773 Wiggins Lake Dr #104 · Naples Park, FL 34110

$230,000

2 bd · 2.0 ba · 1,179 sqft · Condo public records · 69 Days on market

Built 1990 $693/mo HOA · 14% of rent

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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

C. 15226 - A BEAUTIFUL REMODEL with so many upgrades & quality finishes that today's buyers are looking for! First-floor living with peaceful preserve views. A soft gray color palette & exquisite light fixtures enhance the great room floor plan that’s anchored by an all-new kitchen sporting espresso shaker-style cabinets, porcelain tile counters that extend into a breakfast bar & Samsung stainless appliances. Tile flooring graces the main living & extends into the screened lanai whose pocketing sliders create a seamless flow among interior & exterior. Both generous sized bedrooms are blanketed in quality laminate & both tastefully renovated full baths feature porcelain surround showers. The master bath also boasts marble-topped vanities. Newer A/C & water heater. With 2 pools & tennis, Wiggins Lakes is a gem in North Naples close to Gulf beaches, among new construction in the multi-millions, biking distance to shops & restaurants & offers great seasonal & annual rental potential. Across the street, Tarpon Cove Yacht Club (memberships available) offers a boat shuttle to Wiggins Beach, tennis, a fitness center, a clubhouse with dining & social events, tiki bar, fire pit and pool.

Key facts

• Two swimming pools
• Remodeled kitchen
• Tennis courts

Tags

• REMODELED KITCHEN
• REMODELED BATHROOMS
• LARGE SCREENED PATIO
• TWO SWIMMING POOLS
• TENNIS COURTS
• AMPLE GUEST PARKING

Property features AI

Finance

• Other: Community pool
• Financial info: Pets allowed conditionally; call for details; Maximum 1 pet, up to 25 lbs
• HOA & community: Homeowners association with monthly fee; Association fee: $693 monthly; Association covers insurance, grounds maintenance, reserves, sewer, trash and water; Community amenities include clubhouse, pool, pickleball, tennis courts and storage; Managed community; Non-gated community with street lights; 212 units in the community

Exterior

• Parking: Assigned covered parking; Attached carport; 1 covered carport space; Deeded parking; Paved parking; Two spaces assigned
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Resale property; Entry level: 1; Faces southwest; Exposures to the northeast
• Construction: Block, concrete and stucco construction; Shingle roof; 1 story
• Exterior features: Lanai (screened porch); Patio; Porch; Screened porch; Storage; Sprinkler/irrigation system; Sprinklers automatic; Zero-lot-line; Paved road

Interior

• Kitchen: Dishwasher; Microwave; Self-cleaning oven; Pantry; Breakfast bar
• Bedrooms: Master bedroom (15 x 12); Bedroom (11 x 11)
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Separate shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Single-hung windows; Tile flooring; Breakfast bar and breakfast area; Dual sinks; Pantry; Separate shower (shower only); Cable TV; Walk-in closet(s); Split-bedroom floorplan; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside; Washer included; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $230k).
• Recommended offer: $216k (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 $4,892/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 $7k 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 $64k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.13% ✓
• Cap rate: 15.55%
• Cash-on-cash: 33.05%
• DSCR: 2.47
• GRM: 3.9

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: 22.8%
• Equity multiple: 1.89×
• Total profit: $57,543
• Equity at exit: $34,294

10-year hold

• IRR: 28.4%
• Equity multiple: 3.12×
• Total profit: $136,424
• Equity at exit: $19,886

Cash invested: $64,400 (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: 3.9×

Monthly cashflow live

• Estimated rent: $4,892 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$96 /mo · $1,153/yr
• Insurance: −$96
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$693
• Vacancy / Maint / Mgmt: −$1,027
• Net cashflow: $1,707

Break-even live

Break-even rent $2,731

Max offer price $230,000

Occupancy floor 60%

Sensitivity live

Price	-10% $1,837	-5% $1,772	+0% $1,707	+5% $1,642	+10% $1,577
Rent	-10% $1,321	-5% $1,514	+0% $1,707	+5% $1,900	+10% $2,094
Rate	-1.0pp $1,823	-0.5pp $1,766	base $1,707	+0.5pp $1,648	+1.0pp $1,587

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
774 Wiggins Lake Dr #106 Naples, FL	3.0	2.0	1374	$6,500	$4.73	24d	1	0.05mi
651 Wiggins Lake Dr #102 Naples, FL	2.0	2.0	1487	$6,500	$4.37	24d	1	0.09mi
437 Wiggins Lake Ct #201 Naples, FL	2.0	2.0	1283	$4,500	$3.51	24d	1	0.11mi
760 Wiggins Lake Dr #205 Naples, FL	2.0	2.0	1179	$5,500	$4.66	24d	1	0.15mi
757 Wiggins Lake Dr #106 Naples, FL	3.0	2.0	1374	$6,000	$4.37	24d	1	0.16mi
757 Wiggins Lake Dr #106 Naples, FL	3.0	2.0	1374	$6,000	$4.37	14d	1	0.17mi
752 Wiggins Lake Dr #102 Naples, FL	2.0	2.0	1402	$2,375	$1.69	21d	1	0.18mi
480 Bermuda Cove Way Unit 1-104 Naples, FL	2.0	2.0	1372	$4,250	$3.10	24d	1	0.21mi
1337 Center Ln Naples, FL	3.0	2.0	1500	$4,300	$2.87	24d	1	0.32mi
830 Wiggins Pass Rd #10 Naples, FL	1.0	1.0	800	$1,350	$1.69	24d	1	0.33mi
360 Horse Creek Dr Naples, FL	2.0	2.0	1589	$5,250	$3.30	14d	4	0.34mi
1282 Belaire Ct Naples, FL	3.0	3.5	1495	$9,500	$6.35	24d	1	0.37mi
340 Horse Creek Dr #304 Naples, FL	2.0	2.0	1326	$2,950	$2.22	24d	1	0.38mi
320 Horse Creek Dr #105 Naples, FL	2.0	2.0	1326	$5,600	$4.22	24d	1	0.41mi
300 Horse Creek Dr #408 Naples, FL	2.0	2.0	1434	$5,500	$3.84	24d	1	0.46mi
975 Tarpon Cove Dr #204 Naples, FL	3.0	2.0	1340	$5,500	$4.10	14d	1	0.55mi
1025 Tarpon Cove Dr #203 Naples, FL	2.0	2.0	1225	$5,500	$4.49	14d	1	0.62mi
13105 Vanderbilt Dr Naples, FL	2.0	2.0	1390	$5,450	$3.92	24d	2	0.64mi
13105 Vanderbilt Dr #808 Naples, FL	2.0	2.0	1390	$5,500	$3.96	21d	1	0.64mi
13105 Vanderbilt Dr #808 Naples, FL	2.0	2.0	1390	$5,500	$3.96	14d	1	0.64mi
12945 Vanderbilt Dr Naples, FL	2.0	2.0	1301	$5,250	$4.04	24d	2	0.64mi
1120 Sarah Jean Cir Unit B205 Naples, FL	3.0	2.0	1370	$2,300	$1.68	14d	1	0.77mi
1150 Yesica Ann Cir Unit A205 Naples, FL	2.0	2.0	1300	$6,000	$4.62	14d	1	0.83mi
953 Bunker Hill Dr Naples, FL	2.0	2.0	1100	$3,200	$2.91	14d	1	0.85mi
513 Lake Louise Cir #202 Naples, FL	2.0	2.0	1444	$5,300	$3.67	24d	1	0.86mi
1190 Yesica Ann Cir Unit B101 Naples, FL	2.0	2.0	1245	$2,500	$2.01	14d	1	0.88mi
1290 Yesica Ann Cir Unit G-105 Naples, FL	2.0	2.0	1168	$5,500	$4.71	14d	1	0.93mi
1290 Yesica Ann Cir Unit G203 Naples, FL	2.0	2.0	1245	$6,000	$4.82	14d	1	0.93mi
505 Lake Louise Cir #101 Naples, FL	2.0	2.0	1444	$5,500	$3.81	24d	1	0.93mi
900 Arbor Lake Dr Unit 301 Naples, FL	1.0	1.0	866	$3,500	$4.04	24d	1	0.98mi
1130 Turtle Creek Blvd Naples, FL	1.0–2.0	1.0–2.0	800	$2,145	$2.68	14d	22	1.02mi
298 Emerald Bay Cir Unit K6 Naples, FL	2.0	2.0	1202	$4,750	$3.95	24d	1	1.07mi
1001 Arbor Lake Dr Naples, FL	2.0–3.0	2.0–2.5	1755	$3,800	$2.16	24d	2	1.07mi
306 Emerald Bay Cir Unit J8 Naples, FL	2.0	2.0	1350	$4,000	$2.96	24d	1	1.10mi
306 Emerald Bay Cir Unit J5 Naples, FL	3.0	2.0	1490	$5,900	$3.96	24d	1	1.10mi
519 Roma Ct Naples, FL	3.0	2.0	1260	$4,450	$3.53	14d	6	1.16mi
509 Roma Ct Naples, FL	3.0	2.0	1322	$3,850	$2.91	24d	3	1.16mi
1351 Park Lake Dr Unit 14R Naples, FL	2.0	2.0	1400	$2,200	$1.57	14d	1	1.18mi
386 Emerald Bay Cir Unit G4 Naples, FL	3.0	2.0	1490	$2,500	$1.68	24d	1	1.19mi
15161 Cedarwood Ln Naples, FL	2.0	2.0	1267	$4,000	$3.16	24d	3	1.31mi

HOA detail condo

• Monthly dues: $693 · $8,316/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $230,000 Active 69 DOM
2. 2026-06-17
   days on market $230,000 Active 68 DOM
3. 2026-06-16
   days on market $230,000 Active 67 DOM
4. 2026-06-15
   days on market $230,000 Active 66 DOM
5. 2026-06-14
   days on market $230,000 Active 64 DOM
6. 2026-06-10
   days on market $230,000 Active 61 DOM
7. 2026-06-09
   days on market $230,000 Active 60 DOM
8. 2026-06-08
   days on market $230,000 Active 59 DOM
9. 2026-06-07
   days on market $230,000 Active 58 DOM
10. 2026-06-03
    days on market $230,000 Active 54 DOM
11. 2026-06-02
    days on market $230,000 Active 53 DOM
12. 2026-06-01
    days on market $230,000 Active 52 DOM
13. 2026-05-31
    days on market $230,000 Active 51 DOM
14. 2026-05-30
    remarks 677-char remark
15. 2026-05-30
    listed $230,000 Active 50 DOM

ⓘ 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: $1,153 · $96/mo
• Projected year-2 tax: $1,909 · $159/mo
• Expected delta: +$756/yr (+$63/mo · 65.5%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $58,704
• − Mortgage interest: −$12,884
• − Property taxes: −$1,153
• − Insurance: −$1,948
• − Repairs & maintenance: −$4,696
• − Management: −$4,696
• − HOA: −$8,316
• − Depreciation: −$6,691
• Taxable income: $18,320
• Est. tax owed @ 24.0%: −$4,397
• After-tax cash flow: $16,089/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

+174.1% since first listed

20 events — show timeline

• 2026-05-26 Relisted — FORTMLS
• 2026-04-27 Pending — FORTMLS
• 2026-04-20 Price Changed $230,000 FORTMLS
• 2026-02-16 Listed $250,000 FORTMLS
• 2019-02-11 Sold (Public Records) $229,900 Public Records
• 2019-01-31 Sold (MLS) $229,900 NAPLESMLS
• 2018-12-31 Pending — NAPLESMLS
• 2018-09-26 Listed $239,900 NAPLESMLS
• 2015-09-16 Sold (MLS) $170,000 NAPLESMLS
• 2015-08-19 Listing Removed — NAPLESMLS
• 2015-08-14 Relisted — NAPLESMLS
• 2015-08-04 Listing Removed — NAPLESMLS
• 2015-07-13 Price Changed $170,000 NAPLESMLS
• 2015-07-07 Relisted — NAPLESMLS
• 2015-06-24 Listing Removed — NAPLESMLS
• 2015-05-07 Price Changed $180,000 NAPLESMLS
• 2015-04-06 Listed $200,000 NAPLESMLS
• 2011-11-07 Listing Removed — NAPLESMLS
• 2011-04-18 Listed $124,900 NAPLESMLS
• 1992-08-01 Sold (Public Records) $83,900 Public Records

Property tax history

-0.2%/yr

Latest (2025): $1,153 · +2.7% YoY. Source: county tax records.