1336 Lake Shore Dr · Naples, FL 34103

$625,000

3 bd · 2.0 ba · 1,445 sqft · SingleFamily public records · 167 Days on market

Built 1972 8,276 sqft lot Est $805k · 22% under

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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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of town and steps from Sea Gate beach and Waterside shops, this 3 bedroom and 2 bath home has been meticulously maintained. Southern exposure and a fully fenced backyard with an over sized screened lanai to enjoy the Florida lifestyle. New roof in 2010, new A/C system in 2018, and fresh paint throughout make this home truly move in ready! Located in an A rated school district (Sea Gate, Pine Ridge and Naples High) this home is perfect for a family or an investor looking for a income producing property. So don't miss this opportunity to live in the established Westlake neighborhood.

Key facts

• No hoa fees
• New roof
• 8,276 sq ft lot

Tags

• FULLY FENCED BACKYARD
• UPDATED SCREENED LANAI
• NEW ROOF
• A RATED SCHOOL DISTRICT
• WESTLAKE NEIGHBORHOOD
• NO HOA FEES

Property features AI

Finance

• Other: Property in WESTLAKE development; Lot is regular-shaped with central irrigation; Landscaped area view; Lot dimensions recorded by Property Appraiser Office
• HOA & community: No maintenance fees; Sidewalks present; Non-gated community

Exterior

• Parking: Attached 2-car garage; Additional paved driveway parking (2+ spaces)
• Security: Smoke detectors
• Utilities: Central water; Central sewer; Electric service (central)
• Home design: Single family residential; One-story / ranch; Rear exposure faces south
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Built in 1972; Single hung windows
• Exterior features: Decorative shutters; Fenced yard; Room for a pool; Automatic sprinkler system

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Self-cleaning oven
• Bedrooms: 3 bedrooms; Split bedroom floor plan
• Flooring: Tile floors
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; Custom mirrors; Foyer; Smoke detectors; Walk-in closet; Window coverings; Dining area integrated with living; Screened lanai/porch
• Laundry & utility: Washer and dryer included; Laundry located in garage; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $625k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $625k).
• Recommended offer: $550k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#126 in FL, #1,903 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute D+, cost of living 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 High School (math 47% / reading 52%, grade D, #179 of 667 statewide, top 29%, 1,719 students, 39% FRL) — zoned schools average 39% FRL vs 55% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+14.6%/yr); 479 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $7,686/mo this rent would consume 79% of the median local household income ($117k/yr) (locally 311% 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 $19k 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 $175k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($550k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $45k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $335k; list at $625k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $550,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 1.23% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.68%
• DSCR: 1.65
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $804,865
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1523 Happolo Ln	0.66mi	3/2.0	1,571 (+9%)	15mo	$875,000	$557	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.38×
• Total profit: $65,993
• Equity at exit: $93,190

10-year hold

• IRR: 22.0%
• Equity multiple: 3.32×
• Total profit: $405,351
• Equity at exit: $54,039

Cash invested: $175,000 (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 34103

• Rents YoY: 14.6%
• Active inventory: 479
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $7,686 high
• Mortgage (P&I): −$3,278
• Tax from tax record: −$393 /mo · $4,720/yr
• Insurance: −$260
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,614
• Net cashflow: $1,989

Break-even live

Break-even rent $5,169

Max offer price $625,000

Occupancy floor 69%

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: $156,250
• Closing costs: $18,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 Pompei Ln Naples, FL	2.0	2.0	1012	$1,888	$1.86	23d	2	0.10mi
1400 Pompei Ln Unit S-21 Naples, FL	2.0	2.0	1025	$3,000	$2.93	23d	1	0.11mi
1400 Pompei Ln Unit O-21 Naples, FL	2.0	2.0	1025	$2,200	$2.15	23d	1	0.11mi
1265 Pompei Ln Naples, FL	3.0	2.0	1650	$3,495	$2.12	13d	1	0.19mi
4525 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	23d	1	0.29mi
4523 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	23d	1	0.29mi
1082 Capri Dr Naples, FL	3.0	2.0	1500	$9,000	$6.00	23d	1	0.39mi
1240 Shady Rest Ln #102 Naples, FL	3.0	2.0	1619	$6,000	$3.71	13d	1	0.56mi
5934 Premier Way Naples, FL	1.0–3.0	1.0–3.0	1350	$4,882	$3.62	13d	29	0.58mi
4300 Belair Ln Naples, FL	2.0	2.0	1200	$6,750	$5.62	13d	2	0.70mi
1614 Forest Lakes Blvd Naples, FL	3.0	2.0	1869	$10,000	$5.35	23d	1	0.70mi
4200 Belair Ln Naples, FL	2.0–3.0	2.0	1406	$9,000	$6.40	23d	5	0.72mi
1719 Camelia Ln Naples, FL	3.0	2.0	1534	$3,900	$2.54	23d	1	0.73mi
1085 Forest Lakes Dr Unit 8202 Naples, FL	2.0	2.0	1086	$2,800	$2.58	13d	1	0.74mi
1085 Forest Lakes Dr Unit 8106 Naples, FL	2.0	2.0	1000	$1,900	$1.90	13d	1	0.74mi
1086 Forest Lakes Dr Unit 9303 Naples, FL	2.0	2.0	1000	$2,395	$2.40	13d	1	0.77mi
4092 Belair Ln #15 Naples, FL	3.0	3.0	1500	$6,200	$4.13	23d	1	0.82mi
4082 Belair Ln #11 Naples, FL	3.0	2.0	1600	$6,000	$3.75	23d	1	0.84mi
287 Quail Forest Blvd #117 Naples, FL	2.0	2.0	993	$1,695	$1.71	13d	1	0.84mi
287 Quail Forest Blvd #117 Naples, FL	2.0	2.0	993	$1,995	$2.01	21d	1	0.84mi
260 Quail Forest Blvd Naples, FL	1.0–2.0	1.0–2.0	875	$2,533	$2.89	13d	22	0.89mi
4180 Crayton Rd Unit E7 Naples, FL	3.0	2.0	1600	$8,900	$5.56	23d	1	0.95mi
3930 Belair Ln Naples, FL	2.0	2.0	1300	$6,000	$4.62	23d	1	0.96mi
6453 Autumn Woods Blvd Naples, FL	3.0	2.0	1729	$9,500	$5.49	21d	1	0.96mi
723 Willowhead Dr Naples, FL	3.0	3.0	1776	$18,000	$10.14	23d	1	0.99mi
555 Park Shore Dr Unit B410 Naples, FL	2.0	2.0	1200	$6,000	$5.00	21d	1	1.04mi
1097 Frank Whiteman Blvd Naples, FL	4.0	3.0	1590	$10,900	$6.86	23d	1	1.05mi
1044 Woodshire Ln Unit B212 Naples, FL	3.0	2.0	1250	$8,000	$6.40	23d	1	1.10mi
611 Serendipity Dr #611 Naples, FL	2.0	2.0	1300	$10,000	$7.69	21d	1	1.11mi
563 Serendipity Dr #563 Naples, FL	2.0	2.0	1545	$8,000	$5.18	23d	1	1.13mi
355 Park Shore Dr Unit 1-114 Naples, FL	2.0	2.0	1574	$13,000	$8.26	23d	1	1.13mi
595 Serendipity Dr #595 Naples, FL	3.0	2.0	1395	$10,000	$7.17	23d	1	1.14mi
5637 Turtle Bay Dr Unit II-22 Naples, FL	3.0	2.0	1506	$10,000	$6.64	13d	1	1.15mi
499 Forest Lakes Blvd #105 Naples, FL	2.0	2.0	919	$1,950	$2.12	13d	1	1.17mi
5633 Turtle Bay Dr #37 Naples, FL	2.0	2.0	1423	$8,500	$5.97	23d	1	1.17mi
788 Park Shore Dr Naples, FL	1.0–2.0	1.5–2.0	931	$5,500	$5.90	13d	3	1.18mi
5635 Turtle Bay Dr #6 Naples, FL	3.0	2.0	1713	$8,500	$4.96	13d	1	1.18mi
5501 Heron Point Dr #201 Naples, FL	2.0	2.0	1230	$12,000	$9.76	21d	1	1.18mi
5501 Heron Point Dr #204 Naples, FL	2.0	2.0	1230	$10,000	$8.13	23d	1	1.18mi
5501 Heron Point Dr #702 Naples, FL	2.0	2.0	1155	$11,000	$9.52	23d	1	1.18mi

Listing history 27 events

1. 2026-06-18
   days on market $625,000 Active 167 DOM
2. 2026-06-17
   days on market $625,000 Active 166 DOM
3. 2026-06-16
   days on market $625,000 Active 165 DOM
4. 2026-06-15
   days on market $625,000 Active 164 DOM
5. 2026-06-10
   days on market $625,000 Active 159 DOM
6. 2026-06-09
   days on market $625,000 Active 158 DOM
7. 2026-06-08
   days on market $625,000 Active 157 DOM
8. 2026-06-07
   days on market $625,000 Active 156 DOM
9. 2026-06-03
   days on market $625,000 Active 152 DOM
10. 2026-06-02
    days on market $625,000 Active 151 DOM
11. 2026-06-01
    days on market $625,000 Active 150 DOM
12. 2026-05-31
    days on market $625,000 Active 149 DOM
13. 2026-05-30
    days on market $625,000 Active 148 DOM
14. 2026-04-28
    price $625,000
15. 2026-03-21
    price $629,900
16. 2026-03-05
    price $649,000
17. 2026-01-02
    listed $670,000 Active
18. 2019-11-13
    soldstatus $335,000
19. 2019-11-12
    soldstatus $335,000 Sold 609-char remark

    Show marketing remark (609 chars)

    Located in the heart of town and steps from Sea Gate beach and Waterside shops, this 3 bedroom and 2 bath home has been meticulously maintained. Southern exposure and a fully fenced backyard with an over sized screened lanai to enjoy the Florida lifestyle. New roof in 2010, new A/C system in 2018, and fresh paint throughout make this home truly move in ready! Located in an A rated school district (Sea Gate, Pine Ridge and Naples High) this home is perfect for a family or an investor looking for a income producing property. So don't miss this opportunity to live in the established Westlake neighborhood.

20. 2019-10-12
    status Pending With Contingencies 609-char remark

    Show marketing remark (609 chars)

    Located in the heart of town and steps from Sea Gate beach and Waterside shops, this 3 bedroom and 2 bath home has been meticulously maintained. Southern exposure and a fully fenced backyard with an over sized screened lanai to enjoy the Florida lifestyle. New roof in 2010, new A/C system in 2018, and fresh paint throughout make this home truly move in ready! Located in an A rated school district (Sea Gate, Pine Ridge and Naples High) this home is perfect for a family or an investor looking for a income producing property. So don't miss this opportunity to live in the established Westlake neighborhood.

21. 2019-10-09
    listed $350,000 Active 609-char remark

    Show marketing remark (609 chars)

    Located in the heart of town and steps from Sea Gate beach and Waterside shops, this 3 bedroom and 2 bath home has been meticulously maintained. Southern exposure and a fully fenced backyard with an over sized screened lanai to enjoy the Florida lifestyle. New roof in 2010, new A/C system in 2018, and fresh paint throughout make this home truly move in ready! Located in an A rated school district (Sea Gate, Pine Ridge and Naples High) this home is perfect for a family or an investor looking for a income producing property. So don't miss this opportunity to live in the established Westlake neighborhood.

22. 2011-04-29
    soldstatus $182,000
23. 2011-04-28
    soldstatus $182,000 562-char remark

    Show marketing remark (562 chars)

    H. 5454 - Short Sale Long on Value! Wonderfully renovated * New wood kitchen cabinetry, countertops, appliances * Bathrooms have new cabinetry, granite tops, new tile in shower, new fixtures and faucets * New14 Seer A/C condenser * Spacious garage with new door and epoxy floor * Roof new in 2010 * Replacement windows * Fenced yard * Great neighborhood with city water & sewer, sidewalks, streetlights * Close to beach, shopping and restaurants * Current school districts are, Seagate Elem. , Pine Ridge Middle, Naples High School *

24. 2010-11-30
    listed $199,900 562-char remark

    Show marketing remark (562 chars)

    H. 5454 - Short Sale Long on Value! Wonderfully renovated * New wood kitchen cabinetry, countertops, appliances * Bathrooms have new cabinetry, granite tops, new tile in shower, new fixtures and faucets * New14 Seer A/C condenser * Spacious garage with new door and epoxy floor * Roof new in 2010 * Replacement windows * Fenced yard * Great neighborhood with city water & sewer, sidewalks, streetlights * Close to beach, shopping and restaurants * Current school districts are, Seagate Elem. , Pine Ridge Middle, Naples High School *

25. 2001-06-28
    soldstatus $173,500
26. 1994-10-17
    soldstatus $107,000
27. 1988-11-01
    soldstatus $85,000

ⓘ 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: $4,720 · $393/mo
• Projected year-2 tax: $5,188 · $432/mo
• Expected delta: +$467/yr (+$39/mo · 9.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AH · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $92,238
• − Mortgage interest: −$35,010
• − Property taxes: −$4,720
• − Insurance: −$4,950
• − Repairs & maintenance: −$7,379
• − Management: −$7,379
• − Depreciation: −$18,182
• Taxable income: $14,619
• Est. tax owed @ 24.0%: −$3,508
• After-tax cash flow: $20,359/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

• Score: 80/100
• State rank: #126
• US rank: #1903

Category grades

Amenities A+ Commute D+ Cost of living F Crime A+ Employment A+ Housing C+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collier County · 396,295 people
• City population: 344,941
• Metro: Naples-Marco Island, FL
• Population (ZIP): 11,299
• Household income: $116,875
• Rent vs Own: 14.1% rent · 85.9% own
• Severe rent burden: 311.0

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 10% Two or more races 8% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 2% Portuguese 2%
• Foreign-born: 13% · Canada
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 2% German/W. Germanic 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: ▼ -327.53%
• Current HPI: 315.1396
• Rent YoY: ▲ 14.55%
• 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

+635.3% since first listed

14 events — show timeline

• 2026-04-28 Price Changed $625,000 NAPLESMLS
• 2026-03-21 Price Changed $629,900 NAPLESMLS
• 2026-03-05 Price Changed $649,000 NAPLESMLS
• 2026-01-02 Listed $670,000 NAPLESMLS
• 2019-11-13 Sold (Public Records) $335,000 Public Records
• 2019-11-12 Sold (MLS) $335,000 NAPLESMLS
• 2019-10-12 Pending — NAPLESMLS
• 2019-10-09 Listed $350,000 NAPLESMLS
• 2011-04-29 Sold (Public Records) $182,000 Public Records
• 2011-04-28 Sold (MLS) $182,000 NAPLESMLS
• 2010-11-30 Listed $199,900 NAPLESMLS
• 2001-06-28 Sold (Public Records) $173,500 Public Records
• 1994-10-17 Sold (Public Records) $107,000 Public Records
• 1988-11-01 Sold (Public Records) $85,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $4,720 · -1.0% YoY. Source: county tax records.