910 Vanderbilt Beach Rd #315 · Pine Ridge, FL 34108

$339,000

2 bd · 2.0 ba · 1,385 sqft · Condo public records · 31 Days on market

Built 1981 $618/mo HOA · 12% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION, LOCATION, LOCATION! WALK TO RESTAURANTS, SHOPS, SILVER SPOT CINEMA, WALGREENS, OR TAKE A SHORT DRIVE TO VANDERBILT BEACH. THIS IS AN IDEAL PROPERTY FOR INVESTORS OR SOMEONE WHO IS HANDY ENOUGH TO REMODEL THE UNIT TO THEIR PERSONAL TASTE. THIS FIRST FLOOR CONDOMINIUM HAS A LARGE, GLASS ENCLOSED LANAI. UNIT OWNERS HAVE A ONE VEHICLE CARPORT AND THERE ARE PLENTY OF GUEST PARKING SPACES. THERE IS ADDITIONAL OUTSIDE STORAGE, WHICH IS A PLUS FOR CONDO LIVING. THIS COMMUNITY IS WELL CARED FOR AND HAS A DESIGNATED VEHICLE WASH AREA. THIS UNIT IS ONLY A SHORT WALK TO THE COMMUNITY POOL. THE LOCATION OFFERS SO MUCH WITH REGARD TO CONVENIENCES. THIS UNIT IS PRICED TO SELL!

Key facts

• Screened lanai
• Large walk-in closet
• Huge patio space

Tags

• GROUND FLOOR RESIDENCE
• SCREENED LANAI
• HUGE PATIO SPACE
• NEW STAINLESS STEEL APPLIANCES
• RECENT AC REPLACEMENT
• LARGE WALK-IN CLOSET

Property features AI

Finance

• Other: Unit is one of 6 units in the building and one of 40 units in the complex; Single-floor unit
• HOA & community: Mandatory HOA; Quarterly master HOA fee; Professional management; Community pool; Vehicle wash area; Non-gated community; HOA covers insurance, irrigation water, lawn/land maintenance, legal/accounting, manager, exterior pest control, repairs, reserve, security, sewer, street lights, street maintenance, trash removal and water

Exterior

• Parking: Detached 1-car carport
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Low-rise building (1-3 stories); Rear exposure facing east; Located in the Pine Ridge development
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Built in 1981
• Exterior features: Courtyard; Patio

Interior

• Kitchen: Cooktop (electric); Dishwasher; Microwave; Refrigerator/Freezer
• Bedrooms: 2 bedrooms plus den
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Cable prewire; Smoke detectors; Walk-in closet; Split bedroom floor plan; Eat-in kitchen; Florida room; Glass porch; Screened lanai/porch; Laundry in residence; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $339k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $339k).
• Recommended offer: $329k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 3.4% in Pine Ridge — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#565 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: health & safety C-, 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: Sea Gate Elementary School (math 86% / reading 81%, grade A+, #60 of 2,144 statewide, top 3%, 703 students, 26% FRL); Pine Ridge Middle School (math 74% / reading 70%, grade A, #52 of 571 statewide, top 10%, 832 students, 31% FRL); Barron Collier High School (math 62% / reading 68%, grade B, #76 of 667 statewide, top 11%, 1,650 students, 26% FRL) — zoned schools average 27% FRL vs 55% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 74% at this address vs 58% district-wide (+16 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 rising fast (+8.7%/yr); 684 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); high-income renter base; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).

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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $95k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $240k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $328,830 (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 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.51% ✓
• Cap rate: 10.83%
• Cash-on-cash: 16.21%
• DSCR: 1.72
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.57×
• Total profit: $54,188
• Equity at exit: $50,546

10-year hold

• IRR: 26.2%
• Equity multiple: 3.92×
• Total profit: $277,153
• Equity at exit: $29,311

Cash invested: $94,920 (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 34108

• Rents YoY: 8.7%
• Active inventory: 684
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $5,132 medium
• Mortgage (P&I): −$1,778
• Tax from tax record: −$235 /mo · $2,817/yr
• Insurance: −$141
• HOA: −$618
• Vacancy / Maint / Mgmt: −$1,078
• Net cashflow: $1,282

Break-even live

Break-even rent $3,509

Max offer price $339,000

Occupancy floor 70%

Sensitivity live

Price	-10% $1,474	-5% $1,378	+0% $1,282	+5% $1,186	+10% $1,090
Rent	-10% $877	-5% $1,079	+0% $1,282	+5% $1,485	+10% $1,688
Rate	-1.0pp $1,453	-0.5pp $1,368	base $1,282	+0.5pp $1,194	+1.0pp $1,105

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
878 Meadowland Dr Unit G Naples, FL	2.0	2.0	1282	$2,500	$1.95	15d	1	0.06mi
878 Meadowland Dr Unit B Naples, FL	3.0	2.5	1784	$3,200	$1.79	15d	1	0.06mi
878 Meadowland Dr Unit 4 Naples, FL	2.0	2.0	1459	$6,500	$4.46	15d	1	0.06mi
840 Meadowland Dr Unit H Naples, FL	3.0	2.5	1748	$6,900	$3.95	25d	1	0.09mi
840 Meadowland Dr Unit H Naples, FL	3.0	2.5	1748	$6,900	$3.95	15d	1	0.11mi
833 Meadowland Dr Unit 14-3 Naples, FL	2.0	2.5	1360	$5,500	$4.04	15d	1	0.14mi
820 Meadowland Dr Unit D Naples, FL	2.0	2.5	1432	$5,500	$3.84	15d	1	0.17mi
823 Meadowland Dr Unit 41-2 Naples, FL	3.0	2.5	1784	$9,000	$5.04	15d	1	0.18mi
823 Meadowland Dr Unit H Naples, FL	3.0	2.5	1744	$6,500	$3.73	15d	1	0.18mi
9123 Strada Pl Naples, FL	1.0–2.0	1.0–2.0	1267	$14,000	$11.05	15d	6	0.25mi
9115 Strada Pl Naples, FL	1.0–2.0	1.5–2.0	1489	$13,000	$8.73	25d	4	0.25mi
800 Meadowland Dr Unit N Naples, FL	2.0	2.5	1432	$5,500	$3.84	22d	1	0.26mi
800 Meadowland Dr Unit H Naples, FL	2.0	2.5	1432	$2,700	$1.89	15d	1	0.26mi
790 Meadowland Dr Unit 29-2 Naples, FL	2.0	2.5	1432	$6,000	$4.19	15d	1	0.27mi
81 Emerald Woods Dr Unit M8 Naples, FL	2.0	2.0	1133	$4,200	$3.71	25d	1	0.28mi
81 Emerald Woods Dr Unit M8 Naples, FL	2.0	2.0	1133	$4,200	$3.71	15d	1	0.28mi
800 L Ambiance Cir #106 Naples, FL	3.0	2.0	1620	$8,500	$5.25	15d	1	0.34mi
881 Gulf Pavilion Dr #201 Naples, FL	2.0	2.0	1516	$7,500	$4.95	25d	1	0.35mi
1033 Egrets Walk Cir Unit 6-101 Naples, FL	3.0	2.0	1584	$2,200	$1.39	25d	1	0.37mi
400 L Ambiance Cir #104 Naples, FL	2.0	2.0	1349	$6,500	$4.82	15d	1	0.39mi
400 L Ambiance Cir #204 Naples, FL	2.0	2.0	1693	$10,000	$5.91	15d	1	0.39mi
500 Lambiance Cir Unit 5-104 Naples, FL	2.0	2.0	1349	$8,000	$5.93	25d	1	0.40mi
65 Emerald Woods Dr Unit E8 Naples, FL	2.0	2.5	1360	$2,400	$1.76	25d	1	0.40mi
61 Emerald Woods Dr Unit D2 Naples, FL	2.0	2.5	1360	$3,200	$2.35	25d	1	0.40mi
840 Gulf Pavilion Dr #103 Naples, FL	2.0	2.0	1179	$5,500	$4.66	25d	1	0.40mi
200 L Ambiance Cir #101 Naples, FL	2.0	2.0	1395	$8,500	$6.09	15d	1	0.40mi
322 Sugar Pine Ln #322 Naples, FL	2.0	2.0	1311	$2,350	$1.79	25d	1	0.43mi
834 Gulf Pavilion Dr #204 Naples, FL	2.0	2.0	1516	$8,000	$5.28	25d	1	0.43mi
834 Gulf Pavilion Dr #204 Naples, FL	2.0	2.0	1516	$5,000	$3.30	22d	1	0.43mi
100 Lambiance Cir Unit 1-101 Naples, FL	2.0	2.0	1389	$8,800	$6.34	25d	1	0.43mi
7087 Barrington Cir #201 Naples, FL	3.0	2.0	1663	$6,500	$3.91	25d	1	0.44mi
1051 Egrets Walk Cir Unit 7-201 Naples, FL	3.0	2.0	1800	$8,500	$4.72	25d	1	0.44mi
1051 Egrets Walk Cir Unit 7-102 Naples, FL	2.0	2.0	1696	$7,250	$4.27	25d	1	0.44mi
7095 Barrington Cir Unit 6-102 Naples, FL	3.0	2.0	1521	$11,500	$7.56	25d	1	0.47mi
822 Gulf Pavilion Dr #202 Naples, FL	2.0	2.0	1275	$6,500	$5.10	25d	1	0.48mi
815 Gulf Pavilion Dr #203 Naples, FL	2.0	2.0	1179	$3,500	$2.97	25d	1	0.48mi
1061 Egrets Walk Cir #201 Naples, FL	3.0	2.0	1800	$8,500	$4.72	25d	1	0.48mi
1190 Egrets Walk Cir #103 Naples, FL	3.0	2.0	1507	$8,000	$5.31	25d	1	0.48mi
1265 Egrets Lndg #201 Naples, FL	2.0	2.0	1800	$7,500	$4.17	25d	1	0.48mi
1265 Egrets Lndg #101 Naples, FL	2.0	2.0	1584	$3,100	$1.96	25d	1	0.48mi

HOA detail condo

• Monthly dues: $618 · $7,416/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $339,000 Active 31 DOM
2. 2026-06-18
   days on market $339,000 Active 28 DOM
3. 2026-06-17
   days on market $339,000 Active 27 DOM
4. 2026-06-16
   days on market $339,000 Active 26 DOM
5. 2026-06-15
   days on market $339,000 Active 25 DOM
6. 2026-06-14
   days on market $339,000 Active 23 DOM
7. 2026-06-10
   days on market $339,000 Active 20 DOM
8. 2026-06-09
   days on market $339,000 Active 19 DOM
9. 2026-06-08
   days on market $339,000 Active 18 DOM
10. 2026-06-07
    days on market $339,000 Active 17 DOM
11. 2026-06-03
    days on market $339,000 Active 13 DOM
12. 2026-06-02
    days on market $339,000 Active 12 DOM
13. 2026-06-01
    days on market $339,000 Active 11 DOM
14. 2026-05-31
    remarks 699-char remark
15. 2026-05-31
    listed $339,000 Active 10 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: $2,817 · $235/mo
• Projected year-2 tax: $2,817 · $235/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 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 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: $61,579
• − Mortgage interest: −$18,989
• − Property taxes: −$2,817
• − Insurance: −$1,695
• − Repairs & maintenance: −$4,926
• − Management: −$4,926
• − HOA: −$7,416
• − Depreciation: −$9,862
• Taxable income: $10,947
• Est. tax owed @ 24.0%: −$2,627
• After-tax cash flow: $12,759/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 — Pine Ridge

• Score: 67/100
• State rank: #565
• US rank: #10798

Category grades

Amenities F Commute F Cost of living A- Crime A+ Employment B- Housing A+ Health & safety C- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Ridge, FL
• County: Collier County · 396,295 people
• City population: 18,514
• Metro: Naples-Marco Island, FL
• Population (ZIP): 16,237
• Household income: $119,212
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 237.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 7% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 2% Cuban 3%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 16% · Canada, Dominican Republic, South Korea
• Languages at home: 86% English-only · Spanish 6% Russian/Polish/Slavic 2% Other Indo-European 2%

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: ▼ -587.97%
• Current HPI: 275.1872
• Rent YoY: ▲ 8.74%
• 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

+298.8% since first listed

11 events — show timeline

• 2026-05-21 Listed $339,000 NAPLESMLS
• 2021-05-10 Sold (Public Records) $240,000 Public Records
• 2021-05-04 Sold (MLS) $240,000 NAPLESMLS
• 2021-03-25 Pending — NAPLESMLS
• 2021-03-15 Relisted — NAPLESMLS
• 2021-03-07 Pending — NAPLESMLS
• 2021-02-25 Relisted — NAPLESMLS
• 2021-02-13 Pending — NAPLESMLS
• 2021-02-02 Listed $244,900 NAPLESMLS
• 1997-04-04 Sold (Public Records) $70,000 Public Records
• 1989-03-01 Sold (Public Records) $85,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $2,817 · -5.5% YoY. Source: county tax records.