1196 Westlake Blvd · Naples, FL 34103

$749,999

4 bd · 2.0 ba · 1,457 sqft · SingleFamily public records · 130 Days on market

Built 1973 7,405 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 +18.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Escape to your own slice of paradise in Naples with this turnkey-furnished 4-bedroom, 2-bath home. Located just 1.3 miles from the pristine sands of Clam Pass Beach and minutes from Tamiami Trail, this prime spot offers the best of Naples living—from parks and dining to golf courses and beaches. Step inside to discover vaulted ceilings and a seamless layout, including a bonus great room that’s perfect for entertaining or unwinding after a busy day. The attached 2-car garage ensures ample storage for your beach essentials, making it easy to embrace the coastal lifestyle. After a day by the shore, whip up a meal in the kitchen, featuring a brand-new refrigerator. The charm continues outdoors with a private screened courtyard, surrounded by lush, mature landscaping and a privacy fence—your own tranquil oasis. This home offers peace of mind with practical upgrades, including a new roof (2018), updated water lines (2019), and a new water heater (2019). Built for durability, it also features impact windows, accordion hurricane shutters in the back, and roll-down shutters in the front. With no HOA or CDD fees and no rental restrictions, this property is a rare gem in today’s market. Don’t miss the chance to make this coastal retreat your own—paradise is calling!

Key facts

• Gut renovated
• Open-concept design
• Huge covered lanai

Tags

• GUT RENOVATED
• OPEN-CONCEPT DESIGN
• HUGE COVERED LANAI
• GOURMET KITCHEN
• PRISTINE QUARTZ COUNTERTOPS
• SPA-LIKE ENSUITE BATHROOM

Property features AI

Finance

• Other: Single unit on property; Single-floor dwelling
• HOA & community: Non-gated community; No HOA maintenance; Community amenities: see remarks

Exterior

• Parking: Attached garage; 2 garage spaces; Paved driveway; Auto garage door
• Security: Manual shutters; Smoke detectors
• Utilities: Central water; Central sewer; Cable available
• Home design: Single-family residence; 1 story / ranch; Rear exposure faces southwest; Residential property in WESTLAKE development
• Construction: Concrete block construction; Stucco exterior finish; Shingle roof; Built in 1973
• Exterior features: Patio; Room for a pool; Landscaped area view; Central irrigation; Manual storm shutters

Interior

• Kitchen: Cooktop (electric); Range; Dishwasher; Disposal; Microwave; Refrigerator; Freezer; Refrigerator/Freezer combo; Refrigerator with icemaker
• Bedrooms: 4 bedrooms (split bedroom layout)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Cable prewire; Foyer; Laundry tub; Smoke detectors; Vaulted ceiling; Window coverings; Dining/living area; Family room; Guest bath; Guest room; Home office; Screened lanai/porch; Split bedroom floor plan; Furnished negotiable
• Laundry & utility: Washer; Dryer; Laundry in garage

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $750k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/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 $684k (8.8% below list).
• Recommended offer: $660k (12.0% below list) — sets the bar for market timing.

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.
• Market conditions: Rents rising fast (+14.6%/yr); 479 active listings in the ZIP; 27 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 $6,841/mo this rent would consume 70% of the median local household income ($117k/yr) (locally 311% 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 ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($660k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $590k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $659,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 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 1973 — 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 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. 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: 0.91% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.41%
• DSCR: 1.20
• GRM: 9.1

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: -5.6%
• Equity multiple: 0.78×
• Total profit: $-46,025
• Equity at exit: $111,827

10-year hold

• IRR: 8.9%
• Equity multiple: 1.83×
• Total profit: $174,756
• 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 34103

• Rents YoY: 14.6%
• Active inventory: 479
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $6,841 medium
• Mortgage (P&I): −$3,933
• Tax from tax record: −$387 /mo · $4,642/yr
• Insurance: −$312
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,437
• Net cashflow: $620

Break-even live

Break-even rent $6,056

Max offer price $749,999

Occupancy floor 86%

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 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1265 Pompei Ln Naples, FL	3.0	2.0	1650	$3,495	$2.12	13d	1	0.14mi
1082 Capri Dr Naples, FL	3.0	2.0	1500	$9,000	$6.00	23d	1	0.41mi
5934 Premier Way Naples, FL	1.0–3.0	1.0–3.0	1350	$4,882	$3.62	13d	29	0.59mi
1240 Shady Rest Ln #102 Naples, FL	3.0	2.0	1619	$6,000	$3.71	13d	1	0.62mi
4200 Belair Ln Naples, FL	2.0–3.0	2.0	1406	$9,000	$6.40	23d	5	0.66mi
4092 Belair Ln #15 Naples, FL	3.0	3.0	1500	$6,200	$4.13	23d	1	0.80mi
1614 Forest Lakes Blvd Naples, FL	3.0	2.0	1869	$10,000	$5.35	23d	1	0.81mi
1719 Camelia Ln Naples, FL	3.0	2.0	1534	$3,900	$2.54	23d	1	0.82mi
4082 Belair Ln #11 Naples, FL	3.0	2.0	1600	$6,000	$3.75	23d	1	0.83mi
4180 Crayton Rd Unit E7 Naples, FL	3.0	2.0	1600	$8,900	$5.56	23d	1	0.90mi
723 Willowhead Dr Naples, FL	3.0	3.0	1776	$18,000	$10.14	23d	1	0.96mi
6453 Autumn Woods Blvd Naples, FL	3.0	2.0	1729	$9,500	$5.49	21d	1	0.97mi
595 Serendipity Dr #595 Naples, FL	3.0	2.0	1395	$10,000	$7.17	23d	1	1.00mi
5637 Turtle Bay Dr Unit II-22 Naples, FL	3.0	2.0	1506	$10,000	$6.64	13d	1	1.01mi
5635 Turtle Bay Dr #6 Naples, FL	3.0	2.0	1713	$8,500	$4.96	13d	1	1.03mi
4530 Gulf Shore Blvd N Unit 2-122 Naples, FL	3.0	2.5	1786	$15,000	$8.40	23d	1	1.08mi
1097 Frank Whiteman Blvd Naples, FL	4.0	3.0	1590	$10,900	$6.86	23d	1	1.10mi
5550 Heron Point Dr #1505 Naples, FL	3.0	2.0	1553	$16,000	$10.30	23d	1	1.13mi
5550 Heron Point Dr #2004 Naples, FL	3.0	2.0	1600	$14,000	$8.75	23d	1	1.13mi
5550 Heron Point Dr #1201 Naples, FL	3.0	2.0	1818	$13,000	$7.15	23d	1	1.13mi
5550 Heron Point Dr #1804 Naples, FL	3.0	2.0	1514	$15,000	$9.91	23d	1	1.13mi
5550 Heron Point Dr #105 Naples, FL	3.0	2.0	1514	$7,000	$4.62	23d	1	1.13mi
250 Park Shore Dr #803 Naples, FL	3.0	2.0	1690	$15,000	$8.88	23d	1	1.17mi
5899 Chanteclair Dr Naples, FL	2.0–3.0	2.0	1493	$11,000	$7.37	23d	2	1.23mi
1044 Woodshire Ln Unit B212 Naples, FL	3.0	2.0	1250	$8,000	$6.40	23d	1	1.23mi
656 Binnacle Dr Naples, FL	3.0	2.0	1808	$10,000	$5.53	23d	1	1.38mi
6131 Pelican Bay Blvd #7 Naples, FL	3.0	2.0	1458	$12,500	$8.57	13d	1	1.49mi

Listing history 12 events

1. 2026-04-23
   price $749,999
2. 2026-03-26
   price $759,500
3. 2026-01-16
   listed $775,000 Active
4. 2025-11-17
   historical
5. 2025-07-02
   price $850,000
6. 2025-05-02
   listed $895,000 Active
7. 2025-02-14
   soldstatus $590,000 Sold 1311-char remark

   Show marketing remark (1311 chars)

   Escape to your own slice of paradise in Naples with this turnkey-furnished 4-bedroom, 2-bath home. Located just 1.3 miles from the pristine sands of Clam Pass Beach and minutes from Tamiami Trail, this prime spot offers the best of Naples living—from parks and dining to golf courses and beaches. Step inside to discover vaulted ceilings and a seamless layout, including a bonus great room that’s perfect for entertaining or unwinding after a busy day. The attached 2-car garage ensures ample storage for your beach essentials, making it easy to embrace the coastal lifestyle. After a day by the shore, whip up a meal in the kitchen, featuring a brand-new refrigerator. The charm continues outdoors with a private screened courtyard, surrounded by lush, mature landscaping and a privacy fence—your own tranquil oasis. This home offers peace of mind with practical upgrades, including a new roof (2018), updated water lines (2019), and a new water heater (2019). Built for durability, it also features impact windows, accordion hurricane shutters in the back, and roll-down shutters in the front. With no HOA or CDD fees and no rental restrictions, this property is a rare gem in today’s market. Don’t miss the chance to make this coastal retreat your own—paradise is calling!

8. 2025-01-15
   status Pending 1311-char remark

   Show marketing remark (1311 chars)

   Escape to your own slice of paradise in Naples with this turnkey-furnished 4-bedroom, 2-bath home. Located just 1.3 miles from the pristine sands of Clam Pass Beach and minutes from Tamiami Trail, this prime spot offers the best of Naples living—from parks and dining to golf courses and beaches. Step inside to discover vaulted ceilings and a seamless layout, including a bonus great room that’s perfect for entertaining or unwinding after a busy day. The attached 2-car garage ensures ample storage for your beach essentials, making it easy to embrace the coastal lifestyle. After a day by the shore, whip up a meal in the kitchen, featuring a brand-new refrigerator. The charm continues outdoors with a private screened courtyard, surrounded by lush, mature landscaping and a privacy fence—your own tranquil oasis. This home offers peace of mind with practical upgrades, including a new roof (2018), updated water lines (2019), and a new water heater (2019). Built for durability, it also features impact windows, accordion hurricane shutters in the back, and roll-down shutters in the front. With no HOA or CDD fees and no rental restrictions, this property is a rare gem in today’s market. Don’t miss the chance to make this coastal retreat your own—paradise is calling!

9. 2024-12-24
   price $650,000 1311-char remark

   Show marketing remark (1311 chars)

   Escape to your own slice of paradise in Naples with this turnkey-furnished 4-bedroom, 2-bath home. Located just 1.3 miles from the pristine sands of Clam Pass Beach and minutes from Tamiami Trail, this prime spot offers the best of Naples living—from parks and dining to golf courses and beaches. Step inside to discover vaulted ceilings and a seamless layout, including a bonus great room that’s perfect for entertaining or unwinding after a busy day. The attached 2-car garage ensures ample storage for your beach essentials, making it easy to embrace the coastal lifestyle. After a day by the shore, whip up a meal in the kitchen, featuring a brand-new refrigerator. The charm continues outdoors with a private screened courtyard, surrounded by lush, mature landscaping and a privacy fence—your own tranquil oasis. This home offers peace of mind with practical upgrades, including a new roof (2018), updated water lines (2019), and a new water heater (2019). Built for durability, it also features impact windows, accordion hurricane shutters in the back, and roll-down shutters in the front. With no HOA or CDD fees and no rental restrictions, this property is a rare gem in today’s market. Don’t miss the chance to make this coastal retreat your own—paradise is calling!

10. 2024-12-02
    price $700,000 1311-char remark

    Show marketing remark (1311 chars)

    Escape to your own slice of paradise in Naples with this turnkey-furnished 4-bedroom, 2-bath home. Located just 1.3 miles from the pristine sands of Clam Pass Beach and minutes from Tamiami Trail, this prime spot offers the best of Naples living—from parks and dining to golf courses and beaches. Step inside to discover vaulted ceilings and a seamless layout, including a bonus great room that’s perfect for entertaining or unwinding after a busy day. The attached 2-car garage ensures ample storage for your beach essentials, making it easy to embrace the coastal lifestyle. After a day by the shore, whip up a meal in the kitchen, featuring a brand-new refrigerator. The charm continues outdoors with a private screened courtyard, surrounded by lush, mature landscaping and a privacy fence—your own tranquil oasis. This home offers peace of mind with practical upgrades, including a new roof (2018), updated water lines (2019), and a new water heater (2019). Built for durability, it also features impact windows, accordion hurricane shutters in the back, and roll-down shutters in the front. With no HOA or CDD fees and no rental restrictions, this property is a rare gem in today’s market. Don’t miss the chance to make this coastal retreat your own—paradise is calling!

11. 2024-10-25
    listed $725,000 Active 1311-char remark

    Show marketing remark (1311 chars)

    Escape to your own slice of paradise in Naples with this turnkey-furnished 4-bedroom, 2-bath home. Located just 1.3 miles from the pristine sands of Clam Pass Beach and minutes from Tamiami Trail, this prime spot offers the best of Naples living—from parks and dining to golf courses and beaches. Step inside to discover vaulted ceilings and a seamless layout, including a bonus great room that’s perfect for entertaining or unwinding after a busy day. The attached 2-car garage ensures ample storage for your beach essentials, making it easy to embrace the coastal lifestyle. After a day by the shore, whip up a meal in the kitchen, featuring a brand-new refrigerator. The charm continues outdoors with a private screened courtyard, surrounded by lush, mature landscaping and a privacy fence—your own tranquil oasis. This home offers peace of mind with practical upgrades, including a new roof (2018), updated water lines (2019), and a new water heater (2019). Built for durability, it also features impact windows, accordion hurricane shutters in the back, and roll-down shutters in the front. With no HOA or CDD fees and no rental restrictions, this property is a rare gem in today’s market. Don’t miss the chance to make this coastal retreat your own—paradise is calling!

12. 1996-11-04
    soldstatus $118,500

ⓘ 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: $4,642 · $387/mo
• Projected year-2 tax: $6,225 · $519/mo
• Expected delta: +$1,583/yr (+$132/mo · 34.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AH · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $82,095
• − Mortgage interest: −$42,012
• − Property taxes: −$4,642
• − Insurance: −$5,574
• − Repairs & maintenance: −$6,568
• − Management: −$6,568
• − Depreciation: −$21,818
• Taxable loss: −$5,087
• Est. tax savings @ 24.0%: +$1,221
• After-tax cash flow: $8,662/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): 11,299
• Household income: $116,875
• Rent vs Own: 14.1% rent · 85.9% own
• Severe rent burden: 311.0

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 10% Two or more races 8% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 2% Portuguese 2%
• Foreign-born: 13% · Canada
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 2% 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: ▼ -327.53%
• Current HPI: 315.1396
• Rent YoY: ▲ 14.55%
• 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

+532.9% since first listed

12 events — show timeline

• 2026-04-23 Price Changed $749,999 NAPLESMLS
• 2026-03-26 Price Changed $759,500 NAPLESMLS
• 2026-01-16 Listed $775,000 NAPLESMLS
• 2025-11-17 Listing Removed — NAPLESMLS
• 2025-07-02 Price Changed $850,000 NAPLESMLS
• 2025-05-02 Listed $895,000 NAPLESMLS
• 2025-02-14 Sold (MLS) $590,000 NAPLESMLS
• 2025-01-15 Pending — NAPLESMLS
• 2024-12-24 Price Changed $650,000 NAPLESMLS
• 2024-12-02 Price Changed $700,000 NAPLESMLS
• 2024-10-25 Listed $725,000 NAPLESMLS
• 1996-11-04 Sold (Public Records) $118,500 Public Records

Property tax history

+14.7%/yr

Latest (2025): $4,642 · +234.8% YoY. Source: county tax records.