3142 Andorra Ct · Vineyards, FL 34109

$479,000

2 bd · 2.0 ba · 1,540 sqft · SingleFamily public records · 14 Days on market

Built 1995 $554/mo HOA · 14% 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 +9.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Schools +5.0/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks

Nestled within the community of Village Walk of Naples, this Capri floor plan villa offers the opportunity to experience the perfect blend of comfort, and community. Positioned just off Vanderbilt Beach Road and west of I-75, this lakefront villa places you moments from the white sands of Vanderbilt Beach, premier shopping destinations, world-class dining, and vibrant entertainment. This well designed 2-bedroom plus open den, 2-bathroom home boasts natural light and serene water views. A private pool invites you to soak up the Florida sunshine, while the cozy fireplace with custom lighted built-ins and granite accents adds an elegant touch for cooler evenings. The en suite bedrooms provide

Key facts

• Southern lake views
• Private pool
• Lakefront villa

Tags

• LAKEFRONT VILLA
• PRIVATE POOL
• BUILT-IN WALK-IN CLOSETS
• SOUTHERN LAKE VIEWS
• RESORT-STYLE AMENITIES
• THREE SPARKLING POOLS

Property features AI

Finance

• HOA & community: Mandatory HOA with professional management; Quarterly HOA fee; HOA maintenance covers cable, internet/Wi‑Fi, irrigation water, lawn/land maintenance, exterior pest control, security, sewer, street lights, street maintenance, trash removal and water; Community amenities include beauty salon, bike and jog path, community pool, community room, exercise room, internet access, pickleball, restaurant, sidewalks, tennis courts and underground utilities; Total annual recurring HOA fees reported

Exterior

• Parking: Attached 2-car garage
• Security: Gated community; Professional community management; Security included in HOA maintenance
• Utilities: Central water; Central sewer; Cable available; Electric service for heat and cooling
• Home design: Attached villa; 1-story ranch; Rear exposure facing south; Residential property in Village Walk community
• Construction: Concrete block construction; Stucco exterior; Tile roof; Built in 1995
• Exterior features: Patio; Privacy wall; Below-ground private pool; Lake view / waterfront on a lake; Central irrigation

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator/Freezer; Eat-in kitchen
• Bedrooms: 2 bedrooms plus den (study)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bathroom with dual sinks
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; Foyer; High-speed internet available; Laundry tub; Pull-down attic stairs; Smoke detectors; Vaulted ceiling; Walk-in closet; Eat-in kitchen; Split bedroom floor plan
• Laundry & utility: Washer; Dryer; Laundry tub; Auto garage door opener

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $479k.

Deal economics

• At list price, monthly cash flow is $-362 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $415k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $391k (18.4% below list).
• Recommended offer: $391k (18.4% below list) — sets the bar for 1% rule.

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 flat; 424 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $3,909/mo this rent would consume 51% of the median local household income ($92k/yr) (locally 1712% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $5k of equity ($3k loan paydown + $1k appreciation (0.3% local appreciation)).
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $235k; list at $479k implies a 104% 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 $390,941 (18.4% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 5.39%
• Cash-on-cash: -3.24%
• DSCR: 0.86
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.29% appreciation · 0.92% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.71×
• Total profit: $-38,251
• Equity at exit: $146,191

10-year hold

• IRR: -1.6%
• Equity multiple: 0.83×
• Total profit: $-23,462
• Equity at exit: $181,504

Cash invested: $134,120 (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 34109

• Home prices YoY: 0.1%
• Rents YoY: 0.9%
• Active inventory: 424
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $3,909 high
• Mortgage (P&I): −$2,512
• Tax from tax record: −$185 /mo · $2,217/yr
• Insurance: −$200
• HOA: −$554
• Vacancy / Maint / Mgmt: −$821
• Net cashflow: $-362

Break-even live

Break-even rent $4,367

Max offer price $415,077

Occupancy floor —

Sensitivity live

Price	-10% $-91	-5% $-226	+0% $-362	+5% $-497	+10% $-633
Rent	-10% $-671	-5% $-516	+0% $-362	+5% $-207	+10% $-53
Rate	-1.0pp $-121	-0.5pp $-240	base $-362	+0.5pp $-486	+1.0pp $-612

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: $119,750
• Closing costs: $14,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3511 Vanderbilt Beach Rd Naples, FL	1.0–2.0	1.0–2.0	968	$2,976	$3.07	14d	12	0.19mi
3740 Fieldstone Blvd Unit 104 Naples, FL	3.0	2.0	1456	$2,300	$1.58	14d	1	0.20mi
3745 Fieldstone Blvd Unit 107 Naples, FL	2.0	2.0	1310	$3,800	$2.90	14d	1	0.20mi
3780 Fieldstone Blvd #301 Naples, FL	3.0	2.0	1500	$2,800	$1.87	14d	1	0.23mi
3775 Fieldstone Blvd Unit 102 Naples, FL	2.0	2.0	1281	$4,700	$3.67	14d	1	0.25mi
3320 Bermuda Isle Cir Naples, FL	1.0–3.0	1.0–2.0	1134	$2,390	$2.11	14d	45	0.26mi
2729 Branch Ln Naples, FL	3.0	2.0	1800	$3,650	$2.03	24d	1	0.48mi
3664 El Segundo Ct Naples, FL	2.0	2.0	1680	$5,500	$3.27	24d	1	0.49mi
3687 El Segundo Ct Naples, FL	2.0	2.0	1680	$5,000	$2.98	24d	1	0.49mi
4681 Rio Poco Ct Naples, FL	3.0	2.0	1547	$3,000	$1.94	24d	1	0.56mi
7828 Gardner Dr Unit 5-202 Naples, FL	3.0	2.0	1960	$5,750	$2.93	24d	1	0.57mi
7822 Gardner Dr Unit 6-101 Naples, FL	2.0	2.0	1607	$2,500	$1.56	24d	1	0.58mi
7720 Gardner Dr #201 Naples, FL	3.0	3.0	1960	$5,500	$2.81	24d	1	0.63mi
3296 Twilight Ln #6202 Naples, FL	3.0	2.5	2133	$6,500	$3.05	14d	1	0.65mi
3037 Driftwood Way #3505 Naples, FL	2.0	2.0	1248	$2,500	$2.00	24d	1	0.67mi
3049 Driftwood Way #3806 Naples, FL	3.0	2.5	1818	$4,700	$2.59	24d	1	0.68mi
3062 Driftwood Way #4301 Naples, FL	3.0	2.0	1573	$6,500	$4.13	24d	1	0.72mi
3057 Driftwood Way #4004 Naples, FL	3.0	2.5	1818	$6,400	$3.52	24d	1	0.72mi
3029 Driftwood Way #3303 Naples, FL	2.0	2.0	1248	$4,000	$3.21	24d	1	0.72mi
3025 Driftwood Way #3203 Naples, FL	2.0	2.0	1248	$3,900	$3.12	24d	1	0.73mi
3017 Driftwood Way #3001 Naples, FL	3.0	2.0	1385	$5,000	$3.61	24d	1	0.76mi
3009 Driftwood Way #2802 Naples, FL	3.0	2.0	1399	$2,000	$1.43	24d	1	0.78mi
7762 Gardner Dr #102 Naples, FL	2.0	2.0	1607	$6,000	$3.73	24d	1	0.79mi
3015 Horizon Ln #2702 Naples, FL	3.0	2.0	1399	$1,790	$1.28	24d	1	0.84mi
2585 Old Groves Rd Unit L203 Naples, FL	2.0	2.0	1448	$5,500	$3.80	14d	1	0.90mi
3051 Horizon Ln #1803 Naples, FL	2.0	2.0	1482	$5,100	$3.44	24d	1	0.91mi
3048 Horizon Ln #1104 Naples, FL	3.0	2.5	1818	$5,150	$2.83	24d	1	0.92mi
2885 Citrus Lake Dr Unit N103 Naples, FL	2.0	2.0	1249	$5,250	$4.20	14d	1	0.93mi
2864 Mizzen Way Unit Y106 Naples, FL	2.0	2.0	1350	$5,200	$3.85	14d	1	0.93mi
1156 Oakes Blvd Naples, FL	3.0	2.0	1554	$7,500	$4.83	24d	1	0.94mi
2516 Orchid Bay Dr #203 Naples, FL	2.0	2.0	1360	$4,750	$3.49	24d	1	0.95mi
3035 Horizon Ln #2206 Naples, FL	2.0	2.0	1246	$6,000	$4.82	24d	1	0.96mi
2880 Citrus Lake Dr Unit Q201 Naples, FL	3.0	2.0	1590	$2,495	$1.57	14d	1	0.96mi
7518 Silver Trumpet Ln Unit Q102 Naples, FL	2.0	2.0	1300	$2,600	$2.00	14d	1	0.97mi
2476 Orchid Bay Dr Unit W201 Naples, FL	3.0	2.0	1928	$2,600	$1.35	14d	1	0.99mi
2860 Citrus Lake Dr Unit R202 Naples, FL	3.0	2.0	1590	$5,000	$3.14	24d	1	0.99mi
2860 Citrus Lake Dr Unit R-202 Naples, FL	3.0	2.0	1590	$5,000	$3.14	14d	1	0.99mi
2835 Mizzen Way Naples, FL	3.0	2.0	1641	$2,900	$1.77	24d	1	1.00mi
2730 Sailors Way Naples, FL	3.0	3.0	1700	$9,000	$5.29	24d	1	1.01mi
6325 Wilshire Pines Cir #308 Naples, FL	3.0	2.0	1577	$5,000	$3.17	14d	1	1.03mi

HOA detail

• Monthly dues: $554 · $6,648/yr
• Likely covers: waterpool

Listing history 10 events

1. 2026-06-02
   status $479,000 Pending 14 DOM
2. 2026-06-01
   days on market $479,000 Active 14 DOM
3. 2026-05-31
   days on market $479,000 Active 13 DOM
4. 2026-05-30
   days on market $479,000 Active 12 DOM
5. 2026-05-18
   listed $479,000 Active
6. 2025-06-24
   historical
7. 2025-03-04
   listed $575,000 Active
8. 2008-12-16
   soldstatus $235,000
9. 2002-12-10
   soldstatus $215,000
10. 2001-11-06
    soldstatus $190,000

ⓘ 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: $2,217 · $185/mo
• Projected year-2 tax: $3,976 · $331/mo
• Expected delta: +$1,758/yr (+$147/mo · 79.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $46,913
• − Mortgage interest: −$26,831
• − Property taxes: −$2,217
• − Insurance: −$2,395
• − Repairs & maintenance: −$3,753
• − Management: −$3,753
• − HOA: −$6,648
• − Depreciation: −$13,935
• Taxable loss: −$12,619
• Est. tax savings @ 24.0%: +$3,029
• After-tax cash flow: $-1,314/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

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 27,273
• Household income: $92,259
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 1712.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 9% Black 4% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Cuban 3%
• Common ancestry: Romanian 5% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 20% · Canada, Jamaica, Vietnam
• Languages at home: 77% English-only · Spanish 10% Other Indo-European 5% Russian/Polish/Slavic 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: ▲ 0.29%
• Current HPI: 279.357
• Rent YoY: ▲ 0.92%
• 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

+152.1% since first listed

6 events — show timeline

• 2026-05-18 Listed $479,000 NAPLESMLS
• 2025-06-24 Listing Removed — NAPLESMLS
• 2025-03-04 Listed $575,000 NAPLESMLS
• 2008-12-16 Sold (Public Records) $235,000 Public Records
• 2002-12-10 Sold (Public Records) $215,000 Public Records
• 2001-11-06 Sold (Public Records) $190,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,217 · +2.6% YoY. Source: county tax records.