13045 Pembroke Dr · Vineyards, FL 34105

$565,000

3 bd · 2.5 ba · 750 sqft · Townhouse public records · 21 Days on market

Built 2022 Good condition 1,742 sqft lot $370/mo HOA · 17% of rent

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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 +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Cash flow +1.9/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Buy now, Move in Early 2022! Hamilton Place offers private, gated townhouses in the heartbeat of Naples. Our ideal location is central to Gulf Beaches, high-end shopping and world class dining. Residents will enjoy the spectacular year-round weather at our community pool and cabana. Our Banyan Plan offers Northern exposure and is located toward the back of the community with easy access to the pool. The Banyan features 3 bedrooms + a loft, 2.5 bathrooms, and a 1-car garage.

Key facts

• Induction cooktop
• Wine cooler
• Granite counters

Tags

• CHEF'S KITCHEN
• MODERN WOOD CABINETRY
• GRANITE COUNTERS
• INDUCTION COOKTOP
• KITCHEN AID WALL OVEN
• WINE COOLER

Property features AI

Finance

• Other: Part of a complex with 66 units (7 units in the building); Single unit per floor; building has 2 floors
• HOA & community: Mandatory HOA; HOA fee $370 monthly (total annual recurring fees $4,440); One-time fees $1,150; Professional management; HOA covers irrigation water, lawn/land maintenance, exterior pest control, reserves, and security; Community amenities include a community pool, internet access, sidewalks, and streetlights; Gated community

Exterior

• Parking: Attached garage with 1 garage space
• Security: Gated community; Impact resistant windows and doors
• Utilities: Central water; Central sewer; Cable available; Underground utilities
• Home design: Residential townhouse; 2-story / multi-story home; Rear exposure facing north; Built in 2022; Part of the Hamilton Place development
• Construction: Concrete block construction; Stucco exterior; Tile roof; Built in 2022
• Exterior features: Automatic sprinkler system; Landscaped area view; Zero lot line

Interior

• Kitchen: Island; Pantry; Cooktop; Wall oven; Self-cleaning oven; Microwave; Refrigerator; Dishwasher; Disposal; Pot filler; Wine cooler
• Bedrooms: 3 bedrooms; Master bedroom upstairs
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with dual sinks and separate tub and shower
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Foyer; Cable prewire; High-speed internet available; Smoke detectors; Walk-in closet; Window coverings; Loft; Screened lanai/porch; Great room floor plan; 2-story layout
• Laundry & utility: Laundry in residence; Dryer; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $565k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-27k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (70.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (60.5% below list).
• Recommended offer: $166k (70.7% 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); Barron Collier High School (math 62% / reading 68%, grade B, #76 of 667 statewide, top 11%, 1,650 students, 26% FRL) — zoned schools average 29% FRL vs 55% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 70% at this address vs 58% district-wide (+12 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; 329 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $17k 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 21 days — a 2% lower offer ($557k) is reasonable based on typical stale-listing flexibility.
• 3 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.

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 $165,745 (70.7% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.40% ✗
• Cap rate: 1.82%
• Cash-on-cash: -15.99%
• DSCR: 0.29
• GRM: 21.1

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: -52.5%
• Equity multiple: -0.52×
• Total profit: $-240,124
• Equity at exit: $84,243

10-year hold

• IRR: —
• Equity multiple: -1.61×
• Total profit: $-412,605
• Equity at exit: $48,851

Cash invested: $158,200 (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: 21.1×

Monthly cashflow live

• Estimated rent: $2,234 high
• Mortgage (P&I): −$2,963
• Tax from tax record: −$304 /mo · $3,650/yr
• Insurance: −$235
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$370
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-2,260

Break-even live

Break-even rent $5,094

Max offer price $165,745

Occupancy floor —

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: $141,250
• Closing costs: $16,950
• 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	13d	1	0.42mi
1105 Reserve Ct #206 Naples, FL	2.0	2.0	1100	$2,000	$1.82	13d	1	0.42mi
3105 La Costa Cir Naples, FL	1.0–3.0	1.0–2.0	1050	$2,235	$2.13	13d	20	0.43mi
1235 Reserve Way #103 Naples, FL	2.0	1.0	894	$1,995	$2.23	13d	1	0.68mi
1235 Reserve Way Naples, FL	2.0	1.0	894	$2,300	$2.57	23d	1	0.68mi
1170 Reserve Way #205 Naples, FL	2.0	1.0	894	$1,700	$1.90	23d	1	0.68mi
1180 Reserve Way Naples, FL	1.0–2.0	1.0–2.0	912	$1,990	$2.18	13d	3	0.71mi
1180 Reserve Way Naples, FL	1.0–2.0	1.0–2.0	954	$2,000	$2.10	23d	2	0.71mi
1220 Reserve Way #305 Naples, FL	2.0	2.0	1059	$1,950	$1.84	23d	1	0.72mi
1190 Reserve Way #304 Naples, FL	2.0	2.0	1059	$2,900	$2.74	23d	1	0.75mi
5301 Summerwind Dr Naples, FL	1.0–2.0	1.0–2.0	836	$1,864	$2.23	13d	12	0.97mi
1554 Oyster Catcher Pt Unit C Naples, FL	2.0	2.0	1124	$2,900	$2.58	23d	1	1.45mi
1545 Oyster Catcher Pt Unit A Naples, FL	2.0	2.0	1124	$2,200	$1.96	13d	1	1.48mi

HOA detail

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

Listing history 18 events

1. 2026-06-14
   days on market $565,000 Active 21 DOM
2. 2026-06-10
   pricedays on market $565,000 Active 18 DOM
3. 2026-06-09
   days on market $570,000 Active 17 DOM
4. 2026-06-08
   days on market $570,000 Active 16 DOM
5. 2026-06-07
   days on market $570,000 Active 15 DOM
6. 2026-06-03
   days on market $570,000 Active 11 DOM
7. 2026-06-02
   days on market $570,000 Active 10 DOM
8. 2026-06-01
   days on market $570,000 Active 9 DOM
9. 2026-05-31
   days on market $570,000 Active 8 DOM
10. 2026-05-30
    days on market $570,000 Active 7 DOM
11. 2026-05-23
    listed $570,000 Active
12. 2026-05-10
    historical
13. 2026-02-11
    listed $575,000 Active
14. 2022-09-07
    soldstatus $529,644 Closed 479-char remark

    Show marketing remark (479 chars)

    Buy now, Move in Early 2022! Hamilton Place offers private, gated townhouses in the heartbeat of Naples. Our ideal location is central to Gulf Beaches, high-end shopping and world class dining. Residents will enjoy the spectacular year-round weather at our community pool and cabana. Our Banyan Plan offers Northern exposure and is located toward the back of the community with easy access to the pool. The Banyan features 3 bedrooms + a loft, 2.5 bathrooms, and a 1-car garage.

15. 2021-07-21
    status Pending 479-char remark

    Show marketing remark (479 chars)

    Buy now, Move in Early 2022! Hamilton Place offers private, gated townhouses in the heartbeat of Naples. Our ideal location is central to Gulf Beaches, high-end shopping and world class dining. Residents will enjoy the spectacular year-round weather at our community pool and cabana. Our Banyan Plan offers Northern exposure and is located toward the back of the community with easy access to the pool. The Banyan features 3 bedrooms + a loft, 2.5 bathrooms, and a 1-car garage.

16. 2021-07-15
    price $515,995 479-char remark

    Show marketing remark (479 chars)

    Buy now, Move in Early 2022! Hamilton Place offers private, gated townhouses in the heartbeat of Naples. Our ideal location is central to Gulf Beaches, high-end shopping and world class dining. Residents will enjoy the spectacular year-round weather at our community pool and cabana. Our Banyan Plan offers Northern exposure and is located toward the back of the community with easy access to the pool. The Banyan features 3 bedrooms + a loft, 2.5 bathrooms, and a 1-car garage.

17. 2021-07-13
    price $569,995 479-char remark

    Show marketing remark (479 chars)

    Buy now, Move in Early 2022! Hamilton Place offers private, gated townhouses in the heartbeat of Naples. Our ideal location is central to Gulf Beaches, high-end shopping and world class dining. Residents will enjoy the spectacular year-round weather at our community pool and cabana. Our Banyan Plan offers Northern exposure and is located toward the back of the community with easy access to the pool. The Banyan features 3 bedrooms + a loft, 2.5 bathrooms, and a 1-car garage.

18. 2021-06-20
    listed $571,995 Active 479-char remark

    Show marketing remark (479 chars)

    Buy now, Move in Early 2022! Hamilton Place offers private, gated townhouses in the heartbeat of Naples. Our ideal location is central to Gulf Beaches, high-end shopping and world class dining. Residents will enjoy the spectacular year-round weather at our community pool and cabana. Our Banyan Plan offers Northern exposure and is located toward the back of the community with easy access to the pool. The Banyan features 3 bedrooms + a loft, 2.5 bathrooms, and a 1-car garage.

ⓘ 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: $3,650 · $304/mo
• Projected year-2 tax: $4,690 · $391/mo
• Expected delta: +$1,039/yr (+$87/mo · 28.5%)

ⓘ 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: $26,802
• − Mortgage interest: −$31,649
• − Property taxes: −$3,650
• − Insurance: −$4,650
• − Repairs & maintenance: −$2,144
• − Management: −$2,144
• − HOA: −$4,440
• − Depreciation: −$16,436
• Taxable loss: −$38,311
• Est. tax savings @ 24.0%: +$9,195
• After-tax cash flow: $-17,926/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 75/100 Cosmetic rehab

This modern townhouse in Naples is in good condition with recent updates and a well-maintained exterior. It offers a spacious kitchen, modern bathrooms, and a comfortable living space. Consider painting the exterior and installing smart home devices to further enhance its value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value
• Both Replace outdoor lighting — Modern lighting can improve safety and aesthetics
• Both Install smart home devices — Smart home devices can increase convenience and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Both Replace outdoor lighting — Modern lighting can improve safety and aesthetics ↑
• Both Install smart home devices — Smart home devices can increase convenience and property value ↑

ⓘ 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

-0.3% since first listed

8 events — show timeline

• 2026-05-23 Listed $570,000 NAPLESMLS
• 2026-05-10 Listing Removed — NAPLESMLS
• 2026-02-11 Listed $575,000 NAPLESMLS
• 2022-09-07 Sold (MLS) $529,644 FORTMLS
• 2021-07-21 Pending — FORTMLS
• 2021-07-15 Price Changed $515,995 FORTMLS
• 2021-07-13 Price Changed $569,995 FORTMLS
• 2021-06-20 Listed $571,995 FORTMLS

Property tax history

+64.5%/yr

Latest (2025): $3,650 · +2.4% YoY. Source: county tax records.