1280 Henley St #1601 · Vineyards, FL 34105

$370,000

2 bd · 2.0 ba · 1,797 sqft · Condo public records · 41 Days on market

Built 2005 $499/mo HOA · 10% of rent

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Why this score? — see what drove the B- 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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lakefront end unit! Spacious 2nd floor coach home on cul-de-sac. Excellent central location near grocery and upscale shopping and fine dining. Minutes to the beautiful Gulf beaches. Enjoy new carpet, spacious rooms with vaulted ceilings and an attached single garage with extended driveway and guest parking near-by.

Key facts

• Gated community
• Versatile den
• Walk-in closet

Tags

• LAKEFRONT END-UNIT TOWNHOME
• GATED COMMUNITY
• VERSATILE DEN
• PRIMARY SUITE OVERLOOKS LAKE
• WALK-IN CLOSET
• EN-SUITE BATHROOM

Property features AI

Finance

• Other: Property is one of 143 units in the community and 8 units in the building; Single-floor unit (1 story); Two units per floor
• Financial info: Total annual recurring HOA fees: $5,988; One-time fees: $450
• HOA & community: Mandatory HOA with professional management; Quarterly HOA fee; HOA covers cable, insurance, internet/Wi‑Fi access, lawn/land maintenance, management, exterior pest control, reserves, security, street lights, street maintenance, and water; Community amenities include basketball court, community pool, and community spa/hot tub; Gated community

Exterior

• Parking: Attached garage (1 car); Attached carport (4 spaces); Additional paved driveway parking (2+ spaces)
• Security: Gated community; Community security included in HOA maintenance
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential end-unit in a low-rise (1–3) building; Built in 2005; Concrete block construction; Stucco exterior; Tile roof; Rear exposure faces north; Part of Stratford Place / Coventry community
• Construction: Concrete block construction; Stucco finish; Tile roof; Built in 2005; End-unit
• Exterior features: Patio; Pond; Lake view / waterfront; Zero lot line

Interior

• Kitchen: Pantry; Electric cooktop; Dishwasher; Disposal; Microwave; Refrigerator / Freezer
• Bedrooms: 2 bedrooms plus den; Split bedroom floor plan
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Pantry; Vaulted ceiling; Walk-in closet; Window coverings; Smoke detectors; Auto garage door; Screened balcony; Den (study); Laundry in residence; Furnished
• Laundry & utility: Washer included; Laundry in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $370k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $370k).
• Recommended offer: $359k (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.
• Zoned schools: Osceola Elementary School (math 78% / reading 74%, grade A, #198 of 2,144 statewide, top 10%, 621 students, 32% FRL); Barron Collier High School (math 62% / reading 68%, grade B, #76 of 667 statewide, top 11%, 1,650 students, 26% FRL) — zoned schools average 29% FRL vs 55% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 70% at this address vs 58% district-wide (+12 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 flat; 334 active listings in the ZIP; 34 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 $4,965/mo this rent would consume 65% of the median local household income ($92k/yr) (locally 780% 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 $3k of loan paydown is wiped out by about $11k 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 41 days — a 3% lower offer ($359k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $358,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 1.34% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.18%
• DSCR: 1.54
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-3,217
• Equity at exit: $55,168

10-year hold

• IRR: 6.2%
• Equity multiple: 1.42×
• Total profit: $43,213
• Equity at exit: $31,991

Cash invested: $103,600 (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 34105

• Home prices YoY: -30.5%
• Rents YoY: 0.8%
• Active inventory: 334
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $4,965 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$277 /mo · $3,328/yr
• Insurance: −$154
• HOA: −$499
• Vacancy / Maint / Mgmt: −$1,043
• Net cashflow: $1,052

Break-even live

Break-even rent $3,634

Max offer price $370,000

Occupancy floor 74%

Sensitivity live

Price	-10% $1,261	-5% $1,156	+0% $1,052	+5% $947	+10% $842
Rent	-10% $660	-5% $856	+0% $1,052	+5% $1,248	+10% $1,444
Rate	-1.0pp $1,238	-0.5pp $1,146	base $1,052	+0.5pp $956	+1.0pp $858

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
836 Hampton Cir #171 Naples, FL	3.0	2.5	1580	$5,000	$3.16	24d	1	0.12mi
836 Hampton Cir #171 Naples, FL	3.0	2.5	1580	$5,000	$3.16	22d	1	0.12mi
6525 Monterey Pt Unit 203 Naples, FL	3.0	2.5	2288	$5,250	$2.29	14d	1	0.18mi
6548 Monterey Pt Unit 204 Naples, FL	3.0	2.5	2288	$6,000	$2.62	14d	1	0.30mi
6559 Monterey Pt Naples, FL	3.0	2.0	2300	$9,000	$3.91	22d	1	0.35mi
6542 Marbella Dr Naples, FL	3.0	2.5	2144	$6,250	$2.92	24d	1	0.44mi
12839 Carrington Cir Unit 8-102 Naples, FL	3.0	2.0	2063	$6,500	$3.15	24d	1	0.46mi
1299 Verde Dr Unit 1503 Naples, FL	3.0	2.0	1744	$4,200	$2.41	14d	1	0.51mi
1303 Verde Dr Unit 1603 Naples, FL	3.0	2.0	1877	$2,500	$1.33	14d	1	0.53mi
1256 Carpazi Ct Unit 502 Naples, FL	3.0	2.0	1744	$2,495	$1.43	14d	1	0.58mi
1256 Carpazi Ct #502 Naples, FL	3.0	2.0	1744	$2,495	$1.43	24d	1	0.58mi
1205 Reserve Way #302 Naples, FL	3.0	2.0	1239	$2,300	$1.86	14d	1	0.66mi
6670 Marbella Ln Naples, FL	3.0	3.0	2439	$8,400	$3.44	24d	1	0.68mi
1105 Reserve Ct #307 Naples, FL	3.0	2.0	1239	$1,995	$1.61	14d	1	0.72mi
13078 Pembroke Dr Naples, FL	3.0	2.5	2024	$6,500	$3.21	24d	1	0.81mi
12885 Brynwood Way Naples, FL	3.0	3.0	2489	$10,000	$4.02	24d	1	0.83mi
12914 Brynwood Preserve Ln Naples, FL	2.0	2.0	1720	$7,000	$4.07	24d	1	0.88mi
12902 Brynwood Preserve Ln Naples, FL	3.0	3.0	2100	$7,500	$3.57	24d	1	0.90mi
12832 Brynwood Way Naples, FL	3.0	2.0	1714	$5,250	$3.06	14d	1	0.93mi
104 Siena Way #1407 Naples, FL	2.0	2.0	1450	$7,000	$4.83	24d	1	1.23mi
106 Siena Way #1508 Naples, FL	2.0	2.0	1414	$4,500	$3.18	24d	1	1.25mi
103 Tuscana Ct #1107 Naples, FL	2.0	2.0	1412	$5,000	$3.54	24d	1	1.27mi
6025 Chardonnay Ln Unit 1Unit 102 Naples, FL	2.0	2.0	1414	$2,195	$1.55	24d	1	1.27mi
3105 La Costa Cir Naples, FL	1.0–3.0	1.0–2.0	1050	$1,870	$1.78	14d	20	1.27mi
102 Tuscana Ct #901 Naples, FL	2.0	2.0	1631	$2,300	$1.41	24d	1	1.29mi
155 Vintage Cir #103 Naples, FL	2.0	2.0	1500	$5,000	$3.33	14d	1	1.32mi
172 Vintage Cir #202 Naples, FL	3.0	2.0	1774	$5,195	$2.93	14d	1	1.34mi
230 Vintage Cir Unit A-404 Naples, FL	2.0	2.0	1290	$5,000	$3.88	14d	1	1.35mi
210 Vintage Cir Unit C401 Naples, FL	3.0	2.0	1520	$6,500	$4.28	14d	1	1.40mi
116 Fountain Cir Naples, FL	3.0	2.0	1561	$4,500	$2.88	24d	1	1.42mi
3099 Lancaster Dr Unit 7-701 Naples, FL	2.0	2.0	2160	$10,000	$4.63	24d	1	1.43mi
200 Vintage Cir Unit D304 Naples, FL	3.0	2.0	1492	$2,800	$1.88	14d	1	1.43mi
152 Napa Ridge Way Naples, FL	3.0	2.0	1775	$7,000	$3.94	24d	1	1.43mi
5950 Almaden Dr Naples, FL	3.0	2.0	1762	$6,500	$3.69	24d	1	1.48mi

HOA detail condo

• Monthly dues: $499 · $5,988/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 40 events

1. 2026-06-21
   days on market $370,000 Active 41 DOM
2. 2026-06-18
   days on market $370,000 Active 38 DOM
3. 2026-06-17
   days on market $370,000 Active 37 DOM
4. 2026-06-16
   days on market $370,000 Active 36 DOM
5. 2026-06-15
   days on market $370,000 Active 35 DOM
6. 2026-06-14
   days on market $370,000 Active 33 DOM
7. 2026-06-10
   days on market $370,000 Active 30 DOM
8. 2026-06-09
   days on market $370,000 Active 29 DOM
9. 2026-06-08
   days on market $370,000 Active 28 DOM
10. 2026-06-07
    days on market $370,000 Active 27 DOM
11. 2026-06-03
    days on market $370,000 Active 23 DOM
12. 2026-06-02
    days on market $370,000 Active 22 DOM
13. 2026-06-01
    days on market $370,000 Active 21 DOM
14. 2026-05-31
    days on market $370,000 Active 20 DOM
15. 2026-05-30
    days on market $370,000 Active 19 DOM
16. 2026-05-11
    listed $370,000 Active
17. 2025-10-08
    historical $4,500
18. 2025-07-19
    historical
19. 2025-07-16
    listed $4,500
20. 2025-07-16
    historical $2,500
21. 2025-05-22
    price $2,500
22. 2025-05-13
    price $367,500
23. 2025-05-06
    listed $2,700
24. 2025-05-04
    price $380,000
25. 2025-05-04
    status Active
26. 2025-04-25
    historical $2,700
27. 2025-04-24
    historical
28. 2025-03-29
    listed $390,000 Active
29. 2025-03-17
    price $2,700
30. 2025-03-07
    listed $2,950
31. 2024-12-05
    soldstatus $340,000
32. 2024-12-03
    soldstatus $340,000 Sold 316-char remark

    Show marketing remark (316 chars)

    Lakefront end unit! Spacious 2nd floor coach home on cul-de-sac. Excellent central location near grocery and upscale shopping and fine dining. Minutes to the beautiful Gulf beaches. Enjoy new carpet, spacious rooms with vaulted ceilings and an attached single garage with extended driveway and guest parking near-by.

33. 2024-11-08
    status Pending With Contingencies 316-char remark

    Show marketing remark (316 chars)

    Lakefront end unit! Spacious 2nd floor coach home on cul-de-sac. Excellent central location near grocery and upscale shopping and fine dining. Minutes to the beautiful Gulf beaches. Enjoy new carpet, spacious rooms with vaulted ceilings and an attached single garage with extended driveway and guest parking near-by.

34. 2024-08-30
    price $379,900 316-char remark

    Show marketing remark (316 chars)

    Lakefront end unit! Spacious 2nd floor coach home on cul-de-sac. Excellent central location near grocery and upscale shopping and fine dining. Minutes to the beautiful Gulf beaches. Enjoy new carpet, spacious rooms with vaulted ceilings and an attached single garage with extended driveway and guest parking near-by.

35. 2024-07-12
    price $389,900 316-char remark

    Show marketing remark (316 chars)

    Lakefront end unit! Spacious 2nd floor coach home on cul-de-sac. Excellent central location near grocery and upscale shopping and fine dining. Minutes to the beautiful Gulf beaches. Enjoy new carpet, spacious rooms with vaulted ceilings and an attached single garage with extended driveway and guest parking near-by.

36. 2024-04-20
    price $399,900 316-char remark

    Show marketing remark (316 chars)

    Lakefront end unit! Spacious 2nd floor coach home on cul-de-sac. Excellent central location near grocery and upscale shopping and fine dining. Minutes to the beautiful Gulf beaches. Enjoy new carpet, spacious rooms with vaulted ceilings and an attached single garage with extended driveway and guest parking near-by.

37. 2024-03-20
    price $419,000 316-char remark

    Show marketing remark (316 chars)

    Lakefront end unit! Spacious 2nd floor coach home on cul-de-sac. Excellent central location near grocery and upscale shopping and fine dining. Minutes to the beautiful Gulf beaches. Enjoy new carpet, spacious rooms with vaulted ceilings and an attached single garage with extended driveway and guest parking near-by.

38. 2024-02-20
    listed $439,000 Active 316-char remark

    Show marketing remark (316 chars)

    Lakefront end unit! Spacious 2nd floor coach home on cul-de-sac. Excellent central location near grocery and upscale shopping and fine dining. Minutes to the beautiful Gulf beaches. Enjoy new carpet, spacious rooms with vaulted ceilings and an attached single garage with extended driveway and guest parking near-by.

39. 2012-02-15
    soldstatus $152,000
40. 2011-12-10
    listed $159,900

ⓘ 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: $3,328 · $277/mo
• Projected year-2 tax: $3,328 · $277/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $59,583
• − Mortgage interest: −$20,726
• − Property taxes: −$3,328
• − Insurance: −$1,850
• − Repairs & maintenance: −$4,767
• − Management: −$4,767
• − HOA: −$5,988
• − Depreciation: −$10,764
• Taxable income: $7,395
• Est. tax owed @ 24.0%: −$1,775
• After-tax cash flow: $10,846/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

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 15,441
• Household income: $92,214
• Rent vs Own: 29.7% rent · 70.3% own
• Severe rent burden: 780.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 14% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Cuban 3% Salvadoran 1%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 3%
• Foreign-born: 22% · Canada, China, Jamaica
• Languages at home: 77% English-only · Spanish 11% Other Indo-European 3% Russian/Polish/Slavic 3%

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: ▼ -124.65%
• Current HPI: 283.9084
• Rent YoY: ▲ 0.85%
• 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

+131.4% since first listed

25 events — show timeline

• 2026-05-11 Listed $370,000 NAPLESMLS
• 2025-10-08 Rental Removed $4,500 NAPLESMLS
• 2025-07-19 Listing Removed — NAPLESMLS
• 2025-07-16 Listed for Rent $4,500 NAPLESMLS
• 2025-07-16 Rental Removed $2,500 NAPLESMLS
• 2025-05-22 Price Changed $2,500 NAPLESMLS
• 2025-05-13 Price Changed $367,500 NAPLESMLS
• 2025-05-06 Listed for Rent $2,700 NAPLESMLS
• 2025-05-04 Price Changed $380,000 NAPLESMLS
• 2025-05-04 Relisted — NAPLESMLS
• 2025-04-25 Rental Removed $2,700 NAPLESMLS
• 2025-04-24 Listing Removed — NAPLESMLS
• 2025-03-29 Listed $390,000 NAPLESMLS
• 2025-03-17 Price Changed $2,700 NAPLESMLS
• 2025-03-07 Listed for Rent $2,950 NAPLESMLS
• 2024-12-05 Sold (Public Records) $340,000 Public Records
• 2024-12-03 Sold (MLS) $340,000 NAPLESMLS
• 2024-11-08 Pending — NAPLESMLS
• 2024-08-30 Price Changed $379,900 NAPLESMLS
• 2024-07-12 Price Changed $389,900 NAPLESMLS
• 2024-04-20 Price Changed $399,900 NAPLESMLS
• 2024-03-20 Price Changed $419,000 NAPLESMLS
• 2024-02-20 Listed $439,000 NAPLESMLS
• 2012-02-15 Sold (MLS) $152,000 NAPLESMLS
• 2011-12-10 Listed $159,900 NAPLESMLS

Property tax history

+6.7%/yr

Latest (2025): $3,328 · +6.3% YoY. Source: county tax records.