1208 Commonwealth Cir #206 · Berkshire Lakes, FL 34116

$229,000

2 bd · 2.0 ba · 1,245 sqft · Condo public records · 27 Days on market

Built 1988

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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 +13.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +5.0/10.0
• DSCR +3.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

C10796 - Welcome to Abbey at Berkshire Village! Great Value in this Adorable, Light & Bright, End Unit is sure to impress with updated Kitchen, 2 bedrooms, plus Dinette area off Kitchen (currently being used as den/breakfast area) with large lanai with storage closet. Open floor plan allows plenty of room for entertaining. Flowing laminate wood flooring in foyer, den & kitchen with carpet in bedrooms and living area. Tastefully updated master/bath shower with shower glass doors & tile flooring. Enjoy southern views from your large lanai that overlooks beautiful landscaped area and walking distance to community pool. Centrally located to Naples white sandy beaches, w/ minutes to downtown 5th Ave or Mercato. Close to Berkshire Commons shopping plaza, Publix, Walgreens, Ice Cream, Restaurant's, etc. Pets allowed with approval up to 30lb (see rules/regs). Leases allowed 3 x year with a minimum of 30 days. A/C is 6 yrs young with a new roof 1 yr young. (approx age) Bring your family and start making new memories today!

Key facts

• Screened lanai
• Two community pools
• Large walk-in closet

Tags

• CORNER UNIT CONDOMINIUM
• LARGE WALK-IN CLOSET
• PRIVATE SLIDING DOOR ACCESS
• SCREENED LANAI
• DEDICATED STORAGE CLOSET
• TWO COMMUNITY POOLS

Property features AI

Finance

• Other: No RV allowed (restrictions)
• HOA & community: Mandatory HOA; Quarterly condo fee of $1,384; Annual master HOA fee of $180; Professional management; Amenities include clubhouse and community pool; Maintenance covers cable, internet/Wi-Fi, irrigation water, lawn/land maintenance, manager, exterior pest control, sewer, trash removal, and water; Total annual recurring fees $5,716; Non-gated community

Exterior

• Parking: 1 assigned parking space; Guest parking available
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Low-rise building (1–3); 2-story building; Rear exposure faces south; Located in BERKSHIRE VILLAGE / ABBEY AT BERKSHIRE VILLAGE
• Construction: Built in 1988; Concrete block construction; Stucco exterior; Shingle roof; Single-hung and sliding windows
• Exterior features: Storage; Oversize lot; Landscaped view; Central irrigation

Interior

• Kitchen: Dishwasher; Range; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Foyer; Walk-in closet; Window coverings; Great room floor plan; Screened lanai/porch; 6 total rooms; 5 ceiling fans
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $229k.

Deal economics

• At list price, monthly cash flow is $-6 ($-76/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $229k).
• Recommended offer: $226k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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 soft (-2.2%/yr); 121 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• This rent runs 41% of the median local income ($74k/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 $7k 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 27 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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

• Climate carrying-cost: moderate flood risk; 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 $225,565 (1.5% 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. 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. 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?
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: 1.09% ✓
• Cap rate: 6.26%
• Cash-on-cash: -0.12%
• DSCR: 0.99
• GRM: 7.6

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: -20.7%
• Equity multiple: 0.30×
• Total profit: $-44,567
• Equity at exit: $34,145

10-year hold

• IRR: -26.0%
• Equity multiple: -0.04×
• Total profit: $-66,536
• Equity at exit: $19,800

Cash invested: $64,120 (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 34116

• Rents YoY: -2.2%
• Active inventory: 121
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,504 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$213 /mo · $2,551/yr
• Insurance: −$95
• HOA est. from 1 same-building comp: −$476
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-6

Break-even live

Break-even rent $2,513

Max offer price $227,878

Occupancy floor 95%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 Commonwealth Cir #103 Naples, FL	2.0	2.0	1245	$1,875	$1.51	13d	1	0.05mi
1220 Commonwealth Cir Unit M106 Naples, FL	2.0	2.0	1245	$2,100	$1.69	23d	1	0.08mi
1228 Commonwealth Cir Unit O203 Naples, FL	2.0	2.0	1245	$2,100	$1.69	13d	1	0.11mi
915 New Waterford Dr Unit H201 Naples, FL	2.0	2.0	1362	$4,150	$3.05	13d	1	0.29mi
716 Landover Cir #102 Naples, FL	2.0	2.0	1300	$3,200	$2.46	23d	1	0.29mi
717 Landover Cir #103 Naples, FL	2.0	2.0	1300	$3,800	$2.92	23d	1	0.31mi
1130 Partridge Cir Unit Annual Naples, FL	2.0	2.0	1191	$1,950	$1.64	23d	1	0.32mi
1130 Partridge Cir Ofc Season Naples, FL	2.0	2.0	1191	$1,800	$1.51	23d	1	0.32mi
1130 Partridge Cir #102 Naples, FL	2.0	2.0	1191	$3,800	$3.19	23d	1	0.32mi
661 Squire Cir #101 Naples, FL	3.0	2.0	1450	$2,095	$1.44	13d	1	0.34mi
1357 Churchill Cir Unit G202 Naples, FL	2.0	2.0	1200	$1,995	$1.66	13d	1	0.38mi
1095 Partridge Cir #201 Naples, FL	2.0	2.0	1402	$1,800	$1.28	21d	1	0.39mi
1448 Churchill Cir #103 Naples, FL	2.0	2.0	1200	$1,900	$1.58	13d	1	0.41mi
800 New Waterford Dr #201 Naples, FL	2.0	2.0	1362	$2,440	$1.79	21d	1	0.42mi
636 Windsor Sq #102 Naples, FL	2.0	2.0	1191	$3,750	$3.15	23d	1	0.42mi
505 Windsor Sq #201 Naples, FL	3.0	2.0	1191	$2,365	$1.99	13d	1	0.43mi
1392 Churchill Cir Unit O101 Naples, FL	3.0	2.0	1350	$2,300	$1.70	13d	1	0.44mi
565 Windsor Sq #201 Naples, FL	3.0	2.0	1421	$3,800	$2.67	21d	1	0.46mi
613 Windsor Sq #101 Naples, FL	2.0	2.0	1316	$3,800	$2.89	23d	1	0.47mi
541 Windsor Sq Unit 9 Naples, FL	2.0	2.0	1421	$2,500	$1.76	13d	1	0.47mi
529 Mardel Dr #311 Naples, FL	2.0	2.0	1093	$3,500	$3.20	23d	1	0.52mi
1600 Wellesley Cir Naples, FL	1.0–2.0	1.0–2.0	950	$1,900	$2.00	13d	12	0.56mi
191 Bennington Dr Unit 12-6 Naples, FL	2.0	2.0	1240	$1,450	$1.17	23d	1	0.68mi
3536 Winifred Row Ln Naples, FL	3.0	2.5	1300	$2,350	$1.81	13d	10	0.77mi
6643 Craven Hill Way Naples, FL	3.0	2.0	1384	$2,900	$2.10	13d	1	0.84mi
7790 Woodbrook Cir #2603 Naples, FL	3.0	2.5	1406	$4,500	$3.20	23d	1	0.85mi
484 Belina Dr Naples, FL	2.0	1.0	1200	$2,400	$2.00	23d	1	1.00mi
388 Belina Dr Unit 1104 Naples, FL	2.0	2.0	1200	$4,000	$3.33	13d	1	1.05mi
515 Gabriel Cir Unit 1910 Naples, FL	2.0	2.0	1200	$4,700	$3.92	13d	1	1.07mi
7320 Glenmoor Ln Unit 2206 Naples, FL	2.0	2.0	1053	$6,000	$5.70	13d	1	1.13mi
116 Santa Clara Dr #12 Naples, FL	1.0	1.0	745	$1,600	$2.15	13d	1	1.14mi
228 Belina Dr Unit 606 Naples, FL	2.0	2.0	1200	$4,800	$4.00	13d	1	1.14mi
448 Gabriel Cir Unit 3310 Naples, FL	2.0	2.0	1200	$3,500	$2.92	13d	1	1.15mi
620 Luisa Ct Unit 803 Naples, FL	2.0	2.0	1200	$2,400	$2.00	13d	1	1.15mi
108 Santa Clara Dr #4 Naples, FL	2.0	2.0	974	$1,950	$2.00	13d	1	1.16mi
2400 55th Ter SW Naples, FL	2.0	1.0	1100	$1,950	$1.77	23d	1	1.20mi
675 Luisa Ln Unit 825 Naples, FL	3.0	2.0	1484	$2,300	$1.55	13d	1	1.20mi
7725 Tara Cir Naples, FL	1.0–3.0	1.0–2.0	929	$1,512	$1.63	13d	1	1.22mi
150 Santa Clara Dr #15 Naples, FL	1.0	1.0	700	$1,590	$2.27	23d	1	1.25mi
153 Gabriel Cir Unit 3003 Naples, FL	2.0	2.0	1200	$4,000	$3.33	13d	1	1.27mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $229,000 Active 27 DOM
2. 2026-06-17
   days on market $229,000 Active 26 DOM
3. 2026-06-16
   days on market $229,000 Active 25 DOM
4. 2026-06-15
   days on market $229,000 Active 24 DOM
5. 2026-06-14
   days on market $229,000 Active 22 DOM
6. 2026-06-10
   days on market $229,000 Active 19 DOM
7. 2026-06-09
   days on market $229,000 Active 18 DOM
8. 2026-06-08
   days on market $229,000 Active 17 DOM
9. 2026-06-07
   days on market $229,000 Active 16 DOM
10. 2026-06-03
    days on market $229,000 Active 12 DOM
11. 2026-06-03
    listing id $229,000 Active 11 DOM
12. 2026-06-02
    days on market $229,000 Active 11 DOM
13. 2026-06-01
    days on market $229,000 Active 10 DOM
14. 2026-05-31
    days on market $229,000 Active 9 DOM
15. 2026-05-30
    days on market $229,000 Active 8 DOM
16. 2026-05-22
    listed $229,000 Active
17. 2026-04-29
    historical $1,899
18. 2026-03-06
    price $1,899
19. 2026-01-08
    listed $1,999
20. 2026-01-08
    historical $1,999
21. 2025-12-20
    listed $1,999
22. 2025-12-20
    historical $1,999
23. 2025-12-19
    listed $1,999
24. 2024-01-12
    historical $2,250
25. 2023-11-22
    price $2,250
26. 2023-11-04
    listed $2,350
27. 2023-08-11
    soldstatus $279,000
28. 2023-08-07
    soldstatus $279,000 Sold 1050-char remark

    Show marketing remark (1050 chars)

    C10796 - Welcome to Abbey at Berkshire Village! Great Value in this Adorable, Light & Bright, End Unit is sure to impress with updated Kitchen, 2 bedrooms, plus Dinette area off Kitchen (currently being used as den/breakfast area) with large lanai with storage closet. Open floor plan allows plenty of room for entertaining. Flowing laminate wood flooring in foyer, den & kitchen with carpet in bedrooms and living area. Tastefully updated master/bath shower with shower glass doors & tile flooring. Enjoy southern views from your large lanai that overlooks beautiful landscaped area and walking distance to community pool. Centrally located to Naples white sandy beaches, w/ minutes to downtown 5th Ave or Mercato. Close to Berkshire Commons shopping plaza, Publix, Walgreens, Ice Cream, Restaurant's, etc. Pets allowed with approval up to 30lb (see rules/regs). Leases allowed 3 x year with a minimum of 30 days. A/C is 6 yrs young with a new roof 1 yr young. (approx age) Bring your family and start making new memories today!

29. 2023-07-12
    status Pending With Contingencies 1050-char remark

    Show marketing remark (1050 chars)

    C10796 - Welcome to Abbey at Berkshire Village! Great Value in this Adorable, Light & Bright, End Unit is sure to impress with updated Kitchen, 2 bedrooms, plus Dinette area off Kitchen (currently being used as den/breakfast area) with large lanai with storage closet. Open floor plan allows plenty of room for entertaining. Flowing laminate wood flooring in foyer, den & kitchen with carpet in bedrooms and living area. Tastefully updated master/bath shower with shower glass doors & tile flooring. Enjoy southern views from your large lanai that overlooks beautiful landscaped area and walking distance to community pool. Centrally located to Naples white sandy beaches, w/ minutes to downtown 5th Ave or Mercato. Close to Berkshire Commons shopping plaza, Publix, Walgreens, Ice Cream, Restaurant's, etc. Pets allowed with approval up to 30lb (see rules/regs). Leases allowed 3 x year with a minimum of 30 days. A/C is 6 yrs young with a new roof 1 yr young. (approx age) Bring your family and start making new memories today!

30. 2023-06-20
    listed $289,000 Active 1050-char remark

    Show marketing remark (1050 chars)

    C10796 - Welcome to Abbey at Berkshire Village! Great Value in this Adorable, Light & Bright, End Unit is sure to impress with updated Kitchen, 2 bedrooms, plus Dinette area off Kitchen (currently being used as den/breakfast area) with large lanai with storage closet. Open floor plan allows plenty of room for entertaining. Flowing laminate wood flooring in foyer, den & kitchen with carpet in bedrooms and living area. Tastefully updated master/bath shower with shower glass doors & tile flooring. Enjoy southern views from your large lanai that overlooks beautiful landscaped area and walking distance to community pool. Centrally located to Naples white sandy beaches, w/ minutes to downtown 5th Ave or Mercato. Close to Berkshire Commons shopping plaza, Publix, Walgreens, Ice Cream, Restaurant's, etc. Pets allowed with approval up to 30lb (see rules/regs). Leases allowed 3 x year with a minimum of 30 days. A/C is 6 yrs young with a new roof 1 yr young. (approx age) Bring your family and start making new memories today!

31. 1988-04-01
    soldstatus $64,000

ⓘ 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: $2,551 · $213/mo
• Projected year-2 tax: $2,551 · $213/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) · 23% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $30,054
• − Mortgage interest: −$12,828
• − Property taxes: −$2,551
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,404
• − Management: −$2,404
• − HOA: −$5,712
• − Depreciation: −$6,662
• Taxable loss: −$3,652
• Est. tax savings @ 24.0%: +$876
• After-tax cash flow: $800/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 — Berkshire Lakes

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 35,591
• Household income: $73,958
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 1540.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 60% Two or more races 40% White 24% Black 13% Native American 2%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2% Cuban 20%
• Common ancestry: Hispanic 8% Slovak 1% Romanian 1%
• Foreign-born: 47% · Canada, Jamaica, Dominican Republic
• Languages at home: 33% English-only · Spanish 55% French/Haitian/Cajun 9% Other Indo-European 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: ▼ -313.48%
• Current HPI: 397.7049
• Rent YoY: ▼ -2.19%
• 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

+257.8% since first listed

16 events — show timeline

• 2026-05-22 Listed $229,000 NAPLESMLS
• 2026-04-29 Rental Removed $1,899 FGCMLS
• 2026-03-06 Price Changed $1,899 FGCMLS
• 2026-01-08 Listed for Rent $1,999 FGCMLS
• 2026-01-08 Rental Removed $1,999 NAPLESMLS
• 2025-12-20 Listed for Rent $1,999 NAPLESMLS
• 2025-12-20 Rental Removed $1,999 FORTMLS
• 2025-12-19 Listed for Rent $1,999 FORTMLS
• 2024-01-12 Rental Removed $2,250 FORTMLS
• 2023-11-22 Price Changed $2,250 FORTMLS
• 2023-11-04 Listed for Rent $2,350 FORTMLS
• 2023-08-11 Sold (Public Records) $279,000 Public Records
• 2023-08-07 Sold (MLS) $279,000 NAPLESMLS
• 2023-07-12 Pending — NAPLESMLS
• 2023-06-20 Listed $289,000 NAPLESMLS
• 1988-04-01 Sold (Public Records) $64,000 Public Records

Property tax history

+21.9%/yr

Latest (2025): $2,551 · +0.2% YoY. Source: county tax records.