242 Via Perignon Unit 9-3 · Vineyards, FL 34119

$439,000

3 bd · 2.5 ba · 2,266 sqft · Condo public records · 122 Days on market

Built 1992 $875/mo HOA · 15% of rent

---

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 +25.5/30.0
• DSCR +8.4/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience refined living in the largest upstairs model within the prestigious Tra Vigne Vineyards community. Spanning 2,266 square feet, this exceptional residence offers 3 bedrooms, 2.5 baths, and a versatile den—thoughtfully designed to balance comfort, privacy, and sophistication. Soaring ceilings enhance the light-filled interiors, creating an airy and elegant ambiance throughout. The well-conceived split-bedroom floor plan ensures a private primary retreat, thoughtfully separated from the secondary bedrooms—ideal for guests or extended stays. The spacious primary suite serves as a serene sanctuary, complete with a spa-inspired bath featuring dual vanities, a soaking tub, s

Key facts

• Private office
• Covered lanai
• Spa inspired bath

Tags

• LARGEST UPSTAIRS MODEL
• SPA INSPIRED BATH
• BREAKFAST BAR
• COVERED LANAI
• NEW AIR CONDITIONING SYSTEM
• PRIVATE OFFICE

Property features AI

Finance

• Other: Part of a complex with 77 units and 4 units in the building; One unit per floor; building has 2 floors; Deeded restrictions
• Financial info: Total annual recurring HOA fees: $10,500; Total one-time fees: $150; Quarterly condo fee amount listed
• HOA & community: Mandatory HOA with professional management; Quarterly condo fee; Quarterly condo fee applies; Maintenance covers insurance, irrigation water, lawn/land maintenance, master association fee, exterior pest control, street lights, street maintenance, and trash removal; Community amenities include pool, community park, golf course (non-equity), tennis, restaurant, sidewalks, underground utilities, internet access, private membership

Exterior

• Parking: Paved parking; Attached 1-car garage
• Security: Gated community
• Utilities: Central water; Central sewer (assessment unpaid); Cable available
• Home design: Residential property; Low-rise building (1-3 stories); 2-story carriage/coach style; Rear exposure facing southwest; Located in The Vineyards / TRA VIGNE development
• Construction: Concrete block construction; Built in 1992
• Exterior features: Tile roof; Single-hung windows; Skylight; Stucco exterior finish; Gated community; Landscaped area view; Private road; Zero lot line

Interior

• Kitchen: Electric cooktop; Dishwasher; Disposal; Microwave; Refrigerator/freezer
• Bedrooms: 3 bedrooms plus den; Master bedroom on ground level; Split bedroom floor plan
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with dual sinks and separate tub and shower
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Built-in cabinets; High-speed internet available; Smoke detectors; Vaulted ceiling; Breakfast bar and dining in living area; Den / study; Screened lanai/porch; Negotiable furniture
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $439k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $439k).
• Recommended offer: $386k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#679 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A-; 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.
• Market conditions: Rents soft (-2.5%/yr); 586 active listings in the ZIP; 39 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 $5,749/mo this rent would consume 61% of the median local household income ($113k/yr) (locally 741% 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 $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 122 days — a 12% lower offer ($386k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $190k; list at $439k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $386,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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. 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: 1.31% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.94%
• DSCR: 1.44
• GRM: 6.4

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: -5.1%
• Equity multiple: 0.82×
• Total profit: $-22,733
• Equity at exit: $65,456

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $188
• Equity at exit: $37,957

Cash invested: $122,920 (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 34119

• Rents YoY: -2.5%
• Active inventory: 586
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $5,749 high
• Mortgage (P&I): −$2,302
• Tax from tax record: −$163 /mo · $1,962/yr
• Insurance: −$183
• HOA: −$875
• Vacancy / Maint / Mgmt: −$1,207
• Net cashflow: $1,018

Break-even live

Break-even rent $4,460

Max offer price $439,000

Occupancy floor 77%

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: $109,750
• Closing costs: $13,170
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 Via Perignon Unit 5-4 Naples, FL	2.0	2.5	2085	$6,000	$2.88	21d	1	0.01mi
172 Vintage Cir #202 Naples, FL	3.0	2.0	1774	$5,195	$2.93	13d	1	0.19mi
6260 Bellerive Ave #402 Naples, FL	3.0	2.0	1708	$7,000	$4.10	21d	1	0.30mi
152 Napa Ridge Way Naples, FL	3.0	2.0	1775	$7,000	$3.94	23d	1	0.34mi
102 Tuscana Ct #901 Naples, FL	2.0	2.0	1631	$2,300	$1.41	23d	1	0.36mi
6115 Reserve Cir #2004 Naples, FL	3.0	3.0	2337	$7,000	$3.00	21d	1	0.44mi
5950 Almaden Dr Naples, FL	3.0	2.0	1762	$6,500	$3.69	23d	1	0.53mi
5895 Sonoma Ct Naples, FL	3.0	4.0	2730	$5,000	$1.83	23d	1	0.61mi
515 Laguna Royale Blvd #102 Naples, FL	3.0	2.0	1900	$2,995	$1.58	13d	1	0.66mi
575 El Camino Real Unit 6 Naples, FL	2.0	2.0	2050	$3,700	$1.80	13d	1	0.78mi
580 El Camino Real #3805 Naples, FL	2.0	2.0	1772	$13,500	$7.62	23d	1	0.82mi
538 Avellino Isles Cir #9201 Naples, FL	3.0	3.5	2717	$9,850	$3.63	21d	1	0.92mi
583 Avellino Isles Cir #24102 Naples, FL	3.0	3.5	2845	$5,000	$1.76	13d	1	1.01mi
1303 Verde Dr Unit 1603 Naples, FL	3.0	2.0	1877	$2,500	$1.33	13d	1	1.05mi
734 Regency Reserve Cir #2701 Naples, FL	2.0	2.0	2058	$7,900	$3.84	23d	1	1.07mi
1299 Verde Dr Unit 1503 Naples, FL	3.0	2.0	1744	$4,200	$2.41	13d	1	1.07mi
6941 Hunters Rd Naples, FL	4.0	2.0	1866	$7,500	$4.02	23d	1	1.07mi
730 Regency Reserve Cir #2802 Naples, FL	2.0	2.0	2050	$8,000	$3.90	23d	1	1.07mi
713 Regency Reserve Cir #5902 Naples, FL	3.0	2.0	2050	$7,200	$3.51	23d	1	1.16mi
713 Regency Reserve Cir #5901 Naples, FL	2.0	2.0	2050	$3,295	$1.61	13d	1	1.16mi
709 Regency Reserve Cir #6003 Naples, FL	3.0	3.5	2494	$7,900	$3.17	23d	1	1.17mi
1256 Carpazi Ct #502 Naples, FL	3.0	2.0	1744	$2,495	$1.43	23d	1	1.19mi
1256 Carpazi Ct Unit 502 Naples, FL	3.0	2.0	1744	$2,495	$1.43	13d	1	1.19mi
801 Regency Reserve Cir #4301 Naples, FL	3.0	2.0	2050	$6,800	$3.32	23d	1	1.19mi
817 Regency Reserve Cir #3901 Naples, FL	2.0	2.0	2058	$7,000	$3.40	13d	1	1.23mi
817 Regency Reserve Cir #3901 Naples, FL	2.0	2.0	2058	$7,000	$3.40	23d	1	1.23mi
12914 Brynwood Preserve Ln Naples, FL	2.0	2.0	1720	$7,000	$4.07	23d	1	1.35mi
12885 Brynwood Way Naples, FL	3.0	3.0	2489	$10,000	$4.02	23d	1	1.36mi
12902 Brynwood Preserve Ln Naples, FL	3.0	3.0	2100	$7,500	$3.57	23d	1	1.36mi
3687 El Segundo Ct Naples, FL	2.0	2.0	1680	$5,000	$2.98	23d	1	1.37mi
3727 Guadiato Ct Naples, FL	4.0	3.0	3242	$7,750	$2.39	23d	1	1.38mi
13628 Mandarin Cir Naples, FL	2.0	2.0	1978	$7,500	$3.79	23d	1	1.38mi
5356 Sycamore Dr Naples, FL	3.0	2.0	2060	$4,000	$1.94	23d	1	1.40mi
836 Hampton Cir #171 Naples, FL	3.0	2.5	1580	$5,000	$3.16	23d	1	1.41mi
836 Hampton Cir #171 Naples, FL	3.0	2.5	1580	$5,000	$3.16	21d	1	1.41mi
3664 El Segundo Ct Naples, FL	2.0	2.0	1680	$5,500	$3.27	23d	1	1.42mi
12848 Brynwood Way Naples, FL	4.0	2.5	2689	$6,000	$2.23	23d	1	1.42mi
13078 Pembroke Dr Naples, FL	3.0	2.5	2024	$6,500	$3.21	23d	1	1.43mi
12832 Brynwood Way Naples, FL	3.0	2.0	1714	$5,250	$3.06	13d	1	1.45mi

HOA detail condo

• Monthly dues: $875 · $10,500/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $439,000 Active 122 DOM
2. 2026-06-17
   days on market $439,000 Active 121 DOM
3. 2026-06-16
   days on market $439,000 Active 120 DOM
4. 2026-06-15
   days on market $439,000 Active 119 DOM
5. 2026-06-14
   days on market $439,000 Active 117 DOM
6. 2026-06-10
   days on market $439,000 Active 114 DOM
7. 2026-06-09
   days on market $439,000 Active 113 DOM
8. 2026-06-08
   days on market $439,000 Active 112 DOM
9. 2026-06-07
   days on market $439,000 Active 111 DOM
10. 2026-06-03
    days on market $439,000 Active 107 DOM
11. 2026-06-02
    days on market $439,000 Active 106 DOM
12. 2026-06-01
    days on market $439,000 Active 105 DOM
13. 2026-05-31
    days on market $439,000 Active 104 DOM
14. 2026-05-30
    days on market $439,000 Active 103 DOM
15. 2026-02-16
    listed $439,000 Active
16. 1997-05-30
    soldstatus $190,000
17. 1993-04-20
    soldstatus $211,800

ⓘ 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: $1,962 · $163/mo
• Projected year-2 tax: $3,644 · $304/mo
• Expected delta: +$1,682/yr (+$140/mo · 85.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $68,992
• − Mortgage interest: −$24,591
• − Property taxes: −$1,962
• − Insurance: −$2,195
• − Repairs & maintenance: −$5,519
• − Management: −$5,519
• − HOA: −$10,500
• − Depreciation: −$12,771
• Taxable income: $5,935
• Est. tax owed @ 24.0%: −$1,424
• After-tax cash flow: $10,797/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 — Vineyards

• Score: 64/100
• State rank: #679
• US rank: #14101

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vineyards, FL
• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 36,807
• Household income: $113,391
• Rent vs Own: 16.4% rent · 83.6% own
• Severe rent burden: 741.0

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 20% Two or more races 14% Black 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2% Cuban 4% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 2%
• Foreign-born: 17% · Canada, Jamaica, Dominican Republic
• Languages at home: 78% English-only · Spanish 15% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -243.12%
• Current HPI: 269.3208
• Rent YoY: ▼ -2.51%
• 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

+107.3% since first listed

3 events — show timeline

• 2026-02-16 Listed $439,000 NAPLESMLS
• 1997-05-30 Sold (Public Records) $190,000 Public Records
• 1993-04-20 Sold (Public Records) $211,800 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,962 · +2.6% YoY. Source: county tax records.