862 95th Ave N · Naples Park, FL 34108

$650,000

2 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 27 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 +12.4/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• DSCR +3.7/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Roof completed March 2023! Great property in high demand neighborhood. Property is dry. High potential for short term rental. Many updates have already been completed. Room for pool. Fenced in yard with with outdoor seating area w/ fire pit. Master bedroom has its own bath and exterior door, can split into 2 rentals. Great location near shopping, Mercato and Vanderbilt Beach. No HOA or restrictions. Freestanding building in back is useful for den, craft room, artist room or She-Shed. Great extra space with lots of storage and potential. Can be easily moved. Enclosed front area can be converted easily to covered parking. A lot of storage available on right side of front door. House has a lot of potential. * Seller motivated, bring offers * .

Key facts

• Above-ground jacuzzi
• Newer roof
• Huge driveway

Tags

• OVERSIZED FENCED BACKYARD
• HUGE DRIVEWAY
• LARGE SCREENED FRONT PORCH
• ABOVE-GROUND JACUZZI
• PORTABLE ADULT POOL
• NEWER ROOF

Property features AI

Finance

• Other: Single unit, single floor
• HOA & community: No HOA maintenance or amenities; Community described as non-gated (see remarks)

Exterior

• Parking: 2+ parking spaces; Paved driveway; Load space; RV/boat parking
• Security: Entry keypad
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential single-family home; 1-story ranch; Rear exposure facing south; Built in 1973; Located in Naples Park
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Single-hung windows
• Exterior features: Courtyard; Extra building; Patio; Storage; Landscaped view

Interior

• Kitchen: Electric cooktop; Dishwasher; Garbage disposal; Microwave; Refrigerator/ice maker
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Bar; See remarks; Dining area open to family room; Screened lanai/porch; Laundry in residence; Partially furnished; Split bedroom floor plan; 4 ceiling fans
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $650k.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $631k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $500k (23.1% below list).
• Recommended offer: $500k (23.1% 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 $4,997/mo this rent would consume 50% 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 $4k of loan paydown is wiped out by about $20k 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 27 days — a 2% lower offer ($640k) is reasonable based on typical stale-listing flexibility.
• 10 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.

Risks & watch-outs

• Climate carrying-cost: major 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 $499,707 (23.1% 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.77% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.73%
• DSCR: 0.97
• 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: -12.6%
• Equity multiple: 0.53×
• Total profit: $-86,123
• Equity at exit: $96,917

10-year hold

• IRR: 2.3%
• Equity multiple: 1.19×
• Total profit: $35,394
• Equity at exit: $56,200

Cash invested: $182,000 (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: $4,997 medium
• Mortgage (P&I): −$3,409
• Tax from tax record: −$378 /mo · $4,539/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,049
• Net cashflow: $-110

Break-even live

Break-even rent $5,136

Max offer price $630,551

Occupancy floor 97%

Sensitivity live

Price	-10% $258	-5% $74	+0% $-110	+5% $-294	+10% $-478
Rent	-10% $-505	-5% $-307	+0% $-110	+5% $87	+10% $285
Rate	-1.0pp $217	-0.5pp $55	base $-110	+0.5pp $-279	+1.0pp $-450

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
799 94th Ave N Naples, FL	3.0	2.0	1674	$5,000	$2.99	24d	1	0.15mi
794 95th Ave N Naples, FL	3.0	2.0	1805	$6,500	$3.60	24d	1	0.15mi
856 98th Ave N Naples, FL	3.0	2.0	1711	$4,500	$2.63	24d	1	0.17mi
791 94th Ave N Naples, FL	3.0	2.0	1400	$9,000	$6.43	24d	1	0.17mi
793 97th Ave N Naples, FL	3.0	2.0	1700	$10,500	$6.18	24d	1	0.21mi
768 96th Ave N Naples, FL	3.0	2.0	1735	$11,500	$6.63	24d	1	0.21mi
757 95th Ave N Naples, FL	2.0	2.0	1100	$2,150	$1.95	24d	1	0.24mi
840 Gulf Pavilion Dr #103 Naples, FL	2.0	2.0	1179	$5,500	$4.66	24d	1	0.28mi
881 Gulf Pavilion Dr #201 Naples, FL	2.0	2.0	1516	$7,500	$4.95	24d	1	0.29mi
834 Gulf Pavilion Dr #204 Naples, FL	2.0	2.0	1516	$8,000	$5.28	24d	1	0.29mi
834 Gulf Pavilion Dr #204 Naples, FL	2.0	2.0	1516	$5,000	$3.30	22d	1	0.29mi
801 99th Ave N Naples, FL	2.0	2.0	1781	$3,500	$1.97	24d	1	0.29mi
736 94th Ave N Naples, FL	3.0	2.0	1820	$3,500	$1.92	24d	1	0.29mi
1265 Egrets Lndg #101 Naples, FL	2.0	2.0	1584	$3,100	$1.96	24d	1	0.30mi
1265 Egrets Lndg #201 Naples, FL	2.0	2.0	1800	$7,500	$4.17	24d	1	0.30mi
822 Gulf Pavilion Dr #202 Naples, FL	2.0	2.0	1275	$6,500	$5.10	24d	1	0.31mi
717 95th Ave N Unit 1 Naples, FL	2.0	1.0	1500	$2,100	$1.40	24d	1	0.33mi
749 91st Ave N Naples, FL	3.0	3.0	1417	$3,750	$2.65	14d	1	0.35mi
10022 8th St N Unit B Naples, FL	2.0	2.0	1249	$2,225	$1.78	14d	1	0.35mi
1061 Egrets Walk Cir #201 Naples, FL	3.0	2.0	1800	$8,500	$4.72	24d	1	0.35mi
1190 Egrets Walk Cir #103 Naples, FL	3.0	2.0	1507	$8,000	$5.31	24d	1	0.35mi
10022 8th St N Unit 22 Naples, FL	2.0	2.0	1250	$2,250	$1.80	24d	1	0.35mi
772 100th Ave N Naples, FL	3.0	2.0	1712	$3,200	$1.87	24d	1	0.36mi
815 Gulf Pavilion Dr #203 Naples, FL	2.0	2.0	1179	$3,500	$2.97	24d	1	0.37mi
737 91st Ave N Naples, FL	3.0	2.0	1566	$12,750	$8.14	24d	1	0.37mi
9123 Strada Pl Naples, FL	1.0–2.0	1.0–2.0	1267	$14,000	$11.05	14d	6	0.39mi
1051 Egrets Walk Cir Unit 7-201 Naples, FL	3.0	2.0	1800	$8,500	$4.72	24d	1	0.40mi
1051 Egrets Walk Cir Unit 7-102 Naples, FL	2.0	2.0	1696	$7,250	$4.27	24d	1	0.40mi
751 100th Ave N Naples, FL	2.0	1.0	912	$4,000	$4.39	24d	1	0.42mi
1033 Egrets Walk Cir Unit 6-101 Naples, FL	3.0	2.0	1584	$2,200	$1.39	24d	1	0.42mi
682 95th Ave N Naples, FL	3.0	2.0	1600	$12,500	$7.81	24d	1	0.43mi
9115 Strada Pl Naples, FL	1.0–2.0	1.5–2.0	1489	$13,000	$8.73	24d	4	0.43mi
829 Reef Point Cir Unit 46 Naples, FL	2.0	2.0	1359	$7,500	$5.52	24d	1	0.44mi
757 101st Ave N Naples, FL	3.0	2.0	1366	$3,900	$2.86	24d	1	0.46mi
684 98th Ave N Naples, FL	3.0	2.0	1702	$4,500	$2.64	14d	1	0.46mi
671 94th Ave N Naples, FL	3.0	2.0	1464	$6,800	$4.64	24d	1	0.46mi
857 Reef Point Cir Naples, FL	2.0	2.0	1359	$7,500	$5.52	24d	1	0.47mi
845 Reef Point Cir Naples, FL	2.0	2.0	1359	$4,200	$3.09	24d	1	0.49mi
690 100th Ave N Naples, FL	3.0	2.0	1800	$12,500	$6.94	24d	1	0.50mi
648 96th Ave N Naples, FL	3.0	2.0	1768	$12,000	$6.79	24d	1	0.51mi

Listing history 50 events

1. 2026-06-18
   days on market $650,000 Active 27 DOM
2. 2026-06-17
   days on market $650,000 Active 26 DOM
3. 2026-06-16
   days on market $650,000 Active 25 DOM
4. 2026-06-15
   days on market $650,000 Active 24 DOM
5. 2026-06-14
   days on market $650,000 Active 22 DOM
6. 2026-06-10
   days on market $650,000 Active 19 DOM
7. 2026-06-09
   days on market $650,000 Active 18 DOM
8. 2026-06-08
   days on market $650,000 Active 17 DOM
9. 2026-06-07
   days on market $650,000 Active 16 DOM
10. 2026-06-03
    days on market $650,000 Active 12 DOM
11. 2026-06-02
    days on market $650,000 Active 11 DOM
12. 2026-06-01
    days on market $650,000 Active 10 DOM
13. 2026-05-31
    days on market $650,000 Active 9 DOM
14. 2026-05-30
    days on market $650,000 Active 8 DOM
15. 2026-05-22
    listed $650,000 Active
16. 2025-01-30
    historical
17. 2025-01-03
    price $690,000
18. 2024-12-13
    price $691,000
19. 2024-11-22
    price $693,000
20. 2024-11-21
    historical $3,650
21. 2024-11-12
    price $695,000
22. 2024-11-09
    price $698,000
23. 2024-10-18
    price $699,900
24. 2024-10-18
    status Active
25. 2024-08-16
    historical
26. 2024-08-12
    price $669,000
27. 2024-07-28
    price $3,650
28. 2024-06-16
    price $3,850
29. 2024-06-05
    listed $4,300
30. 2024-05-29
    price $670,000
31. 2024-05-05
    price $689,000
32. 2024-04-18
    price $698,000
33. 2024-03-13
    price $699,000
34. 2024-03-09
    price $685,000
35. 2024-03-02
    price $681,000
36. 2024-02-19
    price $682,000
37. 2024-02-19
    status Active
38. 2024-02-18
    historical
39. 2024-02-10
    price $685,000
40. 2024-02-07
    price $699,999
41. 2024-01-16
    price $715,000
42. 2024-01-06
    price $735,000
43. 2023-12-12
    price $719,000
44. 2023-11-06
    price $815,000
45. 2023-10-03
    price $699,000
46. 2023-09-30
    price $712,000
47. 2023-09-30
    historical $4,700
48. 2023-09-28
    price $715,000
49. 2023-09-25
    price $740,000
50. 2023-09-24
    price $744,900

ⓘ 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: $4,539 · $378/mo
• Projected year-2 tax: $5,395 · $450/mo
• Expected delta: +$856/yr (+$71/mo · 18.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $59,965
• − Mortgage interest: −$36,410
• − Property taxes: −$4,539
• − Insurance: −$3,250
• − Repairs & maintenance: −$4,797
• − Management: −$4,797
• − Depreciation: −$18,909
• Taxable loss: −$12,738
• Est. tax savings @ 24.0%: +$3,057
• After-tax cash flow: $1,736/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

+828.6% since first listed

62 events — show timeline

• 2026-05-22 Listed $650,000 NAPLESMLS
• 2025-01-30 Listing Removed — NAPLESMLS
• 2025-01-03 Price Changed $690,000 NAPLESMLS
• 2024-12-13 Price Changed $691,000 NAPLESMLS
• 2024-11-22 Price Changed $693,000 NAPLESMLS
• 2024-11-21 Rental Removed $3,650 NAPLESMLS
• 2024-11-12 Price Changed $695,000 NAPLESMLS
• 2024-11-09 Price Changed $698,000 NAPLESMLS
• 2024-10-18 Price Changed $699,900 NAPLESMLS
• 2024-10-18 Relisted — NAPLESMLS
• 2024-08-16 Listing Removed — NAPLESMLS
• 2024-08-12 Price Changed $669,000 NAPLESMLS
• 2024-07-28 Price Changed $3,650 NAPLESMLS
• 2024-06-16 Price Changed $3,850 NAPLESMLS
• 2024-06-05 Listed for Rent $4,300 NAPLESMLS
• 2024-05-29 Price Changed $670,000 NAPLESMLS
• 2024-05-05 Price Changed $689,000 NAPLESMLS
• 2024-04-18 Price Changed $698,000 NAPLESMLS
• 2024-03-13 Price Changed $699,000 NAPLESMLS
• 2024-03-09 Price Changed $685,000 NAPLESMLS
• 2024-03-02 Price Changed $681,000 NAPLESMLS
• 2024-02-19 Price Changed $682,000 NAPLESMLS
• 2024-02-19 Relisted — NAPLESMLS
• 2024-02-18 Listing Removed — NAPLESMLS
• 2024-02-10 Price Changed $685,000 NAPLESMLS
• 2024-02-07 Price Changed $699,999 NAPLESMLS
• 2024-01-16 Price Changed $715,000 NAPLESMLS
• 2024-01-06 Price Changed $735,000 NAPLESMLS
• 2023-12-12 Price Changed $719,000 NAPLESMLS
• 2023-11-06 Price Changed $815,000 NAPLESMLS
• 2023-10-03 Price Changed $699,000 NAPLESMLS
• 2023-09-30 Price Changed $712,000 NAPLESMLS
• 2023-09-30 Rental Removed $4,700 Avail
• 2023-09-28 Price Changed $715,000 NAPLESMLS
• 2023-09-25 Price Changed $740,000 NAPLESMLS
• 2023-09-24 Price Changed $744,900 NAPLESMLS
• 2023-09-23 Price Changed $745,000 NAPLESMLS
• 2023-09-17 Price Changed $750,000 NAPLESMLS
• 2023-09-15 Price Changed $775,000 NAPLESMLS
• 2023-09-15 Listed for Rent $4,700 Avail
• 2023-09-10 Price Changed $799,000 NAPLESMLS
• 2023-09-08 Price Changed $840,000 NAPLESMLS
• 2023-08-28 Price Changed $845,000 NAPLESMLS
• 2023-08-24 Price Changed $849,900 NAPLESMLS
• 2023-08-06 Listed $850,000 NAPLESMLS
• 2023-04-24 Sold (Public Records) $620,000 Public Records
• 2023-04-21 Sold (MLS) $620,000 NAPLESMLS
• 2023-03-14 Pending — NAPLESMLS
• 2023-03-02 Price Changed $699,000 NAPLESMLS
• 2023-01-03 Price Changed $719,500 NAPLESMLS
• 2022-08-20 Listed $730,000 NAPLESMLS
• 2017-03-30 Sold (Public Records) $250,000 Public Records
• 2017-03-23 Sold (MLS) $250,000 NAPLESMLS
• 2017-02-11 Pending — NAPLESMLS
• 2017-02-09 Price Changed $260,000 NAPLESMLS
• 2016-12-09 Price Changed $274,900 NAPLESMLS
• 2016-10-19 Listed $289,900 NAPLESMLS
• 2011-07-28 Sold (MLS) $107,900 NAPLESMLS
• 2011-06-13 Listed $107,900 NAPLESMLS
• 2010-08-24 Listing Removed — NAPLESMLS
• 2009-11-28 Listed $139,000 NAPLESMLS
• 1994-09-16 Sold (Public Records) $70,000 Public Records

Property tax history

+15.1%/yr

Latest (2025): $4,539 · -15.7% YoY. Source: county tax records.