813 105th Ave N · Naples Park, FL 34108

$715,000

3 bd · 2.0 ba · 1,984 sqft · SingleFamily public records · 188 Days on market

Built 1978 10,018 sqft 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 +27.5/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• 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

MOTIVATED SELLERS!!! RARE 1.5 oversized lot. Nestled in the heart of Naples Park, this inviting property is set on a beautifully landscaped lot featuring mature tropical vegetation and fruit trees, offering privacy and a peaceful outdoor setting. The spacious rear entertaining area with outdoor kitchen is ideal for gatherings, relaxing evenings, or enjoying the Florida lifestyle year-round. A two-car garage with convenient pull-around access to the rear provides added functionality and ease, perfect for additional parking, storage, or backyard access. The lush grounds create a true outdoor oasis while still being close to everything Naples has to offer. Located just minutes from Vanderbilt

Key facts

• Pull-around access
• Landscaped lot
• Fruit trees

Tags

• LANDSCAPED LOT
• MATURE TROPICAL VEGETATION
• FRUIT TREES
• REAR ENTERTAINING AREA
• TWO-CAR GARAGE
• PULL-AROUND ACCESS

Property features AI

Finance

• Financial info: Pets are allowed
• HOA & community: Non-gated community; No association fee listed

Exterior

• Parking: Detached garage; Two covered garage spaces (detached)
• Security: Monitored burglar alarm; Security system
• Utilities: Public water; Public sewer; Cable available; Irrigation served by well and included in assessment
• Home design: Single-story home; Resale property
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Lanai, screened patio/porch; Patio and porch areas; Outdoor kitchen; Outdoor grill; Fruit trees on property; Automatic sprinklers / irrigation; Oversized lot; Property faces south; Lot exposure to the north

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Freezer; Disposal; Outdoor kitchen and outdoor grill noted as exterior features
• Bedrooms: Bedroom on main level
• Flooring: Tile flooring
• Bathrooms: Two full bathrooms; Dual sinks in bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Built-in features throughout; Fireplace in living area; Living/dining room layout; Family/dining room; Shower-only bathroom with separate shower; Bedroom located on the main level; Single-hung windows with shutters; Unfurnished
• Laundry & utility: Washer and Dryer included; Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $715k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $715k).
• Recommended offer: $629k (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, 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 rising fast (+8.7%/yr); 682 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $8,013/mo this rent would consume 81% 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 $21k 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 $200k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($629k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $180k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $715k implies a 741% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $629,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 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 1978 — 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: 1.12% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.69%
• DSCR: 1.56
• 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: 6.9%
• Equity multiple: 1.28×
• Total profit: $56,791
• Equity at exit: $106,609

10-year hold

• IRR: 19.9%
• Equity multiple: 3.04×
• Total profit: $409,184
• Equity at exit: $61,820

Cash invested: $200,200 (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 34108

• Rents YoY: 8.7%
• Active inventory: 682
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $8,013 high
• Mortgage (P&I): −$3,750
• Tax from tax record: −$166 /mo · $1,990/yr
• Insurance: −$298
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,683
• Net cashflow: $2,050

Break-even live

Break-even rent $5,417

Max offer price $715,000

Occupancy floor 69%

Sensitivity live

Price	-10% $2,455	-5% $2,253	+0% $2,050	+5% $1,848	+10% $1,646
Rent	-10% $1,417	-5% $1,734	+0% $2,050	+5% $2,367	+10% $2,683
Rate	-1.0pp $2,410	-0.5pp $2,232	base $2,050	+0.5pp $1,865	+1.0pp $1,677

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: $178,750
• Closing costs: $21,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
822 105th Ave N Naples, FL	4.0	3.0	2200	$19,000	$8.64	24d	1	0.04mi
760 106th Ave N Naples, FL	3.0	2.0	1968	$12,000	$6.10	24d	1	0.13mi
749 105th Ave N Naples, FL	3.0	2.0	1394	$4,000	$2.87	24d	1	0.15mi
856 104th Ave N Naples, FL	3.0	2.0	1398	$3,750	$2.68	24d	1	0.15mi
754 107th Ave N Naples, FL	3.0	2.5	1994	$5,790	$2.90	24d	1	0.17mi
792 108th Ave N Naples, FL	3.0	2.0	1446	$8,500	$5.88	24d	1	0.17mi
731 104th Ave N Naples, FL	2.0	2.0	1388	$12,000	$8.65	24d	1	0.20mi
851 108th Ave N Unit 1504157P Naples, FL	3.0	3.0	2185	$7,796	$3.57	24d	1	0.22mi
714 105th Ave N Naples, FL	3.0	2.0	1491	$4,150	$2.78	24d	1	0.23mi
707 104th Ave N Naples, FL	3.0	2.0	1745	$14,500	$8.31	24d	1	0.25mi
757 101st Ave N Naples, FL	3.0	2.0	1366	$3,900	$2.86	24d	1	0.26mi
715 102nd Ave N Unit 1504167P Naples, FL	3.0	3.0	1991	$7,661	$3.85	15d	1	0.28mi
10022 8th St N Unit 22 Naples, FL	2.0	2.0	1250	$2,250	$1.80	24d	1	0.29mi
712 108th Ave N Naples, FL	3.0	3.0	1997	$12,500	$6.26	24d	1	0.29mi
10022 8th St N Unit B Naples, FL	2.0	2.0	1249	$2,225	$1.78	15d	1	0.29mi
828 110th Ave N Unit 1504175P Naples, FL	4.0	4.0	2152	$11,370	$5.28	22d	1	0.29mi
693 105th Ave N Naples, FL	4.0	3.0	2014	$10,500	$5.21	24d	1	0.30mi
692 106th Ave N Unit 1387168P Naples, FL	3.0	3.0	1356	$6,573	$4.85	15d	1	0.30mi
698 107th Ave N Naples, FL	4.0	3.0	1487	$3,800	$2.56	24d	1	0.31mi
744 110th Ave N Naples, FL	3.0	2.0	1596	$4,500	$2.82	24d	1	0.33mi
772 100th Ave N Naples, FL	3.0	2.0	1712	$3,200	$1.87	24d	1	0.34mi
691 102nd Ave N Naples, FL	3.0	2.0	1311	$7,000	$5.34	24d	1	0.35mi
685 107th Ave N Unit 1504184P Naples, FL	4.0	3.0	2238	$8,819	$3.94	22d	1	0.35mi
801 99th Ave N Naples, FL	2.0	2.0	1781	$3,500	$1.97	24d	1	0.35mi
837 99th Ave N Naples, FL	4.0	3.0	2100	$18,000	$8.57	24d	1	0.36mi
673 107th Ave N Naples, FL	3.0	2.0	1428	$3,850	$2.70	24d	1	0.38mi
663 106th Ave N Unit 1504161P Naples, FL	3.0	2.0	1539	$7,887	$5.12	15d	1	0.38mi
669 107th Ave N Unit 1504183P Naples, FL	3.0	2.0	1614	$3,571	$2.21	24d	1	0.38mi
645 103rd Ave N Unit 1534775P Naples, FL	4.0	2.0	1840	$8,513	$4.63	22d	1	0.43mi
656 108th Ave N Unit 1504181P Naples, FL	4.0	3.0	2583	$8,794	$3.40	22d	1	0.43mi
847 98th Ave N Naples, FL	3.0	2.0	2084	$4,400	$2.11	15d	1	0.43mi
670 101st Ave N Naples, FL	4.0	3.0	2208	$15,000	$6.79	24d	1	0.44mi
690 100th Ave N Naples, FL	3.0	2.0	1800	$12,500	$6.94	24d	1	0.44mi
637 103rd Ave N Naples, FL	3.0	2.0	1669	$3,100	$1.86	24d	1	0.44mi
630 105th Ave N Naples, FL	4.0	2.0	2119	$3,950	$1.86	24d	1	0.45mi
856 98th Ave N Naples, FL	3.0	2.0	1711	$4,500	$2.63	24d	1	0.47mi
625 107th Ave N Unit 1534807P Naples, FL	4.0	2.5	2012	$8,779	$4.36	24d	1	0.48mi
793 97th Ave N Naples, FL	3.0	2.0	1700	$10,500	$6.18	24d	1	0.48mi
612 106th Ave N Unit 1073496P Naples, FL	3.0	2.0	1550	$6,772	$4.37	15d	1	0.49mi
660 100th Ave N Unit 1404250P Naples, FL	3.0	2.0	1571	$6,068	$3.86	15d	1	0.49mi

Listing history 23 events

1. 2026-06-21
   days on market $715,000 Active 188 DOM
2. 2026-06-18
   days on market $715,000 Active 185 DOM
3. 2026-06-17
   days on market $715,000 Active 184 DOM
4. 2026-06-16
   days on market $715,000 Active 183 DOM
5. 2026-06-15
   days on market $715,000 Active 182 DOM
6. 2026-06-10
   days on market $715,000 Active 177 DOM
7. 2026-06-09
   days on market $715,000 Active 176 DOM
8. 2026-06-08
   days on market $715,000 Active 175 DOM
9. 2026-06-07
   days on market $715,000 Active 174 DOM
10. 2026-06-03
    days on market $715,000 Active 170 DOM
11. 2026-06-02
    pricedays on market $715,000 Active 169 DOM
12. 2026-06-01
    days on market $799,900 Active 168 DOM
13. 2026-05-31
    days on market $799,900 Active 167 DOM
14. 2026-05-30
    days on market $799,900 Active 166 DOM
15. 2026-03-12
    price $799,900
16. 2025-12-16
    status Active
17. 2025-12-16
    historical
18. 2025-12-15
    listed $895,000 Active
19. 2025-10-15
    historical
20. 2025-07-17
    price $949,000
21. 2025-05-21
    price $999,000
22. 2025-05-02
    listed $1,100,000 Active
23. 1992-02-01
    soldstatus $85,000

ⓘ 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: $1,990 · $166/mo
• Projected year-2 tax: $5,934 · $495/mo
• Expected delta: +$3,945/yr (+$329/mo · 198.2%)

ⓘ 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) · 91% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $96,154
• − Mortgage interest: −$40,051
• − Property taxes: −$1,990
• − Insurance: −$4,372
• − Repairs & maintenance: −$7,692
• − Management: −$7,692
• − Depreciation: −$20,800
• Taxable income: $13,556
• Est. tax owed @ 24.0%: −$3,253
• After-tax cash flow: $21,351/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

+841.1% since first listed

9 events — show timeline

• 2026-03-12 Price Changed $799,900 FORTMLS
• 2025-12-16 Relisted — FORTMLS
• 2025-12-16 Listing Removed — FORTMLS
• 2025-12-15 Listed $895,000 FORTMLS
• 2025-10-15 Listing Removed — NAPLESMLS
• 2025-07-17 Price Changed $949,000 NAPLESMLS
• 2025-05-21 Price Changed $999,000 NAPLESMLS
• 2025-05-02 Listed $1,100,000 NAPLESMLS
• 1992-02-01 Sold (Public Records) $85,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,990 · +2.6% YoY. Source: county tax records.