1060 Cooper Dr · Naples, FL 34103

$825,000

3 bd · 2.5 ba · 906 sqft · SingleFamily public records · 101 Days on market

Built 1982 8,712 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 +12.4/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing location with no HOA located between Goodlette Rd and US 41, across from Park Shore and the Moorings. Just a short bike ride to the beach, dining, shopping, banking, etc. Spacious with 3 bedrooms and a large loft for the in home office, kids play area, computer room, you name it! Modern kitchen with stainless steel appliances and granite countertops carries through the 2 full baths and powder room with matching cabinetry/vanities and granite. Open floor plan with a huge family room or combo dining/family room. Huge back yard with Southern exposure for the perfect pool atmosphere. No Flood Insurance required.

Key facts

• Large lot
• Huge backyard
• Exceptional location

Tags

• EXCEPTIONAL LOCATION
• BIKING DISTANCE TO BEACH
• NOT LOCATED IN FLOOD ZONE
• LARGE LOT
• HUGE BACKYARD
• RECENTLY RENOVATED BATH

Property features AI

Finance

• Other: Lot area approximately 0.20 acres (regular lot); Total area listed as 2,788 (source: survey)
• HOA & community: Non-gated community; No HOA maintenance; No community amenities

Exterior

• Parking: Attached 2-car garage
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential single-family home; 2-story; Rear exposure facing south; Located in the Caribe Woods development
• Construction: Built in 1982; Concrete block, poured concrete, and wood frame construction; Wood siding exterior; Shingle roof; Surveyed lot
• Exterior features: Fence; Patio; Automatic sprinkler system; Windows: see remarks

Interior

• Kitchen: Dishwasher; Microwave; Self-cleaning oven; Refrigerator/freezer; Gas grill hookup
• Bedrooms: 3 bedrooms plus a den
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with dual sinks and multiple shower heads (shower only)
• Heating & cooling: Central electric cooling; Ceiling fans
• Interior features: High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Dining (living); Den/Study; Open porch/lanai; Laundry located in garage; Furnished negotiable
• Laundry & utility: Washer; Dryer; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $825k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $802k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $633k (23.2% below list).
• Recommended offer: $633k (23.2% 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; 15 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 $6,334/mo this rent would consume 65% 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 $25k 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 101 days — a 9% lower offer ($751k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y ago; this cycle's ask has dropped $124k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $630k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $633,387 (23.2% 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 101 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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: 0.77% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.68%
• DSCR: 0.97
• GRM: 10.9

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: -12.5%
• Equity multiple: 0.53×
• Total profit: $-108,846
• Equity at exit: $123,010

10-year hold

• IRR: 2.3%
• Equity multiple: 1.20×
• Total profit: $45,751
• Equity at exit: $71,331

Cash invested: $231,000 (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: 10.9×

Monthly cashflow live

• Estimated rent: $6,334 high
• Mortgage (P&I): −$4,326
• Tax from tax record: −$465 /mo · $5,583/yr
• Insurance: −$344
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,330
• Net cashflow: $-132

Break-even live

Break-even rent $6,500

Max offer price $801,753

Occupancy floor 97%

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: $206,250
• Closing costs: $24,750
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
788 Park Shore Dr Naples, FL	1.0–2.0	1.5–2.0	931	$5,500	$5.90	13d	3	0.34mi
45 High Point Cir S #303 Naples, FL	2.0	2.0	1015	$5,500	$5.42	23d	1	0.36mi
3030 Binnacle Dr #201 Naples, FL	2.0	2.0	1092	$5,000	$4.58	23d	1	0.55mi
820 Ketch Dr #2 Naples, FL	2.0	2.0	1100	$5,700	$5.18	23d	1	0.62mi
820 Ketch Dr #3 Naples, FL	2.0	2.0	1100	$5,500	$5.00	23d	1	0.62mi
600 Neapolitan Way Naples, FL	1.0–2.0	2.0	832	$5,200	$6.25	23d	2	0.75mi
4523 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	23d	1	0.83mi
4525 Fluvia Ave Naples, FL	2.0	1.0	1050	$5,500	$5.24	23d	1	0.83mi
333 Harbour Dr #211 Naples, FL	2.0	2.0	975	$5,500	$5.64	14d	1	1.02mi
3200 Gulf Shore Blvd N #105 Naples, FL	2.0	2.0	1116	$8,500	$7.62	23d	1	1.08mi
1400 Pompei Ln Naples, FL	2.0	2.0	1012	$1,888	$1.86	23d	2	1.20mi
1400 Pompei Ln Unit O-21 Naples, FL	2.0	2.0	1025	$2,200	$2.15	23d	1	1.22mi
1400 Pompei Ln Unit S-21 Naples, FL	2.0	2.0	1025	$3,000	$2.93	23d	1	1.22mi
1085 Forest Lakes Dr Unit 8202 Naples, FL	2.0	2.0	1086	$2,800	$2.58	14d	1	1.47mi
1085 Forest Lakes Dr Unit 8106 Naples, FL	2.0	2.0	1000	$1,900	$1.90	14d	1	1.47mi

Listing history 46 events

1. 2026-06-18
   days on market $825,000 Active 101 DOM
2. 2026-06-17
   days on market $825,000 Active 100 DOM
3. 2026-06-16
   days on market $825,000 Active 99 DOM
4. 2026-06-15
   days on market $825,000 Active 98 DOM
5. 2026-06-14
   days on market $825,000 Active 96 DOM
6. 2026-06-10
   days on market $825,000 Active 93 DOM
7. 2026-06-09
   days on market $825,000 Active 92 DOM
8. 2026-06-09
   price $825,000 Active 91 DOM
9. 2026-06-08
   days on market $849,000 Active 91 DOM
10. 2026-06-07
    days on market $849,000 Active 90 DOM
11. 2026-06-03
    days on market $849,000 Active 86 DOM
12. 2026-06-02
    days on market $849,000 Active 85 DOM
13. 2026-06-01
    days on market $849,000 Active 84 DOM
14. 2026-05-31
    days on market $849,000 Active 83 DOM
15. 2026-05-30
    days on market $849,000 Active 82 DOM
16. 2026-05-14
    price $849,000
17. 2026-04-09
    price $899,000
18. 2026-03-09
    listed $949,000 Active
19. 2026-02-18
    historical
20. 2026-02-02
    price $925,000
21. 2026-01-10
    price $945,000
22. 2026-01-03
    price $965,000
23. 2025-12-13
    price $985,000
24. 2025-11-07
    price $995,000
25. 2025-10-22
    listed $1,050,000 Active
26. 2021-06-25
    soldstatus $630,000
27. 2021-05-28
    soldstatus $630,000 Sold 623-char remark

    Show marketing remark (623 chars)

    Amazing location with no HOA located between Goodlette Rd and US 41, across from Park Shore and the Moorings. Just a short bike ride to the beach, dining, shopping, banking, etc. Spacious with 3 bedrooms and a large loft for the in home office, kids play area, computer room, you name it! Modern kitchen with stainless steel appliances and granite countertops carries through the 2 full baths and powder room with matching cabinetry/vanities and granite. Open floor plan with a huge family room or combo dining/family room. Huge back yard with Southern exposure for the perfect pool atmosphere. No Flood Insurance required.

28. 2021-03-24
    price $639,000 623-char remark

    Show marketing remark (623 chars)

    Amazing location with no HOA located between Goodlette Rd and US 41, across from Park Shore and the Moorings. Just a short bike ride to the beach, dining, shopping, banking, etc. Spacious with 3 bedrooms and a large loft for the in home office, kids play area, computer room, you name it! Modern kitchen with stainless steel appliances and granite countertops carries through the 2 full baths and powder room with matching cabinetry/vanities and granite. Open floor plan with a huge family room or combo dining/family room. Huge back yard with Southern exposure for the perfect pool atmosphere. No Flood Insurance required.

29. 2021-03-24
    price $595,000 623-char remark

    Show marketing remark (623 chars)

    Amazing location with no HOA located between Goodlette Rd and US 41, across from Park Shore and the Moorings. Just a short bike ride to the beach, dining, shopping, banking, etc. Spacious with 3 bedrooms and a large loft for the in home office, kids play area, computer room, you name it! Modern kitchen with stainless steel appliances and granite countertops carries through the 2 full baths and powder room with matching cabinetry/vanities and granite. Open floor plan with a huge family room or combo dining/family room. Huge back yard with Southern exposure for the perfect pool atmosphere. No Flood Insurance required.

30. 2021-03-24
    historical 623-char remark

    Show marketing remark (623 chars)

    Amazing location with no HOA located between Goodlette Rd and US 41, across from Park Shore and the Moorings. Just a short bike ride to the beach, dining, shopping, banking, etc. Spacious with 3 bedrooms and a large loft for the in home office, kids play area, computer room, you name it! Modern kitchen with stainless steel appliances and granite countertops carries through the 2 full baths and powder room with matching cabinetry/vanities and granite. Open floor plan with a huge family room or combo dining/family room. Huge back yard with Southern exposure for the perfect pool atmosphere. No Flood Insurance required.

31. 2021-03-08
    listed $650,000 Active 623-char remark

    Show marketing remark (623 chars)

    Amazing location with no HOA located between Goodlette Rd and US 41, across from Park Shore and the Moorings. Just a short bike ride to the beach, dining, shopping, banking, etc. Spacious with 3 bedrooms and a large loft for the in home office, kids play area, computer room, you name it! Modern kitchen with stainless steel appliances and granite countertops carries through the 2 full baths and powder room with matching cabinetry/vanities and granite. Open floor plan with a huge family room or combo dining/family room. Huge back yard with Southern exposure for the perfect pool atmosphere. No Flood Insurance required.

32. 2019-03-21
    historical
33. 2019-02-04
    listed $495,000 Active
34. 2017-08-30
    soldstatus $317,000
35. 2016-09-03
    historical
36. 2016-06-01
    status Active
37. 2016-03-03
    historical
38. 2016-02-25
    price $450,000
39. 2016-02-08
    status Active
40. 2015-11-06
    historical
41. 2015-11-03
    listed $395,000 Active
42. 2015-02-20
    soldstatus $290,000
43. 2015-02-20
    price $300,000
44. 2014-12-22
    listed $290,000
45. 1996-10-10
    soldstatus $36,700
46. 1990-05-01
    soldstatus $95,000

ⓘ 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: $5,583 · $465/mo
• Projected year-2 tax: $6,848 · $571/mo
• Expected delta: +$1,265/yr (+$105/mo · 22.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $76,006
• − Mortgage interest: −$46,213
• − Property taxes: −$5,583
• − Insurance: −$4,125
• − Repairs & maintenance: −$6,081
• − Management: −$6,081
• − Depreciation: −$24,000
• Taxable loss: −$16,075
• Est. tax savings @ 24.0%: +$3,858
• After-tax cash flow: $2,279/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

+793.7% since first listed

31 events — show timeline

• 2026-05-14 Price Changed $849,000 NAPLESMLS
• 2026-04-09 Price Changed $899,000 NAPLESMLS
• 2026-03-09 Listed $949,000 NAPLESMLS
• 2026-02-18 Listing Removed — FORTMLS
• 2026-02-02 Price Changed $925,000 FORTMLS
• 2026-01-10 Price Changed $945,000 FORTMLS
• 2026-01-03 Price Changed $965,000 FORTMLS
• 2025-12-13 Price Changed $985,000 FORTMLS
• 2025-11-07 Price Changed $995,000 FORTMLS
• 2025-10-22 Listed $1,050,000 FORTMLS
• 2021-06-25 Sold (Public Records) $630,000 Public Records
• 2021-05-28 Sold (MLS) $630,000 NAPLESMLS
• 2021-03-24 Price Changed $639,000 NAPLESMLS
• 2021-03-24 Price Changed $595,000 NAPLESMLS
• 2021-03-24 Listing Removed — NAPLESMLS
• 2021-03-08 Listed $650,000 NAPLESMLS
• 2019-03-21 Listing Removed — NAPLESMLS
• 2019-02-04 Listed $495,000 NAPLESMLS
• 2017-08-30 Sold (Public Records) $317,000 Public Records
• 2016-09-03 Listing Removed — NAPLESMLS
• 2016-06-01 Relisted — NAPLESMLS
• 2016-03-03 Listing Removed — NAPLESMLS
• 2016-02-25 Price Changed $450,000 NAPLESMLS
• 2016-02-08 Relisted — NAPLESMLS
• 2015-11-06 Listing Removed — NAPLESMLS
• 2015-11-03 Listed $395,000 NAPLESMLS
• 2015-02-20 Price Changed $300,000 NAPLESMLS
• 2015-02-20 Sold (MLS) $290,000 NAPLESMLS
• 2014-12-22 Listed $290,000 NAPLESMLS
• 1996-10-10 Sold (Public Records) $36,700 Public Records
• 1990-05-01 Sold (Public Records) $95,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $5,583 · +2.0% YoY. Source: county tax records.