705 N 103rd Ave Ave N · Naples Park, FL 34108

$998,000

4 bd · 2.0 ba · 1,654 sqft · SingleFamily public records · 48 Days on market

Built 1984 6,098 sqft lot

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Why this score? — see what drove the C- 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 +17.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 6,098 sq ft lot
• Garage
• Pool

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: Attached garage with one garage space; Covered parking (1); Concrete driveway/parking
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Water service connected
• Home design: Single-family residence; One story; Faces south; Resale condition
• Construction: Built with concrete block system (CBS); Shingle roof
• Exterior features: Private heated pool; Not waterfront

Interior

• Kitchen: Electric range, Dishwasher, Microwave, Refrigerator, Garbage disposal
• Bedrooms: Four main-level bedrooms
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Disposal, Dishwasher, Electric Range, Microwave, Refrigerator
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $998k.

Deal economics

• At list price, monthly cash flow is $826 ($10k/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 $893k (10.5% below list).
• Recommended offer: $893k (10.5% 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 $8,932/mo this rent would consume 90% 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 $7k of loan paydown is wiped out by about $30k 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 $279k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($968k) is reasonable based on typical stale-listing flexibility.
• 8 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: 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 $893,237 (10.5% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.55%
• DSCR: 1.16
• GRM: 9.3

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: -5.7%
• Equity multiple: 0.78×
• Total profit: $-62,179
• Equity at exit: $148,805

10-year hold

• IRR: 8.8%
• Equity multiple: 1.81×
• Total profit: $227,333
• Equity at exit: $86,289

Cash invested: $279,440 (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: 9.3×

Monthly cashflow live

• Estimated rent: $8,932 high
• Mortgage (P&I): −$5,234
• Tax from tax record: −$581 /mo · $6,973/yr
• Insurance: −$416
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,876
• Net cashflow: $826

Break-even live

Break-even rent $7,887

Max offer price $998,000

Occupancy floor 86%

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: $249,500
• Closing costs: $29,940
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 102nd Ave N Unit 1504167P Naples, FL	3.0	3.0	1991	$7,661	$3.85	14d	1	0.04mi
691 102nd Ave N Naples, FL	3.0	2.0	1311	$7,000	$5.34	23d	1	0.06mi
707 104th Ave N Naples, FL	3.0	2.0	1745	$14,500	$8.31	23d	1	0.09mi
714 105th Ave N Naples, FL	3.0	2.0	1491	$4,150	$2.78	23d	1	0.12mi
757 101st Ave N Naples, FL	3.0	2.0	1366	$3,900	$2.86	23d	1	0.16mi
670 101st Ave N Naples, FL	4.0	3.0	2208	$15,000	$6.79	23d	1	0.16mi
693 105th Ave N Naples, FL	4.0	3.0	2014	$10,500	$5.21	23d	1	0.16mi
645 103rd Ave N Unit 1534775P Naples, FL	4.0	2.0	1840	$8,513	$4.63	21d	1	0.17mi
637 103rd Ave N Naples, FL	3.0	2.0	1669	$3,100	$1.86	23d	1	0.18mi
749 105th Ave N Naples, FL	3.0	2.0	1394	$4,000	$2.87	23d	1	0.18mi
671 100th Ave N Naples, FL	3.0	2.0	1164	$5,500	$4.73	23d	1	0.18mi
692 106th Ave N Unit 1387168P Naples, FL	3.0	3.0	1356	$6,573	$4.85	14d	1	0.19mi
690 100th Ave N Naples, FL	3.0	2.0	1800	$12,500	$6.94	23d	1	0.20mi
760 106th Ave N Naples, FL	3.0	2.0	1968	$12,000	$6.10	23d	1	0.22mi
660 100th Ave N Unit 1404250P Naples, FL	3.0	2.0	1571	$6,068	$3.86	14d	1	0.22mi
630 105th Ave N Naples, FL	4.0	2.0	2119	$3,950	$1.86	23d	1	0.23mi
698 107th Ave N Naples, FL	4.0	3.0	1487	$3,800	$2.56	23d	1	0.25mi
663 106th Ave N Unit 1504161P Naples, FL	3.0	2.0	1539	$7,887	$5.12	14d	1	0.25mi
772 100th Ave N Naples, FL	3.0	2.0	1712	$3,200	$1.87	23d	1	0.25mi
604 102nd Ave N Naples, FL	3.0	2.0	1197	$3,150	$2.63	14d	1	0.26mi
754 107th Ave N Naples, FL	3.0	2.5	1994	$5,790	$2.90	23d	1	0.27mi
685 107th Ave N Unit 1504184P Naples, FL	4.0	3.0	2238	$8,819	$3.94	21d	1	0.29mi
673 107th Ave N Naples, FL	3.0	2.0	1428	$3,850	$2.70	23d	1	0.30mi
669 107th Ave N Unit 1504183P Naples, FL	3.0	2.0	1614	$3,571	$2.21	23d	1	0.30mi
612 106th Ave N Unit 1073496P Naples, FL	3.0	2.0	1550	$6,772	$4.37	14d	1	0.30mi
712 108th Ave N Naples, FL	3.0	3.0	1997	$12,500	$6.26	23d	1	0.31mi
724 108th Ave N Unit 1073495P Naples, FL	3.0	2.0	1151	$4,915	$4.27	14d	1	0.31mi
822 105th Ave N Naples, FL	4.0	3.0	2200	$19,000	$8.64	23d	1	0.31mi
684 98th Ave N Naples, FL	3.0	2.0	1702	$4,500	$2.64	14d	1	0.32mi
575 101st Ave N Naples, FL	4.0	2.0	1800	$12,500	$6.94	23d	1	0.34mi
598 100th Ave N Naples, FL	3.0	2.0	2018	$5,884	$2.92	23d	1	0.34mi
625 107th Ave N Unit 1534807P Naples, FL	4.0	2.5	2012	$8,779	$4.36	23d	1	0.35mi
593 106th Ave N Naples, FL	3.0	2.0	1800	$9,000	$5.00	23d	1	0.36mi
572 105th Ave N Naples, FL	3.0	2.0	1485	$9,250	$6.23	23d	1	0.36mi
792 108th Ave N Naples, FL	3.0	2.0	1446	$8,500	$5.88	23d	1	0.37mi
734 109th Ave N Naples, FL	5.0	3.0	2208	$23,000	$10.42	23d	1	0.37mi
856 104th Ave N Naples, FL	3.0	2.0	1398	$3,750	$2.68	23d	1	0.38mi
625 97th Ave N Naples, FL	3.0	2.0	1496	$3,800	$2.54	23d	1	0.39mi
837 99th Ave N Naples, FL	4.0	3.0	2100	$18,000	$8.57	23d	1	0.40mi
793 97th Ave N Naples, FL	3.0	2.0	1700	$10,500	$6.18	23d	1	0.41mi

Listing history 42 events

1. 2026-06-18
   days on market $998,000 Active 48 DOM
2. 2026-06-17
   days on market $998,000 Active 47 DOM
3. 2026-06-16
   days on market $998,000 Active 46 DOM
4. 2026-06-15
   days on market $998,000 Active 45 DOM
5. 2026-06-14
   days on market $998,000 Active 43 DOM
6. 2026-06-10
   days on market $998,000 Active 40 DOM
7. 2026-06-09
   days on market $998,000 Active 39 DOM
8. 2026-06-08
   days on market $998,000 Active 38 DOM
9. 2026-06-07
   days on market $998,000 Active 37 DOM
10. 2026-06-03
    days on market $998,000 Active 33 DOM
11. 2026-06-02
    days on market $998,000 Active 32 DOM
12. 2026-06-01
    days on market $998,000 Active 31 DOM
13. 2026-05-31
    days on market $998,000 Active 30 DOM
14. 2026-05-30
    days on market $998,000 Active 29 DOM
15. 2026-05-01
    listed $998,000 Active
16. 2025-04-30
    historical
17. 2025-02-22
    price $981,000
18. 2024-10-07
    price $1,149,000
19. 2024-09-11
    price $1,189,000
20. 2024-07-31
    price $1,190,000
21. 2024-07-24
    price $1,250,000
22. 2024-07-08
    listed $1,350,000 Active
23. 2023-09-14
    soldstatus $1,200,000
24. 2023-09-14
    listed $1,200,000
25. 2023-07-17
    soldstatus $1,200,000
26. 2023-07-14
    soldstatus $1,200,000 Sold
27. 2023-06-22
    status Pending With Contingencies
28. 2023-06-02
    listed $1,299,000 Active
29. 2023-05-14
    historical
30. 2023-04-25
    price $1,399,000
31. 2023-04-25
    price $1,399,000
32. 2023-04-10
    price $1,450,000
33. 2023-04-07
    listed $1,450,000 Active
34. 2023-04-07
    listed $1,495,000 Active
35. 2023-04-01
    historical
36. 2023-03-17
    listed $1,495,000 Active
37. 2022-04-20
    soldstatus $810,000
38. 2022-04-15
    soldstatus $810,000 Sold
39. 2022-03-10
    status Pending
40. 2022-02-25
    listed $749,999 Active
41. 2005-08-12
    soldstatus $443,710
42. 2005-05-19
    soldstatus $63,735

ⓘ 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: $6,973 · $581/mo
• Projected year-2 tax: $8,283 · $690/mo
• Expected delta: +$1,310/yr (+$109/mo · 18.8%)

ⓘ 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) · 51% 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: $107,188
• − Mortgage interest: −$55,904
• − Property taxes: −$6,973
• − Insurance: −$4,990
• − Repairs & maintenance: −$8,575
• − Management: −$8,575
• − Depreciation: −$29,033
• Taxable loss: −$6,861
• Est. tax savings @ 24.0%: +$1,647
• After-tax cash flow: $11,559/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

+1465.9% since first listed

28 events — show timeline

• 2026-05-01 Listed $998,000 Beaches MLS
• 2025-04-30 Listing Removed — NAPLESMLS
• 2025-02-22 Price Changed $981,000 NAPLESMLS
• 2024-10-07 Price Changed $1,149,000 NAPLESMLS
• 2024-09-11 Price Changed $1,189,000 NAPLESMLS
• 2024-07-31 Price Changed $1,190,000 NAPLESMLS
• 2024-07-24 Price Changed $1,250,000 NAPLESMLS
• 2024-07-08 Listed $1,350,000 NAPLESMLS
• 2023-09-14 Listed $1,200,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-14 Sold (MLS) $1,200,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-17 Sold (Public Records) $1,200,000 Public Records
• 2023-07-14 Sold (MLS) $1,200,000 NAPLESMLS
• 2023-06-22 Pending — NAPLESMLS
• 2023-06-02 Listed $1,299,000 NAPLESMLS
• 2023-05-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-04-25 Price Changed $1,399,000 BEARMLS
• 2023-04-25 Price Changed $1,399,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-10 Price Changed $1,450,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-07 Listed $1,495,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-07 Listed $1,450,000 BEARMLS
• 2023-04-01 Listing Removed — NAPLESMLS
• 2023-03-17 Listed $1,495,000 NAPLESMLS
• 2022-04-20 Sold (Public Records) $810,000 Public Records
• 2022-04-15 Sold (MLS) $810,000 NAPLESMLS
• 2022-03-10 Pending — NAPLESMLS
• 2022-02-25 Listed $749,999 NAPLESMLS
• 2005-08-12 Sold (Public Records) $443,710 Public Records
• 2005-05-19 Sold (Public Records) $63,735 Public Records

Property tax history

+11.9%/yr

Latest (2025): $6,973 · -11.1% YoY. Source: county tax records.