6930 Huntington Lakes Cir #104 · Island Walk, FL 34119

$350,000

3 bd · 2.0 ba · 1,402 sqft · Condo public records · 89 Days on market

Built 1999 $604/mo HOA · 16% 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 +16.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• DSCR +5.2/10.0
• 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

Must this lovely 3/2 end unit with sparkling western Lake & fountain views! The end unit location allows for abundant natural light and is on the ground floor for easy access. Huntington Lakes also offers many amenities which include three pools, with the main pool offering a spa, fitness center, library, and card/game room in the oversized clubhouse. The recreational facilities Include tennis and bocce courts, bike and jogging paths, and scheduled activities that make this a family oriented community. Huntington Lakes is a gated community with well-maintained landscaping and sidewalks.

Key facts

• Fountain views
• Fitness center
• Western lake views

Tags

• WESTERN LAKE VIEWS
• FOUNTAIN VIEWS
• GROUND FLOOR
• THREE POOLS
• FITNESS CENTER
• LIBRARY

Property features AI

Finance

• Other: Property is an 8-unit building with 1 unit per floor and a single floor; Unit/lot reference: Unit 104
• HOA & community: Mandatory HOA; Condo fee $979 quarterly; Master HOA fee $834 quarterly; Total annual recurring fees $7,252; Total one-time fees $150; Professional management; HOA maintenance covers cable, insurance, irrigation water, lawn/land maintenance, exterior pest control, and water; Community amenities include clubhouse, community pool and spa/hot tub, exercise room, tennis court, bike and jog path, hobby room, and sidewalks; Gated community

Exterior

• Parking: Detached 1-car garage; Guest parking available
• Security: Gated community; Entry card and entry keypad access
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential end-unit garden apartment; Low-rise (1-3 stories); Rear exposure faces west; Part of Huntington Lakes community
• Construction: Built in 1999; Concrete block construction; Stucco exterior; Tile roof; Single-hung windows; Electric storm shutters
• Exterior features: Lake water feature; Water display

Interior

• Kitchen: Pantry; Cooktop (electric); Dishwasher; Disposal; Microwave; Refrigerator/Freezer
• Bedrooms: 3 bedrooms; Master bedroom on ground level
• Flooring: Laminate; 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: Fire sprinkler; High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Window coverings; Split bedroom floor plan; Screened lanai/porch; Laundry in residence; Negotiable furnishings
• Laundry & utility: Washer and dryer included; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $329k (6.0% below list) — sets the bar for market timing.

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 41% 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

• It's been on market 89 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $160k; list at $350k implies a 119% 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 $329,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.10% ✓
• Cap rate: 7.06%
• Cash-on-cash: 2.73%
• DSCR: 1.12
• 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: -15.9%
• Equity multiple: 0.45×
• Total profit: $-53,486
• Equity at exit: $52,186

10-year hold

• IRR: -15.0%
• Equity multiple: 0.28×
• Total profit: $-70,657
• Equity at exit: $30,262

Cash invested: $98,000 (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: $3,851 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$234 /mo · $2,810/yr
• Insurance: −$146
• HOA: −$604
• Vacancy / Maint / Mgmt: −$809
• Net cashflow: $223

Break-even live

Break-even rent $3,569

Max offer price $350,000

Occupancy floor 89%

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6920 Huntington Lakes Cir #103 Naples, FL	2.0	2.0	1107	$2,700	$2.44	23d	1	0.01mi
6670 Huntington Lakes Cir #103 Naples, FL	2.0	2.0	1107	$4,000	$3.61	13d	1	0.11mi
6670 Huntington Lakes Cir #103 Naples, FL	2.0	2.0	1107	$4,250	$3.84	23d	1	0.11mi
2600 Marshcreek Ln #201 Naples, FL	3.0	2.0	1765	$2,595	$1.47	13d	1	0.13mi
6880 Huntington Lakes Cir #203 Naples, FL	2.0	2.0	1231	$3,750	$3.05	23d	1	0.15mi
11762 Quail Village Way Naples, FL	3.0	2.5	1800	$3,800	$2.11	23d	1	0.19mi
6750 Huntington Lakes Cir #103 Naples, FL	2.0	2.0	1185	$2,300	$1.94	21d	1	0.20mi
6605 Huntington Lakes Cir #203 Naples, FL	2.0	2.0	1107	$2,400	$2.17	23d	1	0.23mi
2690 Cypress Trace Cir #3212 Naples, FL	2.0	2.0	1232	$5,300	$4.30	23d	1	0.25mi
2700 Cypress Trace Cir #3112 Naples, FL	2.0	2.0	1232	$2,100	$1.70	23d	1	0.25mi
2525 Aspen Creek Ln #101 Naples, FL	3.0	2.0	1532	$4,500	$2.94	23d	1	0.26mi
2710 Cypress Trace Cir Naples, FL	2.0	2.0	1213	$3,425	$2.82	23d	2	0.27mi
2720 Cypress Trace Cir Naples, FL	2.0–3.0	2.0	1283	$5,300	$4.13	23d	3	0.28mi
2920 Cypress Trace Cir #204 Naples, FL	2.0	2.0	1625	$5,500	$3.38	23d	1	0.31mi
2925 Cypress Trace Cir #201 Naples, FL	2.0	2.0	1094	$4,500	$4.11	23d	1	0.32mi
2880 Cypress Trace Cir #103 Naples, FL	2.0	2.0	1372	$5,500	$4.01	23d	1	0.36mi
2469 Millcreek Ln #102 Naples, FL	2.0	2.0	1107	$3,495	$3.16	23d	1	0.36mi
2730 Cypress Trace Cir Unit 2836A Naples, FL	2.0	2.0	1194	$2,000	$1.68	23d	1	0.36mi
2730 Cypress Trace Cir Unit 1 Naples, FL	2.0	2.0	1232	$5,500	$4.46	23d	1	0.36mi
2730 Cypress Trace Cir Unit 2836S Naples, FL	2.0	2.0	1194	$5,000	$4.19	23d	1	0.36mi
2870 Cypress Trace Cir #1713 Naples, FL	2.0	2.0	1414	$2,900	$2.05	23d	1	0.36mi
2740 Cypress Trace Cir Naples, FL	2.0	2.0	1493	$3,488	$2.34	23d	3	0.39mi
2895 Cypress Trace Cir #202 Naples, FL	2.0	2.0	1232	$4,500	$3.65	23d	1	0.40mi
2895 Cypress Trace Cir #104 Naples, FL	2.0	2.0	1252	$4,800	$3.83	23d	1	0.40mi
2820 Cypress Trace Cir Naples, FL	2.0	2.0	1254	$3,748	$2.99	23d	3	0.41mi
2456 Millcreek Ln #102 Naples, FL	2.0	2.0	1107	$2,375	$2.15	23d	1	0.41mi
2855 Cypress Trace Cir #102 Naples, FL	2.0	2.0	1232	$2,000	$1.62	13d	1	0.42mi
2855 Cypress Trace Cir #202 Naples, FL	2.0	2.0	1232	$4,800	$3.90	13d	1	0.42mi
6655 Huntington Lakes Cir #204 Naples, FL	3.0	2.0	1315	$3,500	$2.66	23d	1	0.43mi
2835 Cypress Trace Cir Unit 1049710P Naples, FL	3.0	2.0	1248	$4,110	$3.29	13d	1	0.44mi
2408 Millcreek Ln #202 Naples, FL	2.0	2.0	1207	$2,200	$1.82	23d	1	0.46mi
6544 Huntington Lakes Cir Unit 9-204 Naples, FL	3.0	2.0	1382	$4,250	$3.08	23d	1	0.48mi
2790 Cypress Trace Cir Naples, FL	2.0	2.0	1537	$5,000	$3.25	23d	2	0.49mi
3435 Laurelgreens Ln S Unit 1 Naples, FL	3.0	2.0	1758	$6,000	$3.41	23d	1	0.51mi
3435 Laurel Greens Ln S #201 Naples, FL	3.0	2.0	1708	$3,000	$1.76	23d	1	0.51mi
3455 Laurel Greens Ln S #103 Naples, FL	3.0	2.0	1758	$5,500	$3.13	23d	1	0.55mi
3465 Laurel Greens Ln S #103 Naples, FL	2.0	2.0	1789	$2,550	$1.43	23d	1	0.58mi
5705 Heron Ln #806 Naples, FL	2.0	2.0	1540	$7,000	$4.55	23d	1	0.63mi
3425 Grand Cypress Dr #102 Naples, FL	3.0	2.0	1763	$6,500	$3.69	23d	1	0.63mi
10033 Heather Ln Unit 5-502 Naples, FL	3.0	2.0	1774	$2,300	$1.30	23d	1	0.66mi

HOA detail condo

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

Listing history 19 events

1. 2026-06-18
   days on market $350,000 Active 89 DOM
2. 2026-06-17
   days on market $350,000 Active 88 DOM
3. 2026-06-16
   days on market $350,000 Active 87 DOM
4. 2026-06-15
   days on market $350,000 Active 86 DOM
5. 2026-06-14
   days on market $350,000 Active 84 DOM
6. 2026-06-10
   days on market $350,000 Active 81 DOM
7. 2026-06-09
   days on market $350,000 Active 80 DOM
8. 2026-06-08
   days on market $350,000 Active 79 DOM
9. 2026-06-07
   days on market $350,000 Active 78 DOM
10. 2026-06-03
    days on market $350,000 Active 74 DOM
11. 2026-06-02
    days on market $350,000 Active 73 DOM
12. 2026-06-01
    days on market $350,000 Active 72 DOM
13. 2026-05-31
    days on market $350,000 Active 71 DOM
14. 2026-05-30
    days on market $350,000 Active 70 DOM
15. 2026-04-29
    price $350,000
16. 2026-03-31
    price $400,000
17. 2026-03-21
    listed $420,000 Active
18. 2002-12-26
    soldstatus $160,000
19. 2001-03-01
    soldstatus $137,000

ⓘ 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: $2,810 · $234/mo
• Projected year-2 tax: $2,905 · $242/mo
• Expected delta: +$95/yr (+$8/mo · 3.4%)

ⓘ 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: $46,217
• − Mortgage interest: −$19,605
• − Property taxes: −$2,810
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,697
• − Management: −$3,697
• − HOA: −$7,248
• − Depreciation: −$10,182
• Taxable loss: −$2,773
• Est. tax savings @ 24.0%: +$666
• After-tax cash flow: $3,343/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

+155.5% since first listed

5 events — show timeline

• 2026-04-29 Price Changed $350,000 NAPLESMLS
• 2026-03-31 Price Changed $400,000 NAPLESMLS
• 2026-03-21 Listed $420,000 NAPLESMLS
• 2002-12-26 Sold (Public Records) $160,000 Public Records
• 2001-03-01 Sold (Public Records) $137,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,810 · +4.3% YoY. Source: county tax records.