1608 Vizcaya Ln · Lely Resort, FL 34113

$639,000

4 bd · 3.0 ba · 2,006 sqft · SingleFamily public records · 164 Days on market

Built 2019 7,840 sqft lot $393/mo HOA · 7% of rent ↓ 10% since listing

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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 +15.1/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.6/10.0
• 1% rule +3.9/10.0
• Rent growth +3.9/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious 4-bedroom, 3-bathroom home features the popular Travis floor plan with an open-concept design and soaring ceilings. Enjoy elegant touches such as crown molding in the living room, master bedroom, and master bath. The home is filled with natural light and offers serene views of the peaceful Rookery Preserve, providing exceptional privacy and a tranquil backdrop. The large screened -in lanai with an extended paved patio is perfect for outdoor entertaining. The open kitchen boasts pendant lighting, an oversized island, stainless steel appliances, a walk in pantry, and 18-inch diagonally laid tile throughout the main living areas. The master, third and fourth bedrooms feature carpet, while the second bedroom has been upgraded with luxury wood like flooring. The master suite includes two spacious walk-in closets and a spa like bathroom with a double vanity, private water closet, large oval soaking tub, and separate glass walk-in shower. The second bedroom offers an en suite bath, while the third and fourth bedroom share a full bathroom with tub/shower combo. Additional features include: *Blinds throughout, *2024 stackable washer & dryer, *Mature landscaping for enhanced privacy, *Two- car garage. Located within walking or biking distance to the stunning resort-style clubhouse, this beautifully maintained, amenity-rich community in East Naples is a hidden gem. Resort style Amenities include: *Large lake with wildlife, *Walking and biking trails, *Pickleball and bocce ball courts, *Heated Pool, *Dog park, *Activity and fitness rooms, *Billiards, card room, theater, library, *Year-round calendar of social events. Low HOAs include: *Cable, *High-speed internet, *Lawn maintenance- with NO CDD fees.

Key facts

• Mature landscaping
• Extended paved patio
• Open kitchen

Tags

• LARGE SCREENED-IN LANAI
• EXTENDED PAVED PATIO
• OPEN KITCHEN
• WALK-IN PANTRY
• IMPACT-RESISTANT WINDOWS
• MATURE LANDSCAPING

Property features AI

Finance

• Other: One floor (single-story); Lot is regular, landscaped with preserve and wooded area views; Lot frontage approximately 52 feet; total lot area approximately 0.18 acres; Paved public road access
• HOA & community: Mandatory HOA (Artesia); Master HOA fee $1,180 quarterly; Total annual recurring fees $4,720; Total one-time fees $200; HOA maintenance includes cable, internet/WiFi, and lawn/land maintenance; Community amenities: clubhouse, community pool, exercise room, billiards, theater, business center, library, dog park, bike/jog path, bocce court, pickleball, sidewalks, streetlights (see remarks for details)

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Security: Entry keypad; Impact-resistant doors and windows
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential single-family home; Contemporary / Florida style; Built in 2019; Rear exposure East; Located in the Artesia gated community
• Construction: Concrete block construction; Stucco exterior; Tile roof; Impact-resistant windows
• Exterior features: Patio; Room for pool; Automatic sprinkler system

Interior

• Kitchen: Island; Walk-in pantry; Cooktop (electric); Range; Self-cleaning oven; Microwave; Dishwasher; Refrigerator / refrigerator-freezer / icemaker
• Bedrooms: 4 bedrooms; First-floor bedroom; Master bedroom on ground level
• Flooring: Carpet; Tile; Wood
• Bathrooms: 3 full bathrooms; Master bath with dual sinks and separate tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Cable prewire; Cathedral ceiling; High-speed internet available; Pantry; Walk-in closet; Window coverings; Open porch/lanai (screened); 3 ceiling fans; 7 total rooms; Unfurnished
• Laundry & utility: Laundry in residence; Washer/Dryer hookup; Washer; Dryer; Auto garage door opener

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $639k.

Deal economics

• At list price, monthly cash flow is $-219 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $600k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $569k (10.9% below list).
• Recommended offer: $562k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#786 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment 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: Manatee Elementary School (math 58% / reading 51%, grade C, #892 of 2,144 statewide, top 44%, 584 students, 73% 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).
• Market conditions: Rents rising fast (+5.6%/yr); 598 active listings in the ZIP; 11 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 $5,691/mo this rent would consume 84% of the median local household income ($82k/yr) (locally 954% 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 $19k 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 164 days — a 12% lower offer ($562k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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

• 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; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $562,320 (12.0% 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 164 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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.
10. 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.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.59% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.43×
• Total profit: $-101,979
• Equity at exit: $95,277

10-year hold

• IRR: -3.0%
• Equity multiple: 0.78×
• Total profit: $-39,795
• Equity at exit: $55,249

Cash invested: $178,920 (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 34113

• Rents YoY: 5.6%
• Active inventory: 598
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $5,691 high
• Mortgage (P&I): −$3,351
• Tax from tax record: −$277 /mo · $3,329/yr
• Insurance: −$266
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$393
• Vacancy / Maint / Mgmt: −$1,195
• Net cashflow: $-219

Break-even live

Break-even rent $5,967

Max offer price $600,401

Occupancy floor 99%

Sensitivity live

Price	-10% $143	-5% $-38	+0% $-219	+5% $-399	+10% $-580
Rent	-10% $-668	-5% $-443	+0% $-219	+5% $6	+10% $231
Rate	-1.0pp $103	-0.5pp $-56	base $-219	+0.5pp $-384	+1.0pp $-553

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: $159,750
• Closing costs: $19,170
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1466 Artesia Dr W Naples, FL	4.0	3.0	2420	$6,700	$2.77	25d	1	0.19mi
1555 Marton Ct Naples, FL	3.0	2.0	1908	$6,720	$3.52	25d	1	0.20mi
1342 Kendari Ter Naples, FL	3.0	2.5	2122	$2,995	$1.41	23d	1	0.45mi
1326 Kendari Ter Naples, FL	3.0	3.5	2100	$6,500	$3.10	15d	1	0.47mi
1320 Kendari Ter Naples, FL	3.0	2.5	2122	$3,100	$1.46	25d	1	0.47mi
1308 Kendari Ter Naples, FL	3.0	3.5	2115	$4,000	$1.89	23d	1	0.48mi
1292 Kendari Ter Naples, FL	3.0	3.5	2150	$3,300	$1.53	25d	1	0.49mi
1439 Oceania Dr S Naples, FL	3.0	2.0	1897	$7,000	$3.69	25d	1	0.57mi
1414 Oceania Dr S Naples, FL	3.0	2.0	1572	$5,000	$3.18	25d	1	0.59mi
1330 Oceania Dr N #2 Naples, FL	3.0	2.5	2022	$7,000	$3.46	25d	1	0.71mi
158 Rookery Rd Naples, FL	3.0	2.0	1456	$2,450	$1.68	25d	1	1.46mi

HOA detail

• Monthly dues: $393 · $4,716/yr
• Likely covers: waterinternetcablelandscapingpool

Listing history 26 events

1. 2026-06-21
   days on market $639,000 Active 164 DOM
2. 2026-06-18
   days on market $639,000 Active 161 DOM
3. 2026-06-17
   days on market $639,000 Active 160 DOM
4. 2026-06-16
   days on market $639,000 Active 159 DOM
5. 2026-06-15
   days on market $639,000 Active 158 DOM
6. 2026-06-14
   days on market $639,000 Active 156 DOM
7. 2026-06-10
   days on market $639,000 Active 153 DOM
8. 2026-06-09
   days on market $639,000 Active 152 DOM
9. 2026-06-08
   days on market $639,000 Active 151 DOM
10. 2026-06-07
    days on market $639,000 Active 150 DOM
11. 2026-06-03
    days on market $639,000 Active 146 DOM
12. 2026-06-02
    days on market $639,000 Active 145 DOM
13. 2026-06-01
    days on market $639,000 Active 144 DOM
14. 2026-05-31
    days on market $639,000 Active 143 DOM
15. 2026-05-30
    days on market $639,000 Active 142 DOM
16. 2026-03-21
    price $639,000
17. 2026-03-20
    price $639,000 1736-char remark

    Show marketing remark (1736 chars)

    This spacious 4-bedroom, 3-bathroom home features the popular Travis floor plan with an open-concept design and soaring ceilings. Enjoy elegant touches such as crown molding in the living room, master bedroom, and master bath. The home is filled with natural light and offers serene views of the peaceful Rookery Preserve, providing exceptional privacy and a tranquil backdrop. The large screened -in lanai with an extended paved patio is perfect for outdoor entertaining. The open kitchen boasts pendant lighting, an oversized island, stainless steel appliances, a walk in pantry, and 18-inch diagonally laid tile throughout the main living areas. The master, third and fourth bedrooms feature carpet, while the second bedroom has been upgraded with luxury wood like flooring. The master suite includes two spacious walk-in closets and a spa like bathroom with a double vanity, private water closet, large oval soaking tub, and separate glass walk-in shower. The second bedroom offers an en suite bath, while the third and fourth bedroom share a full bathroom with tub/shower combo. Additional features include: *Blinds throughout, *2024 stackable washer & dryer, *Mature landscaping for enhanced privacy, *Two- car garage. Located within walking or biking distance to the stunning resort-style clubhouse, this beautifully maintained, amenity-rich community in East Naples is a hidden gem. Resort style Amenities include: *Large lake with wildlife, *Walking and biking trails, *Pickleball and bocce ball courts, *Heated Pool, *Dog park, *Activity and fitness rooms, *Billiards, card room, theater, library, *Year-round calendar of social events. Low HOAs include: *Cable, *High-speed internet, *Lawn maintenance- with NO CDD fees.

18. 2026-01-08
    listed $669,000 Active

    Show marketing remark (1736 chars)

    This spacious 4-bedroom, 3-bathroom home features the popular Travis floor plan with an open-concept design and soaring ceilings. Enjoy elegant touches such as crown molding in the living room, master bedroom, and master bath. The home is filled with natural light and offers serene views of the peaceful Rookery Preserve, providing exceptional privacy and a tranquil backdrop. The large screened -in lanai with an extended paved patio is perfect for outdoor entertaining. The open kitchen boasts pendant lighting, an oversized island, stainless steel appliances, a walk in pantry, and 18-inch diagonally laid tile throughout the main living areas. The master, third and fourth bedrooms feature carpet, while the second bedroom has been upgraded with luxury wood like flooring. The master suite includes two spacious walk-in closets and a spa like bathroom with a double vanity, private water closet, large oval soaking tub, and separate glass walk-in shower. The second bedroom offers an en suite bath, while the third and fourth bedroom share a full bathroom with tub/shower combo. Additional features include: *Blinds throughout, *2024 stackable washer & dryer, *Mature landscaping for enhanced privacy, *Two- car garage. Located within walking or biking distance to the stunning resort-style clubhouse, this beautifully maintained, amenity-rich community in East Naples is a hidden gem. Resort style Amenities include: *Large lake with wildlife, *Walking and biking trails, *Pickleball and bocce ball courts, *Heated Pool, *Dog park, *Activity and fitness rooms, *Billiards, card room, theater, library, *Year-round calendar of social events. Low HOAs include: *Cable, *High-speed internet, *Lawn maintenance- with NO CDD fees.

19. 2026-01-08
    listed $669,000 Active 1736-char remark

    Show marketing remark (1736 chars)

    This spacious 4-bedroom, 3-bathroom home features the popular Travis floor plan with an open-concept design and soaring ceilings. Enjoy elegant touches such as crown molding in the living room, master bedroom, and master bath. The home is filled with natural light and offers serene views of the peaceful Rookery Preserve, providing exceptional privacy and a tranquil backdrop. The large screened -in lanai with an extended paved patio is perfect for outdoor entertaining. The open kitchen boasts pendant lighting, an oversized island, stainless steel appliances, a walk in pantry, and 18-inch diagonally laid tile throughout the main living areas. The master, third and fourth bedrooms feature carpet, while the second bedroom has been upgraded with luxury wood like flooring. The master suite includes two spacious walk-in closets and a spa like bathroom with a double vanity, private water closet, large oval soaking tub, and separate glass walk-in shower. The second bedroom offers an en suite bath, while the third and fourth bedroom share a full bathroom with tub/shower combo. Additional features include: *Blinds throughout, *2024 stackable washer & dryer, *Mature landscaping for enhanced privacy, *Two- car garage. Located within walking or biking distance to the stunning resort-style clubhouse, this beautifully maintained, amenity-rich community in East Naples is a hidden gem. Resort style Amenities include: *Large lake with wildlife, *Walking and biking trails, *Pickleball and bocce ball courts, *Heated Pool, *Dog park, *Activity and fitness rooms, *Billiards, card room, theater, library, *Year-round calendar of social events. Low HOAs include: *Cable, *High-speed internet, *Lawn maintenance- with NO CDD fees.

20. 2025-10-08
    historical
21. 2025-08-17
    price $669,000
22. 2025-08-17
    price $669,000
23. 2025-05-15
    price $689,000
24. 2025-05-15
    price $689,000
25. 2025-04-17
    listed $709,000 Active
26. 2025-04-17
    listed $709,000 Active

ⓘ 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: $3,329 · $277/mo
• Projected year-2 tax: $5,304 · $442/mo
• Expected delta: +$1,975/yr (+$165/mo · 59.3%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 27 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: $68,289
• − Mortgage interest: −$35,794
• − Property taxes: −$3,329
• − Insurance: −$8,314
• − Repairs & maintenance: −$5,463
• − Management: −$5,463
• − HOA: −$4,716
• − Depreciation: −$18,589
• Taxable loss: −$13,379
• Est. tax savings @ 24.0%: +$3,211
• After-tax cash flow: $589/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 — Lely Resort

• Score: 61/100
• State rank: #786
• US rank: #17981

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A- Housing D- 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): 26,056
• Household income: $81,674
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 954.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 28% Black 12% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 3% Cuban 2%
• Common ancestry: Hispanic 10% Romanian 3% Lithuanian 2%
• Foreign-born: 26% · Canada, Jamaica, Vietnam
• Languages at home: 63% English-only · Spanish 24% French/Haitian/Cajun 9% Other Indo-European 2%

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: ▼ -194.86%
• Current HPI: 279.4232
• Rent YoY: ▲ 5.59%
• 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

-9.9% since first listed

11 events — show timeline

• 2026-03-21 Price Changed $639,000 NAPLESMLS
• 2026-03-20 Price Changed $639,000 MIML
• 2026-01-08 Listed $669,000 MIML
• 2026-01-08 Listed $669,000 NAPLESMLS
• 2025-10-08 Listing Removed — NAPLESMLS
• 2025-08-17 Price Changed $669,000 NAPLESMLS
• 2025-08-17 Price Changed $669,000 MIML
• 2025-05-15 Price Changed $689,000 NAPLESMLS
• 2025-05-15 Price Changed $689,000 MIML
• 2025-04-17 Listed $709,000 MIML
• 2025-04-17 Listed $709,000 NAPLESMLS

Property tax history

+38.8%/yr

Latest (2025): $3,329 · +7.0% YoY. Source: county tax records.