105 Montaubon Ct · Naples, FL 34112

$395,000

3 bd · 2.0 ba · 1,624 sqft · SingleFamily public records · 85 Days on market

Built 1986 8,276 sqft lot $144/mo HOA · 4% of rent

---

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 +14.7/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPLIT FLOOR PLAN WITH SPACIOUS LIVING ROOM WITH VAULTED CEILING & FORMAL DINING EL. THIS 3 BEDROOM HOME HAS BEEN WELL MAINTAINED BY THE ORIGINAL OWNER. RECENTLY ADDED WERE NEW A/C & DUCKWORK, GARAGE DOOR, ROOF & SKY LITE IN THE KITCHEN/FAMILY ROOM AREA & GARBAGE DISPOSAL. LOCATED ON A QUIET STREET IN THIS 55+ COMMUNITY. LANAI HAS GLASS WINDOWS. DOWNTOWN NAPLES & THE GULF ARE ONLY MINUTES AWAY. OWNER WANTS A QUICK SALE---THIS IS NOT A SHORT SALE! A GREAT BUY & A GREAT NEIGHBORHOOD.

Key facts

• Mature mango tree
• Split floor plan
• Florida room

Tags

• SPLIT FLOOR PLAN
• UPGRADED LAMINATE FLOORING
• FLORIDA ROOM
• LANDSCAPING IRRIGATION SYSTEM
• MATURE MANGO TREE
• HEATED SALTWATER POOL

Property features AI

Finance

• HOA & community: Mandatory HOA (professional management); Quarterly HOA fee; Annual recurring HOA fees total $1,724; one-time fees $500; HOA maintenance covers internet/Wi-Fi access, legal/accounting, manager, recreation facilities, reserves, and street lights; Community amenities include clubhouse, community pool, community room, exercise room, library, billiards, tennis and pickleball courts, shuffleboard, sidewalks, and underground utilities; Non-gated community

Exterior

• Parking: Attached 2-car garage
• Security: Storm protection noted in remarks
• Utilities: Central water and well water available; Central sewer; Electric service (central)
• Home design: Single-family residence; One-story ranch style; Rear exposure faces northeast; Part of Riviera Golf Estates development
• Construction: Concrete block construction; Stucco exterior finish; Shingle roof; Built in 1986; Skylight and mixed window types (jalousie, single-hung)
• Exterior features: Fruit trees; Irregular-shaped lot; Lot with landscaped area view; Irrigation from well; City-maintained road access; Lot restrictions: limited number of vehicles, no commercial

Interior

• Kitchen: Dome kitchen; Electric cooktop; Dishwasher; Garbage disposal; Microwave; Refrigerator/ice maker
• Bedrooms: Three bedrooms with a split floor plan; Primary suite on the ground/first floor
• Flooring: Carpet; Wood
• Bathrooms: Two full bathrooms; Primary bathroom with shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans; Humidistat; Ridge vent
• Interior features: Cable pre-wired and high-speed internet available; Pull-down attic stairs; Smoke detectors; Vaulted ceiling; Walk-in closet; Five ceiling fans; Family room; Florida room; Dining area combined with living
• Laundry & utility: Washer and dryer included; Washer/dryer hookup; Auto garage door opener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $395k.

Deal economics

• At list price, monthly cash flow is $38 ($451/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $331k (16.1% below list).
• Recommended offer: $331k (16.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#126 in FL, #1,903 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute D+, cost of living 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: Lely Elementary School (math 45% / reading 46%, grade D-, #1,247 of 2,144 statewide, top 59%, 499 students, 62% FRL); East Naples Middle School (math 56% / reading 44%, grade C, #254 of 571 statewide, top 45%, 854 students, 63% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL) — zoned schools at 60% FRL track the district average.
• Zoned-school proficiency averages 45% at this address vs 58% district-wide (-13 pts) — the specific schools serving this property underperform the Collier average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.7%/yr); 776 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); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $3,314/mo this rent would consume 57% of the median local household income ($70k/yr) (locally 980% 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 $12k 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 85 days — a 6% lower offer ($371k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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 $170k; list at $395k implies a 132% 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 $331,395 (16.1% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.84% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 9.9

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: -18.9%
• Equity multiple: 0.35×
• Total profit: $-71,367
• Equity at exit: $58,896

10-year hold

• IRR: -18.6%
• Equity multiple: 0.13×
• Total profit: $-96,766
• Equity at exit: $34,152

Cash invested: $110,600 (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 34112

• Rents YoY: -1.7%
• Active inventory: 776
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,314 high
• Mortgage (P&I): −$2,071
• Tax from tax record: −$134 /mo · $1,608/yr
• Insurance: −$165
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$144
• Vacancy / Maint / Mgmt: −$696
• Net cashflow: $38

Break-even live

Break-even rent $3,266

Max offer price $395,000

Occupancy floor 94%

Sensitivity live

Price	-10% $261	-5% $149	+0% $38	+5% $-74	+10% $-186
Rent	-10% $-224	-5% $-93	+0% $38	+5% $168	+10% $299
Rate	-1.0pp $236	-0.5pp $138	base $38	+0.5pp $-65	+1.0pp $-169

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5708 Deauville Cir Unit 308 Naples, FL	3.0	2.0	1500	$4,500	$3.00	25d	1	0.13mi
5792 Deauville Cir Unit A103 Naples, FL	2.0	2.0	1209	$3,900	$3.23	25d	1	0.15mi
5741 Deauville Cir Unit F108 Naples, FL	3.0	2.0	1427	$3,600	$2.52	25d	1	0.30mi
5733 Deauville Cir Unit G308 Naples, FL	3.0	2.0	1427	$3,600	$2.52	25d	1	0.30mi
5665 Whitaker Rd #202 Naples, FL	2.0	2.0	1099	$1,900	$1.73	23d	1	0.31mi
5737 Whitaker Rd Unit C101 Naples, FL	3.0	2.0	1281	$2,300	$1.80	25d	1	0.33mi
5741 Whitaker Rd Unit D203 Naples, FL	3.0	2.0	1281	$2,200	$1.72	25d	1	0.35mi
148 Lake Point Ln Naples, FL	2.0	2.5	1530	$2,100	$1.37	25d	1	0.38mi
3685 Amberly Cir Unit D305 Naples, FL	2.0	2.0	1320	$5,100	$3.86	25d	1	0.39mi
5778 Greenwood Cir Naples, FL	3.0	2.0	1450	$4,000	$2.76	25d	1	0.40mi
4410 Chantelle Dr Unit H-205 Naples, FL	2.0	2.0	1349	$3,500	$2.59	15d	1	0.42mi
3655 Amberly Cir Naples, FL	2.0	2.0	1216	$2,500	$2.06	25d	1	0.45mi
360 Charlemagne Blvd Unit D105 Naples, FL	2.0	2.0	1082	$3,200	$2.96	25d	1	0.46mi
5826 Jasper Way Unit 101 Naples, FL	2.0	2.0	1350	$2,495	$1.85	25d	1	0.49mi
3038 Juniper Way Naples, FL	3.0	2.5	2156	$3,200	$1.48	25d	1	0.50mi
4556 Andover Way Unit E104 Naples, FL	2.0	2.0	1072	$5,000	$4.66	15d	1	0.51mi
4556 Andover Way Unit E106 Naples, FL	2.0	2.0	1172	$1,900	$1.62	15d	1	0.51mi
5595 Greenwood Cir #92 Naples, FL	3.0	2.0	1450	$5,000	$3.45	25d	1	0.54mi
332 Charlemagne Blvd Unit H103 Naples, FL	2.0	2.0	1082	$3,495	$3.23	25d	1	0.57mi
332 Charlemagne Blvd Unit H101 Naples, FL	2.0	2.0	1082	$3,500	$3.23	25d	1	0.57mi
5502 Greenwood Cir #1 Naples, FL	3.0	2.0	1450	$2,400	$1.66	25d	1	0.58mi
5908 Cranbrook Way Unit I202 Naples, FL	2.0	2.0	1318	$2,500	$1.90	25d	1	0.62mi
5535 Rattlesnake Hammock Rd #302 Naples, FL	2.0	2.0	1205	$2,800	$2.32	25d	1	0.64mi
5635 Rattlesnake Hammock Rd Apt 203D Naples, FL	2.0	2.0	1054	$1,700	$1.61	23d	1	0.65mi
5651 Rattlesnake Hammock Rd Unit C-108 Naples, FL	2.0	2.0	1054	$1,800	$1.71	25d	1	0.67mi
5499 Rattlesnake Hammock Rd Naples, FL	2.0	2.0	1071	$1,775	$1.66	15d	2	0.67mi
3250 W Crown Pointe Blvd #101 Naples, FL	3.0	2.0	1653	$7,000	$4.23	25d	1	0.68mi
5932 Cranbrook Way Naples, FL	2.0	2.0	1310	$2,200	$1.68	25d	1	0.68mi
5419 Rattlesnake Hammock Rd Unit 307F Naples, FL	2.0	2.0	1071	$1,950	$1.82	15d	1	0.70mi
5859 Westbourgh Ct Naples, FL	3.0	2.0	1746	$8,500	$4.87	25d	1	0.71mi
5859 Westbourgh Ct Naples, FL	3.0	2.0	1746	$8,500	$4.87	15d	1	0.71mi
167 Torrey Pines Pt Naples, FL	3.0	2.0	1907	$9,000	$4.72	25d	1	0.80mi
182 Palmetto Dunes Cir Naples, FL	3.0	2.0	2175	$3,300	$1.52	25d	1	0.83mi
30 Maui Cir #30 Naples, FL	3.0	2.0	1552	$2,795	$1.80	25d	1	0.85mi
127 Palmetto Dunes Cir Naples, FL	3.0	2.0	1906	$7,500	$3.93	25d	1	0.85mi
239 Torrey Pines Pt Naples, FL	3.0	2.5	1907	$12,090	$6.34	25d	1	0.86mi
3380 W Crown Pointe Blvd #102 Naples, FL	3.0	2.0	1516	$5,000	$3.30	25d	1	0.87mi
905 Augusta Blvd Naples, FL	2.0	2.0	1125	$1,850	$1.64	25d	1	0.89mi
2373 Ariane Dr Naples, FL	2.0	2.0	1632	$2,995	$1.84	25d	1	0.90mi
940 Augusta Blvd Unit D939 Naples, FL	2.0	2.0	1419	$2,200	$1.55	25d	1	0.91mi

HOA detail

• Monthly dues: $144 · $1,728/yr
• Likely covers: trash

Listing history 19 events

1. 2026-06-21
   days on market $395,000 Active 85 DOM
2. 2026-06-18
   days on market $395,000 Active 82 DOM
3. 2026-06-17
   days on market $395,000 Active 81 DOM
4. 2026-06-16
   days on market $395,000 Active 80 DOM
5. 2026-06-15
   days on market $395,000 Active 79 DOM
6. 2026-06-14
   days on market $395,000 Active 77 DOM
7. 2026-06-10
   days on market $395,000 Active 74 DOM
8. 2026-06-09
   days on market $395,000 Active 73 DOM
9. 2026-06-08
   days on market $395,000 Active 72 DOM
10. 2026-06-07
    days on market $395,000 Active 71 DOM
11. 2026-06-03
    days on market $395,000 Active 67 DOM
12. 2026-06-02
    days on market $395,000 Active 66 DOM
13. 2026-06-01
    days on market $395,000 Active 65 DOM
14. 2026-05-31
    days on market $395,000 Active 64 DOM
15. 2026-05-30
    days on market $395,000 Active 63 DOM
16. 2026-03-28
    listed $395,000 Active
17. 2009-09-03
    soldstatus $170,000
18. 2009-08-31
    soldstatus $170,000 524-char remark

    Show marketing remark (524 chars)

    SPLIT FLOOR PLAN WITH SPACIOUS LIVING ROOM WITH VAULTED CEILING & FORMAL DINING EL. THIS 3 BEDROOM HOME HAS BEEN WELL MAINTAINED BY THE ORIGINAL OWNER. RECENTLY ADDED WERE NEW A/C & DUCKWORK, GARAGE DOOR, ROOF & SKY LITE IN THE KITCHEN/FAMILY ROOM AREA & GARBAGE DISPOSAL. LOCATED ON A QUIET STREET IN THIS 55+ COMMUNITY. LANAI HAS GLASS WINDOWS. DOWNTOWN NAPLES & THE GULF ARE ONLY MINUTES AWAY. OWNER WANTS A QUICK SALE---THIS IS NOT A SHORT SALE! A GREAT BUY & A GREAT NEIGHBORHOOD.

19. 2009-06-29
    listed $197,000 524-char remark

    Show marketing remark (524 chars)

    SPLIT FLOOR PLAN WITH SPACIOUS LIVING ROOM WITH VAULTED CEILING & FORMAL DINING EL. THIS 3 BEDROOM HOME HAS BEEN WELL MAINTAINED BY THE ORIGINAL OWNER. RECENTLY ADDED WERE NEW A/C & DUCKWORK, GARAGE DOOR, ROOF & SKY LITE IN THE KITCHEN/FAMILY ROOM AREA & GARBAGE DISPOSAL. LOCATED ON A QUIET STREET IN THIS 55+ COMMUNITY. LANAI HAS GLASS WINDOWS. DOWNTOWN NAPLES & THE GULF ARE ONLY MINUTES AWAY. OWNER WANTS A QUICK SALE---THIS IS NOT A SHORT SALE! A GREAT BUY & A GREAT NEIGHBORHOOD.

ⓘ 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: $1,608 · $134/mo
• Projected year-2 tax: $3,278 · $273/mo
• Expected delta: +$1,671/yr (+$139/mo · 103.9%)

ⓘ 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) · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,767
• − Mortgage interest: −$22,126
• − Property taxes: −$1,608
• − Insurance: −$2,772
• − Repairs & maintenance: −$3,181
• − Management: −$3,181
• − HOA: −$1,728
• − Depreciation: −$11,491
• Taxable loss: −$6,321
• Est. tax savings @ 24.0%: +$1,517
• After-tax cash flow: $1,968/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

• Score: 80/100
• State rank: #126
• US rank: #1903

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collier County · 396,295 people
• City population: 344,941
• Metro: Naples-Marco Island, FL
• Population (ZIP): 27,193
• Household income: $69,842
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 980.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 18% Two or more races 9% Black 6% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2% Cuban 4% Dominican 1%
• Common ancestry: Hispanic 4% Romanian 3% Portuguese 2%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 17% French/Haitian/Cajun 4% German/W. Germanic 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: ▼ -235.10%
• Current HPI: 256.9182
• Rent YoY: ▼ -1.69%
• 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

+100.5% since first listed

4 events — show timeline

• 2026-03-28 Listed $395,000 NAPLESMLS
• 2009-09-03 Sold (Public Records) $170,000 Public Records
• 2009-08-31 Sold (MLS) $170,000 NAPLESMLS
• 2009-06-29 Listed $197,000 NAPLESMLS

Property tax history

+2.8%/yr

Latest (2025): $1,608 · +6.7% YoY. Source: county tax records.