200 Vintage Cir #103 · Vineyards, FL 34119

$280,000

2 bd · 2.0 ba · 1,294 sqft · Condo public records · 12 Days on market

Built 1996 $946/mo HOA · 23% of rent

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Why this score? — see what drove the C 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 +22.1/30.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 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 MLS

Enjoy spectacular, sweeping golf course and lake views on the 16th fairway at Vineyards Golf and Country Club's South Course. This bright and sunny 2BR, 2BA first floor unit has BRAND NEW ROOFS IN 2024 and has been updated with deluxe vinyl flooring in living areas, stainless steel kitchen appliances, new quartz countertops in kitchen and newer washer/dryer. This unit has a deeded locked storage closet and one deeded parking spot with plenty of additional guest parking. Located just a short walk to Concord's onsite pool/spa and clubhouse with gas grills for outdoor grilling. Vineyards Golf and Country Club has an ideal North Naples location close to premier shopping, dining, entertainment and just minutes to the world class Physician's Regional Medical Group. Four optional membership levels are offered for different lifestyles/budgets and include use of the Wellness Center with spa and lap pool, three 18-hole golf courses, tennis center, pickleball courts, multiple dining facilities, full social calendar, bocce leagues, resort-style swimming pool, men's and women's locker rooms and golf Pro Shop.

Key facts

• Gated community
• Vinyl flooring
• Lake views

Tags

• GATED COMMUNITY
• VINYL FLOORING
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTER TOPS
• GOLF COURSE VIEWS
• LAKE VIEWS

Property features AI

Finance

• HOA & community: Mandatory HOA with professional management; Master HOA fee billed quarterly; Quarterly condo fee; HOA covers cable, insurance, internet/Wi-Fi access, irrigation water, lawn/land maintenance, exterior pest control, sewer and water; Community amenities include bike and jog paths, community pool, spa/hot tub, and exercise room; Gated community; non-equity golf available; Total annual recurring fees listed

Exterior

• Parking: 1 assigned paved parking space; Deeded parking; Guest parking; Detached 1-car carport
• Security: Gated community; Entry keypad
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property in a mid-rise building (4–7 stories); Zero lot line setting; Built in 1996; Located in The Vineyards community (Concord section)
• Construction: Concrete block construction; Shingle roof
• Exterior features: Automatic sprinkler system; Stucco exterior; Single-hung and sliding windows; Rear exposure to the east; Golf course and lake views

Interior

• Kitchen: Cooktop (electric); Range; Microwave; Dishwasher; Disposal; Refrigerator/freezer; Pantry
• Bedrooms: 2 bedrooms with a split-bedroom floor plan
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Cable prewire and high-speed internet available; Pantry; Smoke detectors; Walk-in closet; Window coverings; Screened lanai/porch; Common elevator
• Laundry & utility: Washer in residence; Laundry area inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $280k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $280k).

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: Vineyards Elementary School (math 79% / reading 75%, grade A, #170 of 2,144 statewide, top 9%, 845 students, 27% FRL); Oakridge Middle School (math 75% / reading 67%, grade A, #59 of 571 statewide, top 11%, 1,183 students, 26% FRL); Gulf Coast High School (math 57% / reading 68%, grade B-, #93 of 667 statewide, top 14%, 2,447 students, 20% FRL) — zoned schools average 24% FRL vs 55% district-wide (31 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 soft (-2.5%/yr); 590 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); high-income renter base; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• This rent runs 43% 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 $8k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 10y 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

• Watch-outs: HOA is 23% of rent.
• 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 $280,000

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. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.45% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.93%
• DSCR: 1.31
• GRM: 5.7

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: -10.2%
• Equity multiple: 0.64×
• Total profit: $-27,891
• Equity at exit: $41,749

10-year hold

• IRR: -7.6%
• Equity multiple: 0.61×
• Total profit: $-30,887
• Equity at exit: $24,209

Cash invested: $78,400 (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: 590
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $4,063 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$226 /mo · $2,713/yr
• Insurance: −$117
• HOA: −$946
• Vacancy / Maint / Mgmt: −$853
• Net cashflow: $453

Break-even live

Break-even rent $3,490

Max offer price $280,000

Occupancy floor 84%

Sensitivity live

Price	-10% $611	-5% $532	+0% $453	+5% $373	+10% $294
Rent	-10% $132	-5% $292	+0% $453	+5% $613	+10% $773
Rate	-1.0pp $594	-0.5pp $524	base $453	+0.5pp $380	+1.0pp $306

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Vintage Cir Unit C401 Naples, FL	3.0	2.0	1520	$6,500	$4.28	15d	1	0.02mi
200 Vintage Cir Unit D304 Naples, FL	3.0	2.0	1492	$2,800	$1.88	15d	1	0.03mi
172 Vintage Cir #202 Naples, FL	3.0	2.0	1774	$5,195	$2.93	15d	1	0.06mi
230 Vintage Cir Unit A-404 Naples, FL	2.0	2.0	1290	$5,000	$3.88	15d	1	0.08mi
155 Vintage Cir #103 Naples, FL	2.0	2.0	1500	$5,000	$3.33	15d	1	0.08mi
89 Silver Oaks Cir #5103 Naples, FL	2.0	2.0	1373	$2,800	$2.04	23d	1	0.16mi
106 Siena Way #1508 Naples, FL	2.0	2.0	1414	$4,500	$3.18	25d	1	0.18mi
57 Silver Oaks Cir #13103 Naples, FL	2.0	2.0	1373	$5,000	$3.64	23d	1	0.20mi
104 Siena Way #1407 Naples, FL	2.0	2.0	1450	$7,000	$4.83	25d	1	0.21mi
103 Tuscana Ct #1107 Naples, FL	2.0	2.0	1412	$5,000	$3.54	25d	1	0.22mi
102 Tuscana Ct #901 Naples, FL	2.0	2.0	1631	$2,300	$1.41	25d	1	0.22mi
271 Perignon Pl Unit 16-1 Naples, FL	2.0	2.0	1449	$2,700	$1.86	25d	1	0.22mi
56 Silver Oaks Cir Unit 102 Naples, FL	2.0	2.0	1373	$4,500	$3.28	15d	1	0.22mi
152 Napa Ridge Way Naples, FL	3.0	2.0	1775	$7,000	$3.94	25d	1	0.24mi
6025 Chardonnay Ln Unit 1Unit 102 Naples, FL	2.0	2.0	1414	$2,195	$1.55	25d	1	0.35mi
6260 Bellerive Ave #402 Naples, FL	3.0	2.0	1708	$7,000	$4.10	23d	1	0.43mi
5950 Almaden Dr Naples, FL	3.0	2.0	1762	$6,500	$3.69	25d	1	0.43mi
116 Fountain Cir Naples, FL	3.0	2.0	1561	$4,500	$2.88	25d	1	0.47mi
1190 Reserve Way #304 Naples, FL	2.0	2.0	1059	$2,900	$2.74	25d	1	0.72mi
1180 Reserve Way Naples, FL	1.0–2.0	1.0–2.0	912	$1,990	$2.18	15d	3	0.74mi
1180 Reserve Way Naples, FL	1.0–2.0	1.0–2.0	954	$2,000	$2.10	25d	2	0.74mi
1170 Reserve Way #205 Naples, FL	2.0	1.0	894	$1,700	$1.90	25d	1	0.76mi
1220 Reserve Way #305 Naples, FL	2.0	2.0	1059	$1,950	$1.84	25d	1	0.76mi
1235 Reserve Way Naples, FL	2.0	1.0	894	$2,300	$2.57	25d	1	0.81mi
1235 Reserve Way #103 Naples, FL	2.0	1.0	894	$1,995	$2.23	15d	1	0.81mi
1205 Reserve Way #302 Naples, FL	3.0	2.0	1239	$2,300	$1.86	15d	1	0.83mi
580 El Camino Real #3805 Naples, FL	2.0	2.0	1772	$13,500	$7.62	25d	1	0.95mi
1299 Verde Dr Unit 1503 Naples, FL	3.0	2.0	1744	$4,200	$2.41	15d	1	0.96mi
1105 Reserve Ct #307 Naples, FL	3.0	2.0	1239	$1,995	$1.61	15d	1	0.98mi
1105 Reserve Ct #206 Naples, FL	2.0	2.0	1100	$2,000	$1.82	15d	1	0.98mi
1115 Reserve Ct Unit 2 Naples, FL	2.0	2.0	1100	$1,800	$1.64	15d	1	0.99mi
1256 Carpazi Ct Unit 502 Naples, FL	3.0	2.0	1744	$2,495	$1.43	15d	1	1.10mi
1256 Carpazi Ct #502 Naples, FL	3.0	2.0	1744	$2,495	$1.43	25d	1	1.10mi
836 Hampton Cir #171 Naples, FL	3.0	2.5	1580	$5,000	$3.16	25d	1	1.29mi
836 Hampton Cir #171 Naples, FL	3.0	2.5	1580	$5,000	$3.16	23d	1	1.29mi
12914 Brynwood Preserve Ln Naples, FL	2.0	2.0	1720	$7,000	$4.07	25d	1	1.29mi
12832 Brynwood Way Naples, FL	3.0	2.0	1714	$5,250	$3.06	15d	1	1.40mi
4681 Rio Poco Ct Naples, FL	3.0	2.0	1547	$3,000	$1.94	25d	1	1.42mi
3105 La Costa Cir Naples, FL	1.0–3.0	1.0–2.0	1050	$1,870	$1.78	15d	20	1.46mi
3304 Lisa Ln Unit 102 Naples, FL	2.0	2.5	1272	$2,350	$1.85	15d	1	1.48mi

HOA detail condo

• Monthly dues: $946 · $11,352/yr
• Likely covers: gaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-21
   days on market $280,000 Active 12 DOM
2. 2026-06-18
   days on market $280,000 Active 9 DOM
3. 2026-06-17
   days on market $280,000 Active 8 DOM
4. 2026-06-16
   days on market $280,000 Active 7 DOM
5. 2026-06-15
   days on market $280,000 Active 6 DOM
6. 2026-06-14
   days on market $280,000 Active 4 DOM
7. 2026-06-10
   remarks 435-char remark
8. 2026-06-10
   listed $280,000 Active 1 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: $2,713 · $226/mo
• Projected year-2 tax: $2,713 · $226/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $48,753
• − Mortgage interest: −$15,684
• − Property taxes: −$2,713
• − Insurance: −$1,400
• − Repairs & maintenance: −$3,900
• − Management: −$3,900
• − HOA: −$11,352
• − Depreciation: −$8,145
• Taxable income: $1,658
• Est. tax owed @ 24.0%: −$398
• After-tax cash flow: $5,032/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

• Census place: Vineyards, FL
• 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

+117.1% since first listed

24 events — show timeline

• 2026-06-09 Listed $280,000 NAPLESMLS
• 2025-01-10 Rental Removed $2,100 NAPLESMLS
• 2024-12-14 Listed for Rent $2,100 NAPLESMLS
• 2024-10-18 Sold (Public Records) $340,000 Public Records
• 2024-10-15 Sold (MLS) $340,000 NAPLESMLS
• 2024-09-17 Pending — NAPLESMLS
• 2024-09-11 Listed $355,000 NAPLESMLS
• 2024-06-24 Listing Removed — NAPLESMLS
• 2024-03-25 Price Changed $399,000 NAPLESMLS
• 2024-03-18 Price Changed $400,000 NAPLESMLS
• 2024-03-01 Price Changed $410,000 NAPLESMLS
• 2024-02-01 Listed $425,000 NAPLESMLS
• 2021-03-07 Listing Removed — NAPLESMLS
• 2021-01-18 Listed $220,000 NAPLESMLS
• 2017-10-12 Sold (Public Records) $189,900 Public Records
• 2017-10-05 Sold (MLS) $189,900 NAPLESMLS
• 2017-08-27 Pending — NAPLESMLS
• 2017-08-02 Price Changed $189,900 NAPLESMLS
• 2017-05-12 Listed $207,500 NAPLESMLS
• 2017-05-09 Listing Removed — NAPLESMLS
• 2017-03-31 Price Changed $207,500 NAPLESMLS
• 2016-04-08 Listed $229,000 NAPLESMLS
• 2003-08-07 Sold (Public Records) $152,500 Public Records
• 1996-09-03 Sold (Public Records) $129,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $2,713 · +109.5% YoY. Source: county tax records.