3920 10th St N · Naples, FL 34103

$799,000

4 bd · 3.0 ba · 1,979 sqft · SingleFamily public records · 170 Days on market

Built 2003 6,534 sqft 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 +16.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

RARE OPPORTUNITY WITH GREAT POTENTIAL, this lovely 4 bedrooms, 3 baths with a potential mother in law rental unit investment property offers a rare opportunity to remodel and make it your own. Property described as light and bright with tall cathedral ceilings, custom-made mirrors in dining room. Centrally located in one of the most sought-after locations. Close to Rt 41 and Goodlette Frank Rd but quietly tucked away from noise and traffic, only minutes from pristine beaches and to vibrant 5th Avenue, known for its lively atmosphere and premium shopping, dining, and entertainment. This property is an ideal addition to any real estate portfolio. "Virtually renovated and virtually staged

Key facts

• 6,534 sq ft lot
• Garage
• Built 2003

Property features AI

Finance

• Other: One unit, one-story building
• HOA & community: Non-gated community; No HOA maintenance or amenities

Exterior

• Parking: Paved driveway
• Security: Unmonitored alarm
• Utilities: Central water; Central sewer; Electric service (central)
• Home design: Single-family residential; 1 story / Ranch (Florida style); Built in 2003; Gulf Acres development
• Construction: Concrete block construction; Shingle roof; Year built: 2003
• Exterior features: Stucco exterior; Shutters for storm protection; Windows: see remarks; Corner lot; Public road access; West rear exposure

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Pantry
• Bedrooms: 4 bedrooms; Master bedroom on ground level
• Flooring: Carpet
• Bathrooms: 3 full bathrooms; Master bath with dual sinks and combined tub/shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Cathedral ceiling; Cable prewire / Cable available; Custom mirrors; Pantry; Walk-in closet; Screened lanai/porch; Furnished
• Laundry & utility: Washer and dryer in residence; Laundry in residence

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $799k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/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 $691k (13.5% below list).
• Recommended offer: $691k (13.5% below list) — sets the bar for 1% rule.

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: Sea Gate Elementary School (math 86% / reading 81%, grade A+, #60 of 2,144 statewide, top 3%, 703 students, 26% FRL); Naples High School (math 47% / reading 52%, grade D, #179 of 667 statewide, top 29%, 1,719 students, 39% FRL) — zoned schools average 32% FRL vs 55% district-wide (23 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 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 $6,908/mo this rent would consume 71% 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 $6k of loan paydown is wiped out by about $24k 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 170 days — a 12% lower offer ($703k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.
• Current owner paid $25k; list at $799k implies a 3096% 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 $690,849 (13.5% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 14% 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 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?
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: 0.86% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 9.6

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: -8.1%
• Equity multiple: 0.69×
• Total profit: $-69,770
• Equity at exit: $119,133

10-year hold

• IRR: 6.6%
• Equity multiple: 1.60×
• Total profit: $134,835
• Equity at exit: $69,083

Cash invested: $223,720 (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: 9.6×

Monthly cashflow live

• Estimated rent: $6,908 medium
• Mortgage (P&I): −$4,190
• Tax from tax record: −$416 /mo · $4,993/yr
• Insurance: −$333
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,451
• Net cashflow: $367

Break-even live

Break-even rent $6,444

Max offer price $799,000

Occupancy floor 90%

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1097 Frank Whiteman Blvd Naples, FL	4.0	3.0	1590	$10,900	$6.86	23d	1	0.21mi
3722 Rachel Ln Naples, FL	3.0	3.0	2141	$20,000	$9.34	13d	1	0.29mi
4082 Belair Ln #11 Naples, FL	3.0	2.0	1600	$6,000	$3.75	23d	1	0.30mi
1240 Shady Rest Ln #102 Naples, FL	3.0	2.0	1619	$6,000	$3.71	13d	1	0.30mi
4092 Belair Ln #15 Naples, FL	3.0	3.0	1500	$6,200	$4.13	23d	1	0.34mi
4083 Belair Ln Naples, FL	3.0	3.5	2600	$25,000	$9.62	23d	1	0.34mi
740 Park Shore Dr Naples, FL	3.0	2.0	1964	$22,500	$11.46	23d	1	0.35mi
718 Old Trail Dr Naples, FL	3.0	3.0	2286	$34,500	$15.09	23d	1	0.39mi
723 Willowhead Dr Naples, FL	3.0	3.0	1776	$18,000	$10.14	23d	1	0.49mi
1082 Capri Dr Naples, FL	3.0	2.0	1500	$9,000	$6.00	23d	1	0.50mi
635 Fountainhead Ln Naples, FL	4.0	3.0	2566	$19,000	$7.40	23d	1	0.55mi
656 Binnacle Dr Naples, FL	3.0	2.0	1808	$10,000	$5.53	23d	1	0.56mi
4200 Belair Ln Naples, FL	2.0–3.0	2.0	1406	$9,000	$6.40	23d	5	0.63mi
4180 Crayton Rd Unit E7 Naples, FL	3.0	2.0	1600	$8,900	$5.56	23d	1	0.63mi
1119 Ridge St Naples, FL	3.0	3.5	2221	$9,000	$4.05	23d	1	0.66mi
535 Anchor Rode Dr Naples, FL	4.0	3.0	2422	$35,000	$14.45	23d	1	0.67mi
707 Port Side Dr Naples, FL	4.0	3.0	2490	$20,000	$8.03	23d	1	0.71mi
4155 Crayton Rd #203 Naples, FL	3.0	3.0	1940	$14,000	$7.22	23d	1	0.72mi
4706 West Blvd Unit W3 Naples, FL	3.0	3.0	1933	$7,000	$3.62	23d	1	0.77mi
250 Park Shore Dr #803 Naples, FL	3.0	2.0	1690	$15,000	$8.88	23d	1	0.77mi
587 Parkwood Ln Naples, FL	4.0	2.0	2114	$6,000	$2.84	23d	1	0.86mi
4031 Gulf Shore Blvd N Unit 7D Naples, FL	3.0	3.0	2500	$18,000	$7.20	23d	1	0.98mi
4021 Gulf Shore Blvd N #202 Naples, FL	3.0	3.0	2500	$18,000	$7.20	23d	1	1.00mi
3450 Gulf Shore Blvd N #210 Naples, FL	3.0	2.0	1886	$9,000	$4.77	23d	1	1.02mi
4041 Gulf Shore Blvd N #703 Naples, FL	3.0	3.0	2160	$22,500	$10.42	23d	1	1.03mi
4041 Gulf Shore Blvd N #5 Naples, FL	3.0	3.0	2520	$24,000	$9.52	23d	1	1.03mi
4041 Gulf Shore Blvd N #1103 Naples, FL	3.0	3.0	2280	$22,000	$9.65	23d	1	1.03mi
4041 Gulf Shore Blvd N #902 Naples, FL	3.0	3.0	2160	$20,000	$9.26	23d	1	1.03mi
1265 Pompei Ln Naples, FL	3.0	2.0	1650	$3,495	$2.12	13d	1	1.03mi
2901 Crayton Rd Naples, FL	3.0	2.0	2025	$7,000	$3.46	13d	1	1.06mi
4530 Gulf Shore Blvd N Unit 2-122 Naples, FL	3.0	2.5	1786	$15,000	$8.40	23d	1	1.07mi
4005 Gulf Shore Blvd N #800 Naples, FL	3.0	2.5	1646	$12,000	$7.29	23d	1	1.08mi
4005 Gulf Shore Blvd N #700 Naples, FL	3.0	2.5	1646	$17,000	$10.33	13d	1	1.08mi
4001 Gulf Shore Blvd N #1106 Naples, FL	3.0	2.5	1667	$12,500	$7.50	23d	1	1.08mi
4856 Crayton Rd Naples, FL	3.0	2.0	2329	$20,000	$8.59	13d	1	1.10mi
4451 Gulf Shore Blvd N #601 Naples, FL	3.0	3.0	2100	$12,000	$5.71	23d	1	1.10mi
4916 Crayton Rd Naples, FL	3.0	2.0	1932	$25,000	$12.94	23d	1	1.11mi
4401 Gulf Shore Blvd N #3 Naples, FL	3.0	3.0	2511	$25,000	$9.96	23d	1	1.13mi
2728 Crayton Rd Naples, FL	3.0	3.0	2267	$19,000	$8.38	21d	1	1.17mi
2515 Royal Palm Ct Naples, FL	3.0	2.0	1875	$17,500	$9.33	23d	1	1.19mi

Listing history 18 events

1. 2026-06-18
   days on market $799,000 Active 170 DOM
2. 2026-06-17
   days on market $799,000 Active 169 DOM
3. 2026-06-16
   days on market $799,000 Active 168 DOM
4. 2026-06-15
   days on market $799,000 Active 167 DOM
5. 2026-06-10
   days on market $799,000 Active 162 DOM
6. 2026-06-09
   days on market $799,000 Active 161 DOM
7. 2026-06-08
   days on market $799,000 Active 160 DOM
8. 2026-06-07
   days on market $799,000 Active 159 DOM
9. 2026-06-03
   days on market $799,000 Active 155 DOM
10. 2026-06-02
    days on market $799,000 Active 154 DOM
11. 2026-06-01
    days on market $799,000 Active 153 DOM
12. 2026-05-31
    days on market $799,000 Active 152 DOM
13. 2026-05-30
    days on market $799,000 Active 151 DOM
14. 2026-04-03
    price $799,000
15. 2025-12-30
    listed $825,000 Active
16. 2024-09-01
    historical
17. 2024-03-01
    listed $699,000 Active
18. 1992-01-01
    soldstatus $25,000

ⓘ 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: $4,993 · $416/mo
• Projected year-2 tax: $6,632 · $553/mo
• Expected delta: +$1,639/yr (+$137/mo · 32.8%)

ⓘ 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 · 13% 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: $82,902
• − Mortgage interest: −$44,756
• − Property taxes: −$4,993
• − Insurance: −$5,820
• − Repairs & maintenance: −$6,632
• − Management: −$6,632
• − Depreciation: −$23,244
• Taxable loss: −$9,175
• Est. tax savings @ 24.0%: +$2,202
• After-tax cash flow: $6,602/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

+3096.0% since first listed

5 events — show timeline

• 2026-04-03 Price Changed $799,000 NAPLESMLS
• 2025-12-30 Listed $825,000 NAPLESMLS
• 2024-09-01 Listing Removed — FORTMLS
• 2024-03-01 Listed $699,000 FORTMLS
• 1992-01-01 Sold (Public Records) $25,000 Public Records

Property tax history

+13.6%/yr

Latest (2025): $4,993 · -9.2% YoY. Source: county tax records.