618 107th Ave N · Naples Park, FL 34108

$950,000

5 bd · 4.0 ba · 1,874 sqft · Other public records · 51 Days on market

Built 1974 0.31 ac 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 +13.3/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• DSCR +4.0/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

In-Ground Pool! 100 foot wide double lot! Great investment opportunity. New roof in 2011. New Air Conditioning Unit in 2007. Newer tile flooring throughout. This is a duplex, however it is a unique home offering multiple possibilities. Each apartment can provide two separate rental incomes or the home can be great primary residence with in-law suite. Unit #1 (618) is 1344 sq. ft. living area with 3 full bedrooms and 2 full bathrooms, 2 walk-in closets, a generous living room, separate dining room and an ample kitchen. Unit #2 (622) is a good sized 1 bedroom, 1 bath apartment with 'L' shaped living room and dining room area and full kitchen. Separate storage room outside of Unit #1. Large in-ground pool and screened lanai located off of the living areas of Unit #1. Both tenants have shorter notice to vacate, however they are both interested in staying if new owner would like to have two good tenants providing immediate income after closing. All dimensions, measurements, and information contained in this listing are not guaranteed, buyer should verify everything. As Is Sale. See attached addendums and seller's disclosure

Key facts

• Private pool
• Minutes from beaches
• Thoughtful layouts

Tags

• PRIVATE POOL
• MULTI-FAMILY PROPERTY
• THOUGHTFUL LAYOUTS
• STRONG RENTAL POTENTIAL
• MINUTES FROM BEACHES
• UPSCALE DINING

Property features AI

Finance

• Other: Zoning: RMF-6; Total area: 0.31 acres; Property located in Naples Park; Contains 2 units in complex/building; Single-floor (1) building
• HOA & community: Community is non-gated; No HOA maintenance fees; Community amenities include extra storage

Exterior

• Parking: No specific parking details provided
• Security: Manual shutters for storm protection
• Utilities: Central water; Central sewer; Cable available
• Home design: Single-family residential; 1-story ranch; Duplex configuration; Rear exposure facing south
• Construction: Concrete block construction; Shingle roof; Built in 1974
• Exterior features: Deck; Patio; Storage; Below-ground private pool; Stucco exterior; Oversize lot; Landscaped area view

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 5 bedrooms
• Flooring: Tile flooring
• Bathrooms: 4 full bathrooms; Master bathroom with combo tub and shower
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Cable prewire; High-speed internet available; Smoke detectors; Walk-in closet; Eat-in kitchen; Attached apartment; Laundry in residence; Open porch/lanai; Screened lanai/porch; Furnishings negotiable
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath other listed at $950k.

Deal economics

• At list price, monthly cash flow is $-6 ($-75/yr) — negative.
• To cash-flow at today's rent, offer at most $949k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $739k (22.3% below list).
• Recommended offer: $739k (22.3% 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, amenities F, commute 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 Park Elementary School (math 67% / reading 57%, grade B, #608 of 2,144 statewide, top 29%, 395 students, 48% FRL); Pine Ridge Middle School (math 74% / reading 70%, grade A, #52 of 571 statewide, top 10%, 832 students, 31% FRL); Barron Collier High School (math 62% / reading 68%, grade B, #76 of 667 statewide, top 11%, 1,650 students, 26% FRL) — zoned schools average 35% FRL vs 55% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+8.7%/yr); 684 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $7,385/mo this rent would consume 74% 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 $28k 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 51 days — a 3% lower offer ($922k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $273k; list at $950k implies a 248% gain — meaningful room to come down on a strong offer.

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 $738,522 (22.3% 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. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.78% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.03%
• DSCR: 1.00
• GRM: 10.7

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: -11.5%
• Equity multiple: 0.57×
• Total profit: $-115,646
• Equity at exit: $141,648

10-year hold

• IRR: 3.3%
• Equity multiple: 1.28×
• Total profit: $75,064
• Equity at exit: $82,139

Cash invested: $266,000 (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: 684
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $7,385 medium
• Mortgage (P&I): −$4,982
• Tax from tax record: −$463 /mo · $5,554/yr
• Insurance: −$396
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,551
• Net cashflow: $-6

Break-even live

Break-even rent $7,393

Max offer price $948,890

Occupancy floor 95%

Sensitivity live

Price	-10% $531	-5% $263	+0% $-6	+5% $-275	+10% $-544
Rent	-10% $-590	-5% $-298	+0% $-6	+5% $285	+10% $577
Rate	-1.0pp $472	-0.5pp $235	base $-6	+0.5pp $-252	+1.0pp $-503

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: $237,500
• Closing costs: $28,500
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
625 107th Ave N Unit 1534807P Naples, FL	4.0	2.5	2012	$8,779	$4.36	25d	1	0.04mi
656 108th Ave N Unit 1504181P Naples, FL	4.0	3.0	2583	$8,794	$3.40	23d	1	0.10mi
630 105th Ave N Naples, FL	4.0	2.0	2119	$3,950	$1.86	25d	1	0.17mi
685 107th Ave N Unit 1504184P Naples, FL	4.0	3.0	2238	$8,819	$3.94	23d	1	0.18mi
698 107th Ave N Naples, FL	4.0	3.0	1487	$3,800	$2.56	25d	1	0.21mi
610 111th Ave N Unit 1534774P Naples, FL	4.0	2.5	1905	$6,664	$3.50	15d	1	0.21mi
663 110th Ave N Naples, FL	4.0	3.0	1936	$8,500	$4.39	25d	1	0.22mi
693 105th Ave N Naples, FL	4.0	3.0	2014	$10,500	$5.21	25d	1	0.23mi
645 103rd Ave N Unit 1534775P Naples, FL	4.0	2.0	1840	$8,513	$4.63	23d	1	0.26mi
510 106th Ave N Unit 1387169P Naples, FL	4.0	2.0	1646	$7,553	$4.59	15d	1	0.27mi
10842 Vanderbilt Dr Naples, FL	4.0	3.0	2402	$5,000	$2.08	25d	1	0.28mi
734 109th Ave N Naples, FL	5.0	3.0	2208	$23,000	$10.42	25d	1	0.32mi
523 103rd Ave N Naples, FL	4.0	2.5	1974	$5,200	$2.63	25d	1	0.32mi
575 101st Ave N Naples, FL	4.0	2.0	1800	$12,500	$6.94	25d	1	0.38mi
670 101st Ave N Naples, FL	4.0	3.0	2208	$15,000	$6.79	25d	1	0.43mi
822 105th Ave N Naples, FL	4.0	3.0	2200	$19,000	$8.64	25d	1	0.56mi
828 110th Ave N Unit 1504175P Naples, FL	4.0	4.0	2152	$11,370	$5.28	23d	1	0.57mi
482 Trade Winds Ave Naples, FL	4.0	3.0	2467	$19,500	$7.90	25d	1	0.58mi
551 97th Ave N Naples, FL	4.0	3.0	2090	$20,000	$9.57	15d	1	0.64mi
837 99th Ave N Naples, FL	4.0	3.0	2100	$18,000	$8.57	25d	1	0.76mi
846 95th Ave N Unit 1073510P Naples, FL	4.0	3.5	2497	$12,059	$4.83	23d	1	0.99mi
551 91st Ave N Unit 1504170P Naples, FL	4.0	2.0	1679	$8,133	$4.84	25d	1	1.00mi
819 91st Ave N Naples, FL	4.0	4.0	1926	$25,000	$12.98	25d	1	1.14mi
837 91st Ave N Naples, FL	4.0	3.0	2200	$5,500	$2.50	25d	1	1.16mi

Listing history 25 events

1. 2026-06-21
   days on market $950,000 Active 51 DOM
2. 2026-06-18
   days on market $950,000 Active 48 DOM
3. 2026-06-17
   days on market $950,000 Active 47 DOM
4. 2026-06-16
   days on market $950,000 Active 46 DOM
5. 2026-06-15
   days on market $950,000 Active 45 DOM
6. 2026-06-14
   days on market $950,000 Active 43 DOM
7. 2026-06-10
   days on market $950,000 Active 40 DOM
8. 2026-06-09
   days on market $950,000 Active 39 DOM
9. 2026-06-08
   days on market $950,000 Active 38 DOM
10. 2026-06-07
    days on market $950,000 Active 37 DOM
11. 2026-06-03
    days on market $950,000 Active 33 DOM
12. 2026-06-02
    days on market $950,000 Active 32 DOM
13. 2026-06-01
    days on market $950,000 Active 31 DOM
14. 2026-05-31
    days on market $950,000 Active 30 DOM
15. 2026-05-30
    days on market $950,000 Active 29 DOM
16. 2026-05-13
    price $950,000
17. 2026-05-01
    listed $900,000 Active
18. 2014-01-28
    soldstatus $273,000
19. 2014-01-19
    price $269,900 1136-char remark

    Show marketing remark (1136 chars)

    In-Ground Pool! 100 foot wide double lot! Great investment opportunity. New roof in 2011. New Air Conditioning Unit in 2007. Newer tile flooring throughout. This is a duplex, however it is a unique home offering multiple possibilities. Each apartment can provide two separate rental incomes or the home can be great primary residence with in-law suite. Unit #1 (618) is 1344 sq. ft. living area with 3 full bedrooms and 2 full bathrooms, 2 walk-in closets, a generous living room, separate dining room and an ample kitchen. Unit #2 (622) is a good sized 1 bedroom, 1 bath apartment with 'L' shaped living room and dining room area and full kitchen. Separate storage room outside of Unit #1. Large in-ground pool and screened lanai located off of the living areas of Unit #1. Both tenants have shorter notice to vacate, however they are both interested in staying if new owner would like to have two good tenants providing immediate income after closing. All dimensions, measurements, and information contained in this listing are not guaranteed, buyer should verify everything. As Is Sale. See attached addendums and seller's disclosure

20. 2014-01-17
    soldstatus $273,000 1136-char remark

    Show marketing remark (1136 chars)

    In-Ground Pool! 100 foot wide double lot! Great investment opportunity. New roof in 2011. New Air Conditioning Unit in 2007. Newer tile flooring throughout. This is a duplex, however it is a unique home offering multiple possibilities. Each apartment can provide two separate rental incomes or the home can be great primary residence with in-law suite. Unit #1 (618) is 1344 sq. ft. living area with 3 full bedrooms and 2 full bathrooms, 2 walk-in closets, a generous living room, separate dining room and an ample kitchen. Unit #2 (622) is a good sized 1 bedroom, 1 bath apartment with 'L' shaped living room and dining room area and full kitchen. Separate storage room outside of Unit #1. Large in-ground pool and screened lanai located off of the living areas of Unit #1. Both tenants have shorter notice to vacate, however they are both interested in staying if new owner would like to have two good tenants providing immediate income after closing. All dimensions, measurements, and information contained in this listing are not guaranteed, buyer should verify everything. As Is Sale. See attached addendums and seller's disclosure

21. 2013-12-03
    listed $273,000 1136-char remark

    Show marketing remark (1136 chars)

    In-Ground Pool! 100 foot wide double lot! Great investment opportunity. New roof in 2011. New Air Conditioning Unit in 2007. Newer tile flooring throughout. This is a duplex, however it is a unique home offering multiple possibilities. Each apartment can provide two separate rental incomes or the home can be great primary residence with in-law suite. Unit #1 (618) is 1344 sq. ft. living area with 3 full bedrooms and 2 full bathrooms, 2 walk-in closets, a generous living room, separate dining room and an ample kitchen. Unit #2 (622) is a good sized 1 bedroom, 1 bath apartment with 'L' shaped living room and dining room area and full kitchen. Separate storage room outside of Unit #1. Large in-ground pool and screened lanai located off of the living areas of Unit #1. Both tenants have shorter notice to vacate, however they are both interested in staying if new owner would like to have two good tenants providing immediate income after closing. All dimensions, measurements, and information contained in this listing are not guaranteed, buyer should verify everything. As Is Sale. See attached addendums and seller's disclosure

22. 2013-06-01
    historical
23. 2012-11-08
    listed $279,000
24. 2005-06-10
    soldstatus $450,000
25. 1988-11-01
    soldstatus $105,000

ⓘ 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: $5,554 · $463/mo
• Projected year-2 tax: $7,885 · $657/mo
• Expected delta: +$2,331/yr (+$194/mo · 42.0%)

ⓘ 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) · 55% 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: $88,623
• − Mortgage interest: −$53,215
• − Property taxes: −$5,554
• − Insurance: −$4,750
• − Repairs & maintenance: −$7,090
• − Management: −$7,090
• − Depreciation: −$27,636
• Taxable loss: −$16,713
• Est. tax savings @ 24.0%: +$4,011
• After-tax cash flow: $3,936/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

+804.8% since first listed

10 events — show timeline

• 2026-05-13 Price Changed $950,000 NAPLESMLS
• 2026-05-01 Listed $900,000 NAPLESMLS
• 2014-01-28 Sold (Public Records) $273,000 Public Records
• 2014-01-19 Price Changed $269,900 NAPLESMLS
• 2014-01-17 Sold (MLS) $273,000 NAPLESMLS
• 2013-12-03 Listed $273,000 NAPLESMLS
• 2013-06-01 Listing Removed — NAPLESMLS
• 2012-11-08 Listed $279,000 NAPLESMLS
• 2005-06-10 Sold (Public Records) $450,000 Public Records
• 1988-11-01 Sold (Public Records) $105,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $5,554 · +3.4% YoY. Source: county tax records.