6650 Huntington Lakes Cir #102 · Island Walk, FL 34119

$319,000

2 bd · 2.0 ba · 1,107 sqft · Condo public records · 12 Days on market

Built 1999 $604/mo HOA · 17% of rent

---

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 +18.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• DSCR +5.7/10.0
• 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 MLS

METICULOUSLY MAINTAINED GROUND FLOOR 2/2 WITH BEAUTIFUL LAKE VIEW, SCREENED-IN LANAI AND DETACHED GARAGE! INCLUDES NEW TRANE A/C, NEW HOT WATER HEATER AND NEW GARAGE DOOR OPENER. ALL NEW MAYTAG WASHER & DRYER AND NEW WHIRLPOOL MICROWAVE OVEN, AS WELL AS WHIRLPOOL GLASS-TOP STOVE AND SAMSUNG FRENCH DOOR REFRIGERATOR W/ FILTERED WATER AND ICE MAKER. ALSO INCLUDES GARBAGE DISPOSAL, G/E DISHWASHER, AM/FM RADIO & CD PLAYER INTERCOM SYSTEM. EXTRA SHELVING ADDED TO MASTER BEDROOM CLOSET AND LAUNDRY ROOM. SLIDE-OUT RACKS IN BASE KITCHEN CABINETS. LAMINATE FLOORING THROUGHOUT & HURRICANE SHUTTERS ON LANAI. FRONT DOOR EQUIPPED WITH KEY-LESS ENTRY KEYPAD. ROOF REPLACED IN 2019! FURNITURE NEGOTIABLE!

Key facts

• Lake views
• Hurricane shutters
• Spacious layout

Tags

• LAKE VIEWS
• HURRICANE SHUTTERS
• SPACIOUS LAYOUT
• HIGHLY DESIRABLE LOCATION
• QUICK ACCESS TO AMENITIES
• WORLD-FAMOUS GULF BEACHES

Property features AI

Finance

• Other: Restrictions: no motorcycles, no RVs
• HOA & community: Mandatory HOA; HOA fees billed quarterly; Master HOA quarterly fee; Professional management; Community amenities include clubhouse, community pool and spa, exercise room, tennis court, bocce court, billiards, library, BBQ/picnic area, community room, sidewalks and street lighting; Maintenance covered: cable, insurance, internet/Wi-Fi, irrigation water, lawn/land maintenance, legal/accounting, manager, street maintenance, trash removal, water; Total annual recurring fees noted

Exterior

• Parking: 2 assigned parking spaces; Paved driveway and paved parking; Detached garage (1 garage space)
• Security: Gated community
• Utilities: Water assessment paid; Sewer assessment paid; Cable available
• Home design: Residential property; Low-rise building (1–3 stories); 2-story building; Zero lot line; Rear exposure facing east; Located in Huntington Lakes (gated community)
• Construction: Concrete block construction; Stucco exterior finish; Tile roof; Built in 1999
• Exterior features: Automatic sprinkler system; Water feature/display; Lake view/waterfront

Interior

• Kitchen: Cooktop (electric); Dishwasher; Microwave; Refrigerator/ice maker
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bath with tub-and-shower combo
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Fire sprinkler system; High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Split bedroom floor plan; Dining area in living room; Screened lanai/porch; 2 ceiling fans
• Laundry & utility: Washer and dryer included; Auto garage door opener

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $319k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $319k).

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.
• Market conditions: Rents soft (-2.5%/yr); 586 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); 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 $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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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 $200k; list at $319k implies a 60% 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $319,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.09% ✓
• Cap rate: 7.34%
• Cash-on-cash: 3.72%
• DSCR: 1.17
• GRM: 7.6

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: -14.2%
• Equity multiple: 0.51×
• Total profit: $-44,024
• Equity at exit: $47,564

10-year hold

• IRR: -12.0%
• Equity multiple: 0.39×
• Total profit: $-54,159
• Equity at exit: $27,581

Cash invested: $89,320 (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: 7.6×

Monthly cashflow live

• Estimated rent: $3,483 high
• Mortgage (P&I): −$1,673
• Tax from tax record: −$64 /mo · $773/yr
• Insurance: −$133
• HOA: −$604
• Vacancy / Maint / Mgmt: −$731
• Net cashflow: $277

Break-even live

Break-even rent $3,132

Max offer price $319,000

Occupancy floor 87%

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6670 Huntington Lakes Cir #103 Naples, FL	2.0	2.0	1107	$4,000	$3.61	14d	1	0.06mi
6670 Huntington Lakes Cir #103 Naples, FL	2.0	2.0	1107	$4,250	$3.84	23d	1	0.06mi
6605 Huntington Lakes Cir #203 Naples, FL	2.0	2.0	1107	$2,400	$2.17	23d	1	0.10mi
2700 Cypress Trace Cir #3112 Naples, FL	2.0	2.0	1232	$2,100	$1.70	23d	1	0.12mi
2690 Cypress Trace Cir #3212 Naples, FL	2.0	2.0	1232	$5,300	$4.30	23d	1	0.13mi
2710 Cypress Trace Cir Naples, FL	2.0	2.0	1213	$3,425	$2.82	23d	2	0.13mi
6920 Huntington Lakes Cir #103 Naples, FL	2.0	2.0	1107	$2,700	$2.44	23d	1	0.13mi
2720 Cypress Trace Cir Naples, FL	2.0–3.0	2.0	1283	$2,100	$1.64	23d	3	0.15mi
2925 Cypress Trace Cir #201 Naples, FL	2.0	2.0	1094	$4,500	$4.11	23d	1	0.21mi
2870 Cypress Trace Cir #1713 Naples, FL	2.0	2.0	1414	$2,900	$2.05	23d	1	0.23mi
6750 Huntington Lakes Cir #103 Naples, FL	2.0	2.0	1185	$2,300	$1.94	21d	1	0.23mi
2880 Cypress Trace Cir #103 Naples, FL	2.0	2.0	1372	$5,500	$4.01	23d	1	0.23mi
6880 Huntington Lakes Cir #203 Naples, FL	2.0	2.0	1231	$3,750	$3.05	23d	1	0.24mi
2730 Cypress Trace Cir Unit 2836S Naples, FL	2.0	2.0	1194	$5,000	$4.19	23d	1	0.24mi
2730 Cypress Trace Cir Unit 1 Naples, FL	2.0	2.0	1232	$5,500	$4.46	23d	1	0.24mi
2730 Cypress Trace Cir Unit 2836A Naples, FL	2.0	2.0	1194	$2,000	$1.68	23d	1	0.24mi
2820 Cypress Trace Cir Naples, FL	2.0	2.0	1254	$3,748	$2.99	23d	3	0.27mi
2740 Cypress Trace Cir Naples, FL	2.0	2.0	1493	$3,488	$2.34	23d	3	0.27mi
2895 Cypress Trace Cir #202 Naples, FL	2.0	2.0	1232	$4,500	$3.65	23d	1	0.28mi
2895 Cypress Trace Cir #104 Naples, FL	2.0	2.0	1252	$4,800	$3.83	23d	1	0.28mi
2855 Cypress Trace Cir #102 Naples, FL	2.0	2.0	1232	$2,000	$1.62	14d	1	0.28mi
2855 Cypress Trace Cir #202 Naples, FL	2.0	2.0	1232	$4,800	$3.90	14d	1	0.28mi
2835 Cypress Trace Cir Unit 1049710P Naples, FL	3.0	2.0	1248	$4,110	$3.29	14d	1	0.30mi
2469 Millcreek Ln #102 Naples, FL	2.0	2.0	1107	$3,495	$3.16	23d	1	0.30mi
6655 Huntington Lakes Cir #204 Naples, FL	3.0	2.0	1315	$3,500	$2.66	23d	1	0.34mi
2790 Cypress Trace Cir Naples, FL	2.0	2.0	1537	$5,000	$3.25	23d	2	0.35mi
2456 Millcreek Ln #102 Naples, FL	2.0	2.0	1107	$2,375	$2.15	23d	1	0.35mi
2408 Millcreek Ln #202 Naples, FL	2.0	2.0	1207	$2,200	$1.82	23d	1	0.38mi
6544 Huntington Lakes Cir Unit 9-204 Naples, FL	3.0	2.0	1382	$4,250	$3.08	23d	1	0.40mi
5693 Heron Ln #502 Naples, FL	2.0	2.0	1490	$6,800	$4.56	23d	1	0.53mi
5045 Cedar Springs Dr #203 Naples, FL	2.0	2.0	1427	$4,200	$2.94	23d	1	0.99mi
5045 Cedar Springs Dr #103 Naples, FL	2.0	2.0	1202	$5,000	$4.16	23d	1	0.99mi
5025 Cedar Springs Dr #102 Naples, FL	2.0	2.0	1202	$1,590	$1.32	14d	1	1.00mi
5025 Cedar Springs Dr #102 Naples, FL	2.0	2.5	1202	$3,510	$2.92	23d	1	1.00mi
5455 Worthington Ln #103 Naples, FL	2.0	2.0	1202	$5,000	$4.16	23d	1	1.01mi
5455 Worthington Ln #202 Naples, FL	2.0	2.0	1427	$3,900	$2.73	23d	1	1.01mi
4970 Deerfield Way Unit F-203 Naples, FL	2.0	2.0	1388	$1,990	$1.43	14d	1	1.03mi
4910 Deerfield Way Unit A-203 Naples, FL	2.0	2.0	1388	$5,500	$3.96	14d	1	1.04mi
4910 Deerfield Way #103 Naples, FL	2.0	2.0	1200	$4,800	$4.00	21d	1	1.04mi
4960 Deerfield Way Unit E102 Naples, FL	2.0	2.0	1202	$4,250	$3.54	14d	1	1.06mi

HOA detail condo

• Monthly dues: $604 · $7,248/yr
• Likely covers: watertrashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-18
   days on market $319,000 Active 12 DOM
2. 2026-06-17
   days on market $319,000 Active 11 DOM
3. 2026-06-16
   days on market $319,000 Active 10 DOM
4. 2026-06-15
   days on market $319,000 Active 9 DOM
5. 2026-06-14
   days on market $319,000 Active 7 DOM
6. 2026-06-10
   days on market $319,000 Active 4 DOM
7. 2026-06-09
   days on market $319,000 Active 3 DOM
8. 2026-06-08
   days on market $319,000 Active 2 DOM
9. 2026-06-07
   remarks 686-char remark
10. 2026-06-07
    listed $319,000 Active 1 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: $773 · $64/mo
• Projected year-2 tax: $2,648 · $221/mo
• Expected delta: +$1,875/yr (+$156/mo · 242.5%)

ⓘ 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 · 30 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: $41,794
• − Mortgage interest: −$17,869
• − Property taxes: −$773
• − Insurance: −$1,595
• − Repairs & maintenance: −$3,343
• − Management: −$3,343
• − HOA: −$7,248
• − Depreciation: −$9,280
• Taxable loss: −$1,658
• Est. tax savings @ 24.0%: +$398
• After-tax cash flow: $3,725/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

+175.0% since first listed

13 events — show timeline

• 2026-06-06 Listed $319,000 NAPLESMLS
• 2024-04-10 Rental Removed $4,800 APPFOLIO
• 2024-03-13 Listed for Rent $4,800 APPFOLIO
• 2023-11-04 Rental Removed $4,800 APPFOLIO
• 2023-09-22 Listed for Rent $4,800 APPFOLIO
• 2020-04-02 Sold (Public Records) $200,000 Public Records
• 2020-03-31 Sold (MLS) $200,000 NAPLESMLS
• 2020-03-24 Pending — NAPLESMLS
• 2020-02-10 Pending — NAPLESMLS
• 2020-01-17 Listed $209,900 NAPLESMLS
• 2015-04-10 Sold (Public Records) $150,000 Public Records
• 2005-06-16 Sold (Public Records) $280,000 Public Records
• 2000-08-07 Sold (Public Records) $116,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $773 · +3.0% YoY. Source: county tax records.