6230 Reserve Cir #703 · Vineyards, FL 34119

$499,000

3 bd · 3.0 ba · 2,232 sqft · Condo public records · 420 Days on market

Built 1997 $750/mo HOA · 13% of rent

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Why this score? — see what drove the C- 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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +6.2/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the sought-after Clubside Reserve within the prestigious Vineyards community, this charming second-floor condo offers a lifestyle of unparalleled ease. Residents are just a short stroll away from the Vineyards Country Club, where leisure and luxury abound. This lovely condo boasts picturesque views of the serene lake and its mesmerizing fountain, providing a tranquil backdrop for your daily living. The condo features three generously sized bedrooms, complemented by a versatile den that serves as an ideal home office or relaxation space. With three full bathrooms, convenience and privacy are assured for all occupants. Step out onto the lanai, secured with electric hurricane shutte

Key facts

• Vineyards community
• Outdoor space
• Picturesque views

Tags

• VINEYARDS COMMUNITY
• PICTURESQUE VIEWS
• SERENE LAKE
• ELECTRIC HURRICANE SHUTTERS
• OUTDOOR SPACE
• LOCAL NEIGHBORHOOD SHOPS

Property features AI

Finance

• Other: Part of a complex with multiple units (units in building and complex indicated); Sub-condo: CLUBSIDE RESERVE; Development: VINEYARDS; Directions: Entrance off Vineyards Blvd, midway between Pine Ridge Rd and Vanderbilt Beach Rd.
• HOA & community: Mandatory HOA; Quarterly master HOA fee; Quarterly condo fee; Professional management; HOA covers cable, internet/WiFi access, irrigation water, lawn/land maintenance, pest control (exterior), sewer, trash removal, street lights and maintenance, repairs, reserves, manager, insurance, legal/accounting, and master association fee; Community amenities include pool, spa/hot tub, community room, internet access, private membership, gated community; Golf: non-equity; Total annual recurring fees listed

Exterior

• Parking: Attached 2-car garage; Paved driveway; Guest parking
• Security: Electric shutters for storm protection; Underground utilities (community)
• Utilities: Central water; Central sewer; Cable available; Central electric power
• Home design: Residential property; Low-rise building (1–3 stories); Carriage/coach style end unit; Rear exposure to the east
• Construction: Built in 1997; Concrete block construction; Stucco exterior; Metal roof; Single-hung, sliding windows and skylight
• Exterior features: Automatic sprinkler system; Water feature on the property; Lakefront view; Waterfront (lake); Reclaimed irrigation water; Private road access; Water display

Interior

• Kitchen: Island; Walk-in pantry; Breakfast bar; Eat-in kitchen; Range; Self-cleaning oven; Microwave; Dishwasher; Disposal; Refrigerator/freezer
• Bedrooms: 3 bedrooms plus den; Split bedroom floor plan
• Flooring: Tile; Carpet
• Bathrooms: 3 full bathrooms; Master bath with dual sinks and separate tub and shower
• Heating & cooling: Central electric heat; Central electric air conditioning
• Interior features: Cable prewire; Foyer; High-speed internet available; Laundry tub; Pantry; Smoke detectors; Volume ceilings; Walk-in closet(s); Window coverings; Great room; Den (study); Screened lanai/porch; Guest room; Guest bath
• Laundry & utility: In-unit laundry with washer and dryer; Laundry in residence

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $499k.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $499k).
• Recommended offer: $439k (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); Barron Collier High School (math 62% / reading 68%, grade B, #76 of 667 statewide, top 11%, 1,650 students, 26% FRL) — zoned schools average 26% FRL vs 55% district-wide (29 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 71% at this address vs 58% district-wide (+13 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); 591 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 $5,600/mo this rent would consume 59% 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 420 days — a 12% lower offer ($439k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $250k; list at $499k implies a 100% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $439,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 420 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.12% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 7.4

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: -11.9%
• Equity multiple: 0.58×
• Total profit: $-58,214
• Equity at exit: $74,403

10-year hold

• IRR: -8.5%
• Equity multiple: 0.55×
• Total profit: $-62,964
• Equity at exit: $43,144

Cash invested: $139,720 (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: 591
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $5,600 high
• Mortgage (P&I): −$2,617
• Tax from tax record: −$241 /mo · $2,891/yr
• Insurance: −$208
• HOA: −$750
• Vacancy / Maint / Mgmt: −$1,176
• Net cashflow: $608

Break-even live

Break-even rent $4,830

Max offer price $499,000

Occupancy floor 84%

Sensitivity live

Price	-10% $891	-5% $750	+0% $608	+5% $467	+10% $326
Rent	-10% $166	-5% $387	+0% $608	+5% $830	+10% $1,051
Rate	-1.0pp $860	-0.5pp $735	base $608	+0.5pp $479	+1.0pp $348

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6115 Reserve Cir #2004 Naples, FL	3.0	3.0	2337	$7,000	$3.00	22d	1	0.02mi
6260 Bellerive Ave #402 Naples, FL	3.0	2.0	1708	$7,000	$4.10	22d	1	0.12mi
515 Laguna Royale Blvd #102 Naples, FL	3.0	2.0	1900	$2,995	$1.58	15d	1	0.27mi
271 Perignon Pl Unit 16-1 Naples, FL	2.0	2.0	1449	$2,700	$1.86	24d	1	0.33mi
575 El Camino Real Unit 6 Naples, FL	2.0	2.0	2050	$3,700	$1.80	15d	1	0.36mi
580 El Camino Real #3805 Naples, FL	2.0	2.0	1772	$13,500	$7.62	24d	1	0.40mi
224 Via Perignon Unit 5-4 Naples, FL	2.0	2.5	2085	$6,000	$2.88	22d	1	0.41mi
5895 Sonoma Ct Naples, FL	3.0	4.0	2730	$5,000	$1.83	24d	1	0.48mi
538 Avellino Isles Cir #9201 Naples, FL	3.0	3.5	2717	$9,850	$3.63	22d	1	0.51mi
200 Vintage Cir Unit D304 Naples, FL	3.0	2.0	1492	$2,800	$1.88	15d	1	0.52mi
210 Vintage Cir Unit C401 Naples, FL	3.0	2.0	1520	$6,500	$4.28	15d	1	0.55mi
172 Vintage Cir #202 Naples, FL	3.0	2.0	1774	$5,195	$2.93	15d	1	0.61mi
583 Avellino Isles Cir #24102 Naples, FL	3.0	3.5	2845	$5,000	$1.76	15d	1	0.63mi
152 Napa Ridge Way Naples, FL	3.0	2.0	1775	$7,000	$3.94	24d	1	0.63mi
155 Vintage Cir #103 Naples, FL	2.0	2.0	1500	$5,000	$3.33	15d	1	0.63mi
734 Regency Reserve Cir #2701 Naples, FL	2.0	2.0	2058	$7,900	$3.84	24d	1	0.65mi
730 Regency Reserve Cir #2802 Naples, FL	2.0	2.0	2050	$8,000	$3.90	24d	1	0.66mi
102 Tuscana Ct #901 Naples, FL	2.0	2.0	1631	$2,300	$1.41	24d	1	0.72mi
106 Siena Way #1508 Naples, FL	2.0	2.0	1414	$4,500	$3.18	24d	1	0.72mi
103 Tuscana Ct #1107 Naples, FL	2.0	2.0	1412	$5,000	$3.54	24d	1	0.73mi
104 Siena Way #1407 Naples, FL	2.0	2.0	1450	$7,000	$4.83	24d	1	0.74mi
5950 Almaden Dr Naples, FL	3.0	2.0	1762	$6,500	$3.69	24d	1	0.75mi
713 Regency Reserve Cir #5901 Naples, FL	2.0	2.0	2050	$3,295	$1.61	15d	1	0.76mi
713 Regency Reserve Cir #5902 Naples, FL	3.0	2.0	2050	$7,200	$3.51	24d	1	0.76mi
709 Regency Reserve Cir #6003 Naples, FL	3.0	3.5	2494	$7,900	$3.17	24d	1	0.77mi
801 Regency Reserve Cir #4301 Naples, FL	3.0	2.0	2050	$6,800	$3.32	24d	1	0.78mi
6025 Chardonnay Ln Unit 1Unit 102 Naples, FL	2.0	2.0	1414	$2,195	$1.55	24d	1	0.82mi
817 Regency Reserve Cir #3901 Naples, FL	2.0	2.0	2058	$7,000	$3.40	15d	1	0.82mi
817 Regency Reserve Cir #3901 Naples, FL	2.0	2.0	2058	$7,000	$3.40	24d	1	0.82mi
116 Fountain Cir Naples, FL	3.0	2.0	1561	$4,500	$2.88	24d	1	0.83mi
4681 Rio Poco Ct Naples, FL	3.0	2.0	1547	$3,000	$1.94	24d	1	0.89mi
6941 Hunters Rd Naples, FL	4.0	2.0	1866	$7,500	$4.02	24d	1	0.97mi
3687 El Segundo Ct Naples, FL	2.0	2.0	1680	$5,000	$2.98	24d	1	1.16mi
1154 Augusta Falls Way Unit 1520030P Naples, FL	3.0	2.0	1819	$4,426	$2.43	15d	1	1.19mi
3664 El Segundo Ct Naples, FL	2.0	2.0	1680	$5,500	$3.27	24d	1	1.22mi
13628 Mandarin Cir Naples, FL	2.0	2.0	1978	$7,500	$3.79	24d	1	1.44mi
3049 Driftwood Way #3806 Naples, FL	3.0	2.5	1818	$4,700	$2.59	24d	1	1.45mi
3780 Fieldstone Blvd #301 Naples, FL	3.0	2.0	1500	$2,800	$1.87	15d	1	1.45mi
3740 Fieldstone Blvd Unit 104 Naples, FL	3.0	2.0	1456	$2,300	$1.58	15d	1	1.45mi
1303 Verde Dr Unit 1603 Naples, FL	3.0	2.0	1877	$2,500	$1.33	15d	1	1.46mi

HOA detail condo

• Monthly dues: $750 · $9,000/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $499,000 Active 420 DOM
2. 2026-06-17
   days on market $499,000 Active 419 DOM
3. 2026-06-16
   days on market $499,000 Active 418 DOM
4. 2026-06-15
   days on market $499,000 Active 417 DOM
5. 2026-06-10
   days on market $499,000 Active 412 DOM
6. 2026-06-09
   days on market $499,000 Active 411 DOM
7. 2026-06-08
   days on market $499,000 Active 410 DOM
8. 2026-06-07
   days on market $499,000 Active 409 DOM
9. 2026-06-02
   days on market $499,000 Active 404 DOM
10. 2026-06-01
    days on market $499,000 Active 403 DOM
11. 2026-05-31
    days on market $499,000 Active 402 DOM
12. 2026-05-30
    days on market $499,000 Active 401 DOM
13. 2026-03-29
    price $499,000
14. 2026-03-07
    price $525,000
15. 2025-04-24
    listed $599,950 Active
16. 1998-12-28
    soldstatus $250,000
17. 1997-10-10
    soldstatus $215,000
18. 1997-04-30
    soldstatus $197,600

ⓘ 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: $2,891 · $241/mo
• Projected year-2 tax: $4,142 · $345/mo
• Expected delta: +$1,250/yr (+$104/mo · 43.2%)

ⓘ 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 3/10 Moderate
• 🌡 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: $67,200
• − Mortgage interest: −$27,952
• − Property taxes: −$2,891
• − Insurance: −$2,495
• − Repairs & maintenance: −$5,376
• − Management: −$5,376
• − HOA: −$9,000
• − Depreciation: −$14,516
• Taxable loss: −$406
• Est. tax savings @ 24.0%: +$97
• After-tax cash flow: $7,398/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

+152.5% since first listed

6 events — show timeline

• 2026-03-29 Price Changed $499,000 NAPLESMLS
• 2026-03-07 Price Changed $525,000 NAPLESMLS
• 2025-04-24 Listed $599,950 NAPLESMLS
• 1998-12-28 Sold (Public Records) $250,000 Public Records
• 1997-10-10 Sold (Public Records) $215,000 Public Records
• 1997-04-30 Sold (Public Records) $197,600 Public Records

Property tax history

+1.3%/yr

Latest (2025): $2,891 · +2.5% YoY. Source: county tax records.