1208 Commonwealth Cir Unit J 206 · Berkshire Lakes, FL 34116

$229,000

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

Built 1988 Good condition $476/mo HOA · 19% 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 +11.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +5.0/10.0
• Condition / age +3.8/5.0
• DSCR +3.3/10.0
• Livability +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience brilliant, tranquil living in this desirable 2 bedroom, 2 bathroom corner unit condominium located in the Abbey at Berkshire Village. As a second floor corner unit, the living space benefits from a vibrant side window, providing an additional source of natural light throughout the day. The primary suite serves as a comfortable retreat, featuring a large walk-in closet, a beautiful bathroom with a sparkling shower, and a private sliding door access to the screened lanai. The lanai includes a dedicated storage closet, perfect for beach gear or seasonal items. Washer and dryer included in the unit. Carpet and laminate flooring throughout the condo. Amenities include two sparkling co

Key facts

• Walk-in closet
• Private sliding door
• Natural light

Tags

• CORNER UNIT
• NATURAL LIGHT
• WALK-IN CLOSET
• PRIVATE SLIDING DOOR
• SCREENED LANAI
• DEDICATED STORAGE CLOSET

Property features AI

Finance

• Other: Two units per floor; 12 units in the building; 172 units in the complex; Subdivision number 160300; No RV allowed
• HOA & community: Mandatory HOA; Professional management; Quarterly condo fee; Annual master HOA fee; Condo amenities include clubhouse and community pool; HOA maintenance covers cable, internet/WiFi access, irrigation water, lawn/land maintenance, manager, exterior pest control, sewer, trash removal, and water; Total annual recurring fees listed

Exterior

• Parking: 1 assigned parking space; Guest parking
• Utilities: Central water; Central sewer; Central electric power
• Home design: Residential property in Berkshire Village (Abbey at Berkshire Village); Low-rise building (1-3), 2-story building; Rear exposure facing south; Unit J 206
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Built in 1988; Foundation and construction typical of low-rise residential
• Exterior features: Storage; Oversize lot description; Landscaped area view; Central irrigation

Interior

• Kitchen: Range; Microwave; Dishwasher
• 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; Cable available
• Interior features: Foyer; Walk-in closet; Window coverings; Great room floor plan; Screened lanai/porch; 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. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-80 ($-960/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (5.1% below list).
• Meets the 1% rule at list price ($3k rent vs $229k).
• Recommended offer: $217k (5.1% below list) — sets the bar for cash-flow.

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 at typical pace (median 14d on market — plan ~3-4 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.

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 $217,421 (5.1% 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: 5.87%
• Cash-on-cash: -1.50%
• DSCR: 0.93
• 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: -23.1%
• Equity multiple: 0.23×
• Total profit: $-49,214
• Equity at exit: $34,145

10-year hold

• IRR: -33.9%
• Equity multiple: -0.19×
• Total profit: $-76,440
• 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 est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• HOA: −$476
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-80

Break-even live

Break-even rent $2,606

Max offer price $217,421

Occupancy floor 98%

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	14d	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	14d	1	0.11mi
915 New Waterford Dr Unit H201 Naples, FL	2.0	2.0	1362	$4,150	$3.05	14d	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	14d	1	0.34mi
1357 Churchill Cir Unit G202 Naples, FL	2.0	2.0	1200	$1,995	$1.66	14d	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	14d	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	14d	1	0.43mi
1392 Churchill Cir Unit O101 Naples, FL	3.0	2.0	1350	$2,300	$1.70	14d	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	14d	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	14d	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	14d	10	0.77mi
6643 Craven Hill Way Naples, FL	3.0	2.0	1384	$2,900	$2.10	14d	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	14d	1	1.05mi
515 Gabriel Cir Unit 1910 Naples, FL	2.0	2.0	1200	$4,700	$3.92	14d	1	1.07mi
7320 Glenmoor Ln Unit 2206 Naples, FL	2.0	2.0	1053	$6,000	$5.70	14d	1	1.13mi
116 Santa Clara Dr #12 Naples, FL	1.0	1.0	745	$1,600	$2.15	14d	1	1.14mi
228 Belina Dr Unit 606 Naples, FL	2.0	2.0	1200	$4,800	$4.00	14d	1	1.14mi
448 Gabriel Cir Unit 3310 Naples, FL	2.0	2.0	1200	$3,500	$2.92	14d	1	1.15mi
620 Luisa Ct Unit 803 Naples, FL	2.0	2.0	1200	$2,400	$2.00	14d	1	1.15mi
108 Santa Clara Dr #4 Naples, FL	2.0	2.0	974	$1,950	$2.00	14d	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	14d	1	1.20mi
7725 Tara Cir Naples, FL	1.0–3.0	1.0–2.0	929	$1,512	$1.63	14d	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	14d	1	1.27mi

HOA detail condo

• Monthly dues: $476 · $5,712/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 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
    remarks 699-char remark
12. 2026-06-03
    listed $229,000 Active 11 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: −$3,435
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,404
• − Management: −$2,404
• − HOA: −$5,712
• − Depreciation: −$6,662
• Taxable loss: −$4,536
• Est. tax savings @ 24.0%: +$1,089
• After-tax cash flow: $128/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained and updated condo is in good condition with fresh paint and a well-maintained exterior. It offers a good investment opportunity with minimal repairs needed.

Value-add opportunities

• Resale Paint freshening — Fresh paint enhances the home's curb appeal and can make it more attractive to potential buyers.
• Both Landscaping enhancement — Enhanced landscaping can improve the home's curb appeal and add value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint freshening — Fresh paint enhances the home's curb appeal and can make it more attractive to potential buyers. ↑
• Both Landscaping enhancement — Enhanced landscaping can improve the home's curb appeal and add value for both resale and rental. ↑

ⓘ 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 — 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

1 event — show timeline

• 2026-05-22 Listed $229,000 NAPLESMLS