910 Vanderbilt Beach Rd Unit 416E · Pine Ridge, FL 34108

$360,000

3 bd · 2.0 ba · 1,385 sqft · Condo · 258 Days on market

Built 1981 Good condition $608/mo HOA · 8% of rent ↓ 5% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bed/2Bath, 1st floor Condo walks right out to the Pool and Courtyard! Great Courtyard & Pool View. Summerplace Community is across the street from the shopping, dining, and entertainment of The Mercato! Vanderbilt Beach about 1.5 miles away! Visit Ritz-Carlton just over a mile down the street. Low density spacious community.

Key facts

• Pool
• Vanderbilt beach
• Courtyard

Tags

• POOL
• COURTYARD
• SUMMERPLACE COMMUNITY
• VANDERBILT BEACH
• RITZ-CARLTON

Property features AI

Finance

• Other: Unit is one of 8 units in the building and one of 40 units in the complex; Single-floor unit; Pool/club view; Irrigation: central; Lot irregularly shaped; limited number of vehicles allowed
• HOA & community: Mandatory HOA (Condo management); Quarterly HOA fee; Community pool; Extra storage; Maintenance covers insurance, irrigation water, manager, exterior pest control; Total annual recurring HOA fees listed

Exterior

• Parking: Covered parking; Detached 1-car carport
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Low-rise (1-3) building; Built in 1981; Concrete block construction; Stucco exterior; Shingle roof; Located in Pine Ridge / Summerplace
• Construction: Concrete block construction; Shingle roof; Stucco finish; Built in 1981
• Exterior features: Courtyard; Sliding windows; Rear exposure faces west

Interior

• Kitchen: Pantry; Cooktop (electric); Range; Microwave; Dishwasher; Disposal; Refrigerator/freezer
• Bedrooms: 3 bedrooms; Master bedroom on ground level; First-floor bedroom
• Flooring: Tile; 4 ceiling fans
• Bathrooms: 2 full bathrooms; Master bath with dual sinks
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Bar; Smoke detectors; Great room floor plan; Den / study; Breakfast bar and dining in living area; Negotiable furnishings
• Laundry & utility: Washer and dryer in residence

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $360k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $360k).
• Recommended offer: $317k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 3.4% in Pine Ridge — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#565 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: health & safety C-, 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: Sea Gate Elementary School (math 86% / reading 81%, grade A+, #60 of 2,144 statewide, top 3%, 703 students, 26% 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 74% at this address vs 58% district-wide (+16 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 rising fast (+8.7%/yr); 679 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).
• At $7,398/mo this rent would consume 74% of the median local household income ($119k/yr) (locally 237% 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 $2k of loan paydown is wiped out by about $11k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $101k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 258 days — a 12% lower offer ($317k) 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→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $316,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 2.06% ✓
• Cap rate: 15.46%
• Cash-on-cash: 32.72%
• DSCR: 2.46
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 34.1%
• Equity multiple: 2.55×
• Total profit: $156,325
• Equity at exit: $53,677

10-year hold

• IRR: 43.8%
• Equity multiple: 6.37×
• Total profit: $541,491
• Equity at exit: $31,126

Cash invested: $100,800 (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 34108

• Rents YoY: 8.7%
• Active inventory: 679
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $7,398 high
• Mortgage (P&I): −$1,888
• Tax est. 1.5%: −$450 /mo · $5,400/yr
• Insurance: −$150
• HOA: −$608
• Vacancy / Maint / Mgmt: −$1,554
• Net cashflow: $2,749

Break-even live

Break-even rent $3,919

Max offer price $360,000

Occupancy floor 58%

Sensitivity live

Price	-10% $2,998	-5% $2,873	+0% $2,749	+5% $2,624	+10% $2,500
Rent	-10% $2,164	-5% $2,457	+0% $2,749	+5% $3,041	+10% $3,333
Rate	-1.0pp $2,930	-0.5pp $2,840	base $2,749	+0.5pp $2,656	+1.0pp $2,561

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
878 Meadowland Dr Unit G Naples, FL	2.0	2.0	1282	$2,500	$1.95	14d	1	0.06mi
878 Meadowland Dr Unit B Naples, FL	3.0	2.5	1784	$3,200	$1.79	14d	1	0.06mi
878 Meadowland Dr Unit 4 Naples, FL	2.0	2.0	1459	$6,500	$4.46	14d	1	0.06mi
840 Meadowland Dr Unit H Naples, FL	3.0	2.5	1748	$6,900	$3.95	24d	1	0.09mi
840 Meadowland Dr Unit H Naples, FL	3.0	2.5	1748	$6,900	$3.95	14d	1	0.11mi
833 Meadowland Dr Unit 14-3 Naples, FL	2.0	2.5	1360	$5,500	$4.04	14d	1	0.14mi
820 Meadowland Dr Unit D Naples, FL	2.0	2.5	1432	$5,500	$3.84	14d	1	0.17mi
823 Meadowland Dr Unit 41-2 Naples, FL	3.0	2.5	1784	$9,000	$5.04	14d	1	0.18mi
823 Meadowland Dr Unit H Naples, FL	3.0	2.5	1744	$6,500	$3.73	14d	1	0.18mi
9123 Strada Pl Naples, FL	1.0–2.0	1.0–2.0	1267	$14,000	$11.05	14d	6	0.25mi
9115 Strada Pl Naples, FL	1.0–2.0	1.5–2.0	1489	$13,000	$8.73	24d	4	0.25mi
800 Meadowland Dr Unit N Naples, FL	2.0	2.5	1432	$5,500	$3.84	21d	1	0.26mi
800 Meadowland Dr Unit H Naples, FL	2.0	2.5	1432	$2,700	$1.89	14d	1	0.26mi
790 Meadowland Dr Unit 29-2 Naples, FL	2.0	2.5	1432	$6,000	$4.19	14d	1	0.27mi
81 Emerald Woods Dr Unit M8 Naples, FL	2.0	2.0	1133	$4,200	$3.71	24d	1	0.28mi
81 Emerald Woods Dr Unit M8 Naples, FL	2.0	2.0	1133	$4,200	$3.71	14d	1	0.28mi
800 L Ambiance Cir #106 Naples, FL	3.0	2.0	1620	$8,500	$5.25	14d	1	0.34mi
881 Gulf Pavilion Dr #201 Naples, FL	2.0	2.0	1516	$7,500	$4.95	24d	1	0.35mi
1033 Egrets Walk Cir Unit 6-101 Naples, FL	3.0	2.0	1584	$2,200	$1.39	24d	1	0.37mi
400 L Ambiance Cir #104 Naples, FL	2.0	2.0	1349	$6,500	$4.82	14d	1	0.39mi
400 L Ambiance Cir #204 Naples, FL	2.0	2.0	1693	$10,000	$5.91	14d	1	0.39mi
500 Lambiance Cir Unit 5-104 Naples, FL	2.0	2.0	1349	$8,000	$5.93	24d	1	0.40mi
65 Emerald Woods Dr Unit E8 Naples, FL	2.0	2.5	1360	$2,400	$1.76	24d	1	0.40mi
61 Emerald Woods Dr Unit D2 Naples, FL	2.0	2.5	1360	$3,200	$2.35	24d	1	0.40mi
840 Gulf Pavilion Dr #103 Naples, FL	2.0	2.0	1179	$5,500	$4.66	24d	1	0.40mi
200 L Ambiance Cir #101 Naples, FL	2.0	2.0	1395	$8,500	$6.09	14d	1	0.40mi
322 Sugar Pine Ln #322 Naples, FL	2.0	2.0	1311	$2,350	$1.79	24d	1	0.43mi
834 Gulf Pavilion Dr #204 Naples, FL	2.0	2.0	1516	$8,000	$5.28	24d	1	0.43mi
834 Gulf Pavilion Dr #204 Naples, FL	2.0	2.0	1516	$5,000	$3.30	21d	1	0.43mi
100 Lambiance Cir Unit 1-101 Naples, FL	2.0	2.0	1389	$8,800	$6.34	24d	1	0.43mi
7087 Barrington Cir #201 Naples, FL	3.0	2.0	1663	$6,500	$3.91	24d	1	0.44mi
1051 Egrets Walk Cir Unit 7-201 Naples, FL	3.0	2.0	1800	$8,500	$4.72	24d	1	0.44mi
1051 Egrets Walk Cir Unit 7-102 Naples, FL	2.0	2.0	1696	$7,250	$4.27	24d	1	0.44mi
7095 Barrington Cir Unit 6-102 Naples, FL	3.0	2.0	1521	$11,500	$7.56	24d	1	0.47mi
822 Gulf Pavilion Dr #202 Naples, FL	2.0	2.0	1275	$6,500	$5.10	24d	1	0.48mi
815 Gulf Pavilion Dr #203 Naples, FL	2.0	2.0	1179	$3,500	$2.97	24d	1	0.48mi
1061 Egrets Walk Cir #201 Naples, FL	3.0	2.0	1800	$8,500	$4.72	24d	1	0.48mi
1190 Egrets Walk Cir #103 Naples, FL	3.0	2.0	1507	$8,000	$5.31	24d	1	0.48mi
1265 Egrets Lndg #201 Naples, FL	2.0	2.0	1800	$7,500	$4.17	24d	1	0.48mi
1265 Egrets Lndg #101 Naples, FL	2.0	2.0	1584	$3,100	$1.96	24d	1	0.48mi

HOA detail condo

• Monthly dues: $608 · $7,296/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-18
   days on market $360,000 Active 258 DOM
2. 2026-06-17
   pricedays on market $360,000 Active 257 DOM
3. 2026-06-16
   days on market $380,000 Active 256 DOM
4. 2026-06-15
   days on market $380,000 Active 255 DOM
5. 2026-06-10
   days on market $380,000 Active 250 DOM
6. 2026-06-09
   days on market $380,000 Active 249 DOM
7. 2026-06-08
   days on market $380,000 Active 248 DOM
8. 2026-06-07
   days on market $380,000 Active 247 DOM
9. 2026-06-03
   days on market $380,000 Active 243 DOM
10. 2026-06-03
    remarks 330-char remark
11. 2026-06-03
    listed $380,000 Active 242 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) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $88,781
• − Mortgage interest: −$20,166
• − Property taxes: −$5,400
• − Insurance: −$1,800
• − Repairs & maintenance: −$7,102
• − Management: −$7,102
• − HOA: −$7,296
• − Depreciation: −$10,473
• Taxable income: $29,442
• Est. tax owed @ 24.0%: −$7,066
• After-tax cash flow: $25,920/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 · 14 photos

Good 75/100 Cosmetic rehab

This townhouse is in good condition with minimal repairs needed. It has a good exterior, interior, and landscaping, making it a good investment for both resale and rental.

Repairs flagged

• Minor Paint touch-ups — The paint appears to be in good condition, but touch-ups may be needed for a fresh look.
• Minor Window cleaning — The windows appear to be in good condition, but a thorough cleaning may be needed for a fresh look.

Value-add opportunities

• Resale Paint touch-ups — Fresh paint can make the home look more appealing to potential buyers.
• Resale Window cleaning — Clean windows can make the home look more appealing to potential buyers.
• Both Landscaping improvements — Well-maintained landscaping can improve curb appeal and attract more renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint touch-ups · The paint appears to be in good condition, but touch-ups may be needed for a fresh look.	Minor	$500–3,000
Window cleaning · The windows appear to be in good condition, but a thorough cleaning may be needed for a fresh look.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint touch-ups — Fresh paint can make the home look more appealing to potential buyers. ↑
• Resale Window cleaning — Clean windows can make the home look more appealing to potential buyers. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve curb appeal and attract more renters. ↑

ⓘ 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 — Pine Ridge

• Score: 67/100
• State rank: #565
• US rank: #10798

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Ridge, FL
• County: Collier County · 396,295 people
• City population: 18,514
• Metro: Naples-Marco Island, FL
• Population (ZIP): 16,237
• Household income: $119,212
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 237.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 7% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 2% Cuban 3%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 16% · Canada, Dominican Republic, South Korea
• Languages at home: 86% English-only · Spanish 6% Russian/Polish/Slavic 2% Other Indo-European 2%

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: ▼ -587.97%
• Current HPI: 275.1872
• Rent YoY: ▲ 8.74%
• 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

-5.0% since first listed

2 events — show timeline

• 2026-04-10 Price Changed $380,000 NAPLESMLS
• 2025-10-03 Listed $399,900 NAPLESMLS