743 98th Ave N · Naples Park, FL 34108

$979,000

3 bd · 2.0 ba · 1,640 sqft · SingleFamily public records · 227 Days on market

Built 2000 6,534 sqft lot

---

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 +11.8/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

THIS STUNNING POOL HOME IN DESIRABLE NAPLE PARK LOCATION IS THE PERFECT INVESTMENT PROPERTY WITH THE POTENTIAL TO GENERATE EXELLENT INCOME THROUGH VRBO AND SHORT TERM RENTALS. THE INTERIOR IS A BEAUTIFULLY DESIGNED AND FURNISHED PROVIDED A LUXURY FEEL FOR GUESTS. FEW MONTHS AGO THIS HOME WAS UPDATED WITH NEW ROOF 2023, BRAND NEW ALL SAMSUNG APPLIANCE, NEW FURNITURE, AND RECENTHLY WITH NEW HVAC SYSTEM2023. THE INVITING POOL IS PERFECT FOR ENJOYING THE FLORIDA SUNSHINE AND THE LARGE DECK AREA PROVIDES PLANTY SPACE FOR LOUNGING AND ENTERTAINING. THE SCREENED LANAI IS A GREAT ADDITION, PROVIDING A SHADED RETREAT FOR WHEN THE SUN GETS TO HOT. LOCATED IN NAPLES PAK, THIS HOME IS CLOSE TO ALL THE

Key facts

• New furniture
• Large deck area
• Screened lanai

Tags

• NEW ROOF
• NEW SAMSUNG APPLIANCE
• NEW FURNITURE
• NEW HVAC SYSTEM
• LARGE DECK AREA
• SCREENED LANAI

Property features AI

Finance

• Other: Property type: Residential; Development: Naples Park; Lot is regular, approx. 0.15 acres with paved road access; Irrigation: Central; Landscaped view; One unit, one floor
• HOA & community: No community amenities; No HOA maintenance; Non-gated community

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Utilities: Central water; Central sewer; Cable available
• Home design: Single-family residence; One-story (ranch); Rear exposure faces southwest
• Construction: Concrete block construction; Stucco exterior finish; Shingle roof; Built in 2000
• Exterior features: Fence; Patio; Privacy wall; Screened below-ground private pool; Windows: see remarks

Interior

• Kitchen: Cooktop (electric); Self-cleaning oven; Dishwasher; Disposal; Microwave; Refrigerator/freezer
• Bedrooms: 3 bedrooms; Split bedroom floor plan
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans; Exhaust fan
• Interior features: Cable prewire; Cathedral ceiling; High-speed internet available; Laundry tub; Walk-in closet; Window coverings; Breakfast bar; Eat-in kitchen; Screened lanai/porch; Auto garage door; Smoke detector; Furnished
• Laundry & utility: Washer; Dryer; Laundry tub

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $979k.

Deal economics

• At list price, monthly cash flow is $-265 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $932k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $733k (25.1% below list).
• Recommended offer: $733k (25.1% below list) — sets the bar for 1% rule.

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, amenities F, commute 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: Naples Park Elementary School (math 67% / reading 57%, grade B, #608 of 2,144 statewide, top 29%, 395 students, 48% FRL); Pine Ridge Middle School (math 74% / reading 70%, grade A, #52 of 571 statewide, top 10%, 832 students, 31% FRL); Barron Collier High School (math 62% / reading 68%, grade B, #76 of 667 statewide, top 11%, 1,650 students, 26% FRL) — zoned schools average 35% FRL vs 55% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+8.7%/yr); 684 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 $7,334/mo this rent would consume 74% 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 $7k of loan paydown is wiped out by about $29k 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 227 days — a 12% lower offer ($862k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $733,417 (25.1% 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 227 days. Have you received any prior offers? Is the seller open to a 25% 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 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. 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: 0.75% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 11.1

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: -13.4%
• Equity multiple: 0.50×
• Total profit: $-137,092
• Equity at exit: $145,972

10-year hold

• IRR: 1.5%
• Equity multiple: 1.12×
• Total profit: $33,973
• Equity at exit: $84,646

Cash invested: $274,120 (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: 684
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $7,334 high
• Mortgage (P&I): −$5,134
• Tax from tax record: −$517 /mo · $6,207/yr
• Insurance: −$408
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,540
• Net cashflow: $-265

Break-even live

Break-even rent $7,670

Max offer price $932,160

Occupancy floor 99%

Sensitivity live

Price	-10% $289	-5% $12	+0% $-265	+5% $-542	+10% $-819
Rent	-10% $-845	-5% $-555	+0% $-265	+5% $25	+10% $314
Rate	-1.0pp $228	-0.5pp $-16	base $-265	+0.5pp $-519	+1.0pp $-777

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: $244,750
• Closing costs: $29,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
684 98th Ave N Naples, FL	3.0	2.0	1702	$4,500	$2.64	15d	1	0.12mi
690 100th Ave N Naples, FL	3.0	2.0	1800	$12,500	$6.94	25d	1	0.13mi
772 100th Ave N Naples, FL	3.0	2.0	1712	$3,200	$1.87	25d	1	0.13mi
793 97th Ave N Naples, FL	3.0	2.0	1700	$10,500	$6.18	25d	1	0.17mi
757 101st Ave N Naples, FL	3.0	2.0	1366	$3,900	$2.86	25d	1	0.19mi
717 95th Ave N Unit 1 Naples, FL	2.0	1.0	1500	$2,100	$1.40	25d	1	0.19mi
801 99th Ave N Naples, FL	2.0	2.0	1781	$3,500	$1.97	25d	1	0.19mi
768 96th Ave N Naples, FL	3.0	2.0	1735	$11,500	$6.63	25d	1	0.19mi
660 100th Ave N Unit 1404250P Naples, FL	3.0	2.0	1571	$6,068	$3.86	15d	1	0.20mi
671 100th Ave N Naples, FL	3.0	2.0	1164	$5,500	$4.73	25d	1	0.20mi
757 95th Ave N Naples, FL	2.0	2.0	1100	$2,150	$1.95	25d	1	0.21mi
670 101st Ave N Naples, FL	4.0	3.0	2208	$15,000	$6.79	25d	1	0.22mi
10022 8th St N Unit B Naples, FL	2.0	2.0	1249	$2,225	$1.78	15d	1	0.22mi
10022 8th St N Unit 22 Naples, FL	2.0	2.0	1250	$2,250	$1.80	25d	1	0.23mi
715 102nd Ave N Unit 1504167P Naples, FL	3.0	3.0	1991	$7,661	$3.85	15d	1	0.25mi
682 95th Ave N Naples, FL	3.0	2.0	1600	$12,500	$7.81	25d	1	0.26mi
648 96th Ave N Naples, FL	3.0	2.0	1768	$12,000	$6.79	25d	1	0.26mi
625 97th Ave N Naples, FL	3.0	2.0	1496	$3,800	$2.54	25d	1	0.27mi
691 102nd Ave N Naples, FL	3.0	2.0	1311	$7,000	$5.34	25d	1	0.27mi
794 95th Ave N Naples, FL	3.0	2.0	1805	$6,500	$3.60	25d	1	0.28mi
837 99th Ave N Naples, FL	4.0	3.0	2100	$18,000	$8.57	25d	1	0.28mi
736 94th Ave N Naples, FL	3.0	2.0	1820	$3,500	$1.92	25d	1	0.29mi
671 94th Ave N Naples, FL	3.0	2.0	1464	$6,800	$4.64	25d	1	0.29mi
791 94th Ave N Naples, FL	3.0	2.0	1400	$9,000	$6.43	25d	1	0.30mi
847 98th Ave N Naples, FL	3.0	2.0	2084	$4,400	$2.11	15d	1	0.30mi
799 94th Ave N Naples, FL	3.0	2.0	1674	$5,000	$2.99	25d	1	0.30mi
856 98th Ave N Naples, FL	3.0	2.0	1711	$4,500	$2.63	25d	1	0.33mi
630 95th Ave N Unit A Naples, FL	3.0	2.0	1411	$2,995	$2.12	25d	1	0.33mi
630 95th Ave N Unit S Naples, FL	3.0	2.0	1411	$5,500	$3.90	25d	1	0.33mi
598 100th Ave N Naples, FL	3.0	2.0	2018	$5,884	$2.92	25d	1	0.36mi
731 104th Ave N Naples, FL	2.0	2.0	1388	$12,000	$8.65	25d	1	0.36mi
707 104th Ave N Naples, FL	3.0	2.0	1745	$14,500	$8.31	25d	1	0.37mi
604 102nd Ave N Naples, FL	3.0	2.0	1197	$3,150	$2.63	15d	1	0.38mi
645 103rd Ave N Unit 1534775P Naples, FL	4.0	2.0	1840	$8,513	$4.63	23d	1	0.38mi
637 103rd Ave N Naples, FL	3.0	2.0	1669	$3,100	$1.86	25d	1	0.39mi
714 105th Ave N Naples, FL	3.0	2.0	1491	$4,150	$2.78	25d	1	0.40mi
650 93rd Ave N Unit 1073498P Naples, FL	3.0	2.0	1442	$5,136	$3.56	15d	1	0.40mi
749 105th Ave N Naples, FL	3.0	2.0	1394	$4,000	$2.87	25d	1	0.43mi
575 101st Ave N Naples, FL	4.0	2.0	1800	$12,500	$6.94	25d	1	0.43mi
693 105th Ave N Naples, FL	4.0	3.0	2014	$10,500	$5.21	25d	1	0.44mi

Listing history 46 events

1. 2026-06-22
   days on market $979,000 Active 227 DOM
2. 2026-06-18
   days on market $979,000 Active 224 DOM
3. 2026-06-17
   days on market $979,000 Active 223 DOM
4. 2026-06-16
   days on market $979,000 Active 222 DOM
5. 2026-06-15
   days on market $979,000 Active 221 DOM
6. 2026-06-10
   days on market $979,000 Active 216 DOM
7. 2026-06-09
   days on market $979,000 Active 215 DOM
8. 2026-06-08
   days on market $979,000 Active 214 DOM
9. 2026-06-07
   days on market $979,000 Active 213 DOM
10. 2026-06-03
    days on market $979,000 Active 209 DOM
11. 2026-06-02
    days on market $979,000 Active 208 DOM
12. 2026-06-01
    days on market $979,000 Active 207 DOM
13. 2026-05-31
    days on market $979,000 Active 206 DOM
14. 2026-05-30
    days on market $979,000 Active 205 DOM
15. 2026-03-06
    price $979,000
16. 2026-02-05
    price $989,000
17. 2025-11-06
    listed $999,000 Active
18. 2025-04-30
    historical
19. 2024-11-05
    price $1,079,000
20. 2024-06-05
    price $1,099,000
21. 2024-06-02
    listed $1,150,000 Active
22. 2024-05-31
    historical
23. 2024-02-03
    price $1,150,000
24. 2024-02-02
    status Active
25. 2024-01-29
    historical
26. 2024-01-16
    price $1,179,000
27. 2023-11-17
    price $1,199,000
28. 2023-11-16
    status Active
29. 2023-08-23
    historical
30. 2023-06-29
    price $1,269,000
31. 2023-06-24
    listed $1,299,000 Active
32. 2023-01-09
    historical
33. 2022-12-21
    price $1,199,000
34. 2022-12-20
    listed $1,199 Active
35. 2022-07-01
    soldstatus $1,150,000
36. 2022-06-28
    soldstatus $1,150,000 Closed
37. 2022-05-14
    status Pending
38. 2022-05-06
    listed $1,150,000 Active
39. 2018-05-16
    soldstatus $485,000
40. 2018-05-08
    soldstatus $485,000 Sold
41. 2018-03-24
    status Pending With Contingencies
42. 2018-03-07
    price $495,000
43. 2018-02-24
    price $509,000
44. 2017-11-20
    listed $529,000 Active
45. 2002-06-20
    soldstatus $275,000
46. 1998-09-02
    soldstatus $70,000

ⓘ 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: $6,207 · $517/mo
• Projected year-2 tax: $8,126 · $677/mo
• Expected delta: +$1,919/yr (+$160/mo · 30.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 54% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 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: $88,010
• − Mortgage interest: −$54,839
• − Property taxes: −$6,207
• − Insurance: −$4,895
• − Repairs & maintenance: −$7,041
• − Management: −$7,041
• − Depreciation: −$28,480
• Taxable loss: −$20,493
• Est. tax savings @ 24.0%: +$4,918
• After-tax cash flow: $1,736/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

+1298.6% since first listed

32 events — show timeline

• 2026-03-06 Price Changed $979,000 NAPLESMLS
• 2026-02-05 Price Changed $989,000 NAPLESMLS
• 2025-11-06 Listed $999,000 NAPLESMLS
• 2025-04-30 Listing Removed — NAPLESMLS
• 2024-11-05 Price Changed $1,079,000 NAPLESMLS
• 2024-06-05 Price Changed $1,099,000 NAPLESMLS
• 2024-06-02 Listed $1,150,000 NAPLESMLS
• 2024-05-31 Listing Removed — NAPLESMLS
• 2024-02-03 Price Changed $1,150,000 NAPLESMLS
• 2024-02-02 Relisted — NAPLESMLS
• 2024-01-29 Listing Removed — NAPLESMLS
• 2024-01-16 Price Changed $1,179,000 NAPLESMLS
• 2023-11-17 Price Changed $1,199,000 NAPLESMLS
• 2023-11-16 Relisted — NAPLESMLS
• 2023-08-23 Listing Removed — NAPLESMLS
• 2023-06-29 Price Changed $1,269,000 NAPLESMLS
• 2023-06-24 Listed $1,299,000 NAPLESMLS
• 2023-01-09 Listing Removed — NAPLESMLS
• 2022-12-21 Price Changed $1,199,000 NAPLESMLS
• 2022-12-20 Listed $1,199 NAPLESMLS
• 2022-07-01 Sold (Public Records) $1,150,000 Public Records
• 2022-06-28 Sold (MLS) $1,150,000 FORTMLS
• 2022-05-14 Pending — FORTMLS
• 2022-05-06 Listed $1,150,000 FORTMLS
• 2018-05-16 Sold (Public Records) $485,000 Public Records
• 2018-05-08 Sold (MLS) $485,000 NAPLESMLS
• 2018-03-24 Pending — NAPLESMLS
• 2018-03-07 Price Changed $495,000 NAPLESMLS
• 2018-02-24 Price Changed $509,000 NAPLESMLS
• 2017-11-20 Listed $529,000 NAPLESMLS
• 2002-06-20 Sold (Public Records) $275,000 Public Records
• 1998-09-02 Sold (Public Records) $70,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $6,207 · -16.3% YoY. Source: county tax records.