8093 San Vista Cir Unit 2-2L · Pelican Marsh, FL 34109

$399,900

2 bd · 2.0 ba · 1,450 sqft · Condo public records · 204 Days on market

Built 1994 $896/mo HOA · 20% of rent

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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 +15.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Appreciation +5.1/10.0
• Schools +5.0/10.0
• DSCR +4.8/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Single-story attached villa in the highly-amenitized & centrally-located Villages of Monterey! Currently the least expensive residence in all of Monterey by $500K!…Vaulted ceilings, new roof in 2020 & lush preserve view. Ample space to put your own personal touches on this easy living villa…Maintenance fee includes 24-hour manned security gate, cable, internet, landscaping, water & sewer, and tons of amenities! Property to be sold in "As-Is" condition.

Key facts

• Lush preserve view
• New roof
• $896 HOA

Tags

• SINGLE-STORY ATTACHED VILLA
• LUSH PRESERVE VIEW
• NEW ROOF
• 24-HOUR MANNED SECURITY GATE
• MAINTENANCE FEE INCLUDES CABLE
• MAINTENANCE FEE INCLUDES WATER

Property features AI

Finance

• Other: Property is residential within a 40-unit complex and a building of 2 units
• Financial info: Condo fee quoted quarterly
• HOA & community: Mandatory HOA (professional management); Quarterly condo fee; HOA maintenance covers cable, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, manager, master association fee, recreation facilities, reserves, security, sewer, street lights, and water; Community amenities include clubhouse, community pool, exercise room, library, play area, sidewalks, streetlights, tennis court, pickleball, basketball, billiards, and underground utilities; Gated community; Total annual recurring HOA fees listed; One-time fees may apply

Exterior

• Parking: Attached 2-car garage; No additional parking listed
• Security: Gated community with guard at gate; Shutters (manual)
• Utilities: Central water; Central sewer; Cable available; Underground utilities
• Home design: Attached villa (end-unit duplex); Single-story; Rear exposure facing east; Located in the gated Monterey/Monterey Villas community
• Construction: Built in 1994; Concrete block construction; Stucco exterior; Tile roof; Single-hung and sliding windows; Duplex, end-unit
• Exterior features: Patio

Interior

• Kitchen: Pantry; Cooktop (electric); Range; Self-cleaning oven; Microwave; Dishwasher; Disposal; Refrigerator/freezer
• Bedrooms: 2 bedrooms plus den; Master bedroom includes a sitting area
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bathroom with dual sinks and a shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: High-speed internet available; Pantry; Vaulted ceilings; Walk-in closet; Window coverings; Dining area open to living; Den/study; Open porch/lanai; Unfurnished; Two ceiling fans
• Laundry & utility: Washer and dryer in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $400k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $400k).
• Recommended offer: $352k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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.
• Zoned schools: Pelican Marsh Elementary School (math 87% / reading 83%, grade A+, #35 of 2,144 statewide, top 2%, 709 students, 29% FRL); Barron Collier High School (math 62% / reading 68%, grade B, #76 of 667 statewide, top 11%, 1,650 students, 26% FRL) — zoned schools average 28% FRL vs 55% district-wide (27 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 75% at this address vs 58% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Collier average implies; a family-tenant draw the district grade alone would hide.
• 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 $4,375/mo this rent would consume 57% 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 $4k 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 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $123k; list at $400k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $351,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 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: 1.09% ✓
• Cap rate: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 7.6

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: -0.8%
• Equity multiple: 0.96×
• Total profit: $-4,111
• Equity at exit: $122,050

10-year hold

• IRR: 3.0%
• Equity multiple: 1.31×
• Total profit: $35,180
• Equity at exit: $151,531

Cash invested: $111,972 (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: 7.6×

Monthly cashflow live

• Estimated rent: $4,375 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$130 /mo · $1,563/yr
• Insurance: −$167
• HOA: −$896
• Vacancy / Maint / Mgmt: −$919
• Net cashflow: $166

Break-even live

Break-even rent $4,165

Max offer price $399,900

Occupancy floor 91%

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6914 Satinleaf Rd N #103 Naples, FL	2.0	2.0	1404	$6,200	$4.42	23d	1	0.18mi
6910 Satinleaf Rd N #101 Naples, FL	3.0	2.0	1616	$6,000	$3.71	23d	1	0.18mi
6883 Redbay Park Rd #102 Naples, FL	2.0	2.0	1570	$2,700	$1.72	23d	1	0.31mi
6934 Rain Lily Ct #103 Naples, FL	2.0	2.0	1282	$5,200	$4.06	23d	1	0.32mi
6934 Rain Lily Ct #102 Naples, FL	2.0	2.0	1282	$4,500	$3.51	23d	1	0.32mi
6800 Satinleaf Rd S #104 Naples, FL	3.0	2.0	1616	$3,200	$1.98	23d	1	0.41mi
516 Gordonia Rd Naples, FL	2.0	1.0	1100	$3,200	$2.91	23d	1	0.47mi
6816 Satinleaf Rd S #102 Naples, FL	2.0	2.0	1282	$5,000	$3.90	23d	1	0.50mi
7719 Jewel Ln #103 Naples, FL	2.0	2.0	1022	$3,800	$3.72	23d	1	0.53mi
7756 Jewel Ln #102 Naples, FL	2.0	2.0	1022	$3,700	$3.62	23d	1	0.54mi
7774 Jewel Ln #201 Naples, FL	3.0	2.0	1299	$2,800	$2.16	23d	1	0.54mi
7750 Jewel Ln #101 Naples, FL	3.0	2.0	1199	$2,400	$2.00	21d	1	0.54mi
7750 Jewel Ln #103 Naples, FL	2.0	2.0	1102	$2,100	$1.91	13d	1	0.54mi
7707 Jewel Ln #201 Naples, FL	3.0	2.0	1199	$2,900	$2.42	23d	1	0.56mi
7712 Jewel Ln Naples, FL	2.0	2.0	1022	$1,850	$1.81	23d	1	0.58mi
7754 Emerald Cir Unit T202 Naples, FL	2.0	2.0	1022	$3,850	$3.77	13d	1	0.62mi
7117 Timberland Cir Naples, FL	3.0	2.0	1749	$3,995	$2.28	13d	1	0.69mi
7778 Emerald Cir #204 Naples, FL	3.0	2.0	1199	$6,750	$5.63	13d	1	0.73mi
7778 Emerald Cir #104 Naples, FL	3.0	2.0	1199	$2,300	$1.92	21d	1	0.73mi
7800 Emerald Cir Unit B104 Naples, FL	2.0	2.0	1022	$2,200	$2.15	13d	1	0.77mi
7800 Emerald Cir #104 Naples, FL	2.0	2.0	1022	$2,200	$2.15	21d	1	0.77mi
7794 Emerald Cir Unit A-102 Naples, FL	2.0	2.0	1022	$4,000	$3.91	13d	1	0.77mi
65 Emerald Woods Dr Unit E8 Naples, FL	2.0	2.5	1360	$2,400	$1.76	23d	1	0.77mi
61 Emerald Woods Dr Unit D2 Naples, FL	2.0	2.5	1360	$3,200	$2.35	23d	1	0.80mi
7546 Mill Pond Cir Naples, FL	3.0	2.0	1373	$6,500	$4.73	23d	1	0.81mi
7791 Esmeralda Way #203 Naples, FL	2.0	2.0	1022	$1,950	$1.91	13d	1	0.82mi
6984 Burnt Sienna Cir Naples, FL	3.0	2.0	1749	$12,000	$6.86	23d	1	0.85mi
800 Meadowland Dr Unit N Naples, FL	2.0	2.5	1432	$5,500	$3.84	21d	1	0.86mi
800 Meadowland Dr Unit H Naples, FL	2.0	2.5	1432	$2,700	$1.89	13d	1	0.86mi
790 Meadowland Dr Unit 29-2 Naples, FL	2.0	2.5	1432	$6,000	$4.19	13d	1	0.89mi
820 Meadowland Dr Unit D Naples, FL	2.0	2.5	1432	$5,500	$3.84	13d	1	0.89mi
322 Sugar Pine Ln #322 Naples, FL	2.0	2.0	1311	$2,350	$1.79	23d	1	0.92mi
823 Meadowland Dr Unit H Naples, FL	3.0	2.5	1744	$6,500	$3.73	13d	1	0.92mi
823 Meadowland Dr Unit 41-2 Naples, FL	3.0	2.5	1784	$9,000	$5.04	13d	1	0.92mi
81 Emerald Woods Dr Unit M8 Naples, FL	2.0	2.0	1133	$4,200	$3.71	13d	1	0.93mi
81 Emerald Woods Dr Unit M8 Naples, FL	2.0	2.0	1133	$4,200	$3.71	23d	1	0.93mi
840 Meadowland Dr Unit H Naples, FL	3.0	2.5	1748	$6,900	$3.95	13d	1	0.94mi
6855 Old Banyan Way Naples, FL	2.0	2.0	1684	$7,000	$4.16	23d	1	0.94mi
833 Meadowland Dr Unit 14-3 Naples, FL	2.0	2.5	1360	$5,500	$4.04	13d	1	0.94mi
840 Meadowland Dr Unit H Naples, FL	3.0	2.5	1748	$6,900	$3.95	23d	1	0.95mi

HOA detail condo

• Monthly dues: $896 · $10,752/yr
• Likely covers: watersewerinternetcablelandscapingsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-15
   status $399,900 Pending 204 DOM
2. 2026-05-21
   status Pending With Contingencies
3. 2026-05-13
   price $399,900
4. 2026-02-20
   price $425,000
5. 2026-01-09
   price $445,500
6. 2025-10-29
   listed $469,900 Active
7. 1994-10-17
   soldstatus $122,900

ⓘ 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: $1,563 · $130/mo
• Projected year-2 tax: $3,319 · $277/mo
• Expected delta: +$1,756/yr (+$146/mo · 112.4%)

ⓘ 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 (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 25 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: $52,501
• − Mortgage interest: −$22,401
• − Property taxes: −$1,563
• − Insurance: −$2,000
• − Repairs & maintenance: −$4,200
• − Management: −$4,200
• − HOA: −$10,752
• − Depreciation: −$11,633
• Taxable loss: −$4,248
• Est. tax savings @ 24.0%: +$1,019
• After-tax cash flow: $3,015/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 — Pelican Marsh

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): 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

+225.4% since first listed

6 events — show timeline

• 2026-05-21 Pending — NAPLESMLS
• 2026-05-13 Price Changed $399,900 NAPLESMLS
• 2026-02-20 Price Changed $425,000 NAPLESMLS
• 2026-01-09 Price Changed $445,500 NAPLESMLS
• 2025-10-29 Listed $469,900 NAPLESMLS
• 1994-10-17 Sold (Public Records) $122,900 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,563 · +2.9% YoY. Source: county tax records.