6600 Beach Resort Dr #2 · Lely Resort, FL 34114

$329,900

2 bd · 2.0 ba · 1,351 sqft · Condo public records · 43 Days on market

Built 1997 $633/mo HOA · 14% of rent

---

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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Appreciation +4.3/10.0
• Rent growth +3.3/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautifully maintained two-bedroom, two-bath residence offering 1,351 square feet of living space under air, thoughtfully designed. This Condo is in pristine condition and features a desirable open layout with 15' soaring ceiling in the living room with an abundance of natural light throughout. The expansive living and dining areas flow seamlessly into a well-appointed eat in kitchen, breakfast bar, offering some newer appliances, built in desk, partiallly furnished, newer washer & dryer with tub sink in laundry room, planter sills, newer A/C. Lovely Condo, perfect for both everyday living and entertaining. Oversized, screened-in lanai—where you can relax and take in tranquil la

Key facts

• Eat in kitchen
• Newer appliances
• Soaring ceiling

Tags

• OPEN LAYOUT
• SOARING CEILING
• NATURAL LIGHT
• EAT IN KITCHEN
• BREAKFAST BAR
• NEWER APPLIANCES

Property features AI

Finance

• Other: Property is part of Falling Waters Beach Resort development; Building number 6600; Unit count: 2 units per floor; 16 units in building; 430 units in complex; 1 floor for the unit; Possession at closing; Has waterfront (lake)
• HOA & community: Mandatory HOA (gated community); Master HOA fee $1,900 quarterly (total annual recurring fees $7,600); Professional management; HOA maintenance covers cable, insurance, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, manager, exterior pest control, sewer, street maintenance, trash removal and water; Community amenities include bocce court, clubhouse, internet access, pickleball, sidewalks, and tennis court

Exterior

• Parking: Detached 1-car garage; Guest parking; Paved parking
• Security: Entry keypad
• Utilities: Central water; Central sewer; Cable available; Electric service (for heat and cooling)
• Home design: Residential property; Low rise (1–3) building design; 2-story building; Rear exposure faces west; Zero lot line
• Construction: Concrete block construction; Built in 1997
• Exterior features: Outdoor kitchen; Patio; Screened lanai/porch; Stucco exterior; Tile roof; Single hung and sliding windows; Impact resistant doors; Private below-ground concrete lap pool; Lake and landscaped area views; Central irrigation

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator/ice maker; Self-cleaning oven; Built-in desk; Breakfast bar / eat-in kitchen
• Bedrooms: 2 bedrooms (split bedroom layout)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Cathedral ceiling; Vaulted ceiling; Custom mirrors; Fire sprinkler; French doors; High-speed internet available; Laundry tub; Walk-in closet; Window coverings; Built-in desk in kitchen; Breakfast bar; Dining (living); Eat-in kitchen; Screened lanai/porch; Great room floor plan; Six ceiling fans; Partially furnished
• Laundry & utility: Washer; Dryer; Laundry tub

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $330k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $330k).
• Recommended offer: $320k (3.0% 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: Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL) — zoned schools at 54% FRL track the district average.
• Zoned-school proficiency averages 40% at this address vs 58% district-wide (-18 pts) — the specific schools serving this property underperform the Collier average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.2%/yr); 900 active listings in the ZIP; 40 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 $4,538/mo this rent would consume 61% of the median local household income ($89k/yr) (locally 550% 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 (-1.5%/yr); year-one equity from $2k of loan paydown is wiped out by about $5k 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.
• At projected returns (-1.5% appreciation + 3.2% rent growth), your $92k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $175k; list at $330k implies a 89% gain — meaningful room to come down on a strong offer.

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; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $320,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.38% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.74%
• DSCR: 1.57
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.48% appreciation · 3.21% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $4,830
• Equity at exit: $72,088

10-year hold

• IRR: 8.8%
• Equity multiple: 1.82×
• Total profit: $75,456
• Equity at exit: $69,440

Cash invested: $92,372 (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 34114

• Home prices YoY: -0.6%
• Rents YoY: 3.2%
• Active inventory: 900
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $4,538 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$104 /mo · $1,250/yr
• Insurance: −$137
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$633
• Vacancy / Maint / Mgmt: −$953
• Net cashflow: $554

Break-even live

Break-even rent $3,837

Max offer price $329,900

Occupancy floor 83%

Sensitivity live

Price	-10% $741	-5% $647	+0% $554	+5% $460	+10% $367
Rent	-10% $195	-5% $375	+0% $554	+5% $733	+10% $912
Rate	-1.0pp $720	-0.5pp $638	base $554	+0.5pp $468	+1.0pp $381

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6590 Beach Resort Dr Unit 305 Naples, FL	2.0	2.0	1351	$4,500	$3.33	14d	1	0.03mi
6650 Beach Resort Dr Unit 908 Naples, FL	2.0	2.0	1351	$4,600	$3.40	14d	1	0.22mi
6750 Beach Resort Dr #7 Naples, FL	2.0	2.0	1351	$3,900	$2.89	24d	1	0.29mi
6750 Beach Resort Dr Naples, FL	2.0	2.0	1351	$3,200	$2.37	14d	2	0.29mi
6680 Beach Resort Dr Unit 1214 Naples, FL	2.0	2.0	1351	$4,500	$3.33	14d	1	0.37mi
9175 Celeste Dr Unit 105 Naples, FL	2.0	2.0	1000	$2,000	$2.00	24d	1	0.38mi
9187 Celeste Dr Unit 1073494P Naples, FL	2.0	2.0	1399	$2,979	$2.13	14d	1	0.38mi
9165 Celeste Dr Unit 3-303 Naples, FL	2.0	2.0	1000	$6,500	$6.50	24d	1	0.43mi
9159 Delano St #9905 Naples, FL	3.0	2.0	1770	$4,995	$2.82	24d	1	0.45mi
9155 Delano St Unit 1545913P Naples, FL	3.0	2.0	1797	$3,871	$2.15	14d	1	0.47mi
9151 Delano St #9702 Naples, FL	3.0	2.5	1733	$2,650	$1.53	14d	1	0.48mi
7052 Live Oak Dr Naples, FL	2.0	2.0	1685	$9,000	$5.34	24d	1	0.58mi
9118 Chula Vista St #12002 Naples, FL	2.0	2.5	1531	$4,200	$2.74	24d	1	0.59mi
9111 Capistrano St S #8303 Naples, FL	2.0	2.5	1432	$7,500	$5.24	24d	1	0.61mi
9115 Capistrano St S #8207 Naples, FL	2.0	2.5	1494	$6,000	$4.02	24d	1	0.62mi
22 Cypress View Dr Unit B22 Naples, FL	2.0	2.0	1534	$7,000	$4.56	24d	1	0.65mi
9109 Yuba Ln Unit 80 Naples, FL	3.0	2.5	1729	$3,900	$2.26	24d	1	0.66mi
9102 Chula Vista St #11302 Naples, FL	2.0	2.5	1531	$2,695	$1.76	22d	1	0.66mi
9092 Chula Vista St #11003 Naples, FL	2.0	2.0	1404	$6,850	$4.88	24d	1	0.69mi
9102 Capistrano St S Unit 72-3 Naples, FL	2.0	2.5	1520	$6,500	$4.28	24d	1	0.69mi
9088 Chula Vista St Unit 108-3 Naples, FL	2.0	2.0	1404	$5,700	$4.06	24d	1	0.71mi
9081 Albion Ln S #6505 Naples, FL	2.0	2.0	1225	$7,500	$6.12	24d	1	0.74mi
9072 Rialto St #6302 Naples, FL	3.0	2.0	1771	$8,250	$4.66	22d	1	0.77mi
9076 Rialto St Unit 62 Naples, FL	3.0	2.5	1624	$7,500	$4.62	24d	1	0.78mi
9071 Albion Ln N #5706 Naples, FL	2.0	2.5	1441	$2,200	$1.53	24d	1	0.80mi
9073 Rialto St #6002 Naples, FL	3.0	2.0	1771	$7,500	$4.23	24d	1	0.80mi
9066 Albion Ln N #5106 Naples, FL	3.0	2.5	1715	$6,500	$3.79	22d	1	0.80mi
8540 Mystic Greens Way #305 Naples, FL	2.0	2.0	1710	$4,995	$2.92	14d	1	0.82mi
9082 Capistrano St N Unit 48-5 Naples, FL	2.0	2.0	1227	$6,500	$5.30	24d	1	0.84mi
8965 Malibu Ln #802 Naples, FL	3.0	2.0	1771	$6,595	$3.72	24d	1	0.84mi
9175 Michael Cir #4 Naples, FL	3.0	2.0	1639	$3,195	$1.95	14d	1	0.91mi
9054 Capistrano St N #4003 Naples, FL	2.0	2.0	1385	$2,495	$1.80	24d	1	0.92mi
9054 Capistrano St N #4002 Naples, FL	3.0	2.0	1674	$6,000	$3.58	24d	1	0.92mi
9022 Michael Cir Unit 2-205 Naples, FL	2.0	2.0	1450	$3,500	$2.41	24d	1	0.93mi
8519 Chase Preserve Dr Naples, FL	2.0	2.0	1827	$9,000	$4.93	24d	1	0.93mi
274 Riverwood Rd Unit 1546056P Naples, FL	2.0	2.0	1496	$4,451	$2.98	14d	1	0.98mi
1747 Beverly Dr Naples, FL	2.0	2.0	1080	$2,300	$2.13	24d	1	0.98mi
8175 Celeste Dr Naples, FL	2.0	2.0	1460	$2,395	$1.64	24d	1	1.01mi
8175 Celeste Dr #1230 Naples, FL	2.0	2.0	1476	$2,775	$1.88	24d	1	1.01mi
8175 Celeste Dr #1229 Naples, FL	3.0	2.0	1640	$2,975	$1.81	24d	1	1.01mi

HOA detail condo

• Monthly dues: $633 · $7,596/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-18
   days on market $329,900 Active 43 DOM
2. 2026-06-17
   days on market $329,900 Active 42 DOM
3. 2026-06-16
   pricedays on market $329,900 Active 41 DOM
4. 2026-06-15
   days on market $346,900 Active 40 DOM
5. 2026-06-14
   days on market $346,900 Active 38 DOM
6. 2026-06-10
   days on market $346,900 Active 35 DOM
7. 2026-06-09
   days on market $346,900 Active 34 DOM
8. 2026-06-08
   days on market $346,900 Active 33 DOM
9. 2026-06-07
   days on market $346,900 Active 32 DOM
10. 2026-06-03
    days on market $346,900 Active 28 DOM
11. 2026-06-03
    remarks 689-char remark
12. 2026-06-03
    listed $346,900 Active 27 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: $1,250 · $104/mo
• Projected year-2 tax: $2,738 · $228/mo
• Expected delta: +$1,488/yr (+$124/mo · 119.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 95% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $54,456
• − Mortgage interest: −$18,480
• − Property taxes: −$1,250
• − Insurance: −$6,768
• − Repairs & maintenance: −$4,357
• − Management: −$4,357
• − HOA: −$7,596
• − Depreciation: −$9,597
• Taxable income: $2,052
• Est. tax owed @ 24.0%: −$493
• After-tax cash flow: $6,153/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): 23,559
• Household income: $89,334
• Rent vs Own: 15.3% rent · 84.7% own
• Severe rent burden: 550.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 17% Two or more races 13% Black 7%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1% Cuban 3%
• Common ancestry: Hispanic 5% Romanian 4% Lithuanian 1%
• Foreign-born: 21% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 15% French/Haitian/Cajun 5% Other Indo-European 4%

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: ▼ -1.48%
• Current HPI: 266.5545
• Rent YoY: ▲ 3.21%
• 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

+240.4% since first listed

3 events — show timeline

• 2026-05-06 Listed $346,900 NAPLESMLS
• 2002-12-18 Sold (Public Records) $175,000 Public Records
• 1997-09-30 Sold (Public Records) $101,900 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,250 · +7.6% YoY. Source: county tax records.