779 108th Ave N · Naples Park, FL 34108

$719,000

4 bd · 2.0 ba · 1,563 sqft · SingleFamily public records · 92 Days on market

Built 1980 6,534 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 +28.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged, AI generated or rendered. One or more photo(s) has been virtually staged, AI generated or rendered. Discover this beautifully renovated 4-bedroom, 2-bath home in desirable Naples Park! Featuring impact-resistant windows and doors for added safety, storm protection, and energy efficiency, this home offers true peace of mind year-round. A brand-new roof and fresh paint inside and out further enhance its move-in-ready appeal. The gorgeous new kitchen showcases sleek cabinetry, light and bright countertops, and stainless steel appliances, while the updated bathrooms shine with elegant, contemporary finishes. New vinyl flooring runs throughout, off

Key facts

• New kitchen
• Brand-new roof
• Updated bathrooms

Tags

• IMPACT-RESISTANT WINDOWS
• BRAND-NEW ROOF
• NEW KITCHEN
• UPDATED BATHROOMS
• NEW VINYL FLOORING
• MINUTES FROM THE BEACH

Property features AI

Finance

• Other: Property located in Naples Park (development); Lot is a regular, landscaped 0.15-acre parcel with paved road frontage
• HOA & community: No HOA maintenance or community amenities listed; Community type: See remarks

Exterior

• Parking: Attached garage with 1 garage space; Paved driveway
• Security: Impact resistant doors and windows (storm protection)
• Utilities: Central water; Central sewer; Cable available
• Home design: Single-family residential; One-story ranch style; Rear exposure faces west
• Construction: Concrete block construction; Stucco exterior finish; Shingle roof; Built in 1980
• Exterior features: Automatic sprinkler system; Impact resistant windows and doors; Sliding windows

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator/Icemaker
• Bedrooms: 4 bedrooms with master on the ground level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bathroom with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans (6)
• Interior features: Smoke detectors; Window coverings; Breakfast bar and family dining area; Open porch/lanai
• Laundry & utility: Washer (hookup present); Washer/dryer hookup; Laundry located in the garage; Auto garage door

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $719k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $719k).
• Recommended offer: $654k (9.0% below list) — sets the bar for market timing.

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 $8,602/mo this rent would consume 87% 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 $22k 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 $201k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($654k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $110k; list at $719k implies a 554% gain — meaningful room to come down on a strong offer.

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→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $654,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 1.20% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.79%
• DSCR: 1.61
• GRM: 7.0

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: 8.6%
• Equity multiple: 1.36×
• Total profit: $71,984
• Equity at exit: $107,205

10-year hold

• IRR: 21.6%
• Equity multiple: 3.25×
• Total profit: $453,415
• Equity at exit: $62,166

Cash invested: $201,320 (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: 679
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $8,602 high
• Mortgage (P&I): −$3,771
• Tax from tax record: −$412 /mo · $4,939/yr
• Insurance: −$300
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,807
• Net cashflow: $2,248

Break-even live

Break-even rent $5,757

Max offer price $719,000

Occupancy floor 69%

Sensitivity live

Price	-10% $2,655	-5% $2,451	+0% $2,248	+5% $2,044	+10% $1,841
Rent	-10% $1,568	-5% $1,908	+0% $2,248	+5% $2,588	+10% $2,927
Rate	-1.0pp $2,610	-0.5pp $2,431	base $2,248	+0.5pp $2,061	+1.0pp $1,872

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: $179,750
• Closing costs: $21,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
792 108th Ave N Naples, FL	3.0	2.0	1446	$8,500	$5.88	24d	1	0.04mi
754 107th Ave N Naples, FL	3.0	2.5	1994	$5,790	$2.90	24d	1	0.13mi
734 109th Ave N Naples, FL	5.0	3.0	2208	$23,000	$10.42	24d	1	0.13mi
744 110th Ave N Naples, FL	3.0	2.0	1596	$4,500	$2.82	24d	1	0.13mi
838 109th Ave N Naples, FL	3.0	2.0	1168	$5,299	$4.54	24d	1	0.14mi
828 110th Ave N Unit 1504175P Naples, FL	4.0	4.0	2152	$11,370	$5.28	21d	1	0.14mi
724 108th Ave N Unit 1073495P Naples, FL	3.0	2.0	1151	$4,915	$4.27	14d	1	0.15mi
851 108th Ave N Unit 1504157P Naples, FL	3.0	3.0	2185	$7,796	$3.57	24d	1	0.16mi
760 106th Ave N Naples, FL	3.0	2.0	1968	$12,000	$6.10	24d	1	0.17mi
712 108th Ave N Naples, FL	3.0	3.0	1997	$12,500	$6.26	24d	1	0.18mi
749 105th Ave N Naples, FL	3.0	2.0	1394	$4,000	$2.87	24d	1	0.21mi
822 105th Ave N Naples, FL	4.0	3.0	2200	$19,000	$8.64	24d	1	0.25mi
698 107th Ave N Naples, FL	4.0	3.0	1487	$3,800	$2.56	24d	1	0.25mi
685 107th Ave N Unit 1504184P Naples, FL	4.0	3.0	2238	$8,819	$3.94	21d	1	0.27mi
714 105th Ave N Naples, FL	3.0	2.0	1491	$4,150	$2.78	24d	1	0.28mi
692 106th Ave N Unit 1387168P Naples, FL	3.0	3.0	1356	$6,573	$4.85	14d	1	0.29mi
673 107th Ave N Naples, FL	3.0	2.0	1428	$3,850	$2.70	24d	1	0.29mi
693 105th Ave N Naples, FL	4.0	3.0	2014	$10,500	$5.21	24d	1	0.30mi
669 107th Ave N Unit 1504183P Naples, FL	3.0	2.0	1614	$3,571	$2.21	24d	1	0.30mi
707 104th Ave N Naples, FL	3.0	2.0	1745	$14,500	$8.31	24d	1	0.32mi
663 106th Ave N Unit 1504161P Naples, FL	3.0	2.0	1539	$7,887	$5.12	14d	1	0.34mi
663 110th Ave N Naples, FL	4.0	3.0	1936	$8,500	$4.39	24d	1	0.34mi
856 104th Ave N Naples, FL	3.0	2.0	1398	$3,750	$2.68	24d	1	0.34mi
625 107th Ave N Unit 1534807P Naples, FL	4.0	2.5	2012	$8,779	$4.36	24d	1	0.40mi
715 102nd Ave N Unit 1504167P Naples, FL	3.0	3.0	1991	$7,661	$3.85	14d	1	0.41mi
757 101st Ave N Naples, FL	3.0	2.0	1366	$3,900	$2.86	24d	1	0.44mi
691 102nd Ave N Naples, FL	3.0	2.0	1311	$7,000	$5.34	24d	1	0.45mi
630 105th Ave N Naples, FL	4.0	2.0	2119	$3,950	$1.86	24d	1	0.45mi
612 106th Ave N Unit 1073496P Naples, FL	3.0	2.0	1550	$6,772	$4.37	14d	1	0.46mi
610 111th Ave N Unit 1534774P Naples, FL	4.0	2.5	1905	$6,664	$3.50	14d	1	0.47mi
645 103rd Ave N Unit 1534775P Naples, FL	4.0	2.0	1840	$8,513	$4.63	21d	1	0.47mi
637 103rd Ave N Naples, FL	3.0	2.0	1669	$3,100	$1.86	24d	1	0.48mi
593 106th Ave N Naples, FL	3.0	2.0	1800	$9,000	$5.00	24d	1	0.49mi
772 100th Ave N Naples, FL	3.0	2.0	1712	$3,200	$1.87	24d	1	0.53mi
670 101st Ave N Naples, FL	4.0	3.0	2208	$15,000	$6.79	24d	1	0.55mi
671 100th Ave N Naples, FL	3.0	2.0	1164	$5,500	$4.73	24d	1	0.58mi
572 105th Ave N Naples, FL	3.0	2.0	1485	$9,250	$6.23	24d	1	0.58mi
837 99th Ave N Naples, FL	4.0	3.0	2100	$18,000	$8.57	24d	1	0.58mi
690 100th Ave N Naples, FL	3.0	2.0	1800	$12,500	$6.94	24d	1	0.58mi
604 102nd Ave N Naples, FL	3.0	2.0	1197	$3,150	$2.63	14d	1	0.60mi

Listing history 24 events

1. 2026-06-18
   days on market $719,000 Active 92 DOM
2. 2026-06-17
   days on market $719,000 Active 91 DOM
3. 2026-06-16
   days on market $719,000 Active 90 DOM
4. 2026-06-15
   days on market $719,000 Active 89 DOM
5. 2026-06-14
   days on market $719,000 Active 87 DOM
6. 2026-06-10
   days on market $719,000 Active 84 DOM
7. 2026-06-09
   days on market $719,000 Active 83 DOM
8. 2026-06-08
   days on market $719,000 Active 82 DOM
9. 2026-06-07
   days on market $719,000 Active 81 DOM
10. 2026-06-03
    days on market $719,000 Active 77 DOM
11. 2026-06-02
    days on market $719,000 Active 76 DOM
12. 2026-06-01
    days on market $719,000 Active 75 DOM
13. 2026-05-31
    days on market $719,000 Active 74 DOM
14. 2026-05-30
    days on market $719,000 Active 73 DOM
15. 2026-03-18
    listed $719,000 Active
16. 2025-08-29
    historical
17. 2025-05-22
    price $775,000
18. 2025-05-22
    status Active
19. 2025-04-03
    historical
20. 2025-02-08
    listed $829,888 Active
21. 2015-03-09
    historical
22. 2015-01-30
    listed $299,900
23. 1999-01-21
    soldstatus $110,000
24. 1992-10-01
    soldstatus $87,900

ⓘ 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: $4,939 · $412/mo
• Projected year-2 tax: $5,968 · $497/mo
• Expected delta: +$1,029/yr (+$86/mo · 20.8%)

ⓘ 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) · 94% 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: $103,229
• − Mortgage interest: −$40,275
• − Property taxes: −$4,939
• − Insurance: −$4,392
• − Repairs & maintenance: −$8,258
• − Management: −$8,258
• − Depreciation: −$20,916
• Taxable income: $16,189
• Est. tax owed @ 24.0%: −$3,885
• After-tax cash flow: $23,088/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

+718.0% since first listed

10 events — show timeline

• 2026-03-18 Listed $719,000 NAPLESMLS
• 2025-08-29 Listing Removed — NAPLESMLS
• 2025-05-22 Price Changed $775,000 NAPLESMLS
• 2025-05-22 Relisted — NAPLESMLS
• 2025-04-03 Listing Removed — NAPLESMLS
• 2025-02-08 Listed $829,888 NAPLESMLS
• 2015-03-09 Listing Removed — NAPLESMLS
• 2015-01-30 Listed $299,900 NAPLESMLS
• 1999-01-21 Sold (Public Records) $110,000 Public Records
• 1992-10-01 Sold (Public Records) $87,900 Public Records

Property tax history

+8.6%/yr

Latest (2025): $4,939 · -22.4% YoY. Source: county tax records.