2730 68th Ave NE · Orangetree, FL 34120

$418,000

4 bd · 2.0 ba · 1,724 sqft · SingleFamily public records · 69 Days on market

Built 2005 1.14 ac lot

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Why this score? — see what drove the D 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 +13.9/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.2/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Discover the space, flexibility, and value this well-maintained Naples property has to provide. Set on a generously sized homesite in a growing area, this residence combines comfortable everyday living with the kind of versatility that appeals to a wide range of buyers. With its solid overall condition and well-kept presentation, the property is likely to attract both cash buyers and buyers using conventional, FHA, VA, and other financing options, subject to lender and appraisal requirements. Inside, the home offers a functional layout with comfortable living spaces that create an inviting feel from the moment you enter. The property presents a great

Key facts

• 1.14 acre lot
• 2 parking spots
• Built 2005

Property features AI

Finance

• Other: Furnished; Living area about 1,724 sq ft
• HOA & community: No association reported

Exterior

• Parking: Carport (2 spaces)
• Utilities: Public water; Septic tank; Other utilities
• Home design: Single family residence; Residential property; One story; Faces north; Homestead exempt
• Construction: Block construction; Shingle roof; Slab foundation; Built on 1.14-acre lot
• Exterior features: Other exterior features

Interior

• Kitchen: Convection oven; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $418k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $399k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $341k (18.5% below list).
• Recommended offer: $341k (18.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#636 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety D, schools D-, 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 (-1.6%/yr); 1124 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• This rent runs 44% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 69 days — a 6% lower offer ($393k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $180k; list at $418k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $340,756 (18.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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 D-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 10.2

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: -21.5%
• Equity multiple: 0.28×
• Total profit: $-84,668
• Equity at exit: $62,325

10-year hold

• IRR: -24.0%
• Equity multiple: -0.04×
• Total profit: $-121,274
• Equity at exit: $36,141

Cash invested: $117,040 (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 34120

• Rents YoY: -1.6%
• Active inventory: 1124
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $3,408 medium
• Mortgage (P&I): −$2,192
• Tax from tax record: −$283 /mo · $3,393/yr
• Insurance: −$174
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$716
• Net cashflow: $-109

Break-even live

Break-even rent $3,546

Max offer price $398,736

Occupancy floor 98%

Sensitivity live

Price	-10% $128	-5% $9	+0% $-109	+5% $-227	+10% $-346
Rent	-10% $-378	-5% $-244	+0% $-109	+5% $26	+10% $160
Rate	-1.0pp $101	-0.5pp $-3	base $-109	+0.5pp $-217	+1.0pp $-328

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: $104,500
• Closing costs: $12,540
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22478 Immokalee Rd Naples, FL	4.0	2.0	2000	$3,900	$1.95	24d	1	1.33mi

Listing history 12 events

1. 2026-06-03
   status $418,000 Pending 69 DOM
2. 2026-06-02
   days on market $418,000 Active 69 DOM
3. 2026-06-01
   days on market $418,000 Active 68 DOM
4. 2026-05-31
   days on market $418,000 Active 67 DOM
5. 2026-05-30
   days on market $418,000 Active 66 DOM
6. 2026-05-07
   price $418,000
7. 2026-03-25
   listed $419,000 Active
8. 2015-05-14
   listed $409,900
9. 2015-04-22
   soldstatus $180,000
10. 2006-12-11
    historical
11. 2005-08-30
    soldstatus $335,000
12. 2004-06-08
    soldstatus $40,000

ⓘ 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: $3,393 · $283/mo
• Projected year-2 tax: $3,469 · $289/mo
• Expected delta: +$76/yr (+$6/mo · 2.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AH · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥110°F today · 24 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: $40,891
• − Mortgage interest: −$23,414
• − Property taxes: −$3,393
• − Insurance: −$3,914
• − Repairs & maintenance: −$3,271
• − Management: −$3,271
• − Depreciation: −$12,160
• Taxable loss: −$8,534
• Est. tax savings @ 24.0%: +$2,048
• After-tax cash flow: $740/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 — Orangetree

• Score: 65/100
• State rank: #636
• US rank: #12453

Category grades

Amenities F Commute F Cost of living D- Crime A+ Employment A+ Housing A+ Health & safety D User ratings D-

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): 42,345
• Household income: $93,861
• Rent vs Own: 9.4% rent · 90.6% own
• Severe rent burden: 409.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 56% Hispanic / Latino 32% Two or more races 23% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2% Cuban 13%
• Common ancestry: Hispanic 4% Romanian 3% Italian 2%
• Foreign-born: 28% · Canada, Jamaica, China
• Languages at home: 62% English-only · Spanish 28% French/Haitian/Cajun 5% Other Indo-European 3%

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: ▼ -223.18%
• Current HPI: 316.2474
• Rent YoY: ▼ -1.65%
• 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

+945.0% since first listed

7 events — show timeline

• 2026-05-07 Price Changed $418,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Listed $419,000 Stellar MLS as Distributed by MLS Grid
• 2015-05-14 Listed $409,900 FORTMLS
• 2015-04-22 Sold (Public Records) $180,000 Public Records
• 2006-12-11 Listing Removed — FORTMLS
• 2005-08-30 Sold (Public Records) $335,000 Public Records
• 2004-06-08 Sold (Public Records) $40,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $3,393 · +7.9% YoY. Source: county tax records.