1400 Rosemary Ln · Naples, FL 34103

$825,000

5 bd · 3.0 ba · 1,539 sqft · Other public records · 65 Days on market

Built 1970 0.34 ac 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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• 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

Exceptional duplex opportunity in a rapidly growing Naples location, offering immediate income potential and long-term flexibility. This well-positioned property features two distinct units: a spacious 3-bedroom, 2-bath residence with central A/C and a private fenced yard, alongside a 2-bedroom, 1-bath unit with a generously sized side yard, providing desirable outdoor space for both residences. (more photos to come) Both units are tenant-occupied, creating established rental income from day one, making this an attractive option for investors or those seeking a property with supplemental income potential. The neighboring property includes a single-family home with a guest house, bringing

Key facts

• Private fenced yard
• Duplex opportunity
• Strong rental appeal

Tags

• DUPLEX OPPORTUNITY
• PRIVATE FENCED YARD
• GENEROUSLY SIZED SIDE YARD
• ESTABLISHED RENTAL INCOME
• INCOME PRODUCING UNITS
• STRONG RENTAL APPEAL

Property features AI

Finance

• Other: Lot size approximately 0.34 acres; Lot dimensions approx. 100' x 150' (see remarks); County maintained road; Irrigation: central; Subdivision: Rosemary Heights
• HOA & community: Community/amenities: see remarks

Exterior

• Utilities: Central water; Central sewer; Cable available
• Home design: Residential income property; Duplex; 1 building with 2 units; 1 story / ranch; End unit; Located in Rosemary Heights development
• Construction: Concrete block construction; Built in 1970; Foundation details: See remarks
• Exterior features: Fenced yard; Single-hung windows; Stucco exterior; Shingle roof

Interior

• Flooring: Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central electric heat; Ceiling fans; Central electric cooling; Wall unit (cooling); See remarks for additional heat/cooling details
• Interior features: Tile flooring

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath other listed at $825k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $825k).
• Recommended offer: $776k (6.0% 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; 5 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 $9,322/mo this rent would consume 96% 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 $6k of loan paydown is wiped out by about $25k 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 $231k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($776k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $305k; list at $825k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $775,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.13% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.48%
• DSCR: 1.51
• GRM: 7.4

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: 5.5%
• Equity multiple: 1.22×
• Total profit: $51,898
• Equity at exit: $123,010

10-year hold

• IRR: 18.8%
• Equity multiple: 2.92×
• Total profit: $444,523
• Equity at exit: $71,331

Cash invested: $231,000 (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: 7.4×

Monthly cashflow live

• Estimated rent: $9,322 high
• Mortgage (P&I): −$4,326
• Tax from tax record: −$485 /mo · $5,823/yr
• Insurance: −$344
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,958
• Net cashflow: $2,143

Break-even live

Break-even rent $6,610

Max offer price $825,000

Occupancy floor 72%

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: $206,250
• Closing costs: $24,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1281 Diana Ave Naples, FL	5.0	3.5	2205	$6,000	$2.72	23d	1	0.53mi
1097 Frank Whiteman Blvd Naples, FL	4.0	3.0	1590	$10,900	$6.86	23d	1	0.54mi
2261 11th St N Naples, FL	4.0	2.0	1428	$6,400	$4.48	23d	1	0.67mi
3511 Santiago Way Naples, FL	4.0	2.0	1800	$6,500	$3.61	23d	1	1.17mi
1281 10th St N Naples, FL	4.0	2.0	1580	$7,000	$4.43	23d	1	1.46mi

Listing history 17 events

1. 2026-06-18
   days on market $825,000 Active 65 DOM
2. 2026-06-17
   days on market $825,000 Active 64 DOM
3. 2026-06-16
   days on market $825,000 Active 63 DOM
4. 2026-06-15
   days on market $825,000 Active 62 DOM
5. 2026-06-14
   days on market $825,000 Active 60 DOM
6. 2026-06-10
   days on market $825,000 Active 57 DOM
7. 2026-06-09
   days on market $825,000 Active 56 DOM
8. 2026-06-08
   days on market $825,000 Active 55 DOM
9. 2026-06-07
   days on market $825,000 Active 54 DOM
10. 2026-06-03
    days on market $825,000 Active 50 DOM
11. 2026-06-02
    days on market $825,000 Active 49 DOM
12. 2026-06-01
    days on market $825,000 Active 48 DOM
13. 2026-05-31
    days on market $825,000 Active 47 DOM
14. 2026-05-30
    days on market $825,000 Active 46 DOM
15. 2026-04-14
    listed $825,000 Active
16. 2004-12-20
    soldstatus $305,000
17. 1990-01-01
    soldstatus $90,000

ⓘ 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: $5,823 · $485/mo
• Projected year-2 tax: $6,848 · $571/mo
• Expected delta: +$1,025/yr (+$85/mo · 17.6%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 75% 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: $111,867
• − Mortgage interest: −$46,213
• − Property taxes: −$5,823
• − Insurance: −$4,922
• − Repairs & maintenance: −$8,949
• − Management: −$8,949
• − Depreciation: −$24,000
• Taxable income: $13,010
• Est. tax owed @ 24.0%: −$3,122
• After-tax cash flow: $22,590/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

+816.7% since first listed

3 events — show timeline

• 2026-04-14 Listed $825,000 NAPLESMLS
• 2004-12-20 Sold (Public Records) $305,000 Public Records
• 1990-01-01 Sold (Public Records) $90,000 Public Records

Property tax history

+12.5%/yr

Latest (2025): $5,823 · +27.8% YoY. Source: county tax records.