6655 Huntington Lakes Cir #202 · Island Walk, FL 34119

$299,950

2 bd · 2.0 ba · 1,107 sqft · Condo public records · 341 Days on market

Built 2006 $641/mo HOA · 18% 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 +17.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +5.5/10.0
• 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 the best of Naples living at Huntington Lakes, a highly sought-after community that seamlessly blends relaxation and recreation. Located in North Naples, residents enjoy convenient access to shopping, the airport, and I-75, making it easy to explore all that the area has to offer. The community's impressive array of amenities, including three swimming pools, a hot tub, and beautifully landscaped grounds, creates a tranquil oasis perfect for unwinding. Residents can engage in a wide range of pursuits, from sports and fitness to social events and games. This stunning condo boasts modern amenities, including a new dishwasher and air conditioner, and the community's low maintenance f

Key facts

• Hot tub
• Landscaped grounds
• Three swimming pools

Tags

• THREE SWIMMING POOLS
• HOT TUB
• LANDSCAPED GROUNDS
• MODERN AMENITIES
• NEW DISHWASHER
• AIR CONDITIONER

Property features AI

Finance

• Other: Part of Huntington Lakes development; 648 units in complex; 8 units in building; 2 units per floor; 1 floor in this building
• HOA & community: Mandatory HOA; HOA fee $824 quarterly; Master HOA fee $1,100 quarterly; Master and association maintenance covers cable, insurance, internet/Wi‑Fi, irrigation water, lawn/land maintenance, legal/accounting, manager, interior pest control, street lights, street maintenance, trash removal, and water; Community amenities include clubhouse, community pool and spa/hot tub, exercise room, sauna, billiards, library, hobby room, internet access, BBQ/picnic area, bocce court, tennis court, sidewalks, and streetlights; Total annual recurring fees $7,696; one-time fees $150

Exterior

• Parking: 1 assigned covered parking; Detached 1-car carport
• Security: Gated community
• Utilities: Water assessments paid; Sewer assessments paid; Cable available
• Home design: Residential low-rise building (1–3 stories); 2-story building; Rear exposure facing west; Unit 202
• Construction: Concrete block construction; Tile roof; Built in 2006
• Exterior features: Automatic sprinkler system; Arched and double-hung windows; Stucco exterior; Preserve view; Zero lot line

Interior

• Kitchen: Electric cooktop; Dishwasher; Disposal; Microwave; Refrigerator/freezer; Pantry
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and a shower (no tub)
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Built-in cabinets; Cable prewire; High-speed internet available; Pantry; Smoke detectors; Vaulted ceiling; Dining area in living room; Screened lanai/porch; Furnished; 4 ceiling fans; Split bedroom floor plan
• Laundry & utility: Washer/dryer hookup; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#692 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing B+; 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.
• Zoned schools: Veterans Memorial Elementary School (math 78% / reading 79%, grade A, #141 of 2,144 statewide, top 7%, 743 students, 22% FRL); North Naples Middle School (math 79% / reading 73%, grade A, #34 of 571 statewide, top 6%, 903 students, 25% FRL); Gulf Coast High School (math 57% / reading 68%, grade B-, #93 of 667 statewide, top 14%, 2,447 students, 20% FRL) — zoned schools average 22% FRL vs 55% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 72% at this address vs 58% district-wide (+14 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 soft (-2.5%/yr); 590 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 37% of the median local income ($113k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 341 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 11y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,956 (12.0% below list)

Questions for the listing agent

1. It's been on market 341 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: 1.17% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.45%
• DSCR: 1.15
• GRM: 7.1

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: -14.9%
• Equity multiple: 0.49×
• Total profit: $-43,206
• Equity at exit: $44,724

10-year hold

• IRR: -13.9%
• Equity multiple: 0.33×
• Total profit: $-56,322
• Equity at exit: $25,934

Cash invested: $83,986 (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: 590
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,522 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$202 /mo · $2,420/yr
• Insurance: −$125
• HOA: −$641
• Vacancy / Maint / Mgmt: −$740
• Net cashflow: $241

Break-even live

Break-even rent $3,216

Max offer price $299,950

Occupancy floor 88%

Sensitivity live

Price	-10% $411	-5% $326	+0% $241	+5% $157	+10% $72
Rent	-10% $-37	-5% $102	+0% $241	+5% $381	+10% $520
Rate	-1.0pp $393	-0.5pp $318	base $241	+0.5pp $164	+1.0pp $85

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: $74,988
• Closing costs: $8,998
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2700 Cypress Trace Cir #3112 Naples, FL	2.0	2.0	1232	$2,100	$1.70	25d	1	0.06mi
2690 Cypress Trace Cir #3212 Naples, FL	2.0	2.0	1232	$5,300	$4.30	25d	1	0.07mi
2710 Cypress Trace Cir Naples, FL	2.0	2.0	1213	$3,425	$2.82	25d	2	0.09mi
6670 Huntington Lakes Cir #103 Naples, FL	2.0	2.0	1107	$4,250	$3.84	25d	1	0.10mi
6670 Huntington Lakes Cir #103 Naples, FL	2.0	2.0	1107	$4,000	$3.61	15d	1	0.10mi
6605 Huntington Lakes Cir #203 Naples, FL	2.0	2.0	1107	$2,400	$2.17	25d	1	0.10mi
2720 Cypress Trace Cir Naples, FL	2.0–3.0	2.0	1283	$2,100	$1.64	25d	3	0.12mi
2925 Cypress Trace Cir #201 Naples, FL	2.0	2.0	1094	$4,500	$4.11	25d	1	0.16mi
2870 Cypress Trace Cir #1713 Naples, FL	2.0	2.0	1414	$2,900	$2.05	25d	1	0.17mi
2880 Cypress Trace Cir #103 Naples, FL	2.0	2.0	1372	$5,500	$4.01	25d	1	0.17mi
6920 Huntington Lakes Cir #103 Naples, FL	2.0	2.0	1107	$2,700	$2.44	25d	1	0.19mi
2895 Cypress Trace Cir #104 Naples, FL	2.0	2.0	1252	$4,800	$3.83	25d	1	0.21mi
2895 Cypress Trace Cir #202 Naples, FL	2.0	2.0	1232	$4,500	$3.65	25d	1	0.21mi
2820 Cypress Trace Cir Naples, FL	2.0	2.0	1254	$3,748	$2.99	25d	3	0.22mi
2855 Cypress Trace Cir #102 Naples, FL	2.0	2.0	1232	$2,000	$1.62	15d	1	0.22mi
2855 Cypress Trace Cir #202 Naples, FL	2.0	2.0	1232	$4,800	$3.90	15d	1	0.22mi
2730 Cypress Trace Cir Unit 2836S Naples, FL	2.0	2.0	1194	$5,000	$4.19	25d	1	0.23mi
2730 Cypress Trace Cir Unit 2836A Naples, FL	2.0	2.0	1194	$2,000	$1.68	25d	1	0.23mi
2730 Cypress Trace Cir Unit 1 Naples, FL	2.0	2.0	1232	$5,500	$4.46	25d	1	0.23mi
6750 Huntington Lakes Cir #103 Naples, FL	2.0	2.0	1185	$2,300	$1.94	22d	1	0.24mi
2835 Cypress Trace Cir Unit 1049710P Naples, FL	3.0	2.0	1248	$4,110	$3.29	15d	1	0.24mi
2740 Cypress Trace Cir Naples, FL	2.0	2.0	1493	$3,488	$2.34	25d	3	0.26mi
6880 Huntington Lakes Cir #203 Naples, FL	2.0	2.0	1231	$3,750	$3.05	25d	1	0.27mi
2790 Cypress Trace Cir Naples, FL	2.0	2.0	1537	$5,000	$3.25	25d	2	0.31mi
2469 Millcreek Ln #102 Naples, FL	2.0	2.0	1107	$3,495	$3.16	25d	1	0.32mi
6655 Huntington Lakes Cir #204 Naples, FL	3.0	2.0	1315	$3,500	$2.66	25d	1	0.34mi
2456 Millcreek Ln #102 Naples, FL	2.0	2.0	1107	$2,375	$2.15	25d	1	0.37mi
2408 Millcreek Ln #202 Naples, FL	2.0	2.0	1207	$2,200	$1.82	25d	1	0.38mi
6544 Huntington Lakes Cir Unit 9-204 Naples, FL	3.0	2.0	1382	$4,250	$3.08	25d	1	0.40mi
5693 Heron Ln #502 Naples, FL	2.0	2.0	1490	$6,800	$4.56	25d	1	0.47mi
5045 Cedar Springs Dr #103 Naples, FL	2.0	2.0	1202	$5,000	$4.16	25d	1	0.95mi
5045 Cedar Springs Dr #203 Naples, FL	2.0	2.0	1427	$4,200	$2.94	25d	1	0.95mi
5025 Cedar Springs Dr #102 Naples, FL	2.0	2.0	1202	$1,590	$1.32	15d	1	0.95mi
5025 Cedar Springs Dr #102 Naples, FL	2.0	2.5	1202	$3,510	$2.92	25d	1	0.95mi
5455 Worthington Ln #202 Naples, FL	2.0	2.0	1427	$3,900	$2.73	25d	1	0.95mi
5455 Worthington Ln #103 Naples, FL	2.0	2.0	1202	$5,000	$4.16	25d	1	0.95mi
4970 Deerfield Way Unit F-203 Naples, FL	2.0	2.0	1388	$1,990	$1.43	15d	1	0.98mi
4910 Deerfield Way Unit A-203 Naples, FL	2.0	2.0	1388	$5,500	$3.96	15d	1	0.99mi
4910 Deerfield Way #103 Naples, FL	2.0	2.0	1200	$4,800	$4.00	22d	1	0.99mi
4960 Deerfield Way Unit E102 Naples, FL	2.0	2.0	1202	$4,250	$3.54	15d	1	1.01mi

HOA detail condo

• Monthly dues: $641 · $7,692/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-05-31
   days on market $299,950 Active 341 DOM
2. 2026-05-30
   days on market $299,950 Active 340 DOM
3. 2025-08-19
   price $299,950
4. 2025-06-24
   listed $308,900 Active
5. 2025-05-16
   historical
6. 2025-03-29
   price $309,900
7. 2025-03-03
   status Active
8. 2025-02-28
   historical
9. 2025-01-10
   price $319,900
10. 2024-10-25
    price $329,900
11. 2024-10-16
    status Active
12. 2024-09-23
    status Pending
13. 2024-07-08
    price $339,900
14. 2024-05-13
    price $349,900
15. 2024-05-02
    listed $359,900 Active
16. 2024-04-23
    historical
17. 2024-01-11
    listed $380,000 Active
18. 2023-12-31
    historical
19. 2023-11-22
    price $382,500
20. 2023-09-27
    price $387,500
21. 2023-08-14
    price $392,500
22. 2023-07-11
    listed $397,500 Active
23. 2022-03-05
    soldstatus $325,000
24. 2022-03-01
    soldstatus $325,000 Sold
25. 2022-02-02
    status Pending
26. 2022-01-08
    status Pending With Contingencies
27. 2022-01-06
    status Active
28. 2022-01-03
    status Pending With Contingencies
29. 2021-12-30
    listed $324,900 Active
30. 2015-05-14
    listed $285,000
31. 2007-01-15
    historical
32. 2005-03-04
    soldstatus $222,500
33. 2005-02-25
    soldstatus $185,000

ⓘ 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: $2,420 · $202/mo
• Projected year-2 tax: $2,490 · $207/mo
• Expected delta: +$69/yr (+$6/mo · 2.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 31 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: $42,260
• − Mortgage interest: −$16,802
• − Property taxes: −$2,420
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,381
• − Management: −$3,381
• − HOA: −$7,692
• − Depreciation: −$8,726
• Taxable loss: −$1,642
• Est. tax savings @ 24.0%: +$394
• After-tax cash flow: $3,291/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 — Island Walk

• Score: 64/100
• State rank: #692
• US rank: #14444

Category grades

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

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): 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

+62.1% since first listed

31 events — show timeline

• 2025-08-19 Price Changed $299,950 NAPLESMLS
• 2025-06-24 Listed $308,900 NAPLESMLS
• 2025-05-16 Listing Removed — NAPLESMLS
• 2025-03-29 Price Changed $309,900 NAPLESMLS
• 2025-03-03 Relisted — NAPLESMLS
• 2025-02-28 Listing Removed — NAPLESMLS
• 2025-01-10 Price Changed $319,900 NAPLESMLS
• 2024-10-25 Price Changed $329,900 NAPLESMLS
• 2024-10-16 Relisted — NAPLESMLS
• 2024-09-23 Pending — NAPLESMLS
• 2024-07-08 Price Changed $339,900 NAPLESMLS
• 2024-05-13 Price Changed $349,900 NAPLESMLS
• 2024-05-02 Listed $359,900 NAPLESMLS
• 2024-04-23 Listing Removed — NAPLESMLS
• 2024-01-11 Listed $380,000 NAPLESMLS
• 2023-12-31 Listing Removed — NAPLESMLS
• 2023-11-22 Price Changed $382,500 NAPLESMLS
• 2023-09-27 Price Changed $387,500 NAPLESMLS
• 2023-08-14 Price Changed $392,500 NAPLESMLS
• 2023-07-11 Listed $397,500 NAPLESMLS
• 2022-03-05 Sold (Public Records) $325,000 Public Records
• 2022-03-01 Sold (MLS) $325,000 NAPLESMLS
• 2022-02-02 Pending — NAPLESMLS
• 2022-01-08 Pending — NAPLESMLS
• 2022-01-06 Relisted — NAPLESMLS
• 2022-01-03 Pending — NAPLESMLS
• 2021-12-30 Listed $324,900 NAPLESMLS
• 2015-05-14 Listed $285,000 FORTMLS
• 2007-01-15 Listing Removed — FORTMLS
• 2005-03-04 Sold (Public Records) $222,500 Public Records
• 2005-02-25 Sold (Public Records) $185,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,420 · -0.7% YoY. Source: county tax records.