2370 24th Ave NE · Orangetree, FL 34120

$365,000

4 bd · 2.0 ba · 1,162 sqft · SingleFamily public records · 30 Days on market

Built 1996

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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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Schools +5.0/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful homebuilt in 1996 offers 4 bedrooms and 2 bathrooms in a living area of 1162 SQ. FT. Extra storage unit in the back. Seller or agent does not make any guarantee about the condition of the home.

Key facts

• Extra storage unit
• Built 1996
• Listed 30 days

Tags

• EXTRA STORAGE UNIT

Property features AI

Exterior

• Home design: Built in 1996
• Construction: Living area approximately 1,162
• Exterior features: Located in the Rural Estates subdivision

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $324k (11.1% below list).
• Recommended offer: $324k (11.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#636 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety D, schools 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: Rents soft (-1.6%/yr); 1124 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• This rent runs 41% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 30 days — a 2% lower offer ($360k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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.
• Current owner paid $62k; list at $365k implies a 490% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $324,307 (11.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.14%
• DSCR: 1.18
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.55×
• Total profit: $-46,314
• Equity at exit: $54,423

10-year hold

• IRR: -8.7%
• Equity multiple: 0.52×
• Total profit: $-48,696
• Equity at exit: $31,559

Cash invested: $102,200 (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 34120

• Rents YoY: -1.6%
• Active inventory: 1124
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,243 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$143 /mo · $1,715/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $353

Break-even live

Break-even rent $2,796

Max offer price $365,000

Occupancy floor 84%

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2745 22nd Ave NE Naples, FL	3.0	2.0	1490	$3,000	$2.01	23d	1	0.49mi
2215 Dragonfruit Way Naples, FL	3.0	2.0	1417	$2,175	$1.53	21d	1	1.14mi
3420 Randall Blvd Naples, FL	3.0	2.0	1322	$3,000	$2.27	14d	1	1.33mi

Listing history 15 events

1. 2026-06-16
   status $365,000 Under Contract 30 DOM
2. 2026-06-15
   days on market $365,000 Active 30 DOM
3. 2026-06-10
   days on market $365,000 Active 25 DOM
4. 2026-06-09
   days on market $365,000 Active 24 DOM
5. 2026-06-08
   days on market $365,000 Active 23 DOM
6. 2026-06-07
   days on market $365,000 Active 22 DOM
7. 2026-06-02
   days on market $365,000 Active 17 DOM
8. 2026-06-01
   days on market $365,000 Active 16 DOM
9. 2026-05-31
   days on market $365,000 Active 15 DOM
10. 2026-05-30
    days on market $365,000 Active 14 DOM
11. 2026-05-16
    listed $365,000 Active
12. 2010-12-07
    soldstatus $61,900 208-char remark

    Show marketing remark (208 chars)

    This beautiful homebuilt in 1996 offers 4 bedrooms and 2 bathrooms in a living area of 1162 SQ. FT. Extra storage unit in the back. Seller or agent does not make any guarantee about the condition of the home.

13. 2010-10-18
    listed $61,900 208-char remark

    Show marketing remark (208 chars)

    This beautiful homebuilt in 1996 offers 4 bedrooms and 2 bathrooms in a living area of 1162 SQ. FT. Extra storage unit in the back. Seller or agent does not make any guarantee about the condition of the home.

14. 2004-08-05
    soldstatus $190,000
15. 2002-06-18
    soldstatus $128,500

ⓘ 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: $1,715 · $143/mo
• Projected year-2 tax: $3,030 · $252/mo
• Expected delta: +$1,315/yr (+$110/mo · 76.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,917
• − Mortgage interest: −$20,446
• − Property taxes: −$1,715
• − Insurance: −$1,825
• − Repairs & maintenance: −$3,113
• − Management: −$3,113
• − Depreciation: −$10,618
• Taxable loss: −$1,913
• Est. tax savings @ 24.0%: +$459
• After-tax cash flow: $4,695/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 — Orangetree

• Score: 65/100
• State rank: #636
• US rank: #12453

Category grades

Amenities F Commute F Cost of living D- Crime A+ Employment A+ Housing A+ Health & safety D User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 42,345
• Household income: $93,861
• Rent vs Own: 9.4% rent · 90.6% own
• Severe rent burden: 409.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 56% Hispanic / Latino 32% Two or more races 23% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2% Cuban 13%
• Common ancestry: Hispanic 4% Romanian 3% Italian 2%
• Foreign-born: 28% · Canada, Jamaica, China
• Languages at home: 62% English-only · Spanish 28% French/Haitian/Cajun 5% Other Indo-European 3%

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: ▼ -223.18%
• Current HPI: 316.2474
• Rent YoY: ▼ -1.65%
• 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

+184.0% since first listed

5 events — show timeline

• 2026-05-16 Listed $365,000 FSBO.com
• 2010-12-07 Sold (MLS) $61,900 NAPLESMLS
• 2010-10-18 Listed $61,900 NAPLESMLS
• 2004-08-05 Sold (Public Records) $190,000 Public Records
• 2002-06-18 Sold (Public Records) $128,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,715 · +3.9% YoY. Source: county tax records.