563 105th Ave N · Naples Park, FL 34108

$849,000

3 bd · 2.0 ba · 1,482 sqft · Other public records · 24 Days on market

Built 1972 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 +13.8/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• DSCR +4.2/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A polished Naples Park duplex positioned exactly 1.0 mile from the beach, offering strong rental appeal, exceptional lifestyle access, and the kind of beachside investment fundamentals that remain difficult to replicate. This well-maintained property features a total of 3 bedrooms and 2 bathrooms across two separate residences, making it an ideal short-term rental asset, seasonal retreat, or income-producing addition to a Naples portfolio. When paired with the adjacent duplex at 559 105th Ave N, the offering creates a rare double-lot opportunity with scale, flexibility, and enhanced long-term value. The property is thoughtfully arranged around a large courtyard and includes ample parking, b

Key facts

• Private pool
• Ample parking
• Naples park duplex

Tags

• NAPLES PARK DUPLEX
• WELL-MAINTAINED PROPERTY
• TWO SEPARATE RESIDENCES
• PRIVATE POOL
• LARGE COURTYARD
• AMPLE PARKING

Property features AI

Finance

• Other: Zoned for multi-family (1–9 units); Lot dimensions noted (front/back/left/right: 100/100/135/135); Building numbers 559–563 in Naples Park
• Financial info: Multi-unit property: 4 units total; 2 units in building; 2 buildings on site
• HOA & community: Non-gated community; Community amenities include BBQ/picnic area, bike storage, concierge services, internet access, streetlights, underground utilities

Exterior

• Utilities: Central water; Central sewer
• Home design: Residential income property; Quadraplex building design; Duplex description listed; Built in 1972
• Construction: Concrete block construction
• Exterior features: Courtyard; Fenced yard; Patio; Below-ground private pool; Single-hung windows; Stucco exterior; Shingle roof

Interior

• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans; Humidistat
• Interior features: Tile flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $849k.

Deal economics

• At list price, monthly cash flow is $12 ($150/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $689k (18.8% below list).
• Recommended offer: $689k (18.8% 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, 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 $6,892/mo this rent would consume 69% 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 $25k 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 24 days — a 2% lower offer ($836k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $1.10M (56%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $689,203 (18.8% below list)

Questions for the listing agent

1. Built in 1972 — 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. 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?
5. 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?
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: 0.81% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 10.3

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: -11.2%
• Equity multiple: 0.58×
• Total profit: $-100,521
• Equity at exit: $126,589

10-year hold

• IRR: 3.8%
• Equity multiple: 1.33×
• Total profit: $78,601
• Equity at exit: $73,406

Cash invested: $237,720 (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: 10.3×

Monthly cashflow live

• Estimated rent: $6,892 high
• Mortgage (P&I): −$4,452
• Tax from tax record: −$560 /mo · $6,717/yr
• Insurance: −$354
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,447
• Net cashflow: $12

Break-even live

Break-even rent $6,876

Max offer price $849,000

Occupancy floor 95%

Sensitivity live

Price	-10% $493	-5% $253	+0% $12	+5% $-228	+10% $-468
Rent	-10% $-532	-5% $-260	+0% $12	+5% $285	+10% $557
Rate	-1.0pp $440	-0.5pp $228	base $12	+0.5pp $-208	+1.0pp $-431

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: $212,250
• Closing costs: $25,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
552 105th Ave N Naples, FL	3.0	2.0	1614	$7,500	$4.65	25d	1	0.03mi
572 105th Ave N Naples, FL	3.0	2.0	1485	$9,250	$6.23	25d	1	0.03mi
10580 6th St Naples, FL	2.0	1.0	1000	$2,300	$2.30	25d	1	0.11mi
593 106th Ave N Naples, FL	3.0	2.0	1800	$9,000	$5.00	25d	1	0.11mi
510 106th Ave N Unit 1387169P Naples, FL	4.0	2.0	1646	$7,553	$4.59	15d	1	0.14mi
612 106th Ave N Unit 1073496P Naples, FL	3.0	2.0	1550	$6,772	$4.37	15d	1	0.14mi
532 103rd Ave N Naples, FL	3.0	2.0	1326	$8,000	$6.03	25d	1	0.16mi
530 108th Ave N Naples, FL	3.0	2.0	1350	$15,000	$11.11	25d	1	0.19mi
521 102nd Ave N Naples, FL	3.0	2.0	1432	$5,000	$3.49	15d	1	0.19mi
637 103rd Ave N Naples, FL	3.0	2.0	1669	$3,100	$1.86	25d	1	0.22mi
564 109th Ave N Naples, FL	2.0	2.0	1080	$16,000	$14.81	25d	1	0.23mi
645 103rd Ave N Unit 1534775P Naples, FL	4.0	2.0	1840	$8,513	$4.63	23d	1	0.23mi
575 101st Ave N Naples, FL	4.0	2.0	1800	$12,500	$6.94	25d	1	0.23mi
604 102nd Ave N Naples, FL	3.0	2.0	1197	$3,150	$2.63	15d	1	0.24mi
663 106th Ave N Unit 1504161P Naples, FL	3.0	2.0	1539	$7,887	$5.12	15d	1	0.26mi
650 103rd Ave N Naples, FL	3.0	2.0	1025	$2,700	$2.63	25d	1	0.26mi
536 101st Ave N Naples, FL	3.0	1.0	1016	$2,500	$2.46	15d	1	0.27mi
527 109th Ave N Naples, FL	2.0	2.0	990	$2,750	$2.78	25d	1	0.27mi
669 107th Ave N Unit 1504183P Naples, FL	3.0	2.0	1614	$3,571	$2.21	25d	1	0.30mi
673 107th Ave N Naples, FL	3.0	2.0	1428	$3,850	$2.70	25d	1	0.31mi
692 106th Ave N Unit 1387168P Naples, FL	3.0	3.0	1356	$6,573	$4.85	15d	1	0.33mi
698 107th Ave N Naples, FL	4.0	3.0	1487	$3,800	$2.56	25d	1	0.35mi
691 102nd Ave N Naples, FL	3.0	2.0	1311	$7,000	$5.34	25d	1	0.36mi
602 111th Ave N Naples, FL	2.0	2.0	1104	$4,000	$3.62	25d	1	0.37mi
707 104th Ave N Naples, FL	3.0	2.0	1745	$14,500	$8.31	25d	1	0.38mi
714 105th Ave N Naples, FL	3.0	2.0	1491	$4,150	$2.78	25d	1	0.39mi
663 100th Ave N Naples, FL	2.0	1.0	1000	$2,650	$2.65	25d	1	0.39mi
671 100th Ave N Naples, FL	3.0	2.0	1164	$5,500	$4.73	25d	1	0.40mi
660 100th Ave N Unit 1404250P Naples, FL	3.0	2.0	1571	$6,068	$3.86	15d	1	0.42mi
517 98th Ave N Naples, FL	3.0	2.0	1350	$4,750	$3.52	25d	1	0.43mi
731 104th Ave N Naples, FL	2.0	2.0	1388	$12,000	$8.65	25d	1	0.43mi
724 108th Ave N Unit 1073495P Naples, FL	3.0	2.0	1151	$4,915	$4.27	15d	1	0.45mi
699 110th Ave N Unit B Naples, FL	2.0	2.0	910	$2,250	$2.47	25d	1	0.46mi
699 110th Ave N Unit A Naples, FL	2.0	1.0	1000	$2,150	$2.15	25d	1	0.46mi
690 100th Ave N Naples, FL	3.0	2.0	1800	$12,500	$6.94	25d	1	0.47mi
749 105th Ave N Naples, FL	3.0	2.0	1394	$4,000	$2.87	25d	1	0.48mi
706 111th Ave N Naples, FL	2.0	2.0	1080	$1,850	$1.71	25d	1	0.50mi
625 97th Ave N Naples, FL	3.0	2.0	1496	$3,800	$2.54	25d	1	0.51mi
552 97th Ave N Naples, FL	3.0	2.0	1612	$3,890	$2.41	25d	1	0.51mi
744 110th Ave N Naples, FL	3.0	2.0	1596	$4,500	$2.82	25d	1	0.54mi

Listing history 29 events

1. 2026-06-21
   days on market $849,000 Active 24 DOM
2. 2026-06-18
   days on market $849,000 Active 21 DOM
3. 2026-06-17
   days on market $849,000 Active 20 DOM
4. 2026-06-16
   days on market $849,000 Active 19 DOM
5. 2026-06-15
   days on market $849,000 Active 18 DOM
6. 2026-06-14
   days on market $849,000 Active 16 DOM
7. 2026-06-10
   days on market $849,000 Active 13 DOM
8. 2026-06-09
   days on market $849,000 Active 12 DOM
9. 2026-06-08
   days on market $849,000 Active 11 DOM
10. 2026-06-07
    days on market $849,000 Active 10 DOM
11. 2026-06-03
    days on market $849,000 Active 6 DOM
12. 2026-06-02
    days on market $849,000 Active 5 DOM
13. 2026-06-01
    days on market $849,000 Active 4 DOM
14. 2026-05-31
    days on market $849,000 Active 3 DOM
15. 2026-05-30
    days on market $849,000 Active 2 DOM
16. 2026-04-08
    price $1,700,000
17. 2026-03-23
    price $1,850,000
18. 2026-02-04
    listed $1,950,000 Active
19. 2019-08-09
    soldstatus $800,000
20. 2018-04-01
    historical
21. 2017-09-20
    listed $1,000,000 Active
22. 2017-09-11
    historical
23. 2017-04-05
    price $1,000,000
24. 2017-03-10
    listed $999,999 Active
25. 2006-09-18
    soldstatus $747,000
26. 2004-06-09
    soldstatus $260,000
27. 1996-11-27
    soldstatus $192,000
28. 1996-11-27
    soldstatus $192,000
29. 1990-08-01
    soldstatus $177,900

ⓘ 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: $6,717 · $560/mo
• Projected year-2 tax: $7,047 · $587/mo
• Expected delta: +$329/yr (+$27/mo · 4.9%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 32 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: $82,704
• − Mortgage interest: −$47,557
• − Property taxes: −$6,717
• − Insurance: −$5,042
• − Repairs & maintenance: −$6,616
• − Management: −$6,616
• − Depreciation: −$24,698
• Taxable loss: −$14,544
• Est. tax savings @ 24.0%: +$3,490
• After-tax cash flow: $3,640/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

+855.6% since first listed

14 events — show timeline

• 2026-04-08 Price Changed $1,700,000 NAPLESMLS
• 2026-03-23 Price Changed $1,850,000 NAPLESMLS
• 2026-02-04 Listed $1,950,000 NAPLESMLS
• 2019-08-09 Sold (Public Records) $800,000 Public Records
• 2018-04-01 Listing Removed — NAPLESMLS
• 2017-09-20 Listed $1,000,000 NAPLESMLS
• 2017-09-11 Listing Removed — NAPLESMLS
• 2017-04-05 Price Changed $1,000,000 NAPLESMLS
• 2017-03-10 Listed $999,999 NAPLESMLS
• 2006-09-18 Sold (Public Records) $747,000 Public Records
• 2004-06-09 Sold (Public Records) $260,000 Public Records
• 1996-11-27 Sold (Public Records) $192,000 Public Records
• 1996-11-27 Sold (Public Records) $192,000 Public Records
• 1990-08-01 Sold (Public Records) $177,900 Public Records

Property tax history

+13.1%/yr

Latest (2025): $6,717 · -3.7% YoY. Source: county tax records.