4538 Boabadilla St · Naples, FL 34103

$569,000

4 bd · 3.0 ba · 1,608 sqft · Other public records · 40 Days on market

Built 1972 7,405 sqft lot

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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 +29.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is it! Highly sought after income producing property in a even better location! Do not miss the opportunity to pick up this property in a highly sought after school zone which is minutes to beaches, restaurants, and shopping. This property is located right next to another one for sale. Seller motivated, bring offers.

Key facts

• Newer septic system
• Newer a c unit
• 7,405 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• INCOME PRODUCING DUPLEX
• NEWER SEPTIC SYSTEM
• NEWER A C UNIT
• FUTURE SEWER EXPANSION
• TURNKEY INCOME PROPERTY

Property features AI

Finance

• Other: Zoning: RMF-6; Lot dimensions approx. 100' frontage; lot sides and back approximately 100' x 75'; Lot size about 0.17 acres; Property contains 2 units (duplex)
• HOA & community: Community is non-gated; Community amenities include internet access

Exterior

• Utilities: Assessment-paid water; Septic sewer; Cable available
• Home design: Duplex; Residential income property; Located in NAPLES TWIN LAKES development; Facing information not provided
• Construction: Concrete block construction; Built in 1972
• Exterior features: Stucco exterior; Single-hung windows; Shingle roof; Public road access; Regular lot

Interior

• Flooring: Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Carpet flooring

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $569k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $569k).
• Recommended offer: $552k (3.0% below list) — sets the bar for market timing.

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.
• 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 23d 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 $7,020/mo this rent would consume 72% 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 $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 40 days — a 3% lower offer ($552k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $270k; list at $569k implies a 111% 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 $551,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.23% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.87%
• DSCR: 1.66
• GRM: 6.8

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: 9.2%
• Equity multiple: 1.38×
• Total profit: $60,932
• Equity at exit: $84,840

10-year hold

• IRR: 22.1%
• Equity multiple: 3.33×
• Total profit: $371,267
• Equity at exit: $49,197

Cash invested: $159,320 (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: 6.8×

Monthly cashflow live

• Estimated rent: $7,020 medium
• Mortgage (P&I): −$2,984
• Tax from tax record: −$351 /mo · $4,208/yr
• Insurance: −$237
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,474
• Net cashflow: $1,822

Break-even live

Break-even rent $4,714

Max offer price $569,000

Occupancy floor 69%

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: $142,250
• Closing costs: $17,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1082 Capri Dr Naples, FL	3.0	2.0	1500	$9,000	$6.00	23d	1	0.06mi
1240 Shady Rest Ln #102 Naples, FL	3.0	2.0	1619	$6,000	$3.71	13d	1	0.28mi
4706 West Blvd Unit W3 Naples, FL	3.0	3.0	1933	$7,000	$3.62	23d	1	0.40mi
4200 Belair Ln Naples, FL	2.0–3.0	2.0	1406	$9,000	$6.40	23d	5	0.46mi
1265 Pompei Ln Naples, FL	3.0	2.0	1650	$3,495	$2.12	13d	1	0.48mi
4092 Belair Ln #15 Naples, FL	3.0	3.0	1500	$6,200	$4.13	23d	1	0.49mi
4082 Belair Ln #11 Naples, FL	3.0	2.0	1600	$6,000	$3.75	23d	1	0.50mi
587 Parkwood Ln Naples, FL	4.0	2.0	2114	$6,000	$2.84	23d	1	0.59mi
4180 Crayton Rd Unit E7 Naples, FL	3.0	2.0	1600	$8,900	$5.56	23d	1	0.66mi
723 Willowhead Dr Naples, FL	3.0	3.0	1776	$18,000	$10.14	23d	1	0.67mi
1097 Frank Whiteman Blvd Naples, FL	4.0	3.0	1590	$10,900	$6.86	23d	1	0.76mi
740 Park Shore Dr Naples, FL	3.0	2.0	1964	$22,500	$11.46	23d	1	0.76mi
4155 Crayton Rd #203 Naples, FL	3.0	3.0	1940	$14,000	$7.22	23d	1	0.76mi
4916 Crayton Rd Naples, FL	3.0	2.0	1932	$25,000	$12.94	23d	1	0.77mi
3722 Rachel Ln Naples, FL	3.0	3.0	2141	$20,000	$9.34	13d	1	0.80mi
5934 Premier Way Naples, FL	1.0–3.0	1.0–3.0	1350	$4,882	$3.62	13d	29	0.91mi
250 Park Shore Dr #803 Naples, FL	3.0	2.0	1690	$15,000	$8.88	23d	1	0.92mi
4530 Gulf Shore Blvd N Unit 2-122 Naples, FL	3.0	2.5	1786	$15,000	$8.40	23d	1	0.97mi
1614 Forest Lakes Blvd Naples, FL	3.0	2.0	1869	$10,000	$5.35	23d	1	0.98mi
1719 Camelia Ln Naples, FL	3.0	2.0	1534	$3,900	$2.54	23d	1	1.03mi
4451 Gulf Shore Blvd N #601 Naples, FL	3.0	3.0	2100	$12,000	$5.71	23d	1	1.04mi
656 Binnacle Dr Naples, FL	3.0	2.0	1808	$10,000	$5.53	23d	1	1.04mi
4751 Gulf Shore Blvd N #1408 Naples, FL	3.0	2.0	1980	$25,000	$12.63	23d	1	1.11mi
504 Tierra Mar Ln E #2 Naples, FL	3.0	2.5	2191	$27,500	$12.55	23d	1	1.13mi
595 Serendipity Dr #595 Naples, FL	3.0	2.0	1395	$10,000	$7.17	23d	1	1.14mi
4041 Gulf Shore Blvd N #902 Naples, FL	3.0	3.0	2160	$20,000	$9.26	23d	1	1.18mi
4041 Gulf Shore Blvd N #703 Naples, FL	3.0	3.0	2160	$22,500	$10.42	23d	1	1.18mi
5637 Turtle Bay Dr Unit II-22 Naples, FL	3.0	2.0	1506	$10,000	$6.64	13d	1	1.19mi
60 Seagate Dr #402 Naples, FL	3.0	3.0	2200	$15,000	$6.82	23d	1	1.19mi
1119 Ridge St Naples, FL	3.0	3.5	2221	$9,000	$4.05	23d	1	1.20mi
5635 Turtle Bay Dr #6 Naples, FL	3.0	2.0	1713	$8,500	$4.96	13d	1	1.22mi
1044 Woodshire Ln Unit B212 Naples, FL	3.0	2.0	1250	$8,000	$6.40	23d	1	1.27mi
4005 Gulf Shore Blvd N #800 Naples, FL	3.0	2.5	1646	$12,000	$7.29	23d	1	1.29mi
4005 Gulf Shore Blvd N #700 Naples, FL	3.0	2.5	1646	$17,000	$10.33	13d	1	1.29mi
5550 Heron Point Dr #105 Naples, FL	3.0	2.0	1514	$7,000	$4.62	23d	1	1.29mi
5550 Heron Point Dr #1505 Naples, FL	3.0	2.0	1553	$16,000	$10.30	23d	1	1.29mi
5550 Heron Point Dr #2004 Naples, FL	3.0	2.0	1600	$14,000	$8.75	23d	1	1.29mi
5550 Heron Point Dr #1804 Naples, FL	3.0	2.0	1514	$15,000	$9.91	23d	1	1.29mi
5550 Heron Point Dr #1201 Naples, FL	3.0	2.0	1818	$13,000	$7.15	23d	1	1.29mi
6453 Autumn Woods Blvd Naples, FL	3.0	2.0	1729	$9,500	$5.49	21d	1	1.29mi

Listing history 10 events

1. 2026-05-06
   price $569,000
2. 2026-05-06
   status Active
3. 2026-02-03
   historical
4. 2026-01-31
   status Active
5. 2026-01-21
   status Pending With Contingencies
6. 2026-01-04
   listed $549,000 Active
7. 2018-07-20
   soldstatus $270,000 Sold 323-char remark

   Show marketing remark (323 chars)

   This is it! Highly sought after income producing property in a even better location! Do not miss the opportunity to pick up this property in a highly sought after school zone which is minutes to beaches, restaurants, and shopping. This property is located right next to another one for sale. Seller motivated, bring offers.

8. 2018-06-17
   status Pending With Contingencies 323-char remark

   Show marketing remark (323 chars)

   This is it! Highly sought after income producing property in a even better location! Do not miss the opportunity to pick up this property in a highly sought after school zone which is minutes to beaches, restaurants, and shopping. This property is located right next to another one for sale. Seller motivated, bring offers.

9. 2018-05-09
   listed $319,000 Active 323-char remark

   Show marketing remark (323 chars)

   This is it! Highly sought after income producing property in a even better location! Do not miss the opportunity to pick up this property in a highly sought after school zone which is minutes to beaches, restaurants, and shopping. This property is located right next to another one for sale. Seller motivated, bring offers.

10. 2002-09-10
    soldstatus $361,000

ⓘ 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: $4,208 · $351/mo
• Projected year-2 tax: $4,723 · $394/mo
• Expected delta: +$515/yr (+$43/mo · 12.2%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AH · 26% 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: $84,242
• − Mortgage interest: −$31,873
• − Property taxes: −$4,208
• − Insurance: −$4,670
• − Repairs & maintenance: −$6,739
• − Management: −$6,739
• − Depreciation: −$16,553
• Taxable income: $13,460
• Est. tax owed @ 24.0%: −$3,230
• After-tax cash flow: $18,636/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

+57.6% since first listed

10 events — show timeline

• 2026-05-06 Price Changed $569,000 NAPLESMLS
• 2026-05-06 Relisted — NAPLESMLS
• 2026-02-03 Listing Removed — NAPLESMLS
• 2026-01-31 Relisted — NAPLESMLS
• 2026-01-21 Pending — NAPLESMLS
• 2026-01-04 Listed $549,000 NAPLESMLS
• 2018-07-20 Sold (MLS) $270,000 NAPLESMLS
• 2018-06-17 Pending — NAPLESMLS
• 2018-05-09 Listed $319,000 NAPLESMLS
• 2002-09-10 Sold (Public Records) $361,000 Public Records

Property tax history

+11.0%/yr

Latest (2025): $4,208 · +5.9% YoY. Source: county tax records.