110 Siena Way #206 · Vineyards, FL 34119

$320,000

3 bd · 2.0 ba · 1,633 sqft · Condo public records · 60 Days on market

Built 1990 $767/mo HOA · 17% 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 +26.2/30.0
• 1% rule +9.4/10.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 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

Welcome to your slice of paradise in Tuscany at the Vineyards! This charming condo offers the perfect blend of comfort, style, and convenience in one of Naples’ most desirable communities. Newer AC, dishwasher, roofs, and renovated community center. Step inside to discover a bright and inviting living space that’s ideal for both relaxing and entertaining. Located just moments from the resort-style pool and spa, as well as the beautifully appointed clubhouse, this condo places you right in the heart of the community’s best amenities. Whether you’re enjoying a morning swim, unwinding in the spa, or socializing with neighbors, everything you need is just a short stroll

Key facts

• Newer ac
• Clubhouse
• Newer dishwasher

Tags

• NEWER AC
• NEWER DISHWASHER
• NEWER ROOFS
• RESORT STYLE POOL
• SPA
• CLUBHOUSE

Property features AI

Finance

• Other: Property is one of 8 units in the building and the complex contains 120 units; Two units per floor; building has one floor; Lot/unit identified as Unit 206; total area listed
• HOA & community: Mandatory HOA with professional management; Quarterly condo fee (listed quarterly amount); Annual recurring fees noted; HOA maintenance covers legal/accounting, master association fee, exterior pest control, recreation facilities, repairs, reserves, sewer, street lights, street maintenance and trash removal; Community amenities include clubhouse, community pool and spa, tennis courts, bike & jog path, bike storage, community park, BBQ/picnic areas, community room, sidewalks, streetlights, underground utilities, golf course (non-equity) and private membership options; Community type: Golf course, non-gated

Exterior

• Parking: Detached carport (1 space)
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential low-rise (1–3 stories); Built in 1990; Zero lot line; Rear exposure faces northwest; Located in the Vineyards community (Tuscany sub-condo)
• Construction: Concrete block construction; Tile roof
• Exterior features: Automatic sprinkler system; Single-hung and sliding windows; Stucco exterior finish

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Range (gas or electric not specified); Self-cleaning oven; Refrigerator / freezer; Refrigerator / icemaker
• Bedrooms: 3 bedrooms (split bedroom floor plan)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and separate tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire / cable available; Foyer; French doors; High-speed internet available; Pantry; Smoke detectors; Tray ceiling; Vaulted ceiling; Laundry in residence; Open porch / lanai; Furnished
• Laundry & utility: Washer; Dryer; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $320k.

Deal economics

• At list price, monthly cash flow is $818 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $320k).
• Recommended offer: $310k (3.0% below list) — sets the bar for market timing.

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 soft (-2.5%/yr); 591 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• At $4,605/mo this rent would consume 49% of the median local household income ($113k/yr) (locally 741% 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 60 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask is 12700% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $150k; list at $320k implies a 113% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $310,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.44% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.96%
• DSCR: 1.49
• GRM: 5.8

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: -4.0%
• Equity multiple: 0.86×
• Total profit: $-12,801
• Equity at exit: $47,713

10-year hold

• IRR: 1.1%
• Equity multiple: 1.06×
• Total profit: $5,592
• Equity at exit: $27,668

Cash invested: $89,600 (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: 591
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $4,605 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$241 /mo · $2,897/yr
• Insurance: −$133
• HOA: −$767
• Vacancy / Maint / Mgmt: −$967
• Net cashflow: $818

Break-even live

Break-even rent $3,569

Max offer price $320,000

Occupancy floor 77%

Sensitivity live

Price	-10% $999	-5% $909	+0% $818	+5% $728	+10% $637
Rent	-10% $454	-5% $636	+0% $818	+5% $1,000	+10% $1,182
Rate	-1.0pp $979	-0.5pp $899	base $818	+0.5pp $735	+1.0pp $651

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
155 Vintage Cir #103 Naples, FL	2.0	2.0	1500	$5,000	$3.33	15d	1	0.06mi
106 Siena Way #1508 Naples, FL	2.0	2.0	1414	$4,500	$3.18	24d	1	0.07mi
172 Vintage Cir #202 Naples, FL	3.0	2.0	1774	$5,195	$2.93	15d	1	0.09mi
104 Siena Way #1407 Naples, FL	2.0	2.0	1450	$7,000	$4.83	24d	1	0.10mi
230 Vintage Cir Unit A-404 Naples, FL	2.0	2.0	1290	$5,000	$3.88	15d	1	0.10mi
103 Tuscana Ct #1107 Naples, FL	2.0	2.0	1412	$5,000	$3.54	24d	1	0.14mi
210 Vintage Cir Unit C401 Naples, FL	3.0	2.0	1520	$6,500	$4.28	15d	1	0.14mi
102 Tuscana Ct #901 Naples, FL	2.0	2.0	1631	$2,300	$1.41	24d	1	0.16mi
200 Vintage Cir Unit D304 Naples, FL	3.0	2.0	1492	$2,800	$1.88	15d	1	0.17mi
152 Napa Ridge Way Naples, FL	3.0	2.0	1775	$7,000	$3.94	24d	1	0.26mi
89 Silver Oaks Cir #5103 Naples, FL	2.0	2.0	1373	$2,800	$2.04	22d	1	0.26mi
224 Via Perignon Unit 5-4 Naples, FL	2.0	2.5	2085	$6,000	$2.88	22d	1	0.29mi
6025 Chardonnay Ln Unit 1Unit 102 Naples, FL	2.0	2.0	1414	$2,195	$1.55	24d	1	0.29mi
57 Silver Oaks Cir #13103 Naples, FL	2.0	2.0	1373	$5,000	$3.64	22d	1	0.31mi
56 Silver Oaks Cir Unit 102 Naples, FL	2.0	2.0	1373	$4,500	$3.28	15d	1	0.32mi
271 Perignon Pl Unit 16-1 Naples, FL	2.0	2.0	1449	$2,700	$1.86	24d	1	0.36mi
5950 Almaden Dr Naples, FL	3.0	2.0	1762	$6,500	$3.69	24d	1	0.44mi
116 Fountain Cir Naples, FL	3.0	2.0	1561	$4,500	$2.88	24d	1	0.45mi
6260 Bellerive Ave #402 Naples, FL	3.0	2.0	1708	$7,000	$4.10	22d	1	0.57mi
1190 Reserve Way #304 Naples, FL	2.0	2.0	1059	$2,900	$2.74	24d	1	0.60mi
1180 Reserve Way Naples, FL	1.0–2.0	1.0–2.0	954	$2,000	$2.10	24d	2	0.62mi
1180 Reserve Way Naples, FL	1.0–2.0	1.0–2.0	912	$1,990	$2.18	15d	3	0.62mi
1220 Reserve Way #305 Naples, FL	2.0	2.0	1059	$1,950	$1.84	24d	1	0.64mi
1205 Reserve Way #302 Naples, FL	3.0	2.0	1239	$2,300	$1.86	15d	1	0.71mi
1303 Verde Dr Unit 1603 Naples, FL	3.0	2.0	1877	$2,500	$1.33	15d	1	0.82mi
1299 Verde Dr Unit 1503 Naples, FL	3.0	2.0	1744	$4,200	$2.41	15d	1	0.84mi
1105 Reserve Ct #307 Naples, FL	3.0	2.0	1239	$1,995	$1.61	15d	1	0.88mi
1105 Reserve Ct #206 Naples, FL	2.0	2.0	1100	$2,000	$1.82	15d	1	0.88mi
1115 Reserve Ct Unit 2 Naples, FL	2.0	2.0	1100	$1,800	$1.64	15d	1	0.89mi
515 Laguna Royale Blvd #102 Naples, FL	3.0	2.0	1900	$2,995	$1.58	15d	1	0.94mi
1256 Carpazi Ct #502 Naples, FL	3.0	2.0	1744	$2,495	$1.43	24d	1	0.99mi
1256 Carpazi Ct Unit 502 Naples, FL	3.0	2.0	1744	$2,495	$1.43	15d	1	0.99mi
575 El Camino Real Unit 6 Naples, FL	2.0	2.0	2050	$3,700	$1.80	15d	1	1.05mi
580 El Camino Real #3805 Naples, FL	2.0	2.0	1772	$13,500	$7.62	24d	1	1.08mi
836 Hampton Cir #171 Naples, FL	3.0	2.5	1580	$5,000	$3.16	24d	1	1.15mi
836 Hampton Cir #171 Naples, FL	3.0	2.5	1580	$5,000	$3.16	22d	1	1.15mi
12914 Brynwood Preserve Ln Naples, FL	2.0	2.0	1720	$7,000	$4.07	24d	1	1.20mi
12902 Brynwood Preserve Ln Naples, FL	3.0	3.0	2100	$7,500	$3.57	24d	1	1.23mi
5356 Sycamore Dr Naples, FL	3.0	2.0	2060	$4,000	$1.94	24d	1	1.26mi
13078 Pembroke Dr Naples, FL	3.0	2.5	2024	$6,500	$3.21	24d	1	1.28mi

HOA detail condo

• Monthly dues: $767 · $9,204/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   days on market $320,000 Active 60 DOM
2. 2026-06-18
   days on market $320,000 Active 57 DOM
3. 2026-06-17
   days on market $320,000 Active 56 DOM
4. 2026-06-16
   days on market $320,000 Active 55 DOM
5. 2026-06-15
   days on market $320,000 Active 54 DOM
6. 2026-06-14
   days on market $320,000 Active 52 DOM
7. 2026-06-10
   days on market $320,000 Active 49 DOM
8. 2026-06-09
   days on market $320,000 Active 48 DOM
9. 2026-06-08
   days on market $320,000 Active 47 DOM
10. 2026-06-07
    days on market $320,000 Active 46 DOM
11. 2026-06-03
    days on market $320,000 Active 42 DOM
12. 2026-06-02
    days on market $320,000 Active 41 DOM
13. 2026-06-01
    days on market $320,000 Active 40 DOM
14. 2026-05-31
    days on market $320,000 Active 39 DOM
15. 2026-05-30
    days on market $320,000 Active 38 DOM
16. 2026-04-23
    listed $2,500
17. 2026-04-22
    listed $320,000 Active
18. 2025-10-02
    status Active
19. 2025-08-20
    status Active
20. 2025-08-13
    status Pending With Contingencies
21. 2025-03-22
    listed $350,000 Active
22. 2023-05-30
    historical
23. 2023-02-28
    listed $439,000 Active
24. 2022-12-01
    historical
25. 2022-07-21
    price $449,500
26. 2022-05-07
    listed $499,000 Active
27. 2003-07-02
    soldstatus $150,000
28. 1998-07-02
    soldstatus $135,500

ⓘ 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: $2,897 · $241/mo
• Projected year-2 tax: $2,897 · $241/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $55,260
• − Mortgage interest: −$17,925
• − Property taxes: −$2,897
• − Insurance: −$1,600
• − Repairs & maintenance: −$4,421
• − Management: −$4,421
• − HOA: −$9,204
• − Depreciation: −$9,309
• Taxable income: $5,483
• Est. tax owed @ 24.0%: −$1,316
• After-tax cash flow: $8,501/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

• Census place: Vineyards, FL
• 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

-98.2% since first listed

13 events — show timeline

• 2026-04-23 Listed for Rent $2,500 FGCMLS
• 2026-04-22 Listed $320,000 NAPLESMLS
• 2025-10-02 Relisted — BEARMLS
• 2025-08-20 Relisted — BEARMLS
• 2025-08-13 Pending — BEARMLS
• 2025-03-22 Listed $350,000 BEARMLS
• 2023-05-30 Listing Removed — NAPLESMLS
• 2023-02-28 Listed $439,000 NAPLESMLS
• 2022-12-01 Listing Removed — NAPLESMLS
• 2022-07-21 Price Changed $449,500 NAPLESMLS
• 2022-05-07 Listed $499,000 NAPLESMLS
• 2003-07-02 Sold (Public Records) $150,000 Public Records
• 1998-07-02 Sold (Public Records) $135,500 Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,897 · -1.6% YoY. Source: county tax records.