819 98th Ave N · Naples Park, FL 34108

$568,000

3 bd · 2.0 ba · 1,287 sqft · SingleFamily public records · 70 Days on market

Built 1978 6,534 sqft lot ↓ 3% since listing

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * MOTIVATED SELLER * * * Welcome to Naples Park! Location, Location, Location! This charming 3-bedroom, 2-bath home is ideally located just minutes from Vanderbilt Beach. No HOA Fees! Featuring endless possibilities and a NEW HVAC, this home offers both comfort and convenience. Upon entering, you’ll step into a bright and inviting Florida room that flows seamlessly into the living area and eat-in kitchen. The primary bedroom includes an ensuite bathroom for added privacy. Two additional bedrooms and a full guest bath are situated on the opposite side of the home—an ideal layout for family or guests. Outside, enjoy a spacious fenced-in backyard perfect for pets, play, or

Key facts

• 6,534 sq ft lot
• Garage
• Built 1978

Property features AI

Finance

• Other: Lot dimensions and measurements per Property Appraiser Office; Approximately 0.15 acres
• HOA & community: Non-gated community; No HOA maintenance (see remarks for community amenities)

Exterior

• Parking: Attached 1-car garage
• Utilities: Central water; Central sewer; Cable available
• Home design: Single-family residential; 1 story (ranch); Rear exposure faces south; Developed in the Naples Park community
• Construction: Concrete block construction; Shingle roof; Built in 1978
• Exterior features: Patio; Shutters for storm protection; Stucco exterior; Windows — see remarks; Regular lot

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms with a split bedroom layout
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bathroom with tub-and-shower combo
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: High-speed internet available; Eat-in kitchen; Screened lanai/porch; Unfurnished
• Laundry & utility: Automatic garage door opener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $568k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $568k).
• Recommended offer: $534k (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 rising fast (+8.7%/yr); 679 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 $6,835/mo this rent would consume 69% 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 $4k of loan paydown is wiped out by about $17k 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 $159k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($534k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $533,920 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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. 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.
7. 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.
8. 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: 1.20% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.12%
• DSCR: 1.49
• GRM: 6.9

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: 5.8%
• Equity multiple: 1.24×
• Total profit: $38,063
• Equity at exit: $84,691

10-year hold

• IRR: 19.3%
• Equity multiple: 3.00×
• Total profit: $318,843
• Equity at exit: $49,110

Cash invested: $159,040 (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: 679
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $6,835 high
• Mortgage (P&I): −$2,979
• Tax est. 1.5%: −$710 /mo · $8,520/yr
• Insurance: −$237
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,435
• Net cashflow: $1,474

Break-even live

Break-even rent $4,969

Max offer price $568,000

Occupancy floor 73%

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: $142,000
• Closing costs: $17,040
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 99th Ave N Naples, FL	2.0	2.0	1781	$3,500	$1.97	23d	1	0.09mi
856 98th Ave N Naples, FL	3.0	2.0	1711	$4,500	$2.63	23d	1	0.09mi
793 97th Ave N Naples, FL	3.0	2.0	1700	$10,500	$6.18	23d	1	0.12mi
10022 8th St N Unit B Naples, FL	2.0	2.0	1249	$2,225	$1.78	14d	1	0.13mi
10022 8th St N Unit 22 Naples, FL	2.0	2.0	1250	$2,250	$1.80	23d	1	0.14mi
772 100th Ave N Naples, FL	3.0	2.0	1712	$3,200	$1.87	23d	1	0.17mi
768 96th Ave N Naples, FL	3.0	2.0	1735	$11,500	$6.63	23d	1	0.22mi
751 100th Ave N Naples, FL	2.0	1.0	912	$4,000	$4.39	23d	1	0.23mi
794 95th Ave N Naples, FL	3.0	2.0	1805	$6,500	$3.60	23d	1	0.24mi
757 101st Ave N Naples, FL	3.0	2.0	1366	$3,900	$2.86	23d	1	0.26mi
757 95th Ave N Naples, FL	2.0	2.0	1100	$2,150	$1.95	23d	1	0.26mi
799 94th Ave N Naples, FL	3.0	2.0	1674	$5,000	$2.99	23d	1	0.27mi
791 94th Ave N Naples, FL	3.0	2.0	1400	$9,000	$6.43	23d	1	0.27mi
717 95th Ave N Unit 1 Naples, FL	2.0	1.0	1500	$2,100	$1.40	23d	1	0.33mi
856 104th Ave N Naples, FL	3.0	2.0	1398	$3,750	$2.68	23d	1	0.34mi
690 100th Ave N Naples, FL	3.0	2.0	1800	$12,500	$6.94	23d	1	0.36mi
736 94th Ave N Naples, FL	3.0	2.0	1820	$3,500	$1.92	23d	1	0.36mi
684 98th Ave N Naples, FL	3.0	2.0	1702	$4,500	$2.64	14d	1	0.37mi
671 100th Ave N Naples, FL	3.0	2.0	1164	$5,500	$4.73	23d	1	0.43mi
682 95th Ave N Naples, FL	3.0	2.0	1600	$12,500	$7.81	23d	1	0.43mi
660 100th Ave N Unit 1404250P Naples, FL	3.0	2.0	1571	$6,068	$3.86	14d	1	0.43mi
691 102nd Ave N Naples, FL	3.0	2.0	1311	$7,000	$5.34	23d	1	0.44mi
663 100th Ave N Naples, FL	2.0	1.0	1000	$2,650	$2.65	23d	1	0.44mi
731 104th Ave N Naples, FL	2.0	2.0	1388	$12,000	$8.65	23d	1	0.44mi
1265 Egrets Lndg #201 Naples, FL	2.0	2.0	1800	$7,500	$4.17	23d	1	0.45mi
1265 Egrets Lndg #101 Naples, FL	2.0	2.0	1584	$3,100	$1.96	23d	1	0.45mi
671 94th Ave N Naples, FL	3.0	2.0	1464	$6,800	$4.64	23d	1	0.47mi
648 96th Ave N Naples, FL	3.0	2.0	1768	$12,000	$6.79	23d	1	0.48mi
749 105th Ave N Naples, FL	3.0	2.0	1394	$4,000	$2.87	23d	1	0.48mi
707 104th Ave N Naples, FL	3.0	2.0	1745	$14,500	$8.31	23d	1	0.48mi
749 91st Ave N Naples, FL	3.0	3.0	1417	$3,750	$2.65	14d	1	0.48mi
834 Gulf Pavilion Dr #204 Naples, FL	2.0	2.0	1516	$5,000	$3.30	21d	1	0.49mi
834 Gulf Pavilion Dr #204 Naples, FL	2.0	2.0	1516	$8,000	$5.28	23d	1	0.49mi
840 Gulf Pavilion Dr #103 Naples, FL	2.0	2.0	1179	$5,500	$4.66	23d	1	0.49mi
714 105th Ave N Naples, FL	3.0	2.0	1491	$4,150	$2.78	23d	1	0.49mi
822 Gulf Pavilion Dr #202 Naples, FL	2.0	2.0	1275	$6,500	$5.10	23d	1	0.49mi
1061 Egrets Walk Cir #201 Naples, FL	3.0	2.0	1800	$8,500	$4.72	23d	1	0.49mi
1190 Egrets Walk Cir #103 Naples, FL	3.0	2.0	1507	$8,000	$5.31	23d	1	0.49mi
737 91st Ave N Naples, FL	3.0	2.0	1566	$12,750	$8.14	23d	1	0.50mi
645 95th Ave N Unit 1 Naples, FL	3.0	2.0	957	$2,750	$2.87	14d	1	0.50mi

Listing history 19 events

1. 2026-06-18
   days on market $568,000 Active 70 DOM
2. 2026-06-17
   days on market $568,000 Active 69 DOM
3. 2026-06-16
   days on market $568,000 Active 68 DOM
4. 2026-06-15
   days on market $568,000 Active 67 DOM
5. 2026-06-14
   days on market $568,000 Active 65 DOM
6. 2026-06-10
   days on market $568,000 Active 62 DOM
7. 2026-06-09
   days on market $568,000 Active 61 DOM
8. 2026-06-08
   days on market $568,000 Active 60 DOM
9. 2026-06-07
   days on market $568,000 Active 59 DOM
10. 2026-06-03
    days on market $568,000 Active 55 DOM
11. 2026-06-02
    days on market $568,000 Active 54 DOM
12. 2026-06-01
    days on market $568,000 Active 53 DOM
13. 2026-05-31
    days on market $568,000 Active 52 DOM
14. 2026-05-30
    days on market $568,000 Active 51 DOM
15. 2026-05-15
    price $568,000
16. 2026-05-14
    status Active
17. 2026-04-30
    status Pending With Contingencies
18. 2026-04-30
    status Pending
19. 2026-03-26
    listed $588,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 32 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: $82,015
• − Mortgage interest: −$31,817
• − Property taxes: −$8,520
• − Insurance: −$2,840
• − Repairs & maintenance: −$6,561
• − Management: −$6,561
• − Depreciation: −$16,524
• Taxable income: $9,192
• Est. tax owed @ 24.0%: −$2,206
• After-tax cash flow: $15,482/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

-3.4% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $568,000 NAPLESMLS
• 2026-05-14 Relisted — NAPLESMLS
• 2026-04-30 Pending — NAPLESMLS
• 2026-04-30 Pending — NAPLESMLS
• 2026-03-26 Listed $588,000 NAPLESMLS

Property tax history

+4.4%/yr

Latest (2025): $994 · +2.9% YoY. Source: county tax records.