736 Wiggins Lake Dr #202 · Naples Park, FL 34110

$369,900

3 bd · 2.0 ba · 1,487 sqft · Condo public records · 18 Days on market

Built 1994 $802/mo HOA · 15% of rent

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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 +27.4/30.0
• 1% rule +9.6/10.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

The convenient location of this 3-bedroom, 2-bath condo is steps from the pool and tennis/pickleball courts. The lake view from both the lanai and the master bedroom offers relaxing sounds of the picturesque fountain. This desirable 2nd-floor end-unit coach home with a garage has some great features, enjoy new hurricane impact windows, a freshly painted interior and a fully re-piping throughout gives great peace of mind. High vaulted ceilings, new living room recessed lighting cans, all three bedrooms offer plantation window treatments, a newer washer in laundry and new front storm door add value. The master bath boasts brushed nickel plumbing fixtures on the dual sinks. There are hurricane

Key facts

• Fully re-piping
• Lake view
• Granite counters

Tags

• LAKE VIEW
• HURRICANE IMPACT WINDOWS
• FRESHLY PAINTED INTERIOR
• FULLY RE-PIPING
• PLANTATION WINDOW TREATMENTS
• GRANITE COUNTERS

Property features AI

Finance

• Other: Part of Wiggins Lakes and Preserves development; Condo documents used for lot dimensions; Unit 202
• HOA & community: Mandatory HOA (monthly fee); HOA covers fidelity bond, insurance, irrigation water, lawn/land maintenance, legal/accounting, manager, exterior and interior pest control, sewer, street lights, street maintenance, trash removal and water; Professional management; Community amenities include clubhouse, community pool, library, pickleball, tennis court, streetlights and underground utilities; Non-gated community; Total annual recurring HOA fees: $9,624; One-time fees: $150

Exterior

• Parking: Covered parking; Driveway (paved); Under-building closed parking; Attached garage (1 garage space); 2+ parking spaces
• Security: Electric shutters; Impact resistant windows
• Utilities: Central water; Central sewer; Electric service
• Home design: Residential low-rise (1-3 stories); Carriage/coach style, corner end-unit; Rear exposure faces northwest
• Construction: Concrete block construction; Stucco exterior finish; Shingle roof; Built in 1994
• Exterior features: Pond; Tennis court; Water display; Zero lot line; Lakefront; Lake/canal irrigation; Views of lake, landscaped area, partial buildings and water feature; Paved road access; Restrictions: No commercial, No RV

Interior

• Kitchen: Pantry; Range; Microwave; Refrigerator / Refrigerator-Freezer; Self-cleaning oven; Breakfast bar; Eat-in kitchen; Formal dining area
• Bedrooms: 3 bedrooms (split bedroom layout)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bathroom with dual sinks and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans (5)
• Interior features: Cable prewire; French doors; Pantry; Smoke detectors; Vaulted ceiling; Walk-in closet; Window coverings; Guest bath; Laundry in residence; Screened lanai/porch; Auto garage door; Self-cleaning oven
• Laundry & utility: Washer and dryer included; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $370k.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $370k).
• Recommended offer: $364k (1.5% below list) — sets the bar for market timing.

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, schools F, 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 (-1.1%/yr); 595 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $5,416/mo this rent would consume 67% of the median local household income ($98k/yr) (locally 1006% 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 $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 18 days — a 2% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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 $250k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $364,351 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.46% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.55%
• DSCR: 1.56
• GRM: 5.7

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: -9.1%
• Equity multiple: 0.68×
• Total profit: $-33,266
• Equity at exit: $55,153

10-year hold

• IRR: -6.1%
• Equity multiple: 0.68×
• Total profit: $-33,476
• Equity at exit: $31,982

Cash invested: $103,572 (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 34110

• Rents YoY: -1.1%
• Active inventory: 595
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $5,416 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$300 /mo · $3,594/yr
• Insurance: −$154
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$802
• Vacancy / Maint / Mgmt: −$1,137
• Net cashflow: $656

Break-even live

Break-even rent $4,585

Max offer price $369,900

Occupancy floor 83%

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
752 Wiggins Lake Dr #102 Naples, FL	2.0	2.0	1402	$2,375	$1.69	21d	1	0.07mi
760 Wiggins Lake Dr #205 Naples, FL	2.0	2.0	1179	$5,500	$4.66	23d	1	0.09mi
757 Wiggins Lake Dr #106 Naples, FL	3.0	2.0	1374	$6,000	$4.37	23d	1	0.10mi
757 Wiggins Lake Dr #106 Naples, FL	3.0	2.0	1374	$6,000	$4.37	13d	1	0.10mi
437 Wiggins Lake Ct #201 Naples, FL	2.0	2.0	1283	$4,500	$3.51	23d	1	0.13mi
1296 Grand Canal Dr Naples, FL	3.0	2.0	1614	$8,000	$4.96	23d	1	0.15mi
1337 Center Ln Naples, FL	3.0	2.0	1500	$4,300	$2.87	23d	1	0.18mi
774 Wiggins Lake Dr #106 Naples, FL	3.0	2.0	1374	$6,500	$4.73	23d	1	0.19mi
651 Wiggins Lake Dr #102 Naples, FL	2.0	2.0	1487	$6,500	$4.37	23d	1	0.20mi
1284 Rainbow Ct Naples, FL	2.0	2.0	1572	$4,200	$2.67	21d	1	0.21mi
1282 Belaire Ct Naples, FL	3.0	3.5	1495	$9,500	$6.35	23d	1	0.23mi
425 Cove Tower Dr #902 Naples, FL	2.0	2.0	1854	$9,400	$5.07	23d	1	0.42mi
480 Bermuda Cove Way Unit 1-104 Naples, FL	2.0	2.0	1372	$4,250	$3.10	23d	1	0.42mi
430 Cove Tower Dr #1202 Naples, FL	3.0	2.0	1519	$7,800	$5.13	23d	1	0.42mi
430 Cove Tower Dr #302 Naples, FL	3.0	2.0	1623	$6,500	$4.00	23d	1	0.42mi
420 Cove Tower Dr #802 Naples, FL	3.0	2.0	1621	$4,750	$2.93	23d	1	0.48mi
784 Carrick Bend Cir #101 Naples, FL	3.0	2.0	1515	$3,500	$2.31	23d	1	0.51mi
360 Horse Creek Dr Naples, FL	2.0	2.0	1589	$5,250	$3.30	13d	4	0.55mi
817 Carrick Bend Cir #101 Naples, FL	3.0	2.0	1660	$5,995	$3.61	13d	1	0.55mi
1120 Sarah Jean Cir Unit B205 Naples, FL	3.0	2.0	1370	$2,300	$1.68	13d	1	0.56mi
975 Tarpon Cove Dr #204 Naples, FL	3.0	2.0	1340	$5,500	$4.10	13d	1	0.56mi
340 Horse Creek Dr #304 Naples, FL	2.0	2.0	1326	$2,950	$2.22	23d	1	0.59mi
320 Horse Creek Dr #105 Naples, FL	2.0	2.0	1326	$5,600	$4.22	23d	1	0.61mi
1150 Yesica Ann Cir Unit A205 Naples, FL	2.0	2.0	1300	$6,000	$4.62	13d	1	0.63mi
300 Horse Creek Dr #408 Naples, FL	2.0	2.0	1434	$5,500	$3.84	23d	1	0.64mi
1025 Tarpon Cove Dr #203 Naples, FL	2.0	2.0	1225	$5,500	$4.49	13d	1	0.67mi
1190 Yesica Ann Cir Unit B101 Naples, FL	2.0	2.0	1245	$2,500	$2.01	13d	1	0.68mi
1290 Yesica Ann Cir Unit G203 Naples, FL	2.0	2.0	1245	$6,000	$4.82	13d	1	0.74mi
1290 Yesica Ann Cir Unit G-105 Naples, FL	2.0	2.0	1168	$5,500	$4.71	13d	1	0.74mi
953 Bunker Hill Dr Naples, FL	2.0	2.0	1100	$3,200	$2.91	13d	1	0.76mi
12945 Vanderbilt Dr Naples, FL	2.0	2.0	1301	$5,250	$4.04	23d	2	0.76mi
13105 Vanderbilt Dr #808 Naples, FL	2.0	2.0	1390	$5,500	$3.96	21d	1	0.79mi
13105 Vanderbilt Dr #808 Naples, FL	2.0	2.0	1390	$5,500	$3.96	13d	1	0.79mi
13105 Vanderbilt Dr Naples, FL	2.0	2.0	1390	$5,450	$3.92	23d	2	0.79mi
1245 Imperial Dr Naples, FL	3.0	3.0	1848	$13,000	$7.03	23d	1	0.81mi
1351 Park Lake Dr Unit 14R Naples, FL	2.0	2.0	1400	$2,200	$1.57	13d	1	0.97mi
526 Lake Louise Cir Unit 4-403 Naples, FL	3.0	2.0	1740	$6,500	$3.74	23d	1	1.01mi
1130 Turtle Creek Blvd Naples, FL	1.0–2.0	1.0–2.0	800	$2,145	$2.68	13d	22	1.03mi
513 Lake Louise Cir #202 Naples, FL	2.0	2.0	1444	$5,300	$3.67	23d	1	1.08mi
519 Roma Ct Naples, FL	3.0	2.0	1260	$4,450	$3.53	13d	6	1.12mi

HOA detail condo

• Monthly dues: $802 · $9,624/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $369,900 Active 18 DOM
2. 2026-06-17
   days on market $369,900 Active 17 DOM
3. 2026-06-16
   days on market $369,900 Active 16 DOM
4. 2026-06-15
   days on market $369,900 Active 15 DOM
5. 2026-06-14
   days on market $369,900 Active 13 DOM
6. 2026-06-10
   days on market $369,900 Active 10 DOM
7. 2026-06-09
   days on market $369,900 Active 9 DOM
8. 2026-06-08
   days on market $369,900 Active 8 DOM
9. 2026-06-07
   days on market $369,900 Active 7 DOM
10. 2026-06-03
    days on market $369,900 Active 3 DOM
11. 2026-06-02
    days on market $369,900 Active 2 DOM
12. 2026-06-01
    remarks 699-char remark
13. 2026-06-01
    listed $369,900 Active 1 DOM

ⓘ 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: $3,594 · $300/mo
• Projected year-2 tax: $3,594 · $300/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 32 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: $64,989
• − Mortgage interest: −$20,720
• − Property taxes: −$3,594
• − Insurance: −$6,968
• − Repairs & maintenance: −$5,199
• − Management: −$5,199
• − HOA: −$9,624
• − Depreciation: −$10,761
• Taxable income: $2,923
• Est. tax owed @ 24.0%: −$702
• After-tax cash flow: $7,176/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

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 25,630
• Household income: $97,564
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 1006.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 9% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -172.68%
• Current HPI: 267.4644
• Rent YoY: ▼ -1.06%
• 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

+48.0% since first listed

17 events — show timeline

• 2026-05-31 Listed $369,900 NAPLESMLS
• 2026-05-21 Listing Removed — NAPLESMLS
• 2026-05-08 Price Changed $389,000 NAPLESMLS
• 2026-05-04 Relisted — NAPLESMLS
• 2026-05-01 Listing Removed — NAPLESMLS
• 2026-02-04 Price Changed $399,900 NAPLESMLS
• 2026-01-20 Price Changed $419,000 NAPLESMLS
• 2026-01-09 Price Changed $429,000 NAPLESMLS
• 2025-12-31 Price Changed $434,900 NAPLESMLS
• 2025-11-01 Listed $439,900 NAPLESMLS
• 2025-10-06 Listing Removed — NAPLESMLS
• 2025-09-02 Price Changed $439,900 NAPLESMLS
• 2025-04-06 Listed $445,000 NAPLESMLS
• 2014-11-26 Sold (Public Records) $250,000 Public Records
• 2014-11-24 Price Changed $299,900 NAPLESMLS
• 2014-11-24 Sold (MLS) $250,000 NAPLESMLS
• 2014-05-19 Listed $250,000 NAPLESMLS

Property tax history

+5.8%/yr

Latest (2025): $3,594 · +4.3% YoY. Source: county tax records.