6840 Beach Resort Dr #4 · Lely Resort, FL 34114

$339,900

2 bd · 2.0 ba · 1,351 sqft · Condo public records · 31 Days on market

Built 2002 $658/mo HOA · 14% 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 +25.1/30.0
• 1% rule +8.4/10.0
• DSCR +8.2/10.0
• 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 MLS

Wonderful second floor unit with lake view offering vaulted ceilings and tile throughout living area. Visit the lazy river pool for a relaxing day in the sun.

Key facts

• Pickleball
• Screened lanai
• Storm shutters

Tags

• SCREENED LANAI
• STORM SHUTTERS
• LAZY RIVER POOL
• PICKLEBALL
• BOCCE

Property features AI

Finance

• Other: Property is part of a multi-unit complex (425 units total, 16 in this building); This listing is one of 2 units per floor in the building; Possession at closing; Restrictions: limited number of vehicles, no commercial vehicles, no RVs
• Financial info: Condo fee: $1,975 quarterly; Total annual recurring fees reported: $7,900; One-time fees reported: $200
• HOA & community: Quarterly condo fee; Condo management; Community maintenance covers cable, insurance, irrigation water, lawn/land maintenance, exterior and interior pest control, reserves, sewer, street lights and street maintenance, water; Community amenities include clubhouse, community pool, tennis, pickleball, bocce, shuffleboard and internet access; Gated community; Total annual recurring fees listed as quarterly equivalent

Exterior

• Parking: Common parking; Detached 1-car garage
• Security: Gated community; Electric storm shutters
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property in a low-rise building (1–3 stories); Built in 2002; Concrete block construction; Tile roof; Rear exposure faces northeast; Located in Falling Waters Beach Resort (gated community)
• Construction: Concrete block construction; Stucco exterior; Tile roof; Built in 2002
• Exterior features: Outdoor kitchen; Sliding windows; Electric storm shutters; Stucco finish; Lakefront with water feature view; Irrigation from lake/canal; Private road access; Zero lot line

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Outdoor kitchen (exterior amenity)
• Bedrooms: 2 bedrooms (split bedroom floor plan)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Primary bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Fire sprinkler system; Laundry tub; Vaulted ceilings; Walk-in closet; Screened lanai/porch; Dining area in living room; Eat-in kitchen; Partially furnished; 5 ceiling fans
• Laundry & utility: Laundry in residence; Laundry tub

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $340k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $340k).
• Recommended offer: $330k (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 Elementary School (math 45% / reading 46%, grade D-, #1,247 of 2,144 statewide, top 59%, 499 students, 62% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL) — zoned schools at 58% FRL track the district average.
• Zoned-school proficiency averages 42% at this address vs 58% district-wide (-16 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 23d 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 $4,571/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.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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 $185k; list at $340k implies a 84% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $329,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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: 1.34% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.48%
• DSCR: 1.42
• GRM: 6.2

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: -2.6%
• Equity multiple: 0.89×
• Total profit: $-10,593
• Equity at exit: $74,273

10-year hold

• IRR: 5.1%
• Equity multiple: 1.47×
• Total profit: $44,348
• Equity at exit: $71,545

Cash invested: $95,172 (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: 6.2×

Monthly cashflow live

• Estimated rent: $4,571 high
• Mortgage (P&I): −$1,782
• Tax from tax record: −$277 /mo · $3,329/yr
• Insurance: −$142
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$658
• Vacancy / Maint / Mgmt: −$960
• Net cashflow: $325

Break-even live

Break-even rent $4,160

Max offer price $339,900

Occupancy floor 88%

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: $84,975
• Closing costs: $10,197
• 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	13d	1	0.13mi
6650 Beach Resort Dr Unit 908 Naples, FL	2.0	2.0	1351	$4,600	$3.40	13d	1	0.33mi
6750 Beach Resort Dr #7 Naples, FL	2.0	2.0	1351	$3,900	$2.89	23d	1	0.38mi
6750 Beach Resort Dr Naples, FL	2.0	2.0	1351	$3,200	$2.37	13d	2	0.38mi
9175 Celeste Dr Unit 105 Naples, FL	2.0	2.0	1000	$2,000	$2.00	23d	1	0.38mi
9187 Celeste Dr Unit 1073494P Naples, FL	2.0	2.0	1399	$2,979	$2.13	13d	1	0.39mi
9165 Celeste Dr Unit 3-303 Naples, FL	2.0	2.0	1000	$6,500	$6.50	23d	1	0.44mi
9159 Delano St #9905 Naples, FL	3.0	2.0	1770	$4,995	$2.82	23d	1	0.48mi
6680 Beach Resort Dr Unit 1214 Naples, FL	2.0	2.0	1351	$4,500	$3.33	13d	1	0.48mi
9155 Delano St Unit 1545913P Naples, FL	3.0	2.0	1797	$3,871	$2.15	13d	1	0.49mi
9151 Delano St #9702 Naples, FL	3.0	2.5	1733	$2,650	$1.53	13d	1	0.51mi
22 Cypress View Dr Unit B22 Naples, FL	2.0	2.0	1534	$7,000	$4.56	23d	1	0.54mi
9118 Chula Vista St #12002 Naples, FL	2.0	2.5	1531	$4,200	$2.74	23d	1	0.61mi
9111 Capistrano St S #8303 Naples, FL	2.0	2.5	1432	$7,500	$5.24	23d	1	0.65mi
9115 Capistrano St S #8207 Naples, FL	2.0	2.5	1494	$6,000	$4.02	23d	1	0.65mi
9102 Chula Vista St #11302 Naples, FL	2.0	2.5	1531	$2,695	$1.76	21d	1	0.68mi
9109 Yuba Ln Unit 80 Naples, FL	3.0	2.5	1729	$3,900	$2.26	23d	1	0.69mi
7052 Live Oak Dr Naples, FL	2.0	2.0	1685	$9,000	$5.34	23d	1	0.69mi
9092 Chula Vista St #11003 Naples, FL	2.0	2.0	1404	$6,850	$4.88	23d	1	0.71mi
9088 Chula Vista St Unit 108-3 Naples, FL	2.0	2.0	1404	$5,700	$4.06	23d	1	0.73mi
9102 Capistrano St S Unit 72-3 Naples, FL	2.0	2.5	1520	$6,500	$4.28	23d	1	0.73mi
8540 Mystic Greens Way #305 Naples, FL	2.0	2.0	1710	$4,995	$2.92	13d	1	0.74mi
9081 Albion Ln S #6505 Naples, FL	2.0	2.0	1225	$7,500	$6.12	23d	1	0.78mi
9072 Rialto St #6302 Naples, FL	3.0	2.0	1771	$8,250	$4.66	21d	1	0.80mi
9076 Rialto St Unit 62 Naples, FL	3.0	2.5	1624	$7,500	$4.62	23d	1	0.81mi
9175 Michael Cir #4 Naples, FL	3.0	2.0	1639	$3,195	$1.95	13d	1	0.81mi
9073 Rialto St #6002 Naples, FL	3.0	2.0	1771	$7,500	$4.23	23d	1	0.84mi
9022 Michael Cir Unit 2-205 Naples, FL	2.0	2.0	1450	$3,500	$2.41	23d	1	0.84mi
9071 Albion Ln N #5706 Naples, FL	2.0	2.5	1441	$2,200	$1.53	23d	1	0.84mi
9066 Albion Ln N #5106 Naples, FL	3.0	2.5	1715	$6,500	$3.79	21d	1	0.85mi
9082 Capistrano St N Unit 48-5 Naples, FL	2.0	2.0	1227	$6,500	$5.30	23d	1	0.88mi
8965 Malibu Ln #802 Naples, FL	3.0	2.0	1771	$6,595	$3.72	23d	1	0.88mi
8519 Chase Preserve Dr Naples, FL	2.0	2.0	1827	$9,000	$4.93	23d	1	0.97mi
9054 Capistrano St N #4003 Naples, FL	2.0	2.0	1385	$2,495	$1.80	23d	1	0.97mi
9054 Capistrano St N #4002 Naples, FL	3.0	2.0	1674	$6,000	$3.58	23d	1	0.97mi
1747 Beverly Dr Naples, FL	2.0	2.0	1080	$2,300	$2.13	23d	1	0.99mi
274 Riverwood Rd Unit 1546056P Naples, FL	2.0	2.0	1496	$4,451	$2.98	13d	1	1.00mi
8175 Celeste Dr Naples, FL	2.0	2.0	1460	$2,395	$1.64	23d	1	1.05mi
8175 Celeste Dr #1230 Naples, FL	2.0	2.0	1476	$2,775	$1.88	23d	1	1.05mi
8175 Celeste Dr #1229 Naples, FL	3.0	2.0	1640	$2,975	$1.81	23d	1	1.05mi

HOA detail condo

• Monthly dues: $658 · $7,896/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $339,900 Active 31 DOM
2. 2026-06-17
   days on market $339,900 Active 30 DOM
3. 2026-06-16
   days on market $339,900 Active 29 DOM
4. 2026-06-15
   days on market $339,900 Active 28 DOM
5. 2026-06-14
   days on market $339,900 Active 26 DOM
6. 2026-06-10
   days on market $339,900 Active 23 DOM
7. 2026-06-09
   days on market $339,900 Active 22 DOM
8. 2026-06-08
   days on market $339,900 Active 21 DOM
9. 2026-06-07
   pricedays on market $339,900 Active 20 DOM
10. 2026-06-03
    days on market $349,900 Active 16 DOM
11. 2026-06-02
    days on market $349,900 Active 15 DOM
12. 2026-06-01
    remarks 683-char remark
13. 2026-06-01
    listed $349,900 Active 14 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: $3,329 · $277/mo
• Projected year-2 tax: $3,329 · $277/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 8/10 Severe FEMA zone AE · 96% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $54,851
• − Mortgage interest: −$19,040
• − Property taxes: −$3,329
• − Insurance: −$6,818
• − Repairs & maintenance: −$4,388
• − Management: −$4,388
• − HOA: −$7,896
• − Depreciation: −$9,888
• Taxable loss: −$896
• Est. tax savings @ 24.0%: +$215
• After-tax cash flow: $4,114/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

+62.7% since first listed

6 events — show timeline

• 2026-05-18 Listed $349,900 NAPLESMLS
• 2015-04-30 Sold (Public Records) $185,000 Public Records
• 2009-03-30 Sold (Public Records) $145,000 Public Records
• 2009-03-27 Sold (MLS) $145,000 NAPLESMLS
• 2009-02-11 Listed $165,111 NAPLESMLS
• 2004-10-20 Sold (Public Records) $215,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $3,329 · +5.1% YoY. Source: county tax records.