610 Laguna Royale Blvd #1001 · Vineyards, FL 34119

$500,000

3 bd · 2.0 ba · 2,003 sqft · Condo public records · 136 Days on market

Built 1995 $1033/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 +13.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +5.0/10.0
• DSCR +4.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

This meticulously maintained first-floor end unit features an open floor plan, a single-car garage, and impressive views of the lake, fountain, and golf course. The primary suite includes a generous walk-in closet, a spacious bathroom with both a separate tub and shower, and a double-sink vanity. Features include a screened lanai with electric storm shutters, newly painted interiors, tile flooring in living areas, and in-unit laundry with extra storage. The unit is offered tastefully furnished and ready for immediate occupancy. For added peace of mind, a one-year home warranty is provided. Laguna Royale benefits from recently replaced roofs (approximately 2.5 years ago) and newly painted ex

Key facts

• Open floor plan
• Impressive views
• Walk-in closet

Tags

• OPEN FLOOR PLAN
• IMPRESSIVE VIEWS
• WALK-IN CLOSET
• SCREENED LANAI
• ELECTRIC STORM SHUTTERS
• IN-UNIT LAUNDRY

Property features AI

Finance

• Other: Unit is one of 40 units in the complex and one of 4 units in the building; Single-floor unit
• HOA & community: Mandatory HOA; Quarterly master HOA fee of $490; Quarterly condo fee of $2,610; Professional management; HOA maintenance covers cable, internet/Wi-Fi, irrigation water, lawn/land maintenance, manager, pest control (exterior), recreation facilities, reserves, security, street maintenance and water; Community amenities include bike and jog path, community pool, community room, community spa/hot tub, and underground utilities; Total annual recurring fees listed as $12,400

Exterior

• Parking: Attached garage with 1 garage space
• Security: Gated community; Security included in HOA maintenance
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential carriage/coach-style unit in a low-rise building (1–3 stories); Built in 1995; Rear exposure to the south; Located in the Vineyards development
• Construction: Concrete block construction
• Exterior features: Patio; Automatic sprinkler system; Tile roof; Single-hung windows; Electric storm shutters; Stucco exterior; Views of golf course, lake and water features

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Self-cleaning oven; Refrigerator/ice maker
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and separate tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Closet cabinets; Fire sprinkler system; Smoke detectors; Walk-in closet; Turnkey furnished; Split bedroom floor plan; Four ceiling fans; Breakfast room and dining/living area; Screened lanai/porch
• Laundry & utility: Washer and dryer; Laundry located in the residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $500k.

Deal economics

• At list price, monthly cash flow is $-12 ($-149/yr) — negative.
• To cash-flow at today's rent, offer at most $498k (0.4% below list).
• Meets the 1% rule at list price ($5k rent vs $500k).
• Recommended offer: $440k (12.0% below list) — sets the bar for market timing.

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: Vineyards Elementary School (math 79% / reading 75%, grade A, #170 of 2,144 statewide, top 9%, 845 students, 27% FRL); Oakridge Middle School (math 75% / reading 67%, grade A, #59 of 571 statewide, top 11%, 1,183 students, 26% 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 24% FRL vs 55% district-wide (31 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); 590 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $5,332/mo this rent would consume 56% of the median local household income ($113k/yr) (locally 741% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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 136 days — a 12% lower offer ($440k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $215k; list at $500k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $440,000 (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 136 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: 1.07% ✓
• Cap rate: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 1.00
• GRM: 7.8

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: -20.6%
• Equity multiple: 0.31×
• Total profit: $-96,885
• Equity at exit: $74,552

10-year hold

• IRR: -25.2%
• Equity multiple: -0.03×
• Total profit: $-143,522
• Equity at exit: $43,231

Cash invested: $140,000 (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: 590
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $5,332 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$361 /mo · $4,331/yr
• Insurance: −$208
• HOA: −$1,033
• Vacancy / Maint / Mgmt: −$1,120
• Net cashflow: $-12

Break-even live

Break-even rent $5,347

Max offer price $497,803

Occupancy floor 95%

Sensitivity live

Price	-10% $271	-5% $129	+0% $-12	+5% $-154	+10% $-295
Rent	-10% $-434	-5% $-223	+0% $-12	+5% $198	+10% $409
Rate	-1.0pp $239	-0.5pp $115	base $-12	+0.5pp $-142	+1.0pp $-274

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
575 El Camino Real Unit 6 Naples, FL	2.0	2.0	2050	$3,700	$1.80	15d	1	0.08mi
515 Laguna Royale Blvd #102 Naples, FL	3.0	2.0	1900	$2,995	$1.58	15d	1	0.12mi
580 El Camino Real #3805 Naples, FL	2.0	2.0	1772	$13,500	$7.62	25d	1	0.14mi
6115 Reserve Cir #2004 Naples, FL	3.0	3.0	2337	$7,000	$3.00	23d	1	0.25mi
538 Avellino Isles Cir #9201 Naples, FL	3.0	3.5	2717	$9,850	$3.63	23d	1	0.30mi
6260 Bellerive Ave #402 Naples, FL	3.0	2.0	1708	$7,000	$4.10	23d	1	0.40mi
734 Regency Reserve Cir #2701 Naples, FL	2.0	2.0	2058	$7,900	$3.84	25d	1	0.41mi
730 Regency Reserve Cir #2802 Naples, FL	2.0	2.0	2050	$8,000	$3.90	25d	1	0.42mi
583 Avellino Isles Cir #24102 Naples, FL	3.0	3.5	2845	$5,000	$1.76	15d	1	0.45mi
713 Regency Reserve Cir #5902 Naples, FL	3.0	2.0	2050	$7,200	$3.51	25d	1	0.53mi
713 Regency Reserve Cir #5901 Naples, FL	2.0	2.0	2050	$3,295	$1.61	15d	1	0.53mi
801 Regency Reserve Cir #4301 Naples, FL	3.0	2.0	2050	$6,800	$3.32	25d	1	0.53mi
709 Regency Reserve Cir #6003 Naples, FL	3.0	3.5	2494	$7,900	$3.17	25d	1	0.54mi
817 Regency Reserve Cir #3901 Naples, FL	2.0	2.0	2058	$7,000	$3.40	25d	1	0.59mi
817 Regency Reserve Cir #3901 Naples, FL	2.0	2.0	2058	$7,000	$3.40	15d	1	0.59mi
5895 Sonoma Ct Naples, FL	3.0	4.0	2730	$5,000	$1.83	25d	1	0.60mi
271 Perignon Pl Unit 16-1 Naples, FL	2.0	2.0	1449	$2,700	$1.86	25d	1	0.61mi
4681 Rio Poco Ct Naples, FL	3.0	2.0	1547	$3,000	$1.94	25d	1	0.65mi
224 Via Perignon Unit 5-4 Naples, FL	2.0	2.5	2085	$6,000	$2.88	23d	1	0.69mi
200 Vintage Cir Unit D304 Naples, FL	3.0	2.0	1492	$2,800	$1.88	15d	1	0.79mi
210 Vintage Cir Unit C401 Naples, FL	3.0	2.0	1520	$6,500	$4.28	15d	1	0.82mi
172 Vintage Cir #202 Naples, FL	3.0	2.0	1774	$5,195	$2.93	15d	1	0.88mi
152 Napa Ridge Way Naples, FL	3.0	2.0	1775	$7,000	$3.94	25d	1	0.89mi
155 Vintage Cir #103 Naples, FL	2.0	2.0	1500	$5,000	$3.33	15d	1	0.91mi
1154 Augusta Falls Way Unit 1520030P Naples, FL	3.0	2.0	1819	$4,426	$2.43	15d	1	0.93mi
6941 Hunters Rd Naples, FL	4.0	2.0	1866	$7,500	$4.02	25d	1	0.96mi
5950 Almaden Dr Naples, FL	3.0	2.0	1762	$6,500	$3.69	25d	1	0.99mi
102 Tuscana Ct #901 Naples, FL	2.0	2.0	1631	$2,300	$1.41	25d	1	0.99mi
106 Siena Way #1508 Naples, FL	2.0	2.0	1414	$4,500	$3.18	25d	1	1.00mi
103 Tuscana Ct #1107 Naples, FL	2.0	2.0	1412	$5,000	$3.54	25d	1	1.01mi
104 Siena Way #1407 Naples, FL	2.0	2.0	1450	$7,000	$4.83	25d	1	1.02mi
3687 El Segundo Ct Naples, FL	2.0	2.0	1680	$5,000	$2.98	25d	1	1.06mi
116 Fountain Cir Naples, FL	3.0	2.0	1561	$4,500	$2.88	25d	1	1.07mi
6025 Chardonnay Ln Unit 1Unit 102 Naples, FL	2.0	2.0	1414	$2,195	$1.55	25d	1	1.08mi
3664 El Segundo Ct Naples, FL	2.0	2.0	1680	$5,500	$3.27	25d	1	1.11mi
1156 Oakes Blvd Naples, FL	3.0	2.0	1554	$7,500	$4.83	25d	1	1.22mi
3780 Fieldstone Blvd #301 Naples, FL	3.0	2.0	1500	$2,800	$1.87	15d	1	1.22mi
3740 Fieldstone Blvd Unit 104 Naples, FL	3.0	2.0	1456	$2,300	$1.58	15d	1	1.23mi
3320 Bermuda Isle Cir Naples, FL	1.0–3.0	1.0–2.0	1134	$3,270	$2.88	15d	45	1.36mi
3049 Driftwood Way #3806 Naples, FL	3.0	2.5	1818	$4,700	$2.59	25d	1	1.37mi

HOA detail condo

• Monthly dues: $1,033 · $12,396/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $500,000 Active 136 DOM
2. 2026-06-18
   days on market $500,000 Active 133 DOM
3. 2026-06-17
   days on market $500,000 Active 132 DOM
4. 2026-06-16
   days on market $500,000 Active 131 DOM
5. 2026-06-15
   days on market $500,000 Active 130 DOM
6. 2026-06-14
   days on market $500,000 Active 128 DOM
7. 2026-06-10
   days on market $500,000 Active 125 DOM
8. 2026-06-09
   days on market $500,000 Active 124 DOM
9. 2026-06-08
   days on market $500,000 Active 123 DOM
10. 2026-06-07
    days on market $500,000 Active 122 DOM
11. 2026-06-03
    days on market $500,000 Active 118 DOM
12. 2026-06-02
    days on market $500,000 Active 117 DOM
13. 2026-06-01
    days on market $500,000 Active 116 DOM
14. 2026-05-31
    days on market $500,000 Active 115 DOM
15. 2026-05-30
    days on market $500,000 Active 114 DOM
16. 2026-03-17
    price $500,000
17. 2026-02-05
    listed $525,000 Active
18. 2002-01-11
    soldstatus $215,000
19. 1995-05-24
    soldstatus $249,000

ⓘ 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: $4,331 · $361/mo
• Projected year-2 tax: $4,331 · $361/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $63,978
• − Mortgage interest: −$28,008
• − Property taxes: −$4,331
• − Insurance: −$2,500
• − Repairs & maintenance: −$5,118
• − Management: −$5,118
• − HOA: −$12,396
• − Depreciation: −$14,545
• Taxable loss: −$8,039
• Est. tax savings @ 24.0%: +$1,929
• After-tax cash flow: $1,780/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

• Census place: Vineyards, FL
• 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

+100.8% since first listed

4 events — show timeline

• 2026-03-17 Price Changed $500,000 NAPLESMLS
• 2026-02-05 Listed $525,000 NAPLESMLS
• 2002-01-11 Sold (Public Records) $215,000 Public Records
• 1995-05-24 Sold (Public Records) $249,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $4,331 · +133.5% YoY. Source: county tax records.