	$7.10	25d	1	0.26mi
717 95th Ave N Unit 1 Naples, FL	2.0	1.0	1500	$2,100	$1.40	25d	1	0.26mi
595 93rd Ave N Naples, FL	2.0	2.0	1374	$5,000	$3.64	25d	1	0.26mi
531 99th Ave N Naples, FL	2.0	1.0	794	$2,000	$2.52	25d	1	0.28mi
517 98th Ave N Naples, FL	3.0	2.0	1350	$4,750	$3.52	25d	1	0.28mi
650 93rd Ave N Unit 1073498P Naples, FL	3.0	2.0	1442	$5,136	$3.56	15d	1	0.29mi
604 102nd Ave N Naples, FL	3.0	2.0	1197	$3,150	$2.63	15d	1	0.29mi
536 101st Ave N Naples, FL	3.0	1.0	1016	$2,500	$2.46	15d	1	0.32mi
547 101st Ave N Naples, FL	2.0	1.0	768	$2,750	$3.58	25d	1	0.32mi
691 102nd Ave N Naples, FL	3.0	2.0	1311	$7,000	$5.34	25d	1	0.34mi
650 103rd Ave N Naples, FL	3.0	2.0	1025	$2,700	$2.63	25d	1	0.34mi
757 95th Ave N Naples, FL	2.0	2.0	1100	$2,150	$1.95	25d	1	0.34mi
751 100th Ave N Naples, FL	2.0	1.0	912	$4,000	$4.39	25d	1	0.35mi
757 101st Ave N Naples, FL	3.0	2.0	1366	$3,900	$2.86	25d	1	0.40mi
522 Beachwalk Cir Naples, FL	2.0	2.0	1359	$6,000	$4.42	25d	1	0.41mi
521 102nd Ave N Naples, FL	3.0	2.0	1432	$5,000	$3.49	15d	1	0.41mi
532 103rd Ave N Naples, FL	3.0	2.0	1326	$8,000	$6.03	25d	1	0.42mi
791 94th Ave N Naples, FL	3.0	2.0	1400	$9,000	$6.43	25d	1	0.44mi
857 Reef Point Cir Naples, FL	2.0	2.0	1359	$7,500	$5.52	25d	1	0.45mi
559 Beachwalk Cir Unit U204 Naples, FL	3.0	2.0	1472	$7,500	$5.10	15d	1	0.45mi
559 Beachwalk Cir Apt 203U Naples, FL	2.0	2.0	1350	$7,000	$5.19	15d	1	0.45mi
549 Beachwalk Cir Naples, FL	2.0	2.0	1359	$7,500	$5.52	25d	1	0.45mi
565 Beachwalk Cir Unit T-102 Naples, FL	2.0	2.0	1350	$7,300	$5.41	15d	1	0.45mi
565 Beachwalk Cir Unit T104 Naples, FL	3.0	2.0	1450	$6,750	$4.66	15d	1	0.45mi
577 Beachwalk Cir Unit R202 Naples, FL	2.0	2.0	1350	$5,000	$3.70	15d	1	0.45mi
661 Windsurf Ln Unit A-202 Naples, FL	2.0	2.0	1350	$7,500	$5.56	15d	1	0.46mi
829 Reef Point Cir Unit 46 Naples, FL	2.0	2.0	1359	$7,500	$5.52	25d	1	0.47mi
10022 8th St N Unit B Naples, FL	2.0	2.0	1249	$2,225	$1.78	15d	1	0.48mi
10022 8th St N Unit 22 Naples, FL	2.0	2.0	1250	$2,250	$1.80	25d	1	0.48mi
749 91st Ave N Naples, FL	3.0	3.0	1417	$3,750	$2.65	15d	1	0.48mi
589 Beachwalk Cir Unit P-203 Naples, FL	2.0	2.0	1350	$8,000	$5.93	15d	1	0.48mi
613 Beachwalk Cir Unit J Naples, FL	2.0	2.0	1350	$7,500	$5.56	15d	1	0.48mi

Listing history 31 events

1. 2026-06-22
   pricedays on market $769,000 Active 370 DOM
2. 2026-06-18
   days on market $789,000 Active 367 DOM
3. 2026-06-17
   days on market $789,000 Active 366 DOM
4. 2026-06-16
   days on market $789,000 Active 365 DOM
5. 2026-06-15
   days on market $789,000 Active 364 DOM
6. 2026-06-10
   days on market $789,000 Active 359 DOM
7. 2026-06-09
   days on market $789,000 Active 358 DOM
8. 2026-06-08
   days on market $789,000 Active 357 DOM
9. 2026-06-07
   days on market $789,000 Active 356 DOM
10. 2026-06-02
    days on market $789,000 Active 351 DOM
11. 2026-06-01
    days on market $789,000 Active 350 DOM
12. 2026-05-31
    days on market $789,000 Active 349 DOM
13. 2026-05-30
    days on market $789,000 Active 348 DOM
14. 2025-12-31
    price $789,000
15. 2025-06-16
    listed $799,000 Active
16. 2025-03-14
    historical
17. 2025-02-04
    price $819,000
18. 2024-11-20
    price $839,000
19. 2024-10-14
    price $898,000
20. 2024-08-28
    status Active
21. 2024-08-19
    historical
22. 2024-06-20
    price $919,000
23. 2024-04-05
    listed $949,000 Active
24. 2022-06-13
    soldstatus $875,000
25. 2022-06-07
    soldstatus $875,000 Sold 353-char remark

    Show marketing remark (353 chars)

    * New Roof ~ around 2019/2020 * New Water Pipes through out the house (2021) * New HVAC System (2021) * Hurricane Impacted Windows Beautiful 3 bedroom, 2 baths and 1 car garage with a pool with and a beautiful fenced yard! Tile through the house. Location is great! Close to Gulf of Mexico and lots of wonderful shopping plazas and restaurants.

26. 2022-05-15
    status Pending 353-char remark

    Show marketing remark (353 chars)

    * New Roof ~ around 2019/2020 * New Water Pipes through out the house (2021) * New HVAC System (2021) * Hurricane Impacted Windows Beautiful 3 bedroom, 2 baths and 1 car garage with a pool with and a beautiful fenced yard! Tile through the house. Location is great! Close to Gulf of Mexico and lots of wonderful shopping plazas and restaurants.

27. 2022-05-11
    listed $875,000 Active 353-char remark

    Show marketing remark (353 chars)

    * New Roof ~ around 2019/2020 * New Water Pipes through out the house (2021) * New HVAC System (2021) * Hurricane Impacted Windows Beautiful 3 bedroom, 2 baths and 1 car garage with a pool with and a beautiful fenced yard! Tile through the house. Location is great! Close to Gulf of Mexico and lots of wonderful shopping plazas and restaurants.

28. 2003-07-31
    soldstatus $233,000
29. 2003-04-02
    soldstatus $187,500
30. 2000-05-17
    soldstatus $140,000
31. 1989-04-01
    soldstatus $77,300

ⓘ 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: $5,631 · $469/mo
• Projected year-2 tax: $6,383 · $532/mo
• Expected delta: +$752/yr (+$63/mo · 13.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $72,608
• − Mortgage interest: −$43,076
• − Property taxes: −$5,631
• − Insurance: −$3,845
• − Repairs & maintenance: −$5,809
• − Management: −$5,809
• − Depreciation: −$22,371
• Taxable loss: −$13,932
• Est. tax savings @ 24.0%: +$3,344
• After-tax cash flow: $2,835/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

+920.7% since first listed

18 events — show timeline

• 2025-12-31 Price Changed $789,000 NAPLESMLS
• 2025-06-16 Listed $799,000 NAPLESMLS
• 2025-03-14 Listing Removed — NAPLESMLS
• 2025-02-04 Price Changed $819,000 NAPLESMLS
• 2024-11-20 Price Changed $839,000 NAPLESMLS
• 2024-10-14 Price Changed $898,000 NAPLESMLS
• 2024-08-28 Relisted — NAPLESMLS
• 2024-08-19 Listing Removed — NAPLESMLS
• 2024-06-20 Price Changed $919,000 NAPLESMLS
• 2024-04-05 Listed $949,000 NAPLESMLS
• 2022-06-13 Sold (Public Records) $875,000 Public Records
• 2022-06-07 Sold (MLS) $875,000 NAPLESMLS
• 2022-05-15 Pending — NAPLESMLS
• 2022-05-11 Listed $875,000 NAPLESMLS
• 2003-07-31 Sold (Public Records) $233,000 Public Records
• 2003-04-02 Sold (Public Records) $187,500 Public Records
• 2000-05-17 Sold (Public Records) $140,000 Public Records
• 1989-04-01 Sold (Public Records) $77,300 Public Records

Property tax history

+9.3%/yr

Latest (2025): $5,631 · -9.5% YoY. Source: county tax records.