199 Leawood Cir · Berkshire Lakes, FL 34104

$349,000

3 bd · 2.5 ba · 1,008 sqft · SingleFamily public records · 27 Days on market

Built 2002 3,920 sqft lot $128/mo HOA · 4% of rent

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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 +12.4/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +3.7/10.0
• 1% rule +3.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Amazing opportunity to own a 3BR/2.5BA home in Leawood Lakes with a large master bedroom and one-car garage. Functional layout with all bedrooms upstairs. Centrally located near shopping and schools with a low quarterly HOA. Community pool. Brand new roof.

Key facts

• One-car garage
• Brand new roof
• Centrally located

Tags

• PRIMARY BEDROOM
• ONE-CAR GARAGE
• FUNCTIONAL LAYOUT
• BRAND NEW ROOF
• CENTRALLY LOCATED

Property features AI

Finance

• HOA & community: Mandatory HOA; Quarterly HOA fee of $385 (total annual recurring fees $1,540); One-time fees $100; HOA includes lawn/land maintenance; Professional management; Community pool; Non-gated community

Exterior

• Parking: Attached garage; 1 garage space
• Utilities: Central water; Central sewer; Cable available
• Home design: Single family residential; 2 stories; Rear exposure faces west; Built in 2002; Located in Leawood Lakes development
• Construction: Wood frame construction
• Exterior features: Shingle roof; Shutters for storm protection; Aluminum siding exterior finish; Windows: see remarks; Preserve view

Interior

• Kitchen: Refrigerator/Freezer included
• Bedrooms: 3 bedrooms; 2-story floor plan
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath: None
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Eat-in kitchen; See remarks for additional interior details; Unfurnished
• Laundry & utility: Central electric heat; Central electric cooling

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $-57 ($-683/yr) — negative.
• To cash-flow at today's rent, offer at most $339k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (16.2% below list).
• Recommended offer: $293k (16.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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 (-1.1%/yr); 436 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $2,926/mo this rent would consume 49% of the median local household income ($72k/yr) (locally 1423% 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 $2k of loan paydown is wiped out by about $10k 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 27 days — a 2% lower offer ($344k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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 $278k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $292,622 (16.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• 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: -20.8%
• Equity multiple: 0.30×
• Total profit: $-68,735
• Equity at exit: $52,037

10-year hold

• IRR: -22.8%
• Equity multiple: 0.00×
• Total profit: $-97,589
• Equity at exit: $30,175

Cash invested: $97,720 (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 34104

• Rents YoY: -1.1%
• Active inventory: 436
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,926 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$265 /mo · $3,180/yr
• Insurance: −$145
• HOA: −$128
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $-57

Break-even live

Break-even rent $2,998

Max offer price $338,950

Occupancy floor 97%

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
193 Fox Glen Dr Naples, FL	3.0	2.0	1345	$6,500	$4.83	23d	1	0.43mi
5301 Whitten Dr #81 Naples, FL	3.0	2.0	1386	$2,700	$1.95	23d	1	0.62mi
1075 Foxfire Ln Naples, FL	2.0	2.0	1092	$3,300	$3.02	23d	3	0.68mi
882 Bluebird St Naples, FL	3.0	2.0	1308	$6,000	$4.59	23d	1	0.70mi
5257 Whitten Dr Naples, FL	2.0	2.0	1500	$2,500	$1.67	13d	1	0.70mi
6825 Sterling Greens Dr #102 Naples, FL	3.0	2.0	1499	$4,500	$3.00	23d	1	0.74mi
6643 Craven Hill Way Naples, FL	3.0	2.0	1384	$2,900	$2.10	13d	1	0.76mi
6816 Sterling Greens Pl #105 Naples, FL	2.0	2.0	1243	$1,895	$1.52	21d	1	0.77mi
6816 Sterling Greens Dr Unit 1105 Naples, FL	2.0	2.0	1243	$1,895	$1.52	13d	1	0.77mi
6700 Dennis Cir Unit A103 Naples, FL	2.0	2.0	1308	$2,000	$1.53	13d	1	0.79mi
6828 Sterling Greens Dr Unit 4105 Naples, FL	2.0	2.0	1242	$3,750	$3.02	13d	1	0.80mi
7065 Dennis Cir #302 Naples, FL	2.0	2.0	1097	$4,000	$3.65	21d	1	0.81mi
1051 Eastham Way Unit B104 Naples, FL	2.0	2.0	1091	$4,300	$3.94	13d	1	0.87mi
1748 Royal Cir Naples, FL	3.0	2.0	1451	$3,200	$2.21	23d	1	0.88mi
4502 Parrot Ave Naples, FL	3.0	2.0	1200	$2,950	$2.46	23d	1	0.91mi
1787 Reuven Cir Unit 1001 Naples, FL	2.0	2.0	1112	$1,300	$1.17	13d	1	0.91mi
1100 Eastham Way Unit A-105 Naples, FL	2.0	2.0	1184	$4,500	$3.80	13d	1	0.92mi
2972 Kings Lake Blvd #2972 Naples, FL	2.0	2.0	1100	$3,000	$2.73	23d	1	0.99mi
1701 Courtyard Way Naples, FL	2.0	2.0	1072	$1,990	$1.86	23d	1	1.01mi
1933 Courtyard Way Unit D-103 Naples, FL	2.0	2.0	947	$1,850	$1.95	13d	1	1.02mi
1950 W Crown Pointe Blvd Unit B207 Naples, FL	2.0	2.0	1129	$1,950	$1.73	23d	1	1.04mi
4210 Looking Glass Ln Unit 4210 Naples, FL	2.0	2.0	1300	$3,000	$2.31	13d	1	1.04mi
1765 Courtyard Way Unit C206 Naples, FL	2.0	2.5	1150	$1,650	$1.43	13d	1	1.05mi
1765 Courtyard Way Unit C-104 Naples, FL	2.0	2.0	1132	$2,700	$2.39	13d	1	1.05mi
1895 Courtyard Way #103 Naples, FL	3.0	2.0	1046	$2,200	$2.10	21d	1	1.05mi
4180 Looking Glass Ln Unit 4104 Naples, FL	2.0	2.0	1246	$4,000	$3.21	13d	1	1.07mi
1810 Florida Club Cir Naples, FL	2.0	2.0	1200	$2,075	$1.73	13d	2	1.07mi
1820 Florida Club Cir Naples, FL	3.0	2.0	1282	$2,850	$2.22	23d	2	1.08mi
2050 W Crown Pointe Blvd Unit C214 Naples, FL	3.0	2.0	1267	$4,200	$3.31	23d	1	1.09mi
1840 Florida Club Cir #5309 Naples, FL	2.0	1.0	1328	$2,300	$1.73	23d	1	1.13mi
613 Windsor Sq #101 Naples, FL	2.0	2.0	1316	$3,800	$2.89	23d	1	1.13mi
1830 Florida Club Cir #4111 Naples, FL	3.0	2.0	1189	$2,250	$1.89	21d	1	1.13mi
1802 Kings Lake Blvd Unit 2-101 Naples, FL	2.0	2.0	1465	$5,500	$3.75	23d	1	1.14mi
1826 Kings Lake Blvd #101 Naples, FL	3.0	2.0	1456	$2,700	$1.85	13d	1	1.16mi
4060 Ice Castle Way #10 Naples, FL	2.0	2.0	1246	$3,600	$2.89	13d	1	1.16mi
565 Windsor Sq #201 Naples, FL	3.0	2.0	1421	$3,800	$2.67	21d	1	1.17mi
800 New Waterford Dr #201 Naples, FL	2.0	2.0	1362	$2,440	$1.79	21d	1	1.17mi
1835 Florida Club Cir #3201 Naples, FL	3.0	2.0	1375	$2,095	$1.52	13d	1	1.17mi
636 Windsor Sq #102 Naples, FL	2.0	2.0	1191	$3,750	$3.15	23d	1	1.18mi
6954 Avalon Cir #703 Naples, FL	2.0	2.0	1467	$3,000	$2.04	13d	1	1.18mi

HOA detail

• Monthly dues: $128 · $1,536/yr
• Likely covers: pool

Listing history 23 events

1. 2026-05-13
   status Pending
2. 2026-04-28
   price $349,000
3. 2026-04-16
   listed $349,900 Active
4. 2026-04-14
   historical
5. 2026-03-31
   listed $355,000 Active
6. 2026-03-26
   historical
7. 2026-02-18
   status Active
8. 2026-02-16
   status Pending
9. 2026-01-30
   price $359,999
10. 2026-01-05
    price $366,000
11. 2026-01-02
    price $366,900
12. 2025-12-15
    price $367,000
13. 2025-12-15
    status Active
14. 2025-12-08
    status Pending
15. 2025-11-24
    price $369,899
16. 2025-11-03
    price $369,999
17. 2025-08-26
    listed $389,000 Active
18. 2022-02-04
    soldstatus $278,000
19. 2011-09-16
    soldstatus $89,500
20. 2011-08-26
    listed $92,500
21. 2003-03-24
    soldstatus $154,000
22. 2001-07-03
    soldstatus $3,750,000
23. 2000-03-14
    soldstatus $3,033,000

ⓘ 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: $3,180 · $265/mo
• Projected year-2 tax: $3,180 · $265/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 57% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,115
• − Mortgage interest: −$19,549
• − Property taxes: −$3,180
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,809
• − Management: −$2,809
• − HOA: −$1,536
• − Depreciation: −$10,153
• Taxable loss: −$6,667
• Est. tax savings @ 24.0%: +$1,600
• After-tax cash flow: $917/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 — Berkshire Lakes

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 26,408
• Household income: $71,686
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1423.0

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 30% Two or more races 19% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3% Cuban 6% Dominican 1%
• Common ancestry: Lithuanian 6% Romanian 3% Hispanic 2%
• Foreign-born: 30% · Canada, Jamaica, Dominican Republic
• Languages at home: 66% English-only · Spanish 24% French/Haitian/Cajun 5% 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: ▼ -252.48%
• Current HPI: 259.3498
• Rent YoY: ▼ -1.10%
• 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

-88.5% since first listed

23 events — show timeline

• 2026-05-13 Pending — NAPLESMLS
• 2026-04-28 Price Changed $349,000 NAPLESMLS
• 2026-04-16 Listed $349,900 NAPLESMLS
• 2026-04-14 Listing Removed — NAPLESMLS
• 2026-03-31 Listed $355,000 NAPLESMLS
• 2026-03-26 Listing Removed — NAPLESMLS
• 2026-02-18 Relisted — NAPLESMLS
• 2026-02-16 Pending — NAPLESMLS
• 2026-01-30 Price Changed $359,999 NAPLESMLS
• 2026-01-05 Price Changed $366,000 NAPLESMLS
• 2026-01-02 Price Changed $366,900 NAPLESMLS
• 2025-12-15 Price Changed $367,000 NAPLESMLS
• 2025-12-15 Relisted — NAPLESMLS
• 2025-12-08 Pending — NAPLESMLS
• 2025-11-24 Price Changed $369,899 NAPLESMLS
• 2025-11-03 Price Changed $369,999 NAPLESMLS
• 2025-08-26 Listed $389,000 NAPLESMLS
• 2022-02-04 Sold (Public Records) $278,000 Public Records
• 2011-09-16 Sold (MLS) $89,500 NAPLESMLS
• 2011-08-26 Listed $92,500 NAPLESMLS
• 2003-03-24 Sold (Public Records) $154,000 Public Records
• 2001-07-03 Sold (Public Records) $3,750,000 Public Records
• 2000-03-14 Sold (Public Records) $3,033,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $3,180 · -3.5% YoY. Source: county tax records.