4061 Vine Ln · Lely Resort, FL 34112

$325,000

3 bd · 2.0 ba · 1,666 sqft · SingleFamily public records · 3 Days on market

Built 1994 6,969 sqft lot $33/mo HOA · 1% 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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 3 bedroom 2 bath home located in Quail Hollow. Tucked away in south Naples this little community is a hidden find. With easy access to multiple area through roads and just a short drive to downtown Naples and area beaches this property has a lot to offer!

Key facts

• New sprinkler system
• New ac
• Fresh exterior paint

Tags

• NEW ROOF
• NEW AC
• FRESH EXTERIOR PAINT
• NEW SPRINKLER SYSTEM
• PET FRIENDLY COMMUNITY

Property features AI

Finance

• Other: Part of a 69-unit community; single unit per building; single-floor home
• HOA & community: Mandatory HOA with professional management; Annual HOA fee $400; One-time fee $150; Community amenities include streetlighting and underground utilities; Non-gated community

Exterior

• Parking: Attached 2-car garage
• Utilities: Central water; Central sewer; Cable available
• Home design: Single family residence; 1 story (ranch); Rear exposure to the west; Located in the Quail Hollow development
• Construction: Concrete block construction; Built in 1994; Deeded restrictions
• Exterior features: Shingle roof; Single-hung windows; Stucco exterior; Corner lot; Landscaped area view; Central irrigation

Interior

• Kitchen: Dishwasher; Range; Microwave; Garbage disposal
• Bedrooms: 3 bedrooms with a split bedroom floor plan
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms; Master bathroom with dual sinks and separate tub and shower
• Heating & cooling: Central electric heating; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; High speed internet available; Vaulted ceilings; Walk-in closet; Window coverings; Dining area in living room; Guest bath; Guest room; Screened lanai/porch
• Laundry & utility: Washer; Dryer; Laundry in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

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 ($4k rent vs $325k).

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, schools F, amenities 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 (-1.7%/yr); 771 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $4,283/mo this rent would consume 74% of the median local household income ($70k/yr) (locally 980% 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 $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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 $210k; list at $325k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $325,000

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.43%
• DSCR: 1.64
• GRM: 6.3

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $4,576
• Equity at exit: $48,459

10-year hold

• IRR: 7.7%
• Equity multiple: 1.50×
• Total profit: $45,599
• Equity at exit: $28,100

Cash invested: $91,000 (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 34112

• Rents YoY: -1.7%
• Active inventory: 771
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $4,283 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$416 /mo · $4,997/yr
• Insurance: −$135
• HOA: −$33
• Vacancy / Maint / Mgmt: −$899
• Net cashflow: $1,094

Break-even live

Break-even rent $2,898

Max offer price $325,000

Occupancy floor 69%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6254 Vista Garden Way Unit A Naples, FL	3.0	2.0	1266	$2,400	$1.90	21d	1	0.23mi
6608 Roma Way Naples, FL	3.0	2.0	2189	$16,000	$7.31	23d	1	0.35mi
6604 Roma Way Naples, FL	3.0	2.0	2114	$10,500	$4.97	23d	1	0.35mi
6560 Roma Way Naples, FL	3.0	2.0	2188	$11,000	$5.03	23d	1	0.39mi
6276 Shadowood Cir #1503 Naples, FL	3.0	2.0	1350	$6,000	$4.44	23d	1	0.44mi
5841 Rattlesnake Hammock Rd Unit 2 Naples, FL	2.0	2.0	1133	$2,500	$2.21	23d	1	0.48mi
5857 Rattlesnake Hammock Rd #208 Naples, FL	2.0	2.0	1133	$3,000	$2.65	13d	1	0.50mi
6473 Conning Tower Cir Unit 1 Naples, FL	3.0	2.0	1140	$1,600	$1.40	23d	1	0.51mi
7425 Inspira Cir Naples, FL	1.0–3.0	1.0–2.0	1066	$2,660	$2.50	13d	17	0.56mi
940 Augusta Blvd Unit D939 Naples, FL	2.0	2.0	1419	$2,200	$1.55	23d	1	0.59mi
3650 Sunset Blvd Naples, FL	3.0	3.5	1728	$4,950	$2.86	23d	1	0.63mi
760 Augusta Blvd Unit D204 Naples, FL	3.0	2.0	1294	$2,300	$1.78	23d	1	0.65mi
905 Augusta Blvd Naples, FL	2.0	2.0	1125	$1,850	$1.64	23d	1	0.67mi
5932 Cranbrook Way Naples, FL	2.0	2.0	1310	$2,200	$1.68	23d	1	0.68mi
709 Augusta Blvd Unit 709-5 Naples, FL	3.0	2.0	1480	$4,000	$2.70	13d	1	0.71mi
705 Augusta Blvd Unit 705-5 Naples, FL	2.0	2.0	1125	$2,000	$1.78	13d	1	0.72mi
5859 Westbourgh Ct Naples, FL	3.0	2.0	1746	$8,500	$4.87	23d	1	0.73mi
5859 Westbourgh Ct Naples, FL	3.0	2.0	1746	$8,500	$4.87	13d	1	0.73mi
701 Augusta Blvd Unit 701-8 Naples, FL	2.0	2.0	1250	$4,800	$3.84	13d	1	0.75mi
605 Augusta Blvd #4 Naples, FL	2.0	2.0	1125	$3,950	$3.51	13d	1	0.77mi
605 Augusta Blvd #14 Naples, FL	2.0	2.0	1125	$4,000	$3.56	23d	1	0.77mi
5908 Cranbrook Way Unit I202 Naples, FL	2.0	2.0	1318	$2,500	$1.90	23d	1	0.79mi
4556 Andover Way Unit E106 Naples, FL	2.0	2.0	1172	$1,900	$1.62	13d	1	0.79mi
4556 Andover Way Unit E104 Naples, FL	2.0	2.0	1072	$5,000	$4.66	13d	1	0.79mi
640 Augusta Blvd Naples, FL	2.0	2.0	1634	$2,700	$1.65	23d	1	0.80mi
7563 Moorgate Point Way Naples, FL	3.0	2.0	1924	$12,000	$6.24	23d	1	0.80mi
575 Augusta Blvd Naples, FL	3.0	2.0	1500	$2,100	$1.40	23d	1	0.83mi
6026 Whitaker Rd Naples, FL	1.0–3.0	1.0–2.0	986	$3,795	$3.85	13d	39	0.87mi
555 Augusta Blvd Unit 3-1 Naples, FL	2.0	2.0	1249	$4,200	$3.36	23d	1	0.88mi
182 Palmetto Dunes Cir Naples, FL	3.0	2.0	2175	$3,300	$1.52	23d	1	0.90mi
3655 Amberly Cir Naples, FL	2.0	2.0	1216	$2,500	$2.06	23d	1	0.93mi
4884 Hampshire Ct Unit 7-104 Naples, FL	2.0	2.0	1394	$5,000	$3.59	23d	1	0.97mi
413 Augusta Blvd #302 Naples, FL	2.0	2.0	1390	$5,500	$3.96	21d	1	0.97mi
5733 Deauville Cir Unit G308 Naples, FL	3.0	2.0	1427	$3,600	$2.52	23d	1	0.98mi
3685 Amberly Cir Unit D305 Naples, FL	2.0	2.0	1320	$5,100	$3.86	23d	1	0.98mi
5741 Deauville Cir Unit F108 Naples, FL	3.0	2.0	1427	$3,600	$2.52	23d	1	1.00mi
265 Deerwood Cir Naples, FL	2.0	2.0	1179	$5,000	$4.24	23d	1	1.00mi
127 Palmetto Dunes Cir Naples, FL	3.0	2.0	1906	$7,500	$3.93	23d	1	1.02mi
6255 Brunello Ln Naples, FL	3.0	3.0	2046	$16,500	$8.06	23d	1	1.04mi
5826 Jasper Way Unit 101 Naples, FL	2.0	2.0	1350	$2,495	$1.85	23d	1	1.05mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 13 events

1. 2026-06-14
   status $325,000 Pending 3 DOM
2. 2026-05-19
   status Pending With Contingencies
3. 2026-05-18
   status Active
4. 2026-04-11
   status Pending With Contingencies
5. 2026-04-09
   listed $325,000 Active
6. 2019-01-14
   soldstatus $210,000 Sold 260-char remark

   Show marketing remark (260 chars)

   Nice 3 bedroom 2 bath home located in Quail Hollow. Tucked away in south Naples this little community is a hidden find. With easy access to multiple area through roads and just a short drive to downtown Naples and area beaches this property has a lot to offer!

7. 2018-12-17
   status Pending 260-char remark

   Show marketing remark (260 chars)

   Nice 3 bedroom 2 bath home located in Quail Hollow. Tucked away in south Naples this little community is a hidden find. With easy access to multiple area through roads and just a short drive to downtown Naples and area beaches this property has a lot to offer!

8. 2018-12-05
   price $269,800 260-char remark

   Show marketing remark (260 chars)

   Nice 3 bedroom 2 bath home located in Quail Hollow. Tucked away in south Naples this little community is a hidden find. With easy access to multiple area through roads and just a short drive to downtown Naples and area beaches this property has a lot to offer!

9. 2018-10-25
   listed $284,000 Active 260-char remark

   Show marketing remark (260 chars)

   Nice 3 bedroom 2 bath home located in Quail Hollow. Tucked away in south Naples this little community is a hidden find. With easy access to multiple area through roads and just a short drive to downtown Naples and area beaches this property has a lot to offer!

10. 2005-07-06
    soldstatus $300,000
11. 1999-04-27
    soldstatus $134,000
12. 1998-06-29
    soldstatus $125,000
13. 1994-03-18
    soldstatus $23,000

ⓘ 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: $4,997 · $416/mo
• Projected year-2 tax: $4,997 · $416/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 6/10 Major FEMA zone X (unshaded) · 55% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $51,395
• − Mortgage interest: −$18,205
• − Property taxes: −$4,997
• − Insurance: −$1,625
• − Repairs & maintenance: −$4,112
• − Management: −$4,112
• − HOA: −$396
• − Depreciation: −$9,455
• Taxable income: $8,495
• Est. tax owed @ 24.0%: −$2,039
• After-tax cash flow: $11,094/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): 27,193
• Household income: $69,842
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 980.0

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 18% Two or more races 9% Black 6% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2% Cuban 4% Dominican 1%
• Common ancestry: Hispanic 4% Romanian 3% Portuguese 2%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 17% French/Haitian/Cajun 4% German/W. Germanic 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: ▼ -235.10%
• Current HPI: 256.9182
• Rent YoY: ▼ -1.69%
• 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

+1313.0% since first listed

12 events — show timeline

• 2026-05-19 Pending — NAPLESMLS
• 2026-05-18 Relisted — NAPLESMLS
• 2026-04-11 Pending — NAPLESMLS
• 2026-04-09 Listed $325,000 NAPLESMLS
• 2019-01-14 Sold (MLS) $210,000 NAPLESMLS
• 2018-12-17 Pending — NAPLESMLS
• 2018-12-05 Price Changed $269,800 NAPLESMLS
• 2018-10-25 Listed $284,000 NAPLESMLS
• 2005-07-06 Sold (Public Records) $300,000 Public Records
• 1999-04-27 Sold (Public Records) $134,000 Public Records
• 1998-06-29 Sold (Public Records) $125,000 Public Records
• 1994-03-18 Sold (Public Records) $23,000 Public Records

Property tax history

+10.2%/yr

Latest (2025): $4,997 · +7.3% YoY. Source: county tax records.