2910 Cypress Trace Cir #102 · Island Walk, FL 34119

$340,000

2 bd · 2.0 ba · 1,372 sqft · Condo public records · 167 Days on market

Built 1999 $1251/mo HOA · 32% of rent ↓ 14% since listing

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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 +10.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover this well-maintained 2-bedroom, 2-bath condominium offering approximately 1,372 sq. ft. of living space in the desirable Cypress Woods Golf & Country Club community. The home features a welcoming entry that leads into an open-concept layout with abundant natural light, creating a bright and comfortable interior environment. The kitchen provides ample cabinetry, pantry storage, and bright lighting, supporting both everyday functionality and entertaining. A dedicated dining area flows naturally into the main living space, enhancing the property’s spacious feel. The primary bedroom offers a generous layout along with an en-suite bathroom featuring a well-lit vanity and sto

Key facts

• Screened back porch
• Lake views
• Newer appliances

Tags

• LAKE VIEWS
• SCREENED BACK PORCH
• UPDATES INCLUDING HVAC
• UPDATES INCLUDING ROOF
• UPDATES INCLUDING SCREENS
• NEWER APPLIANCES

Property features AI

Finance

• HOA & community: Mandatory HOA and mandatory club fees; Quarterly HOA fees; Annual master HOA fee; Annual condo fee; Community maintenance covers cable, internet/WiFi, irrigation water, lawn/land maintenance, management, and exterior pest control; Amenities include clubhouse, exercise room, business center, tennis, pickleball, bocce, putting green, golf course and private membership options; Total annual recurring fees listed; Total one-time fees listed

Exterior

• Parking: Paved driveway; Detached garage (1 car); Detached carport (1 car)
• Security: Electric storm shutters
• Utilities: Water assessment paid; Sewer assessment paid; Electric service (central)
• Home design: Residential property in a low-rise building (1–3 stories); Built in 1999; Concrete block construction; Stucco exterior; Tile roof; Rear exposure faces south; Located in a gated, golf-course community (Cypress Woods Golf and Country Club); Golf-bundled community
• Construction: Concrete block construction; Stucco finish; Tile roof; Built in 1999
• Exterior features: Patio; Automatic sprinkler system; Across from waterfront; Lake view; Freshwater lake frontage; Irrigation with assessment paid and reclaimed water

Interior

• Kitchen: Pantry; Cooktop (electric); Double oven; Self-cleaning oven; Range; Microwave; Dishwasher; Disposal; Refrigerator/Freezer; Refrigerator/Icemaker
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bathroom with separate tub and shower
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans; Cable available
• Interior features: Built-in cabinets; Cable prewire; Coffered ceiling; Fire sprinkler system; High-speed internet available; Pantry; Smoke detectors; Split bedroom floor plan; Den/study; Six ceiling fans
• Laundry & utility: Washer; Dryer; Auto garage door

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $340k.

Deal economics

• At list price, monthly cash flow is $-208 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (10.8% below list).
• Meets the 1% rule at list price ($4k rent vs $340k).
• Recommended offer: $299k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#692 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing B+; 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: Veterans Memorial Elementary School (math 78% / reading 79%, grade A, #141 of 2,144 statewide, top 7%, 743 students, 22% FRL); Gulf Coast High School (math 57% / reading 68%, grade B-, #93 of 667 statewide, top 14%, 2,447 students, 20% FRL) — zoned schools average 21% FRL vs 55% district-wide (34 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 soft (-2.5%/yr); 586 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• This rent runs 41% of the median local income ($113k/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 $10k 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 167 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $55k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $299,200 (12.0% 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 167 days. Have you received any prior offers? Is the seller open to a 12% 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. 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 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: 1.13% ✓
• Cap rate: 5.56%
• Cash-on-cash: -2.62%
• DSCR: 0.88
• GRM: 7.3

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: -25.3%
• Equity multiple: 0.17×
• Total profit: $-79,013
• Equity at exit: $50,695

10-year hold

• IRR: -44.2%
• Equity multiple: -0.33×
• Total profit: $-127,033
• Equity at exit: $29,397

Cash invested: $95,200 (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 34119

• Rents YoY: -2.5%
• Active inventory: 586
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $3,858 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$80 /mo · $961/yr
• Insurance: −$142
• HOA: −$1,251
• Vacancy / Maint / Mgmt: −$810
• Net cashflow: $-208

Break-even live

Break-even rent $4,121

Max offer price $303,316

Occupancy floor —

Sensitivity live

Price	-10% $-15	-5% $-111	+0% $-208	+5% $-304	+10% $-400
Rent	-10% $-512	-5% $-360	+0% $-208	+5% $-55	+10% $97
Rate	-1.0pp $-36	-0.5pp $-121	base $-208	+0.5pp $-296	+1.0pp $-385

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2925 Cypress Trace Cir #201 Naples, FL	2.0	2.0	1094	$4,500	$4.11	24d	1	0.02mi
2920 Cypress Trace Cir #204 Naples, FL	2.0	2.0	1625	$5,500	$3.38	24d	1	0.03mi
2880 Cypress Trace Cir #103 Naples, FL	2.0	2.0	1372	$5,500	$4.01	24d	1	0.07mi
2690 Cypress Trace Cir #3212 Naples, FL	2.0	2.0	1232	$5,300	$4.30	24d	1	0.07mi
2895 Cypress Trace Cir #202 Naples, FL	2.0	2.0	1232	$4,500	$3.65	24d	1	0.09mi
2895 Cypress Trace Cir #104 Naples, FL	2.0	2.0	1252	$4,800	$3.83	24d	1	0.09mi
2870 Cypress Trace Cir #1713 Naples, FL	2.0	2.0	1414	$2,900	$2.05	24d	1	0.10mi
2700 Cypress Trace Cir #3112 Naples, FL	2.0	2.0	1232	$2,100	$1.70	24d	1	0.12mi
2855 Cypress Trace Cir #202 Naples, FL	2.0	2.0	1232	$4,800	$3.90	14d	1	0.16mi
2855 Cypress Trace Cir #102 Naples, FL	2.0	2.0	1232	$2,000	$1.62	14d	1	0.16mi
2710 Cypress Trace Cir Naples, FL	2.0	2.0	1213	$3,425	$2.82	24d	2	0.18mi
6670 Huntington Lakes Cir #103 Naples, FL	2.0	2.0	1107	$4,000	$3.61	14d	1	0.20mi
6670 Huntington Lakes Cir #103 Naples, FL	2.0	2.0	1107	$4,250	$3.84	24d	1	0.20mi
2720 Cypress Trace Cir Naples, FL	2.0–3.0	2.0	1283	$2,100	$1.64	24d	3	0.21mi
2835 Cypress Trace Cir Unit 1049710P Naples, FL	3.0	2.0	1248	$4,110	$3.29	14d	1	0.21mi
2820 Cypress Trace Cir Naples, FL	2.0	2.0	1254	$3,748	$2.99	24d	3	0.21mi
6605 Huntington Lakes Cir #203 Naples, FL	2.0	2.0	1107	$2,400	$2.17	24d	1	0.22mi
6750 Huntington Lakes Cir #103 Naples, FL	2.0	2.0	1185	$2,300	$1.94	21d	1	0.26mi
2600 Marshcreek Ln #201 Naples, FL	3.0	2.0	1765	$2,595	$1.47	14d	1	0.28mi
6920 Huntington Lakes Cir #103 Naples, FL	2.0	2.0	1107	$2,700	$2.44	24d	1	0.30mi
2730 Cypress Trace Cir Unit 1 Naples, FL	2.0	2.0	1232	$5,500	$4.46	24d	1	0.31mi
2730 Cypress Trace Cir Unit 2836S Naples, FL	2.0	2.0	1194	$5,000	$4.19	24d	1	0.31mi
2730 Cypress Trace Cir Unit 2836A Naples, FL	2.0	2.0	1194	$2,000	$1.68	24d	1	0.31mi
2790 Cypress Trace Cir Naples, FL	2.0	2.0	1537	$5,000	$3.25	24d	2	0.32mi
2525 Aspen Creek Ln #101 Naples, FL	3.0	2.0	1532	$4,500	$2.94	24d	1	0.33mi
6880 Huntington Lakes Cir #203 Naples, FL	2.0	2.0	1231	$3,750	$3.05	24d	1	0.33mi
2740 Cypress Trace Cir Naples, FL	2.0	2.0	1493	$3,488	$2.34	24d	3	0.34mi
5705 Heron Ln #806 Naples, FL	2.0	2.0	1540	$7,000	$4.55	24d	1	0.34mi
3435 Laurelgreens Ln S Unit 1 Naples, FL	3.0	2.0	1758	$6,000	$3.41	24d	1	0.37mi
3435 Laurel Greens Ln S #201 Naples, FL	3.0	2.0	1708	$3,000	$1.76	24d	1	0.38mi
5693 Heron Ln #502 Naples, FL	2.0	2.0	1490	$6,800	$4.56	24d	1	0.40mi
3455 Laurel Greens Ln S #103 Naples, FL	3.0	2.0	1758	$5,500	$3.13	24d	1	0.43mi
5765 Grande Reserve Way Unit 7-702 Naples, FL	2.0	2.0	1800	$7,500	$4.17	24d	1	0.44mi
6655 Huntington Lakes Cir #204 Naples, FL	3.0	2.0	1315	$3,500	$2.66	24d	1	0.44mi
2469 Millcreek Ln #102 Naples, FL	2.0	2.0	1107	$3,495	$3.16	24d	1	0.45mi
3465 Laurel Greens Ln S #103 Naples, FL	2.0	2.0	1789	$2,550	$1.43	24d	1	0.46mi
11762 Quail Village Way Naples, FL	3.0	2.5	1800	$3,800	$2.11	24d	1	0.48mi
2408 Millcreek Ln #202 Naples, FL	2.0	2.0	1207	$2,200	$1.82	24d	1	0.49mi
2456 Millcreek Ln #102 Naples, FL	2.0	2.0	1107	$2,375	$2.15	24d	1	0.49mi
6544 Huntington Lakes Cir Unit 9-204 Naples, FL	3.0	2.0	1382	$4,250	$3.08	24d	1	0.50mi

HOA detail condo

• Monthly dues: $1,251 · $15,012/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-05-31
   days on market $340,000 Active 167 DOM
2. 2026-05-30
   days on market $340,000 Active 166 DOM
3. 2026-03-29
   price $340,000
4. 2026-03-20
   price $345,000
5. 2026-02-16
   price $350,000
6. 2025-12-15
   listed $395,000 Active
7. 2025-02-13
   historical
8. 2025-01-29
   status Active
9. 2025-01-27
   price $425,000
10. 2025-01-27
    status Active
11. 2025-01-27
    historical
12. 2024-11-21
    historical
13. 2024-09-04
    listed $395,000 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: $961 · $80/mo
• Projected year-2 tax: $2,822 · $235/mo
• Expected delta: +$1,861/yr (+$155/mo · 193.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 31 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: $46,300
• − Mortgage interest: −$19,045
• − Property taxes: −$961
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,704
• − Management: −$3,704
• − HOA: −$15,012
• − Depreciation: −$9,891
• Taxable loss: −$7,717
• Est. tax savings @ 24.0%: +$1,852
• After-tax cash flow: $-640/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 — Island Walk

• Score: 64/100
• State rank: #692
• US rank: #14444

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing B+ Health & safety D User ratings B-

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): 36,807
• Household income: $113,391
• Rent vs Own: 16.4% rent · 83.6% own
• Severe rent burden: 741.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 20% Two or more races 14% Black 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2% Cuban 4% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 2%
• Foreign-born: 17% · Canada, Jamaica, Dominican Republic
• Languages at home: 78% English-only · Spanish 15% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -243.12%
• Current HPI: 269.3208
• Rent YoY: ▼ -2.51%
• 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

-13.9% since first listed

11 events — show timeline

• 2026-03-29 Price Changed $340,000 NAPLESMLS
• 2026-03-20 Price Changed $345,000 NAPLESMLS
• 2026-02-16 Price Changed $350,000 NAPLESMLS
• 2025-12-15 Listed $395,000 NAPLESMLS
• 2025-02-13 Listing Removed — NAPLESMLS
• 2025-01-29 Relisted — NAPLESMLS
• 2025-01-27 Price Changed $425,000 NAPLESMLS
• 2025-01-27 Relisted — NAPLESMLS
• 2025-01-27 Listing Removed — NAPLESMLS
• 2024-11-21 Listing Removed — NAPLESMLS
• 2024-09-04 Listed $395,000 NAPLESMLS

Property tax history

+1.3%/yr

Latest (2025): $961 · +2.9% YoY. Source: county tax records.