3280 Lindsey Ln #5 · Vineyards, FL 34109

$320,000

3 bd · 2.5 ba · 1,437 sqft · Condo public records · 33 Days on market

Built 2004 $687/mo HOA · 23% of rent

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Why this score? — see what drove the D 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 +9.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Schools +5.0/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is a Fannie Mae HomePath property. Purchase this property for as little as 3% down! 3 bedroom, 2.5 bath, 2 story townhouse located in the Cypress Glen Village community of Naples. Just off Pine Ridge Rd in the heart of North Naples! This home features a laundry room in residence, 1 car attached garage, and carpet floorings throughout with ceramic tiles on the wet areas. The eat-in kitchen features a breakfast bar overlooking the living-dining area making this home perfect for entertaining! The master bath features a dual sink with shower only, and the 2nd bathroom features a combo tub and shower. Relax on the back deck or enjoy the open balcony off the front off the home. This property is approved for HomePath Mortgage Financing & HomePath Renovation Mortgage Financing. All info & property details are deemed reliable but not guaranteed & should be independently verified if any person intends to engage in a transaction based upon it.

Key facts

• Clubhouse space
• $687 HOA
• Garage

Tags

• PRIVATE CUL-DE-SAC LOCATION
• PROXIMITY TO BEST SCHOOLS
• DEDICATED COMMUNITY POOL
• CLUBHOUSE SPACE

Property features AI

Finance

• Other: Part of a 40-unit complex (4 units per building); Unit is one of two floors in a building with a total of 2 floors; Development: Cypress Glen (Cypress Glen Village); Architectural restrictions apply; Central irrigation
• HOA & community: Mandatory HOA; Quarterly master HOA fee of $1,070; Quarterly condo fee of $990; Professional management; Maintenance covers cable, irrigation water, lawn/land maintenance, exterior pest control, street lights, trash removal, and water; Community amenities include clubhouse, community pool, streetlights, and underground utilities; Non-gated community; Total annual recurring fees approximately $8,240

Exterior

• Parking: Attached 1-car garage
• Utilities: Central water; Central sewer; Cable available; Central electric power
• Home design: Residential townhouse; Traditional style; 2-story floor plan; Rear exposure faces southwest; Entry possession at closing
• Construction: Built in 2004; Concrete block and wood frame construction; Stucco exterior finish; Shingle roof; Double-hung windows; Concrete foundation
• Exterior features: Patio; Landscaped area view; Cul-de-sac lot

Interior

• Kitchen: Range; Self-cleaning oven; Microwave; Dishwasher; Disposal
• Bedrooms: 3 bedrooms; Master bedroom located upstairs
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Cable prewired and high-speed internet available; Smoke detectors; Walk-in closet; Dining area in living room; Guest bath; Guest room; Home office; Laundry in residence; Unfurnished; Three ceiling fans
• Laundry & utility: Washer and dryer included; Auto garage door opener

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $320k.

Deal economics

• At list price, monthly cash flow is $-248 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $297k (7.3% below list).
• Recommended offer: $276k (13.7% 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.
• Zoned schools: Osceola Elementary School (math 78% / reading 74%, grade A, #198 of 2,144 statewide, top 10%, 621 students, 32% 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 30% FRL vs 55% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 71% at this address vs 58% district-wide (+13 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 flat; 424 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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

• In year one you build about $3k of equity ($2k loan paydown + $944 appreciation (0.3% local appreciation)).
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $128k; list at $320k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: major flood risk; 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 $276,267 (13.7% 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 33 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.93% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.32%
• DSCR: 0.85
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.29% appreciation · 0.92% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.70×
• Total profit: $-26,469
• Equity at exit: $97,664

10-year hold

• IRR: -2.0%
• Equity multiple: 0.79×
• Total profit: $-19,069
• Equity at exit: $121,255

Cash invested: $89,600 (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 34109

• Home prices YoY: 0.1%
• Rents YoY: 0.9%
• Active inventory: 424
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,965 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$92 /mo · $1,101/yr
• Insurance: −$133
• HOA: −$687
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $-248

Break-even live

Break-even rent $3,279

Max offer price $276,267

Occupancy floor —

Sensitivity live

Price	-10% $-66	-5% $-157	+0% $-248	+5% $-338	+10% $-429
Rent	-10% $-482	-5% $-365	+0% $-248	+5% $-130	+10% $-13
Rate	-1.0pp $-86	-0.5pp $-166	base $-248	+0.5pp $-330	+1.0pp $-415

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3268 Amanda Ln #3 Naples, FL	3.0	2.5	1437	$2,350	$1.64	15d	1	0.05mi
3304 Lisa Ln Unit 102 Naples, FL	2.0	2.5	1272	$2,350	$1.85	15d	1	0.08mi
3250 Cypress Glen Way Naples, FL	2.0	2.0	1191	$3,488	$2.93	25d	2	0.08mi
3250 Cypress Glen Way Naples, FL	2.0	2.0	1242	$3,300	$2.66	23d	3	0.08mi
3225 Cypress Glen Way #105 Naples, FL	2.0	2.0	1191	$2,900	$2.43	25d	1	0.12mi
3255 Tamara Dr #4 Naples, FL	3.0	2.5	1437	$2,500	$1.74	15d	1	0.13mi
5301 Summerwind Dr Naples, FL	1.0–2.0	1.0–2.0	836	$1,864	$2.23	15d	12	0.35mi
3105 La Costa Cir Naples, FL	1.0–3.0	1.0–2.0	1050	$2,235	$2.13	15d	20	0.37mi
12832 Brynwood Way Naples, FL	3.0	2.0	1714	$5,250	$3.06	15d	1	0.72mi
12914 Brynwood Preserve Ln Naples, FL	2.0	2.0	1720	$7,000	$4.07	25d	1	0.74mi
13466 Sumter Ln Naples, FL	3.0	2.0	1837	$8,700	$4.74	25d	1	0.80mi
13441 Coronado Dr Naples, FL	3.0	2.0	1837	$10,000	$5.44	25d	1	0.82mi
13435 Silktail Dr Naples, FL	2.0	2.0	1837	$8,950	$4.87	25d	1	0.85mi
13423 Silktail Dr Naples, FL	2.0	2.0	1831	$2,200	$1.20	25d	1	0.86mi
13379 Silktail Dr Naples, FL	3.0	2.0	1837	$4,400	$2.40	25d	1	0.91mi
6654 Tannin Ln Unit B Naples, FL	2.0	2.0	1441	$3,100	$2.15	25d	1	0.92mi
1860 Bald Eagle Dr Unit 403B Naples, FL	2.0	2.0	1325	$3,000	$2.26	15d	1	0.93mi
2602 Fountain View Cir Naples, FL	1.0–2.0	1.0–2.0	995	$2,277	$2.29	15d	41	0.93mi
1105 Reserve Ct #206 Naples, FL	2.0	2.0	1100	$2,000	$1.82	15d	1	0.96mi
1105 Reserve Ct #307 Naples, FL	3.0	2.0	1239	$1,995	$1.61	15d	1	0.96mi
1115 Reserve Ct Unit 2 Naples, FL	2.0	2.0	1100	$1,800	$1.64	15d	1	0.97mi
1629 Spoonbill Ln Unit 1629-A Naples, FL	2.0	2.0	1250	$2,000	$1.60	15d	1	0.99mi
1554 Oyster Catcher Pt Unit C Naples, FL	2.0	2.0	1124	$2,900	$2.58	25d	1	1.04mi
1256 Carpazi Ct #502 Naples, FL	3.0	2.0	1744	$2,495	$1.43	25d	1	1.05mi
1256 Carpazi Ct Unit 502 Naples, FL	3.0	2.0	1744	$2,495	$1.43	15d	1	1.05mi
501 Forest Lakes Blvd #111 Naples, FL	2.0	2.0	919	$2,300	$2.50	15d	1	1.08mi
1545 Oyster Catcher Pt Unit A Naples, FL	2.0	2.0	1124	$2,200	$1.96	15d	1	1.09mi
1170 Reserve Way #205 Naples, FL	2.0	1.0	894	$1,700	$1.90	25d	1	1.15mi
3308 Europa Dr #30 Naples, FL	2.0	2.0	1205	$5,500	$4.56	25d	1	1.16mi
1180 Reserve Way Naples, FL	1.0–2.0	1.0–2.0	912	$1,990	$2.18	15d	3	1.16mi
1180 Reserve Way Naples, FL	1.0–2.0	1.0–2.0	954	$2,000	$2.10	25d	2	1.16mi
1205 Reserve Way #302 Naples, FL	3.0	2.0	1239	$2,300	$1.86	15d	1	1.17mi
6941 Hunters Rd Naples, FL	4.0	2.0	1866	$7,500	$4.02	25d	1	1.19mi
1235 Reserve Way #103 Naples, FL	2.0	1.0	894	$1,995	$2.23	15d	1	1.20mi
1235 Reserve Way Naples, FL	2.0	1.0	894	$2,300	$2.57	25d	1	1.20mi
499 Forest Lakes Blvd #105 Naples, FL	2.0	2.0	919	$1,950	$2.12	15d	1	1.20mi
1350 Misty Pines Cir Unit E-204 Naples, FL	2.0	2.0	1200	$7,500	$6.25	15d	1	1.20mi
1220 Reserve Way #305 Naples, FL	2.0	2.0	1059	$1,950	$1.84	25d	1	1.21mi
1190 Reserve Way #304 Naples, FL	2.0	2.0	1059	$2,900	$2.74	25d	1	1.21mi
1299 Verde Dr Unit 1503 Naples, FL	3.0	2.0	1744	$4,200	$2.41	15d	1	1.23mi

HOA detail condo

• Monthly dues: $687 · $8,244/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-21
   days on market $320,000 Active 33 DOM
2. 2026-06-18
   days on market $320,000 Active 30 DOM
3. 2026-06-17
   days on market $320,000 Active 29 DOM
4. 2026-06-16
   days on market $320,000 Active 28 DOM
5. 2026-06-15
   days on market $320,000 Active 27 DOM
6. 2026-06-14
   days on market $320,000 Active 25 DOM
7. 2026-06-10
   days on market $320,000 Active 22 DOM
8. 2026-06-09
   days on market $320,000 Active 21 DOM
9. 2026-06-08
   days on market $320,000 Active 20 DOM
10. 2026-06-07
    days on market $320,000 Active 19 DOM
11. 2026-06-03
    days on market $320,000 Active 15 DOM
12. 2026-06-03
    remarks 600-char remark
13. 2026-06-03
    listed $320,000 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: $1,101 · $92/mo
• Projected year-2 tax: $2,656 · $221/mo
• Expected delta: +$1,555/yr (+$130/mo · 141.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $35,585
• − Mortgage interest: −$17,925
• − Property taxes: −$1,101
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,847
• − Management: −$2,847
• − HOA: −$8,244
• − Depreciation: −$9,309
• Taxable loss: −$8,288
• Est. tax savings @ 24.0%: +$1,989
• After-tax cash flow: $-982/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

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 27,273
• Household income: $92,259
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 1712.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 9% Black 4% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Cuban 3%
• Common ancestry: Romanian 5% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 20% · Canada, Jamaica, Vietnam
• Languages at home: 77% English-only · Spanish 10% Other Indo-European 5% 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: ▲ 0.29%
• Current HPI: 279.357
• Rent YoY: ▲ 0.92%
• 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

+151.0% since first listed

3 events — show timeline

• 2026-05-19 Listed $320,000 NAPLESMLS
• 2013-04-29 Sold (MLS) $127,500 NAPLESMLS
• 2012-12-20 Listed $127,500 NAPLESMLS

Property tax history

+4.0%/yr

Latest (2025): $1,101 · +2.8% YoY. Source: county tax records.