3534 White Blvd

Golden Gate, FL 34117

$510,000F

3 bd · 2.0 ba · 1,280 sqft · Built 1989 · SingleFamily · Active · 23 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $3,041/mo
• Mortgage (P&I): −$2,674
• Tax + insurance: −$394
• HOA: −$0
• Vac / Maint / Mgmt: −$639
• Net cashflow: $-667/mo
• Annual: $-7,999/yr
• Cap rate: 4.72%
• Cash-on-cash: -5.60%
• DSCR: 0.75
• 1% rule: 0.60%
• Cash to close: $142,800

Investor read

• This is a 3-bed/2.0-bath single-family listed at $510k.
• At list price, monthly cash flow is $-667 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $392k (23.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $304k (40.4% below list).
• It's been on market 23 days — a 2% lower offer ($502k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $304k (40.4% below list) — sets the bar for 1% rule.
• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• Location reads 69/100 on livability (#455 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B; Watch: schools C-, employment D+, 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: 368 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• Current owner paid $106k; list at $510k implies a 383% gain — meaningful room to come down on a strong offer.
• Climate carrying-cost: 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.
• This rent runs 33% of the median local income ($111k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Questions for listing agent

• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.