13058 Pembroke Dr · Vineyards, FL 34105

$600,000

3 bd · 2.5 ba · 926 sqft · SingleFamily public records · 80 Days on market

Built 2023 Good condition $370/mo HOA · 17% of rent ↓ 12% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Cash flow +1.3/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

HAMILTON PLACE! STUNNING REMODELED ($150,000+/-) 3 BEDROOM, DEN, 2.5 BATH (2 STORY) IN-TOWN-MID TOWN AFFORDABLE LUXURY LIVING! BIG OPEN FLOOR PLAN, 10' CEILINGS AND ALL CUSTOM WOOD FLOORING THROUGHOUT THE WHOLE HOME. "CHEFS" BRAND NEW KITCHEN: WHITE "SHAKER" WOOD CABINETRY, LEVEL 5 QUARTZ TOPS, ALL STAINLESS STEEL HIGH END APPLIANCES, CENTER ISLAND WORK STATION and a specialty "WATER PURIFICATION" system for the kitchen and all your cooking needs.   UPSTAIRS Master bedroom has HIS & HERS WALK-IN CLOSETS w/ organizers, DUAL QUARTZ VANITIES & floor-to-ceiling glass & tile walk-in shower with custom wood stairway. GARAGE has an "EPOXY&q

Key facts

• Remodeled kitchen
• Walk-in closets
• Quartz vanities

Tags

• REMODELED KITCHEN
• WATER PURIFICATION SYSTEM
• WALK-IN CLOSETS
• QUARTZ VANITIES
• FLOOR-TO-CEILING GLASS SHOWER
• EPOXY FINISHED GARAGE

Property features AI

Finance

• Other: 66 units in complex; 7 units in building; 2 floors in building; Development: Hamilton Place; Subdivision/unit restrictions: deeded, limited number of vehicles, no corporate buyer, no RV
• HOA & community: Mandatory HOA (professional management); Monthly HOA fee of $370; HOA covers irrigation water, lawn/land maintenance, manager, sewer, and trash removal; Community amenities include a community pool and hobby room; Gated community; Total annual recurring HOA fees $4,440; one-time fees $150

Exterior

• Parking: Attached 1-car garage
• Security: Gated community; Impact resistant doors and windows
• Utilities: Central water (assessment unpaid); Central sewer (assessment unpaid); Cable available
• Home design: Residential townhouse; 2-story / multi-story home; Rear exposure facing south; Zero lot line
• Construction: Concrete block construction; Stucco exterior finish; Metal and tile roof; Built in 2023
• Exterior features: Patio

Interior

• Kitchen: Kitchen island; Pantry; Electric cooktop; Wall oven; Microwave; Refrigerator with icemaker; Ice maker (stand-alone); Dishwasher
• Bedrooms: 3 bedrooms plus den; Master bedroom upstairs; Split bedroom floor plan
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with dual sinks and multiple shower heads (shower only)
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Pantry; Window coverings; Den/Study; Great room; Home office; Screened lanai/porch; Negotiable furnishings
• Laundry & utility: Washer and dryer in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $600k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-3k ($-31k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (75.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (62.7% below list).
• Recommended offer: $147k (75.4% below list) — sets the bar for cash-flow.

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.
• Market conditions: Rents flat; 329 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k 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 80 days — a 6% lower offer ($564k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (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 $147,369 (75.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 75% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.37% ✗
• Cap rate: 1.47%
• Cash-on-cash: -17.22%
• DSCR: 0.23
• GRM: 22.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.85% rent growth · sell at horizon

5-year hold

• IRR: -55.4%
• Equity multiple: -0.58×
• Total profit: $-265,008
• Equity at exit: $89,462

10-year hold

• IRR: —
• Equity multiple: -1.73×
• Total profit: $-458,924
• Equity at exit: $51,877

Cash invested: $168,000 (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 34105

• Home prices YoY: -30.5%
• Rents YoY: 0.8%
• Active inventory: 329
• Price-to-rent: 22.4×

Monthly cashflow live

• Estimated rent: $2,237 high
• Mortgage (P&I): −$3,146
• Tax from tax record: −$411 /mo · $4,932/yr
• Insurance: −$250
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$370
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-2,562

Break-even live

Break-even rent $5,480

Max offer price $147,369

Occupancy floor —

Sensitivity live

Price	-10% $-2,223	-5% $-2,392	+0% $-2,562	+5% $-2,732	+10% $-2,902
Rent	-10% $-2,739	-5% $-2,651	+0% $-2,562	+5% $-2,474	+10% $-2,386
Rate	-1.0pp $-2,260	-0.5pp $-2,410	base $-2,562	+0.5pp $-2,718	+1.0pp $-2,876

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: $150,000
• Closing costs: $18,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 Reserve Ct Unit 2 Naples, FL	2.0	2.0	1100	$1,800	$1.64	14d	1	0.42mi
1105 Reserve Ct #206 Naples, FL	2.0	2.0	1100	$2,000	$1.82	14d	1	0.42mi
3105 La Costa Cir Naples, FL	1.0–3.0	1.0–2.0	1050	$2,235	$2.13	14d	20	0.43mi
1235 Reserve Way #103 Naples, FL	2.0	1.0	894	$1,995	$2.23	14d	1	0.68mi
1235 Reserve Way Naples, FL	2.0	1.0	894	$2,300	$2.57	24d	1	0.68mi
1170 Reserve Way #205 Naples, FL	2.0	1.0	894	$1,700	$1.90	24d	1	0.68mi
1180 Reserve Way Naples, FL	1.0–2.0	1.0–2.0	912	$1,990	$2.18	14d	3	0.71mi
1180 Reserve Way Naples, FL	1.0–2.0	1.0–2.0	954	$2,000	$2.10	24d	2	0.71mi
1220 Reserve Way #305 Naples, FL	2.0	2.0	1059	$1,950	$1.84	24d	1	0.72mi
1190 Reserve Way #304 Naples, FL	2.0	2.0	1059	$2,900	$2.74	24d	1	0.75mi
5301 Summerwind Dr Naples, FL	1.0–2.0	1.0–2.0	836	$1,864	$2.23	14d	12	0.97mi
1554 Oyster Catcher Pt Unit C Naples, FL	2.0	2.0	1124	$2,900	$2.58	24d	1	1.45mi
1545 Oyster Catcher Pt Unit A Naples, FL	2.0	2.0	1124	$2,200	$1.96	14d	1	1.48mi

HOA detail

• Monthly dues: $370 · $4,440/yr
• Likely covers: water

Listing history 22 events

1. 2026-06-18
   days on market $600,000 Active 80 DOM
2. 2026-06-17
   days on market $600,000 Active 79 DOM
3. 2026-06-16
   days on market $600,000 Active 78 DOM
4. 2026-06-15
   days on market $600,000 Active 77 DOM
5. 2026-06-14
   days on market $600,000 Active 75 DOM
6. 2026-06-10
   days on market $600,000 Active 72 DOM
7. 2026-06-09
   days on market $600,000 Active 71 DOM
8. 2026-06-08
   days on market $600,000 Active 70 DOM
9. 2026-06-07
   days on market $600,000 Active 69 DOM
10. 2026-06-03
    days on market $600,000 Active 65 DOM
11. 2026-06-02
    days on market $600,000 Active 64 DOM
12. 2026-06-01
    days on market $600,000 Active 63 DOM
13. 2026-05-31
    days on market $600,000 Active 62 DOM
14. 2026-05-30
    days on market $600,000 Active 61 DOM
15. 2026-03-30
    listed $600,000 Active
16. 2025-10-25
    historical $3,500
17. 2025-08-05
    listed $3,500
18. 2025-07-09
    historical
19. 2025-05-16
    price $599,000
20. 2025-04-26
    price $629,000
21. 2025-04-08
    price $649,000
22. 2025-03-25
    listed $684,000 Active

ⓘ 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: $4,932 · $411/mo
• Projected year-2 tax: $4,980 · $415/mo
• Expected delta: +$48/yr (+$4/mo · 1.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AH · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $26,844
• − Mortgage interest: −$33,609
• − Property taxes: −$4,932
• − Insurance: −$4,824
• − Repairs & maintenance: −$2,148
• − Management: −$2,148
• − HOA: −$4,440
• − Depreciation: −$17,455
• Taxable loss: −$42,711
• Est. tax savings @ 24.0%: +$10,251
• After-tax cash flow: $-20,496/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This remodeled single-family home in Hamilton Place offers a modern, open floor plan with high-end finishes and a well-maintained exterior. It is move-in ready and ready for a new owner to add their personal touch.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — refreshes the interior and exterior
• Both window treatments — improves privacy and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — refreshes the interior and exterior ↑
• Both window treatments — improves privacy and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 15,441
• Household income: $92,214
• Rent vs Own: 29.7% rent · 70.3% own
• Severe rent burden: 780.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 14% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Cuban 3% Salvadoran 1%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 3%
• Foreign-born: 22% · Canada, China, Jamaica
• Languages at home: 77% English-only · Spanish 11% Other Indo-European 3% Russian/Polish/Slavic 3%

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: ▼ -124.65%
• Current HPI: 283.9084
• Rent YoY: ▲ 0.85%
• 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

-12.3% since first listed

8 events — show timeline

• 2026-03-30 Listed $600,000 NAPLESMLS
• 2025-10-25 Rental Removed $3,500 NAPLESMLS
• 2025-08-05 Listed for Rent $3,500 NAPLESMLS
• 2025-07-09 Listing Removed — NAPLESMLS
• 2025-05-16 Price Changed $599,000 NAPLESMLS
• 2025-04-26 Price Changed $629,000 NAPLESMLS
• 2025-04-08 Price Changed $649,000 NAPLESMLS
• 2025-03-25 Listed $684,000 NAPLESMLS

Property tax history

+58.9%/yr

Latest (2025): $4,932 · +1.6% YoY. Source: county tax records.