760 Wiggins Lake Dr #206 · Naples Park, FL 34110

$349,900

3 bd · 2.0 ba · 1,374 sqft · Condo public records · 30 Days on market

Built 1993 $709/mo HOA · 13% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Exceptional value West of 41! Rare 3-bedroom upper CORNER residence with vaulted ceilings and peaceful Lake views!! Stunning 3-bedroom, 2-bathroom upper corner unit in the sought-after Wiggins Lakes & Preserves community located just minutes from the pristine beaches of Southwest Florida, this residence blends comfort, style, and convenience. Step inside to find vaulted ceilings that create a bright, airy feel. The updated kitchen and bathrooms feature gorgeous countertops, modern appliances, custom tile work, and granite vanities. Freshly painted throughout, the home also boasts a spacious laundry room with a brand-new washer and dryer, plus a new AC system and water heater—all

Key facts

• Lake views
• Modern appliances
• Custom tile work

Tags

• LAKE VIEWS
• UPDATED KITCHEN
• MODERN APPLIANCES
• CUSTOM TILE WORK
• GRANITE VANITIES
• SPACIOUS LAUNDRY ROOM

Property features AI

Other

• Possession: Possession at closing; may be subject to lease
• Multi-unit & location: 2 units per floor; 12 units in building; 212 units in complex; Building number 12, unit 206; Section 16, lot/unit 206; Subdivision/Development: WIGGINS LAKES AND PRESERVES; Source of lot dimensions: Architectural plans; Deeded restrictions: no commercial, no motorcycles, no RVs; Has waterfront (lake)

Finance

• HOA & community: Mandatory HOA with professional management; Annual HOA fee of $8,508; One-time fee of $150; HOA covers irrigation water, lawn/land maintenance, legal/accounting, management, pest control (exterior and interior), recreation facilities, reserves, street lights, street maintenance, trash removal, and water; Community amenities include community pool, community room, library, bike storage, extra storage, internet access, pickleball, tennis court, underground utilities, streetlights, and vehicle wash area; Community type: Condo/Hotel, non-gated, tennis community

Exterior

• Parking: 2 assigned paved parking spaces; Detached 1-car carport
• Security: Entry keypad
• Utilities: Central water; Central sewer; Central electric power
• Home design: Residential property; Low-rise building (1–3 stories); Corner/end unit; Rear exposure faces south
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Single-hung windows; Built in 1993
• Exterior features: Pond; Automatic sprinkler system; Storage; Tennis court; Water display; Across from waterfront; Corner lot; Lake view; Irrigation from lake/canal

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Range; Self-cleaning oven; Refrigerator/freezer; Refrigerator/ice maker; Grill (other)
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and multiple shower heads (shower only)
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Bar; Built-in cabinets; French doors; High-speed internet available; Smoke detectors; Vaulted ceiling; Walk-in closet; Window coverings; Breakfast bar; Den (study); Guest bath; Guest room; Home office; Laundry in residence; Screened lanai/porch; Great room floor plan; Split bedrooms floor plan; Furnished negotiable
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $350k).
• Recommended offer: $345k (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, 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); Gulf Coast High School (math 57% / reading 68%, grade B-, #93 of 667 statewide, top 14%, 2,447 students, 20% FRL) — zoned schools average 34% FRL vs 55% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
• 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 23d 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 $5,354/mo this rent would consume 66% 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 $2k of loan paydown is wiped out by about $10k 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 ($345k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y ago; this cycle's ask is 13358% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $236k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $344,651 (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: 1.53% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.96%
• DSCR: 1.71
• GRM: 5.4

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $6,807
• Equity at exit: $52,171

10-year hold

• IRR: 7.7%
• Equity multiple: 1.49×
• Total profit: $48,472
• Equity at exit: $30,253

Cash invested: $97,972 (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: 5.4×

Monthly cashflow live

• Estimated rent: $5,354 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$237 /mo · $2,843/yr
• Insurance: −$146
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$709
• Vacancy / Maint / Mgmt: −$1,124
• Net cashflow: $1,237

Break-even live

Break-even rent $3,789

Max offer price $349,900

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
760 Wiggins Lake Dr #205 Naples, FL	2.0	2.0	1179	$5,500	$4.66	23d	1	0.02mi
752 Wiggins Lake Dr #102 Naples, FL	2.0	2.0	1402	$2,375	$1.69	21d	1	0.04mi
757 Wiggins Lake Dr #106 Naples, FL	3.0	2.0	1374	$6,000	$4.37	23d	1	0.04mi
757 Wiggins Lake Dr #106 Naples, FL	3.0	2.0	1374	$6,000	$4.37	13d	1	0.04mi
437 Wiggins Lake Ct #201 Naples, FL	2.0	2.0	1283	$4,500	$3.51	23d	1	0.07mi
774 Wiggins Lake Dr #106 Naples, FL	3.0	2.0	1374	$6,500	$4.73	23d	1	0.10mi
651 Wiggins Lake Dr #102 Naples, FL	2.0	2.0	1487	$6,500	$4.37	23d	1	0.14mi
1337 Center Ln Naples, FL	3.0	2.0	1500	$4,300	$2.87	23d	1	0.20mi
1296 Grand Canal Dr Naples, FL	3.0	2.0	1614	$8,000	$4.96	23d	1	0.24mi
1284 Rainbow Ct Naples, FL	2.0	2.0	1572	$4,200	$2.67	21d	1	0.28mi
1282 Belaire Ct Naples, FL	3.0	3.5	1495	$9,500	$6.35	23d	1	0.29mi
480 Bermuda Cove Way Unit 1-104 Naples, FL	2.0	2.0	1372	$4,250	$3.10	23d	1	0.34mi
425 Cove Tower Dr #902 Naples, FL	2.0	2.0	1854	$9,400	$5.07	23d	1	0.37mi
430 Cove Tower Dr #302 Naples, FL	3.0	2.0	1623	$6,500	$4.00	23d	1	0.37mi
430 Cove Tower Dr #1202 Naples, FL	3.0	2.0	1519	$7,800	$5.13	23d	1	0.37mi
420 Cove Tower Dr #802 Naples, FL	3.0	2.0	1621	$4,750	$2.93	23d	1	0.43mi
784 Carrick Bend Cir #101 Naples, FL	3.0	2.0	1515	$3,500	$2.31	23d	1	0.44mi
360 Horse Creek Dr Naples, FL	2.0	2.0	1589	$5,250	$3.30	13d	4	0.47mi
817 Carrick Bend Cir #101 Naples, FL	3.0	2.0	1660	$5,995	$3.61	13d	1	0.48mi
340 Horse Creek Dr #304 Naples, FL	2.0	2.0	1326	$2,950	$2.22	23d	1	0.51mi
975 Tarpon Cove Dr #204 Naples, FL	3.0	2.0	1340	$5,500	$4.10	13d	1	0.53mi
320 Horse Creek Dr #105 Naples, FL	2.0	2.0	1326	$5,600	$4.22	23d	1	0.54mi
300 Horse Creek Dr #408 Naples, FL	2.0	2.0	1434	$5,500	$3.84	23d	1	0.58mi
1025 Tarpon Cove Dr #203 Naples, FL	2.0	2.0	1225	$5,500	$4.49	13d	1	0.63mi
1120 Sarah Jean Cir Unit B205 Naples, FL	3.0	2.0	1370	$2,300	$1.68	13d	1	0.63mi
1150 Yesica Ann Cir Unit A205 Naples, FL	2.0	2.0	1300	$6,000	$4.62	13d	1	0.70mi
12945 Vanderbilt Dr Naples, FL	2.0	2.0	1301	$5,250	$4.04	23d	2	0.72mi
13105 Vanderbilt Dr #808 Naples, FL	2.0	2.0	1390	$5,500	$3.96	21d	1	0.74mi
13105 Vanderbilt Dr #808 Naples, FL	2.0	2.0	1390	$5,500	$3.96	13d	1	0.74mi
13105 Vanderbilt Dr Naples, FL	2.0	2.0	1390	$5,450	$3.92	23d	2	0.74mi
1190 Yesica Ann Cir Unit B101 Naples, FL	2.0	2.0	1245	$2,500	$2.01	13d	1	0.75mi
953 Bunker Hill Dr Naples, FL	2.0	2.0	1100	$3,200	$2.91	13d	1	0.77mi
1290 Yesica Ann Cir Unit G-105 Naples, FL	2.0	2.0	1168	$5,500	$4.71	13d	1	0.80mi
1290 Yesica Ann Cir Unit G203 Naples, FL	2.0	2.0	1245	$6,000	$4.82	13d	1	0.80mi
1245 Imperial Dr Naples, FL	3.0	3.0	1848	$13,000	$7.03	23d	1	0.88mi
526 Lake Louise Cir Unit 4-403 Naples, FL	3.0	2.0	1740	$6,500	$3.74	23d	1	0.93mi
513 Lake Louise Cir #202 Naples, FL	2.0	2.0	1444	$5,300	$3.67	23d	1	0.99mi
1130 Turtle Creek Blvd Naples, FL	1.0–2.0	1.0–2.0	800	$2,145	$2.68	13d	22	1.00mi
1351 Park Lake Dr Unit 14R Naples, FL	2.0	2.0	1400	$2,200	$1.57	13d	1	1.04mi
505 Lake Louise Cir #101 Naples, FL	2.0	2.0	1444	$5,500	$3.81	23d	1	1.06mi

HOA detail condo

• Monthly dues: $709 · $8,508/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-18
   days on market $349,900 Active 30 DOM
2. 2026-06-17
   days on market $349,900 Active 29 DOM
3. 2026-06-16
   days on market $349,900 Active 28 DOM
4. 2026-06-15
   days on market $349,900 Active 27 DOM
5. 2026-06-14
   days on market $349,900 Active 25 DOM
6. 2026-06-10
   days on market $349,900 Active 22 DOM
7. 2026-06-09
   days on market $349,900 Active 21 DOM
8. 2026-06-08
   days on market $349,900 Active 20 DOM
9. 2026-06-07
   days on market $349,900 Active 19 DOM
10. 2026-06-03
    days on market $349,900 Active 15 DOM
11. 2026-06-02
    days on market $349,900 Active 14 DOM
12. 2026-06-01
    days on market $349,900 Active 13 DOM
13. 2026-05-31
    days on market $349,900 Active 12 DOM
14. 2026-05-30
    days on market $349,900 Active 11 DOM
15. 2026-05-20
    listed $2,600
16. 2026-05-20
    historical $2,600
17. 2026-05-19
    listed $2,600
18. 2026-05-19
    historical $6,800
19. 2026-05-19
    listed $349,900 Active
20. 2026-05-08
    historical
21. 2026-05-01
    price $355,500
22. 2026-04-21
    listed $6,800
23. 2026-04-15
    price $365,000
24. 2026-03-06
    price $379,900
25. 2025-08-09
    listed $385,900 Active
26. 2024-12-26
    historical
27. 2024-11-11
    listed $435,000 Active
28. 2024-07-04
    historical $6,000
29. 2024-06-05
    listed $6,000
30. 2022-11-21
    historical
31. 2022-11-15
    listed $469,000 Active
32. 2018-12-28
    soldstatus $236,000
33. 2018-12-27
    soldstatus $236,000 Sold
34. 2018-11-21
    status Pending With Contingencies
35. 2018-11-14
    price $245,000
36. 2018-09-24
    listed $249,900 Active
37. 2004-05-19
    soldstatus $165,000
38. 1993-03-04
    soldstatus $103,900

ⓘ 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: $2,843 · $237/mo
• Projected year-2 tax: $2,904 · $242/mo
• Expected delta: +$62/yr (+$5/mo · 2.2%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $64,248
• − Mortgage interest: −$19,600
• − Property taxes: −$2,843
• − Insurance: −$2,547
• − Repairs & maintenance: −$5,140
• − Management: −$5,140
• − HOA: −$8,508
• − Depreciation: −$10,179
• Taxable income: $10,292
• Est. tax owed @ 24.0%: −$2,470
• After-tax cash flow: $12,370/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
• City population: 64,727
• 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

-97.5% since first listed

24 events — show timeline

• 2026-05-20 Listed for Rent $2,600 FGCMLS
• 2026-05-20 Rental Removed $2,600 NAPLESMLS
• 2026-05-19 Listed for Rent $2,600 NAPLESMLS
• 2026-05-19 Rental Removed $6,800 NAPLESMLS
• 2026-05-19 Listed $349,900 NAPLESMLS
• 2026-05-08 Listing Removed — NAPLESMLS
• 2026-05-01 Price Changed $355,500 NAPLESMLS
• 2026-04-21 Listed for Rent $6,800 NAPLESMLS
• 2026-04-15 Price Changed $365,000 NAPLESMLS
• 2026-03-06 Price Changed $379,900 NAPLESMLS
• 2025-08-09 Listed $385,900 NAPLESMLS
• 2024-12-26 Listing Removed — NAPLESMLS
• 2024-11-11 Listed $435,000 NAPLESMLS
• 2024-07-04 Rental Removed $6,000 NAPLESMLS
• 2024-06-05 Listed for Rent $6,000 NAPLESMLS
• 2022-11-21 Listing Removed — NAPLESMLS
• 2022-11-15 Listed $469,000 NAPLESMLS
• 2018-12-28 Sold (Public Records) $236,000 Public Records
• 2018-12-27 Sold (MLS) $236,000 NAPLESMLS
• 2018-11-21 Pending — NAPLESMLS
• 2018-11-14 Price Changed $245,000 NAPLESMLS
• 2018-09-24 Listed $249,900 NAPLESMLS
• 2004-05-19 Sold (Public Records) $165,000 Public Records
• 1993-03-04 Sold (Public Records) $103,900 Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,843 · +0.7% YoY. Source: county tax records.