579 13th St N · Naples, FL 34102

$589,000

3 bd · 2.0 ba · 1,026 sqft · SingleFamily public records · 133 Days on market

Built 1985 5,662 sqft lot ↓ 2% 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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• 1% rule +6.4/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0

Listing remarks

PRICE TO SELL — RARE GULF ACCESS UNDER $600K IN NAPLES 34102! Bring your boat, kayak, or paddleboard and start living the Southwest Florida waterfront lifestyle today. This updated 3-bedroom, 2-bath Gulf access home sits on an oversized cul-de-sac lot just minutes from Downtown Naples, 5th Avenue South, and world-famous Gulf beaches. Inside, an open-concept floor plan connects the living, dining, and kitchen areas — bright, airy, and built for easy Florida living. Major updates already done for you: HURRICANE IMPACT WINDOWS, new laminate flooring, and refreshed bathrooms. Move-in ready as a primary residence, seasonal escape, or high-demand rental investment. The backyard is the

Key facts

• Functional kitchen
• Gulf access
• Oversized backyard

Tags

• GULF ACCESS
• OVERSIZED BACKYARD
• HURRICANE APPROVED WINDOWS
• OPEN-CONCEPT LAYOUT
• FUNCTIONAL KITCHEN
• PEACEFUL OUTDOOR SETTING

Property features AI

Finance

• Other: Deeded restrictions; Located in the River Park development
• HOA & community: Non-gated community; No HOA maintenance or amenities

Exterior

• Parking: Attached carport (1 space)
• Security: Impact resistant windows
• Utilities: Central water; Central sewer; Cable available
• Home design: Single family residence; 1 story / ranch; Rear exposure northwest
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Built in 1985
• Exterior features: Fruit trees; Canal view; Gulf access; Canal width 31–80 ft

Interior

• Kitchen: Cooktop (electric); Microwave; Refrigerator/ice maker
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Cable prewire; Open porch/lanai; Great room floor plan; Dining area combined with living
• Laundry & utility: Washer and dryer; Laundry in residence

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $589k.

Deal economics

• At list price, monthly cash flow is $812 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $589k).
• Recommended offer: $518k (12.0% 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.
• Market conditions: Rents rising fast (+8.8%/yr); 616 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $6,721/mo this rent would consume 62% of the median local household income ($131k/yr) (locally 333% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $28k of equity ($4k loan paydown + $24k appreciation (4.1% local appreciation)).
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.1% appreciation + 8.0% rent growth), your $165k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($518k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $518,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.14% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.01%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.08% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 2.17×
• Total profit: $193,045
• Equity at exit: $301,511

10-year hold

• IRR: 21.9%
• Equity multiple: 4.89×
• Total profit: $640,802
• Equity at exit: $495,456

Cash invested: $164,920 (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 34102

• Home prices YoY: 1.3%
• Rents YoY: 8.8%
• Active inventory: 616
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $6,721 medium
• Mortgage (P&I): −$3,089
• Tax est. 1.5%: −$736 /mo · $8,835/yr
• Insurance: −$245
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,411
• Net cashflow: $812

Break-even live

Break-even rent $5,692

Max offer price $589,000

Occupancy floor 83%

Sensitivity live

Price	-10% $1,219	-5% $1,016	+0% $812	+5% $609	+10% $405
Rent	-10% $281	-5% $547	+0% $812	+5% $1,078	+10% $1,343
Rate	-1.0pp $1,109	-0.5pp $962	base $812	+0.5pp $660	+1.0pp $504

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: $147,250
• Closing costs: $17,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
714 11th St N Naples, FL	3.0	2.0	1183	$9,500	$8.03	24d	1	0.27mi
982 13th St N Naples, FL	3.0	2.5	1204	$8,000	$6.64	24d	1	0.33mi
905 13th St N Naples, FL	3.0	2.0	1292	$8,000	$6.19	24d	1	0.34mi
981 8th Ter N Naples, FL	3.0	2.0	1200	$8,500	$7.08	24d	1	0.37mi
1111 Central Ave Unit 417S Naples, FL	2.0	2.0	1265	$10,000	$7.91	24d	1	0.55mi
1111 Central Ave Unit 417A Naples, FL	2.0	2.0	1265	$6,500	$5.14	24d	1	0.55mi
1236 13th Ave N Naples, FL	3.0	2.0	1461	$14,500	$9.92	24d	1	0.56mi
1115 Central Ave Naples, FL	2.0	2.5	1735	$14,000	$8.07	24d	3	0.59mi
1111 Central Ave Naples, FL	2.0–3.0	2.0–3.5	1627	$17,000	$10.45	24d	4	0.59mi
850 Central Ave Naples, FL	2.0–3.0	2.0–3.0	1530	$18,000	$11.76	15d	4	0.73mi
1135 3rd Ave S Naples, FL	2.0	2.0–2.5	1638	$15,750	$9.62	24d	2	0.77mi
1135 3rd Ave S Naples, FL	2.0	2.0–2.5	1679	$11,500	$6.85	22d	3	0.77mi
766 Central Ave Naples, FL	2.0–3.0	2.0	943	$6,500	$6.89	14d	4	0.79mi
766 Central Ave Naples, FL	2.0–3.0	2.0	855	$6,500	$7.60	22d	3	0.79mi
401 Bayfront Pl Naples, FL	2.0	2.0	1367	$9,000	$6.58	24d	3	0.81mi
1035 3rd Ave S Naples, FL	2.0	2.0	1268	$8,538	$6.73	24d	2	0.81mi
1035 3rd Ave S Naples, FL	2.0	2.0	1268	$8,388	$6.61	22d	2	0.81mi
307 Goodlette-Frank Rd S Unit B506 Naples, FL	2.0	2.0	1166	$6,800	$5.83	24d	1	0.82mi
410 Bayfront Pl Naples, FL	1.0–3.0	1.0–2.0	1242	$9,750	$7.85	24d	6	0.83mi
469 3rd Ave N Naples, FL	3.0	2.0	1400	$6,900	$4.93	24d	1	0.86mi
450 Bayfront Pl Naples, FL	1.0–3.0	1.0–2.5	1324	$12,000	$9.06	24d	6	0.86mi
451 Bayfront Pl Naples, FL	1.0–2.0	1.5–2.0	1421	$11,000	$7.74	24d	2	0.86mi
1030 3rd Ave S Naples, FL	2.0–3.0	2.0–3.5	2101	$18,000	$8.57	24d	4	0.88mi
361 1st Ave N Naples, FL	3.0	3.0	1500	$16,000	$10.67	24d	1	1.00mi
116 3rd St N Naples, FL	3.0	2.5	1400	$14,000	$10.00	24d	1	1.03mi
1334 Crayton Rd #1 Naples, FL	2.0	2.0	1100	$6,800	$6.18	24d	1	1.09mi
780 5th Ave S #302 Naples, FL	2.0	2.5	1449	$15,000	$10.35	15d	1	1.09mi
2328 Clipper Way Naples, FL	2.0	2.0	1469	$10,000	$6.81	24d	1	1.11mi
290 4th St S #202 Naples, FL	2.0	2.0	1058	$10,000	$9.45	24d	1	1.15mi
286 4th St S #203 Naples, FL	2.0	2.0	1058	$10,000	$9.45	24d	1	1.15mi
284 4th St S #103 Naples, FL	2.0	2.0	979	$9,000	$9.19	24d	1	1.15mi
282 4th St S Naples, FL	2.0	2.0	1058	$11,000	$10.40	24d	1	1.15mi
1100 8th Ave S Naples, FL	2.0	2.0	1218	$9,000	$7.39	15d	5	1.16mi
1100 Gulf Shore Blvd N Naples, FL	2.0	2.0	945	$6,000	$6.35	24d	2	1.16mi
341 3rd Ave S #341 Naples, FL	2.0	2.0	1300	$7,500	$5.77	24d	1	1.18mi
280 2nd Ave S #206 Naples, FL	2.0	2.0	1162	$7,500	$6.45	22d	1	1.21mi
1300 Gulf Shore Blvd N #406 Naples, FL	2.0	2.0	850	$6,500	$7.65	24d	1	1.21mi
1300 Gulf Shore Blvd N #700 Naples, FL	2.0	2.0	850	$6,250	$7.35	24d	1	1.21mi
1300 Gulf Shore Blvd N #205 Naples, FL	2.0	2.0	850	$5,900	$6.94	24d	1	1.21mi
1300 Gulf Shore Blvd N #304 Naples, FL	2.0	2.0	850	$5,500	$6.47	24d	1	1.21mi

Listing history 18 events

1. 2026-06-21
   days on market $589,000 Active 133 DOM
2. 2026-06-18
   days on market $589,000 Active 130 DOM
3. 2026-06-17
   days on market $589,000 Active 129 DOM
4. 2026-06-16
   days on market $589,000 Active 128 DOM
5. 2026-06-15
   days on market $589,000 Active 127 DOM
6. 2026-06-14
   days on market $589,000 Active 125 DOM
7. 2026-06-10
   days on market $589,000 Active 122 DOM
8. 2026-06-09
   days on market $589,000 Active 121 DOM
9. 2026-06-08
   days on market $589,000 Active 120 DOM
10. 2026-06-07
    days on market $589,000 Active 119 DOM
11. 2026-06-03
    days on market $589,000 Active 115 DOM
12. 2026-06-02
    days on market $589,000 Active 114 DOM
13. 2026-06-01
    days on market $589,000 Active 113 DOM
14. 2026-05-31
    days on market $589,000 Active 112 DOM
15. 2026-05-30
    days on market $589,000 Active 111 DOM
16. 2026-05-08
    price $589,000
17. 2026-03-17
    price $599,000
18. 2026-02-09
    listed $599,900 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 9/10 Extreme FEMA zone AE · 99% 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: $80,649
• − Mortgage interest: −$32,993
• − Property taxes: −$8,835
• − Insurance: −$8,064
• − Repairs & maintenance: −$6,452
• − Management: −$6,452
• − Depreciation: −$17,135
• Taxable income: $719
• Est. tax owed @ 24.0%: −$172
• After-tax cash flow: $9,576/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)

No district data.

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

• Census place: Naples, FL
• County: Collier County · 396,295 people
• City population: 344,941
• Metro: Naples-Marco Island, FL
• Population (ZIP): 11,179
• Household income: $130,929
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 333.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 8% Black 8% Asian 1%
• Hispanic origin (detail): Cuban 6%
• Common ancestry: Hispanic 4% Lithuanian 4% Romanian 4%
• Foreign-born: 17% · Canada, China
• Languages at home: 87% English-only · Spanish 7% French/Haitian/Cajun 4% 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: ▲ 4.08%
• Current HPI: 328.2755
• Rent YoY: ▲ 8.75%
• 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

-1.8% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $589,000 NAPLESMLS
• 2026-03-17 Price Changed $599,000 NAPLESMLS
• 2026-02-09 Listed $599,900 NAPLESMLS

Property tax history

-2.5%/yr

Latest (2025): $150 · +7.8% YoY. Source: county tax records.