712 110th Ave N · Naples Park, FL 34108

$750,000

3 bd · 2.0 ba · 1,558 sqft · SingleFamily public records · 190 Days on market

Built 1969 6,534 sqft lot

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Why this score? — see what drove the C+ 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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

TURNKEY! Renovated, cute and cozy coastal cottage, with a pool! This charming 3 bedroom, plus den (furnished as a 4th bedroom) and 2 full bathrooms, offers the perfect blend of comfort and convenience, with no HOA fees or restrictions! Featuring a 2021 metal roof & water heater, 2022 total renovation, 2023 saltwater pool with entire backyard fencing, 2024 AC and 2025 tile flooring throughout. This property is located in a terrific location! Ride your bike to Vanderbilt Beach or Wiggins Pass Beach. Walk to the Granada Shoppes, Mercato, Pavilion and all the Naples Park restaurants, shopping and healthcare. If you're looking for your future home or an investment, this is a fabulous find!

Key facts

• Total renovation
• Metal roof
• Backyard fencing

Tags

• METAL ROOF
• TOTAL RENOVATION
• POOL
• BACKYARD FENCING
• NEW FLOORING
• BIKE TO VANDERBILT BEACH

Property features AI

Finance

• Other: Property type: Residential; Development: Naples Park; Lot is approximately 0.15 acres; Single unit, single floor building; Possession at closing
• HOA & community: Non-gated community; No HOA maintenance or amenities

Exterior

• Parking: Deeded parking with 2+ spaces; Paved driveway
• Utilities: Central water; Central sewer; Natural gas available; Cable available
• Home design: Single-family residence; One-story ranch style; Rear exposure faces south
• Construction: Concrete block construction; Metal roof; Single-hung windows; Built in 1969; Below-ground concrete private pool (electric heated, saltwater system) with equipment that stays
• Exterior features: Stucco exterior; Screened lanai/porch; Landscaped yard; Central irrigation; County-maintained paved road access

Interior

• Kitchen: Electric cooktop; Range; Self-cleaning oven; Microwave; Dishwasher; Disposal; Refrigerator/freezer
• Bedrooms: 3 bedrooms plus den; First-floor bedroom; Master bedroom on ground level with sitting area; Split bedroom floor plan
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Cable prewire; High-speed internet available; Smoke detectors; Walk-in closet; Window coverings; Breakfast bar and family dining area; Den (study); Screened lanai/porch; Turnkey furnished
• Laundry & utility: Washer and dryer; Washer/dryer hookup; Laundry in residence

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $750k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $750k).
• Recommended offer: $660k (12.0% 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, 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); Barron Collier High School (math 62% / reading 68%, grade B, #76 of 667 statewide, top 11%, 1,650 students, 26% FRL) — zoned schools average 37% FRL vs 55% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+8.7%/yr); 679 active listings in the ZIP; 40 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 $7,912/mo this rent would consume 80% 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 $5k of loan paydown is wiped out by about $22k 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 $210k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($660k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $580k; 29% 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $660,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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 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?
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: 1.05% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.52%
• DSCR: 1.38
• GRM: 7.9

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: -1.4%
• Equity multiple: 0.94×
• Total profit: $-11,815
• Equity at exit: $111,827

10-year hold

• IRR: 13.0%
• Equity multiple: 2.28×
• Total profit: $267,803
• Equity at exit: $64,846

Cash invested: $210,000 (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 34108

• Rents YoY: 8.7%
• Active inventory: 679
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $7,912 high
• Mortgage (P&I): −$3,933
• Tax from tax record: −$515 /mo · $6,174/yr
• Insurance: −$312
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,662
• Net cashflow: $1,064

Break-even live

Break-even rent $6,565

Max offer price $750,000

Occupancy floor 82%

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 111th Ave N Naples, FL	2.0	2.0	1080	$1,850	$1.71	23d	1	0.08mi
744 110th Ave N Naples, FL	3.0	2.0	1596	$4,500	$2.82	23d	1	0.09mi
712 108th Ave N Naples, FL	3.0	3.0	1997	$12,500	$6.26	23d	1	0.11mi
724 108th Ave N Unit 1073495P Naples, FL	3.0	2.0	1151	$4,915	$4.27	13d	1	0.11mi
663 110th Ave N Naples, FL	4.0	3.0	1936	$8,500	$4.39	23d	1	0.14mi
685 107th Ave N Unit 1504184P Naples, FL	4.0	3.0	2238	$8,819	$3.94	21d	1	0.15mi
673 107th Ave N Naples, FL	3.0	2.0	1428	$3,850	$2.70	23d	1	0.17mi
669 107th Ave N Unit 1504183P Naples, FL	3.0	2.0	1614	$3,571	$2.21	23d	1	0.17mi
698 107th Ave N Naples, FL	4.0	3.0	1487	$3,800	$2.56	23d	1	0.18mi
754 107th Ave N Naples, FL	3.0	2.5	1994	$5,790	$2.90	23d	1	0.20mi
792 108th Ave N Naples, FL	3.0	2.0	1446	$8,500	$5.88	23d	1	0.23mi
663 106th Ave N Unit 1504161P Naples, FL	3.0	2.0	1539	$7,887	$5.12	13d	1	0.23mi
692 106th Ave N Unit 1387168P Naples, FL	3.0	3.0	1356	$6,573	$4.85	13d	1	0.24mi
625 107th Ave N Unit 1534807P Naples, FL	4.0	2.5	2012	$8,779	$4.36	23d	1	0.25mi
693 105th Ave N Naples, FL	4.0	3.0	2014	$10,500	$5.21	23d	1	0.26mi
760 106th Ave N Naples, FL	3.0	2.0	1968	$12,000	$6.10	23d	1	0.27mi
610 111th Ave N Unit 1534774P Naples, FL	4.0	2.5	1905	$6,664	$3.50	13d	1	0.27mi
749 105th Ave N Naples, FL	3.0	2.0	1394	$4,000	$2.87	23d	1	0.28mi
602 111th Ave N Naples, FL	2.0	2.0	1104	$4,000	$3.62	23d	1	0.29mi
714 105th Ave N Naples, FL	3.0	2.0	1491	$4,150	$2.78	23d	1	0.30mi
828 110th Ave N Unit 1504175P Naples, FL	4.0	4.0	2152	$11,370	$5.28	21d	1	0.30mi
838 109th Ave N Naples, FL	3.0	2.0	1168	$5,299	$4.54	23d	1	0.32mi
707 104th Ave N Naples, FL	3.0	2.0	1745	$14,500	$8.31	23d	1	0.32mi
731 104th Ave N Naples, FL	2.0	2.0	1388	$12,000	$8.65	23d	1	0.33mi
612 106th Ave N Unit 1073496P Naples, FL	3.0	2.0	1550	$6,772	$4.37	13d	1	0.33mi
593 106th Ave N Naples, FL	3.0	2.0	1800	$9,000	$5.00	23d	1	0.35mi
851 108th Ave N Unit 1504157P Naples, FL	3.0	3.0	2185	$7,796	$3.57	23d	1	0.36mi
630 105th Ave N Naples, FL	4.0	2.0	2119	$3,950	$1.86	23d	1	0.36mi
564 109th Ave N Naples, FL	2.0	2.0	1080	$16,000	$14.81	23d	1	0.37mi
822 105th Ave N Naples, FL	4.0	3.0	2200	$19,000	$8.64	23d	1	0.41mi
645 103rd Ave N Unit 1534775P Naples, FL	4.0	2.0	1840	$8,513	$4.63	21d	1	0.42mi
637 103rd Ave N Naples, FL	3.0	2.0	1669	$3,100	$1.86	23d	1	0.42mi
715 102nd Ave N Unit 1504167P Naples, FL	3.0	3.0	1991	$7,661	$3.85	13d	1	0.44mi
691 102nd Ave N Naples, FL	3.0	2.0	1311	$7,000	$5.34	23d	1	0.45mi
572 105th Ave N Naples, FL	3.0	2.0	1485	$9,250	$6.23	23d	1	0.45mi
530 108th Ave N Naples, FL	3.0	2.0	1350	$15,000	$11.11	23d	1	0.47mi
518 110th Ave N Naples, FL	3.0	2.0	2180	$10,000	$4.59	23d	1	0.49mi
552 105th Ave N Naples, FL	3.0	2.0	1614	$7,500	$4.65	23d	1	0.49mi
856 104th Ave N Naples, FL	3.0	2.0	1398	$3,750	$2.68	23d	1	0.52mi
757 101st Ave N Naples, FL	3.0	2.0	1366	$3,900	$2.86	23d	1	0.52mi

Listing history 19 events

1. 2026-06-18
   days on market $750,000 Active 190 DOM
2. 2026-06-17
   days on market $750,000 Active 189 DOM
3. 2026-06-16
   days on market $750,000 Active 188 DOM
4. 2026-06-15
   days on market $750,000 Active 187 DOM
5. 2026-06-10
   days on market $750,000 Active 182 DOM
6. 2026-06-09
   days on market $750,000 Active 181 DOM
7. 2026-06-08
   days on market $750,000 Active 180 DOM
8. 2026-06-07
   days on market $750,000 Active 179 DOM
9. 2026-06-03
   days on market $750,000 Active 175 DOM
10. 2026-06-02
    days on market $750,000 Active 174 DOM
11. 2026-06-01
    days on market $750,000 Active 173 DOM
12. 2026-05-31
    days on market $750,000 Active 172 DOM
13. 2026-05-30
    days on market $750,000 Active 171 DOM
14. 2025-12-10
    listed $750,000 Active
15. 2021-11-18
    soldstatus $580,000
16. 2021-09-30
    price $599,900
17. 2021-06-16
    soldstatus $370,000
18. 2003-12-05
    soldstatus $222,500
19. 2002-03-20
    soldstatus $120,100

ⓘ 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: $6,174 · $515/mo
• Projected year-2 tax: $6,225 · $519/mo
• Expected delta: +$51/yr (+$4/mo · 0.8%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $94,950
• − Mortgage interest: −$42,012
• − Property taxes: −$6,174
• − Insurance: −$8,868
• − Repairs & maintenance: −$7,596
• − Management: −$7,596
• − Depreciation: −$21,818
• Taxable income: $885
• Est. tax owed @ 24.0%: −$212
• After-tax cash flow: $12,558/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

+524.5% since first listed

6 events — show timeline

• 2025-12-10 Listed $750,000 NAPLESMLS
• 2021-11-18 Sold (Public Records) $580,000 Public Records
• 2021-09-30 Price Changed $599,900 BEARMLS
• 2021-06-16 Sold (Public Records) $370,000 Public Records
• 2003-12-05 Sold (Public Records) $222,500 Public Records
• 2002-03-20 Sold (Public Records) $120,100 Public Records

Property tax history

+17.1%/yr

Latest (2025): $6,174 · -14.2% YoY. Source: county tax records.