6730 Beach Resort Dr #16 · Winding Cypress, FL 34114

$410,000

2 bd · 2.0 ba · 1,351 sqft · Condo public records · 95 Days on market

Built 1999 $662/mo HOA · 16% 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 +14.0/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• 1% rule +4.9/10.0
• DSCR +4.3/10.0
• Appreciation +4.3/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Falling Waters Beach Resort is located 15 minutes in either direction to Marco Island's AND NAPLES' World Renowned, Pristine Beaches, 5th AVE FINE 5 * * * * * Dining, Entertainment, Golf, Biking, Parks, Home of the Pickleball US Open!! Just 5 minutes to Fresh Market, LOTS of Shopping and Eateries Nearby! TRULY AMAZING LOCATION! The community boasts a Clubhouse and Tropical 600ft LAZY RIVER resort-style pool! Step into this Furnished, Open, PRIVATE END UNIT With EXTRA LIGHT, AIR CONDITIONED SPACIOUS LANAI! NEW AC AND NEW HOT WATER HEATER! Newer IMMACULATE QUALITY SOLID WOOD CABINETRY in KITCHEN AND BATHS, NEW Kitchen Aid Refrigerator, all appliances "Like New", Granite Counte

Key facts

• Private end unit
• New hot water heater
• Spacious lanai

Tags

• PRIVATE END UNIT
• SPACIOUS LANAI
• NEW AC
• NEW HOT WATER HEATER
• QUALITY SOLID WOOD CABINETRY
• NEW KITCHEN AID REFRIGERATOR

Property features AI

Finance

• Financial info: Total annual recurring HOA fees: $7,940; Total one-time fees: $150
• HOA & community: Quarterly HOA fee (covers cable, insurance, internet/WiFi, irrigation water, lawn/land maintenance, exterior pest control, repairs, street maintenance, trash removal, water); Professional management; Community amenities include clubhouse, community pool, tennis courts, pickleball, bike and jog path, BBQ/picnic area, and internet access; Gated community

Exterior

• Parking: Deeded parking; Detached 1-car garage; Attached 1-car carport
• Security: Gated community; Entry keypad
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential low-rise (1–3 stories); End-unit; Rear exposure faces northeast; Part of Falling Waters Beach Resort development
• Construction: Concrete block construction; Built in 1999
• Exterior features: Stucco exterior; Tile roof; Double-hung and sliding windows; Zero lot line; Paved road access; Lake frontage / waterfront and water feature view; Central irrigation

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Self-cleaning oven; Refrigerator/Freezer
• Bedrooms: 2 bedrooms with a split bedroom floor plan
• Flooring: Tile; Carpet
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Vaulted ceiling; Smoke detectors; Dining area in living room; Glass porch; Laundry in residence; Furnished
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $410k.

Deal economics

• At list price, monthly cash flow is $-372 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $344k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $406k (1.0% below list).
• Recommended offer: $344k (16.0% below list) — sets the bar for cash-flow.

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.
• Zoned schools: Lely Elementary School (math 45% / reading 46%, grade D-, #1,247 of 2,144 statewide, top 59%, 499 students, 62% FRL); Manatee Middle School (math 61% / reading 43%, grade C+, #217 of 571 statewide, top 40%, 749 students, 64% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL).
• Zoned-school proficiency averages 46% at this address vs 58% district-wide (-12 pts) — the specific schools serving this property underperform the Collier average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.2%/yr); 904 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); solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $4,057/mo this rent would consume 55% of the median local household income ($89k/yr) (locally 550% 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 (-1.5%/yr); year-one equity from $3k of loan paydown is wiped out by about $6k 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 95 days — a 9% lower offer ($373k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $188k; list at $410k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $344,270 (16.0% 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. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 0.99% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.48% appreciation · 3.21% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.46×
• Total profit: $-62,007
• Equity at exit: $89,590

10-year hold

• IRR: -5.5%
• Equity multiple: 0.53×
• Total profit: $-54,358
• Equity at exit: $86,301

Cash invested: $114,800 (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 34114

• Home prices YoY: -0.6%
• Rents YoY: 3.2%
• Active inventory: 904
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $4,057 high
• Mortgage (P&I): −$2,150
• Tax from tax record: −$168 /mo · $2,015/yr
• Insurance: −$171
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$662
• Vacancy / Maint / Mgmt: −$852
• Net cashflow: $-372

Break-even live

Break-even rent $4,528

Max offer price $344,270

Occupancy floor —

Sensitivity live

Price	-10% $-140	-5% $-256	+0% $-372	+5% $-488	+10% $-604
Rent	-10% $-693	-5% $-532	+0% $-372	+5% $-212	+10% $-52
Rate	-1.0pp $-166	-0.5pp $-268	base $-372	+0.5pp $-478	+1.0pp $-586

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: $102,500
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6680 Beach Resort Dr Unit 1214 Naples, FL	2.0	2.0	1351	$4,500	$3.33	15d	1	0.06mi
6750 Beach Resort Dr Naples, FL	2.0	2.0	1351	$3,200	$2.37	15d	2	0.14mi
6750 Beach Resort Dr #7 Naples, FL	2.0	2.0	1351	$3,900	$2.89	25d	1	0.14mi
6650 Beach Resort Dr Unit 908 Naples, FL	2.0	2.0	1351	$4,600	$3.40	15d	1	0.21mi
6590 Beach Resort Dr Unit 305 Naples, FL	2.0	2.0	1351	$4,500	$3.33	15d	1	0.44mi
7052 Live Oak Dr Naples, FL	2.0	2.0	1685	$9,000	$5.34	25d	1	0.52mi
274 Riverwood Rd Unit 1546056P Naples, FL	2.0	2.0	1496	$4,451	$2.98	15d	1	0.71mi
9175 Celeste Dr Unit 105 Naples, FL	2.0	2.0	1000	$2,000	$2.00	25d	1	0.75mi
9187 Celeste Dr Unit 1073494P Naples, FL	2.0	2.0	1399	$2,979	$2.13	15d	1	0.75mi
1747 Beverly Dr Naples, FL	2.0	2.0	1080	$2,300	$2.13	25d	1	0.76mi
9159 Delano St #9905 Naples, FL	3.0	2.0	1770	$4,995	$2.82	25d	1	0.78mi
9155 Delano St Unit 1545913P Naples, FL	3.0	2.0	1797	$3,871	$2.15	15d	1	0.79mi
9165 Celeste Dr Unit 3-303 Naples, FL	2.0	2.0	1000	$6,500	$6.50	25d	1	0.79mi
9151 Delano St #9702 Naples, FL	3.0	2.5	1733	$2,650	$1.53	15d	1	0.79mi
9111 Capistrano St S #8303 Naples, FL	2.0	2.5	1432	$7,500	$5.24	25d	1	0.88mi
22 Cypress View Dr Unit B22 Naples, FL	2.0	2.0	1534	$7,000	$4.56	25d	1	0.89mi
1171 Tranquil Brook Dr Naples, FL	2.0	2.0	1503	$4,500	$2.99	15d	1	0.90mi
9118 Chula Vista St #12002 Naples, FL	2.0	2.5	1531	$4,200	$2.74	25d	1	0.90mi
9115 Capistrano St S #8207 Naples, FL	2.0	2.5	1494	$6,000	$4.02	25d	1	0.91mi
1276 Enbrook Loop Naples, FL	2.0	2.0	1503	$5,000	$3.33	25d	1	0.91mi
158 Rookery Rd Naples, FL	3.0	2.0	1456	$2,450	$1.68	25d	1	0.93mi
9109 Yuba Ln Unit 80 Naples, FL	3.0	2.5	1729	$3,900	$2.26	25d	1	0.95mi
9102 Capistrano St S Unit 72-3 Naples, FL	2.0	2.5	1520	$6,500	$4.28	25d	1	0.96mi
9102 Chula Vista St #11302 Naples, FL	2.0	2.5	1531	$2,695	$1.76	23d	1	0.97mi
1022 Manatee Rd Unit D107 Naples, FL	2.0	2.0	1000	$2,000	$2.00	25d	1	0.98mi
1010 Manatee Rd Unit B304 Naples, FL	2.0	2.0	1000	$1,800	$1.80	25d	1	0.99mi
9092 Chula Vista St #11003 Naples, FL	2.0	2.0	1404	$6,850	$4.88	25d	1	0.99mi
9081 Albion Ln S #6505 Naples, FL	2.0	2.0	1225	$7,500	$6.12	25d	1	1.00mi
2235 Yellowfin Cir Naples, FL	2.0	2.0	1500	$2,795	$1.86	25d	1	1.01mi
9088 Chula Vista St Unit 108-3 Naples, FL	2.0	2.0	1404	$5,700	$4.06	25d	1	1.01mi
1212 Enbrook Loop Naples, FL	2.0	2.0	1496	$2,850	$1.91	25d	1	1.01mi
2244 Yellowfin Cir Naples, FL	3.0	2.0	1655	$3,300	$1.99	15d	1	1.01mi
1000 Manatee Rd Unit A201 Naples, FL	2.0	2.0	1000	$1,695	$1.70	25d	1	1.02mi
9066 Albion Ln N #5106 Naples, FL	3.0	2.5	1715	$6,500	$3.79	23d	1	1.04mi
9071 Albion Ln N #5706 Naples, FL	2.0	2.5	1441	$2,200	$1.53	25d	1	1.04mi
9072 Rialto St #6302 Naples, FL	3.0	2.0	1771	$8,250	$4.66	23d	1	1.05mi
1014 Manatee Rd Unit F307 Naples, FL	2.0	2.0	900	$1,800	$2.00	25d	1	1.05mi
9076 Rialto St Unit 62 Naples, FL	3.0	2.5	1624	$7,500	$4.62	25d	1	1.06mi
1078 Rolling Brook Ln Naples, FL	2.0	2.0	1503	$2,750	$1.83	23d	1	1.07mi
9073 Rialto St #6002 Naples, FL	3.0	2.0	1771	$7,500	$4.23	25d	1	1.07mi

HOA detail condo

• Monthly dues: $662 · $7,944/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-21
   days on market $410,000 Active 95 DOM
2. 2026-06-18
   days on market $410,000 Active 92 DOM
3. 2026-06-17
   days on market $410,000 Active 91 DOM
4. 2026-06-16
   days on market $410,000 Active 90 DOM
5. 2026-06-15
   days on market $410,000 Active 89 DOM
6. 2026-06-14
   days on market $410,000 Active 87 DOM
7. 2026-06-10
   days on market $410,000 Active 84 DOM
8. 2026-06-09
   days on market $410,000 Active 83 DOM
9. 2026-06-08
   days on market $410,000 Active 82 DOM
10. 2026-06-07
    days on market $410,000 Active 81 DOM
11. 2026-06-03
    days on market $410,000 Active 77 DOM
12. 2026-06-03
    remarks 689-char remark
13. 2026-06-03
    listed $410,000 Active 76 DOM

ⓘ 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: $2,015 · $168/mo
• Projected year-2 tax: $3,403 · $284/mo
• Expected delta: +$1,388/yr (+$116/mo · 68.9%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 96% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $48,688
• − Mortgage interest: −$22,966
• − Property taxes: −$2,015
• − Insurance: −$7,168
• − Repairs & maintenance: −$3,895
• − Management: −$3,895
• − HOA: −$7,944
• − Depreciation: −$11,927
• Taxable loss: −$11,123
• Est. tax savings @ 24.0%: +$2,670
• After-tax cash flow: $-1,795/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 — Winding Cypress

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): 23,559
• Household income: $89,334
• Rent vs Own: 15.3% rent · 84.7% own
• Severe rent burden: 550.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 17% Two or more races 13% Black 7%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1% Cuban 3%
• Common ancestry: Hispanic 5% Romanian 4% Lithuanian 1%
• Foreign-born: 21% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 15% French/Haitian/Cajun 5% Other Indo-European 4%

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: ▼ -1.48%
• Current HPI: 266.5545
• Rent YoY: ▲ 3.21%
• 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

+105.0% since first listed

3 events — show timeline

• 2026-03-18 Listed $410,000 NAPLESMLS
• 2014-04-21 Sold (Public Records) $188,500 Public Records
• 2004-02-26 Sold (Public Records) $200,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,015 · +7.4% YoY. Source: county tax records.