113 Royal Cove Dr · Naples Park, FL 34110

$260,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 79 Days on market

Built 2015 6,098 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don’t miss this incredible opportunity to own a 2016 double-wide home offering 3 bedrooms, 2 bathrooms, and 1,428 sq ft of comfortable living space! Situated on a spacious lot at the end of a quiet cul-de-sac, this property features a gated private drive with ample parking—and best of all, you own the land. Enjoy complete freedom with no HOA, no community fees, and no restrictions on pets or parking. The home boasts a large, fully fenced backyard for added privacy, a screened-in front area, and a generous back deck—perfect for relaxing or entertaining. Located in a highly desirable North Naples area just off Tamiami Trail, you’ll have convenient access to shopping, dining, and beaches. This one won’t last!

Key facts

• No pet restrictions
• Land you own
• Manufactured home

Tags

• MANUFACTURED HOME
• LAND YOU OWN
• CONVENIENT LOCATION
• NO HOA
• NO PARKING RESTRICTIONS
• NO PET RESTRICTIONS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $260k).
• Recommended offer: $244k (6.0% 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 soft (-1.1%/yr); 595 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); solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $4,917/mo this rent would consume 60% of the median local household income ($98k/yr) (locally 1006% 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 $2k of loan paydown is wiped out by about $8k 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 + 0.0% rent growth), your $73k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $244,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.89% ✓
• Cap rate: 16.41%
• Cash-on-cash: 36.13%
• DSCR: 2.61
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 1.77×
• Total profit: $56,157
• Equity at exit: $38,767

10-year hold

• IRR: 25.7%
• Equity multiple: 2.91×
• Total profit: $139,085
• Equity at exit: $22,480

Cash invested: $72,800 (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 34110

• Rents YoY: -1.1%
• Active inventory: 595
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $4,917 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$221 /mo · $2,651/yr
• Insurance: −$108
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,033
• Net cashflow: $1,765

Break-even live

Break-even rent $2,683

Max offer price $260,000

Occupancy floor 59%

Sensitivity live

Price	-10% $1,912	-5% $1,839	+0% $1,765	+5% $1,692	+10% $1,618
Rent	-10% $1,377	-5% $1,571	+0% $1,765	+5% $1,959	+10% $2,154
Rate	-1.0pp $1,896	-0.5pp $1,831	base $1,765	+0.5pp $1,698	+1.0pp $1,629

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1290 Yesica Ann Cir Unit G-105 Naples, FL	2.0	2.0	1168	$5,500	$4.71	14d	1	0.08mi
1290 Yesica Ann Cir Unit G203 Naples, FL	2.0	2.0	1245	$6,000	$4.82	14d	1	0.08mi
1190 Yesica Ann Cir Unit B101 Naples, FL	2.0	2.0	1245	$2,500	$2.01	14d	1	0.16mi
1245 Imperial Dr Naples, FL	3.0	3.0	1848	$13,000	$7.03	24d	1	0.16mi
1150 Yesica Ann Cir Unit A205 Naples, FL	2.0	2.0	1300	$6,000	$4.62	14d	1	0.20mi
1120 Sarah Jean Cir Unit B205 Naples, FL	3.0	2.0	1370	$2,300	$1.68	14d	1	0.28mi
1351 Park Lake Dr Unit 14R Naples, FL	2.0	2.0	1400	$2,200	$1.57	14d	1	0.28mi
1530 Imperial Golf Course Blvd #321 Naples, FL	2.0	2.0	1400	$2,100	$1.50	24d	1	0.43mi
953 Bunker Hill Dr Naples, FL	2.0	2.0	1100	$3,200	$2.91	14d	1	0.46mi
1520 Imperial Golf Course Blvd #211 Naples, FL	2.0	2.0	1357	$5,000	$3.68	24d	1	0.48mi
13093 Castle Harbour Dr Unit L10 Naples, FL	2.0	2.0	1531	$2,595	$1.69	24d	1	0.58mi
13093 Castle Harbour Dr Unit L10 Naples, FL	2.0	2.0	1531	$2,595	$1.69	21d	1	0.58mi
13131 Castle Harbour Dr Unit M3 Naples, FL	2.0	2.0	1531	$5,000	$3.27	24d	1	0.59mi
1790 Imperial Golf Course Blvd Unit A205 Naples, FL	2.0	2.0	1183	$2,300	$1.94	14d	1	0.61mi
1337 Center Ln Naples, FL	3.0	2.0	1500	$4,300	$2.87	24d	1	0.67mi
13140 Hamilton Harbour Dr Unit F4 Naples, FL	2.0	2.0	1340	$5,500	$4.10	24d	1	0.72mi
975 Tarpon Cove Dr #204 Naples, FL	3.0	2.0	1340	$5,500	$4.10	14d	1	0.75mi
1296 Grand Canal Dr Naples, FL	3.0	2.0	1614	$8,000	$4.96	24d	1	0.79mi
752 Wiggins Lake Dr #102 Naples, FL	2.0	2.0	1402	$2,375	$1.69	21d	1	0.83mi
757 Wiggins Lake Dr #106 Naples, FL	3.0	2.0	1374	$6,000	$4.37	14d	1	0.83mi
757 Wiggins Lake Dr #106 Naples, FL	3.0	2.0	1374	$6,000	$4.37	24d	1	0.83mi
760 Wiggins Lake Dr #205 Naples, FL	2.0	2.0	1179	$5,500	$4.66	24d	1	0.85mi
1025 Tarpon Cove Dr #203 Naples, FL	2.0	2.0	1225	$5,500	$4.49	14d	1	0.87mi
1284 Rainbow Ct Naples, FL	2.0	2.0	1572	$4,200	$2.67	21d	1	0.87mi
1902 Princess Ct Naples, FL	4.0	3.0	2174	$5,500	$2.53	24d	1	0.92mi
784 Carrick Bend Cir #101 Naples, FL	3.0	2.0	1515	$3,500	$2.31	24d	1	0.92mi
1282 Belaire Ct Naples, FL	3.0	3.5	1495	$9,500	$6.35	24d	1	0.93mi
437 Wiggins Lake Ct #201 Naples, FL	2.0	2.0	1283	$4,500	$3.51	24d	1	0.93mi
774 Wiggins Lake Dr #106 Naples, FL	3.0	2.0	1374	$6,500	$4.73	24d	1	0.96mi
14478 Sterling Oaks Dr Naples, FL	3.0	3.0	2173	$4,000	$1.84	24d	1	0.99mi
651 Wiggins Lake Dr #102 Naples, FL	2.0	2.0	1487	$6,500	$4.37	24d	1	1.01mi
817 Carrick Bend Cir #101 Naples, FL	3.0	2.0	1660	$5,995	$3.61	14d	1	1.01mi
1911 Princess Ct Naples, FL	3.0	2.0	1978	$3,995	$2.02	24d	1	1.02mi
1680 Sanctuary Pointe Ct Naples, FL	3.0	2.0	1888	$5,900	$3.12	24d	1	1.09mi
480 Bermuda Cove Way Unit 1-104 Naples, FL	2.0	2.0	1372	$4,250	$3.10	24d	1	1.20mi
425 Cove Tower Dr #902 Naples, FL	2.0	2.0	1854	$9,400	$5.07	24d	1	1.23mi
430 Cove Tower Dr #302 Naples, FL	3.0	2.0	1623	$6,500	$4.00	24d	1	1.23mi
430 Cove Tower Dr #1202 Naples, FL	3.0	2.0	1519	$7,800	$5.13	24d	1	1.23mi
241 Palm River Blvd Unit C202 Naples, FL	2.0	2.0	1430	$3,500	$2.45	24d	1	1.28mi
420 Cove Tower Dr #802 Naples, FL	3.0	2.0	1621	$4,750	$2.93	24d	1	1.29mi

Listing history 14 events

1. 2026-06-02
   days on market $260,000 Active 79 DOM
2. 2026-06-01
   days on market $260,000 Active 78 DOM
3. 2026-05-31
   days on market $260,000 Active 77 DOM
4. 2026-05-30
   days on market $260,000 Active 76 DOM
5. 2026-04-27
   soldstatus $248,000 Sold 745-char remark

   Show marketing remark (745 chars)

   Don’t miss this incredible opportunity to own a 2016 double-wide home offering 3 bedrooms, 2 bathrooms, and 1,428 sq ft of comfortable living space! Situated on a spacious lot at the end of a quiet cul-de-sac, this property features a gated private drive with ample parking—and best of all, you own the land. Enjoy complete freedom with no HOA, no community fees, and no restrictions on pets or parking. The home boasts a large, fully fenced backyard for added privacy, a screened-in front area, and a generous back deck—perfect for relaxing or entertaining. Located in a highly desirable North Naples area just off Tamiami Trail, you’ll have convenient access to shopping, dining, and beaches. This one won’t last!

6. 2026-03-27
   status Pending With Contingencies 745-char remark

   Show marketing remark (745 chars)

   Don’t miss this incredible opportunity to own a 2016 double-wide home offering 3 bedrooms, 2 bathrooms, and 1,428 sq ft of comfortable living space! Situated on a spacious lot at the end of a quiet cul-de-sac, this property features a gated private drive with ample parking—and best of all, you own the land. Enjoy complete freedom with no HOA, no community fees, and no restrictions on pets or parking. The home boasts a large, fully fenced backyard for added privacy, a screened-in front area, and a generous back deck—perfect for relaxing or entertaining. Located in a highly desirable North Naples area just off Tamiami Trail, you’ll have convenient access to shopping, dining, and beaches. This one won’t last!

7. 2026-03-25
   listed $250,000 Active 745-char remark

   Show marketing remark (745 chars)

   Don’t miss this incredible opportunity to own a 2016 double-wide home offering 3 bedrooms, 2 bathrooms, and 1,428 sq ft of comfortable living space! Situated on a spacious lot at the end of a quiet cul-de-sac, this property features a gated private drive with ample parking—and best of all, you own the land. Enjoy complete freedom with no HOA, no community fees, and no restrictions on pets or parking. The home boasts a large, fully fenced backyard for added privacy, a screened-in front area, and a generous back deck—perfect for relaxing or entertaining. Located in a highly desirable North Naples area just off Tamiami Trail, you’ll have convenient access to shopping, dining, and beaches. This one won’t last!

8. 2026-03-15
   listed $260,000 Active
9. 2009-10-13
   soldstatus $49,000 282-char remark

   Show marketing remark (282 chars)

   CORPORATE OWNED!!!!! LARGE LOT AT END OF CUL-DE-SAC. GATED, PRIVATE DRIVE WITH AMPLE PARKING. YOU OWN YOUR LOT, NO ASSOCIATION FEES!!! LARGE BACK YARD, PRIVACY FENCE AROUND ENTIRE LOT. SCREEN ENCLOSED LANAI IN FRONT WITH LARGE DECK ON THE BACK. DON'T WAIT TO CHECK THIS ONE OUT!!!

10. 2009-05-05
    listed $57,900 282-char remark

    Show marketing remark (282 chars)

    CORPORATE OWNED!!!!! LARGE LOT AT END OF CUL-DE-SAC. GATED, PRIVATE DRIVE WITH AMPLE PARKING. YOU OWN YOUR LOT, NO ASSOCIATION FEES!!! LARGE BACK YARD, PRIVACY FENCE AROUND ENTIRE LOT. SCREEN ENCLOSED LANAI IN FRONT WITH LARGE DECK ON THE BACK. DON'T WAIT TO CHECK THIS ONE OUT!!!

11. 2009-03-18
    soldstatus $108,800
12. 2006-08-04
    soldstatus $145,000
13. 2004-12-22
    soldstatus $102,000
14. 2001-03-15
    soldstatus $68,900

ⓘ 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: $2,651 · $221/mo
• Projected year-2 tax: $2,651 · $221/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 97% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $59,004
• − Mortgage interest: −$14,564
• − Property taxes: −$2,651
• − Insurance: −$6,418
• − Repairs & maintenance: −$4,720
• − Management: −$4,720
• − Depreciation: −$7,564
• Taxable income: $18,366
• Est. tax owed @ 24.0%: −$4,408
• After-tax cash flow: $16,774/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

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 25,630
• Household income: $97,564
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 1006.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 9% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 3% French/Haitian/Cajun 1%

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: ▼ -172.68%
• Current HPI: 267.4644
• Rent YoY: ▼ -1.06%
• 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

+259.9% since first listed

10 events — show timeline

• 2026-04-27 Sold (MLS) $248,000 NAPLESMLS
• 2026-03-27 Pending — NAPLESMLS
• 2026-03-25 Listed $250,000 NAPLESMLS
• 2026-03-15 Listed $260,000 ForSaleByOwner.com
• 2009-10-13 Sold (MLS) $49,000 NAPLESMLS
• 2009-05-05 Listed $57,900 NAPLESMLS
• 2009-03-18 Sold (Public Records) $108,800 Public Records
• 2006-08-04 Sold (Public Records) $145,000 Public Records
• 2004-12-22 Sold (Public Records) $102,000 Public Records
• 2001-03-15 Sold (Public Records) $68,900 Public Records

Property tax history

+16.2%/yr

Latest (2025): $2,651 · +23.4% YoY. Source: county tax records.