252 Via Perignon Unit 10-3 · Vineyards, FL 34119

$535,000

3 bd · 2.5 ba · 2,266 sqft · Condo public records · 114 Days on market

Built 1991 $875/mo HOA · 15% 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 +17.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• DSCR +5.4/10.0
• 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

Truly one of the best values in The Vineyards. Nestled within the prestigious enclave of Vineyards Country Club in Naples, this exquisite second-floor coach home offers a masterclass in modern coastal elegance. From the moment you arrive at the attached single-car garage and step inside, the home’s rich design language is on full display, beginning with a striking staircase featuring wood-grain treads and crisp white risers. As you ascend, a thoughtfully placed skylight bathes the entryway in natural light, setting a bright and airy tone that carries throughout the entire residence. The heart of the home has been completely transformed through a comprehensive kitchen remodel, where a

Key facts

• Striking staircase
• $875 HOA
• Garage

Tags

• ATTACHED SINGLE-CAR GARAGE
• STRIKING STAIRCASE
• THOUGHTFULLY PLACED SKYLIGHT
• COMPREHENSIVE KITCHEN REMODEL
• PREMIUM QUARTZ COUNTERTOPS
• TUMBLED TILE BACKSPLASH

Property features AI

Finance

• HOA & community: Mandatory HOA with professional management; Quarterly condo fee; Annual recurring fees total $10,500; One-time fees $150; HOA maintenance covers insurance, irrigation water, lawn/land maintenance, master association fee, exterior pest control, street lights, street maintenance, and trash removal; Community amenities include community pool, community park, golf course, restaurant, private membership, internet access, sidewalks, streetlights, and underground utilities; Gated community (Vineyards / Tra Vigne development)

Exterior

• Parking: Attached garage (1 space); Paved guest parking
• Security: Gated
• Utilities: Central water; Central sewer (assessment unpaid); Cable available
• Home design: Residential property; Low-rise (1–3) carriage/coach style; Rear exposure to the east; Zero lot line
• Construction: Concrete block construction; Stucco exterior; Tile roof; Built in 1991
• Exterior features: Patio; Landscaped area view; Pool/club view; Gated community

Interior

• Kitchen: Range; Microwave; Dishwasher; Disposal; Refrigerator/Freezer
• Bedrooms: 3 bedrooms plus a den
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; Closet cabinets; Foyer; Smoke detectors; Vaulted ceiling; Window coverings; Breakfast bar and dining/living dining area; Den (study); Glass porch; Laundry in residence; Partially furnished; Split bedroom floor plan
• Laundry & utility: Washer and dryer in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $535k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $535k).
• Recommended offer: $487k (9.0% 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); 586 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $5,749/mo this rent would consume 61% 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 $4k of loan paydown is wiped out by about $16k 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 114 days — a 9% lower offer ($487k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.
• Current owner paid $193k; list at $535k implies a 177% 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 $486,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
7. 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.
8. 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.
9. 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: 1.07% ✓
• Cap rate: 7.20%
• Cash-on-cash: 3.24%
• DSCR: 1.14
• GRM: 7.8

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: -14.9%
• Equity multiple: 0.48×
• Total profit: $-77,410
• Equity at exit: $79,770

10-year hold

• IRR: -13.2%
• Equity multiple: 0.35×
• Total profit: $-97,883
• Equity at exit: $46,257

Cash invested: $149,800 (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 34119

• Rents YoY: -2.5%
• Active inventory: 586
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $5,749 high
• Mortgage (P&I): −$2,806
• Tax from tax record: −$234 /mo · $2,806/yr
• Insurance: −$223
• HOA: −$875
• Vacancy / Maint / Mgmt: −$1,207
• Net cashflow: $405

Break-even live

Break-even rent $5,237

Max offer price $535,000

Occupancy floor 88%

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: $133,750
• Closing costs: $16,050
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 Via Perignon Unit 5-4 Naples, FL	2.0	2.5	2085	$6,000	$2.88	21d	1	0.01mi
172 Vintage Cir #202 Naples, FL	3.0	2.0	1774	$5,195	$2.93	14d	1	0.19mi
6260 Bellerive Ave #402 Naples, FL	3.0	2.0	1708	$7,000	$4.10	21d	1	0.30mi
152 Napa Ridge Way Naples, FL	3.0	2.0	1775	$7,000	$3.94	23d	1	0.34mi
102 Tuscana Ct #901 Naples, FL	2.0	2.0	1631	$2,300	$1.41	23d	1	0.36mi
6115 Reserve Cir #2004 Naples, FL	3.0	3.0	2337	$7,000	$3.00	21d	1	0.44mi
5950 Almaden Dr Naples, FL	3.0	2.0	1762	$6,500	$3.69	23d	1	0.53mi
5895 Sonoma Ct Naples, FL	3.0	4.0	2730	$5,000	$1.83	23d	1	0.61mi
515 Laguna Royale Blvd #102 Naples, FL	3.0	2.0	1900	$2,995	$1.58	14d	1	0.66mi
575 El Camino Real Unit 6 Naples, FL	2.0	2.0	2050	$3,700	$1.80	14d	1	0.78mi
580 El Camino Real #3805 Naples, FL	2.0	2.0	1772	$13,500	$7.62	23d	1	0.82mi
538 Avellino Isles Cir #9201 Naples, FL	3.0	3.5	2717	$9,850	$3.63	21d	1	0.92mi
583 Avellino Isles Cir #24102 Naples, FL	3.0	3.5	2845	$5,000	$1.76	14d	1	1.01mi
1303 Verde Dr Unit 1603 Naples, FL	3.0	2.0	1877	$2,500	$1.33	14d	1	1.05mi
734 Regency Reserve Cir #2701 Naples, FL	2.0	2.0	2058	$7,900	$3.84	23d	1	1.07mi
1299 Verde Dr Unit 1503 Naples, FL	3.0	2.0	1744	$4,200	$2.41	14d	1	1.07mi
6941 Hunters Rd Naples, FL	4.0	2.0	1866	$7,500	$4.02	23d	1	1.07mi
730 Regency Reserve Cir #2802 Naples, FL	2.0	2.0	2050	$8,000	$3.90	23d	1	1.07mi
713 Regency Reserve Cir #5902 Naples, FL	3.0	2.0	2050	$7,200	$3.51	23d	1	1.16mi
713 Regency Reserve Cir #5901 Naples, FL	2.0	2.0	2050	$3,295	$1.61	14d	1	1.16mi
709 Regency Reserve Cir #6003 Naples, FL	3.0	3.5	2494	$7,900	$3.17	23d	1	1.17mi
1256 Carpazi Ct #502 Naples, FL	3.0	2.0	1744	$2,495	$1.43	23d	1	1.19mi
1256 Carpazi Ct Unit 502 Naples, FL	3.0	2.0	1744	$2,495	$1.43	14d	1	1.19mi
801 Regency Reserve Cir #4301 Naples, FL	3.0	2.0	2050	$6,800	$3.32	23d	1	1.19mi
817 Regency Reserve Cir #3901 Naples, FL	2.0	2.0	2058	$7,000	$3.40	14d	1	1.23mi
817 Regency Reserve Cir #3901 Naples, FL	2.0	2.0	2058	$7,000	$3.40	23d	1	1.23mi
12914 Brynwood Preserve Ln Naples, FL	2.0	2.0	1720	$7,000	$4.07	23d	1	1.35mi
12885 Brynwood Way Naples, FL	3.0	3.0	2489	$10,000	$4.02	23d	1	1.36mi
12902 Brynwood Preserve Ln Naples, FL	3.0	3.0	2100	$7,500	$3.57	23d	1	1.36mi
3687 El Segundo Ct Naples, FL	2.0	2.0	1680	$5,000	$2.98	23d	1	1.37mi
3727 Guadiato Ct Naples, FL	4.0	3.0	3242	$7,750	$2.39	23d	1	1.38mi
13628 Mandarin Cir Naples, FL	2.0	2.0	1978	$7,500	$3.79	23d	1	1.38mi
5356 Sycamore Dr Naples, FL	3.0	2.0	2060	$4,000	$1.94	23d	1	1.40mi
836 Hampton Cir #171 Naples, FL	3.0	2.5	1580	$5,000	$3.16	23d	1	1.41mi
836 Hampton Cir #171 Naples, FL	3.0	2.5	1580	$5,000	$3.16	21d	1	1.41mi
3664 El Segundo Ct Naples, FL	2.0	2.0	1680	$5,500	$3.27	23d	1	1.42mi
12848 Brynwood Way Naples, FL	4.0	2.5	2689	$6,000	$2.23	23d	1	1.42mi
13078 Pembroke Dr Naples, FL	3.0	2.5	2024	$6,500	$3.21	23d	1	1.43mi
12832 Brynwood Way Naples, FL	3.0	2.0	1714	$5,250	$3.06	14d	1	1.45mi

HOA detail condo

• Monthly dues: $875 · $10,500/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-05-31
   days on market $535,000 Active 114 DOM
2. 2026-05-30
   days on market $535,000 Active 113 DOM
3. 2026-02-26
   price $535,000
4. 2026-02-06
   listed $545,000 Active
5. 2026-01-04
   historical
6. 2025-09-03
   price $549,500
7. 2025-04-20
   price $579,500
8. 2025-01-27
   price $599,950
9. 2025-01-11
   price $614,500
10. 2024-11-12
    price $629,500
11. 2024-10-20
    listed $649,000 Active
12. 2002-10-21
    soldstatus $193,000
13. 1992-12-31
    soldstatus $178,900

ⓘ 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: $2,806 · $234/mo
• Projected year-2 tax: $4,440 · $370/mo
• Expected delta: +$1,635/yr (+$136/mo · 58.3%)

ⓘ 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 (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $68,992
• − Mortgage interest: −$29,968
• − Property taxes: −$2,806
• − Insurance: −$2,675
• − Repairs & maintenance: −$5,519
• − Management: −$5,519
• − HOA: −$10,500
• − Depreciation: −$15,564
• Taxable loss: −$3,559
• Est. tax savings @ 24.0%: +$854
• After-tax cash flow: $5,710/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

+199.0% since first listed

11 events — show timeline

• 2026-02-26 Price Changed $535,000 NAPLESMLS
• 2026-02-06 Listed $545,000 NAPLESMLS
• 2026-01-04 Listing Removed — NAPLESMLS
• 2025-09-03 Price Changed $549,500 NAPLESMLS
• 2025-04-20 Price Changed $579,500 NAPLESMLS
• 2025-01-27 Price Changed $599,950 NAPLESMLS
• 2025-01-11 Price Changed $614,500 NAPLESMLS
• 2024-11-12 Price Changed $629,500 NAPLESMLS
• 2024-10-20 Listed $649,000 NAPLESMLS
• 2002-10-21 Sold (Public Records) $193,000 Public Records
• 1992-12-31 Sold (Public Records) $178,900 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,806 · +2.5% YoY. Source: county tax records.