9243 Tesoro Ln #103 · Winding Cypress, FL 34114

$499,900

3 bd · 3.0 ba · 2,100 sqft · Condo · 324 Days on market

Built 2005 $1176/mo HOA · 18% 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 +18.4/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Schools +5.0/10.0
• Appreciation +4.3/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Experience the epitome of elegance and sophistication in this stunning ground floor condominium, nestled within the prestigious Laguna Village of Fiddler’s Creek. This award-winning community offers world-class amenities in a luxurious setting. Designed for comfort and connection, this residence offers a beautifully customized entertaining and dining area, complete with a wet bar and striking ceiling details—ideal for hosting, unwinding, or everyday living. The spacious kitchen boasts a gas range, stylish backsplash, and coordinating laundry room upgrades. Seamlessly blending indoor and outdoor living, the home offers a charming front courtyard and an east-facing tiled lanai&mda

Key facts

• Wet bar
• Beverage fridge
• Custom ceiling beams

Tags

• GROUND-FLOOR CONDOMINIUM
• CUSTOM PUB-STYLE BAR
• WET BAR
• BUILT-IN ICE MAKER
• BEVERAGE FRIDGE
• CUSTOM CEILING BEAMS

Property features AI

Finance

• Other: Unit is one of 8 in the building and part of a complex of 128 units; building has 1 floor/unit per floor
• Financial info: Special assessment applies (quarterly)
• HOA & community: Mandatory HOA with professional management; Master HOA fee assessed quarterly; Condo fee assessed quarterly; One-time mandatory club fee; Community maintenance covers cable, insurance, internet/Wi‑Fi, irrigation water, lawn/land maintenance, manager, exterior and interior pest control, recreation facilities, reserves, security, sewer, street lights and maintenance, trash removal and water; Community amenities include clubhouse, community pool and spa/hot tub, fitness center, full-service spa, golf course (equity and non-equity options), beach club access, marina, tennis, pickleball, bocce, putting green, racquetball, sidewalks and streetlights, business center, library, restaurant, beauty salon, play area, electric vehicle charging and underground utilities; Community type: gated, golf course, tennis

Exterior

• Parking: Attached garage with 2 spaces; Additional parking for 2+ vehicles
• Security: Gated community with guard at gate and patrolled security
• Utilities: Central water; Central sewer; Natural gas available; Cable available; Electric service
• Home design: Residential carriage/coach unit in a low-rise building (1–3 stories); Constructed in 2005; Concrete block construction with stucco exterior; Tile roof; Rear exposure faces northeast; Located in Fiddler's Creek (Laguna sub-condo)
• Construction: Concrete block construction; Stucco exterior finish; Tile roof; Built in 2005
• Exterior features: Courtyard; Automatic sprinkler system; Lakefront view; Reclaimed irrigation water; Paved road access; Regular lot; deeded restrictions (no commercial, no RV)

Interior

• Kitchen: Cooktop (gas); Range; Self-cleaning oven; Microwave; Dishwasher; Disposal; Refrigerator/ice maker; Ice maker (stand-alone); Wine cooler; Grill (gas)
• Bedrooms: 3 bedrooms with a ground-level master suite; 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: Bar; Cable prewire; Coffered ceiling; Fire sprinkler system; Foyer; High-speed internet available; Laundry tub; Smoke detectors; Volume ceilings; Walk-in closet; Window coverings; Breakfast bar / eat-in kitchen / dining (living); Family room; Screened lanai/porch; Guest room and guest bath
• Laundry & utility: Washer and dryer included; Laundry in residence; Auto garage door; Laundry tub

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $500k.

Deal economics

• At list price, monthly cash flow is $44 ($526/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $500k).
• Recommended offer: $440k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Manatee Elementary School (math 58% / reading 51%, grade C, #892 of 2,144 statewide, top 44%, 584 students, 73% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL).
• Market conditions: Rents rising (+3.2%/yr); 900 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); solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• At $6,457/mo this rent would consume 87% of the median local household income ($89k/yr) (locally 550% 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 (-1.5%/yr); year-one equity from $3k of loan paydown is wiped out by about $7k 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 324 days — a 12% lower offer ($440k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y ago; this cycle's ask has dropped $125k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (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 $439,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 324 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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. 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: 1.29% ✓
• Cap rate: 7.42%
• Cash-on-cash: 4.03%
• DSCR: 1.18
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.48% appreciation · 3.21% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.69×
• Total profit: $-43,148
• Equity at exit: $109,235

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $5,932
• Equity at exit: $105,223

Cash invested: $139,972 (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 34114

• Home prices YoY: -0.6%
• Rents YoY: 3.2%
• Active inventory: 900
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $6,457 high
• Mortgage (P&I): −$2,622
• Tax est. 1.5%: −$625 /mo · $7,498/yr
• Insurance: −$208
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,176
• Vacancy / Maint / Mgmt: −$1,356
• Net cashflow: $44

Break-even live

Break-even rent $6,402

Max offer price $499,900

Occupancy floor 94%

Sensitivity live

Price	-10% $389	-5% $217	+0% $44	+5% $-129	+10% $-302
Rent	-10% $-466	-5% $-211	+0% $44	+5% $299	+10% $554
Rate	-1.0pp $296	-0.5pp $171	base $44	+0.5pp $-86	+1.0pp $-217

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9243 Tesoro Ln Unit 2 Naples, FL	3.0	3.0	2100	$6,500	$3.10	14d	1	0.04mi
9242 Tesoro Ln Unit 1-102 Naples, FL	3.0	3.0	2237	$3,000	$1.34	24d	1	0.08mi
9239 Tesoro Ln Unit 3-203 Naples, FL	3.0	3.0	2300	$8,000	$3.48	24d	1	0.08mi
9255 Museo #103 Naples, FL	3.0	3.0	2100	$9,000	$4.29	24d	1	0.12mi
9259 Museo Cir #102 Naples, FL	3.0	3.0	2100	$4,150	$1.98	24d	1	0.19mi
9267 Museo Cir Unit 204 Naples, FL	3.0	3.5	2100	$5,200	$2.48	24d	1	0.22mi
9224 Campanile Cir Unit 203 Naples, FL	3.0	3.0	2512	$6,495	$2.59	14d	1	0.26mi
9209 Museo Cir Unit 102 Naples, FL	3.0	3.0	2502	$7,200	$2.88	14d	1	0.30mi
9205 Museo Cir Unit 201 Naples, FL	4.0	3.0	3000	$10,000	$3.33	14d	1	0.30mi
14214 Manchester Dr Naples, FL	3.0	2.0	1560	$2,800	$1.79	24d	1	0.50mi
14214 Manchester Dr Naples, FL	3.0	2.0	1560	$2,700	$1.73	21d	1	0.50mi
9571 Mussorie Ct Naples, FL	3.0	3.5	2117	$12,500	$5.90	24d	1	0.51mi
9630 Campanile Cir Naples, FL	3.0	3.0	2283	$15,000	$6.57	24d	1	0.51mi
1937 Yellowfin Cir Naples, FL	3.0	2.0	2214	$3,830	$1.73	21d	1	0.56mi
14265 Manchester Dr Naples, FL	4.0	2.0	2362	$7,000	$2.96	24d	1	0.58mi
1973 Yellowfin Cir Naples, FL	4.0	3.0	2894	$9,800	$3.39	24d	1	0.59mi
9515 Campanile Cir Naples, FL	3.0	3.0	2318	$20,000	$8.63	24d	1	0.60mi
2235 Yellowfin Cir Naples, FL	2.0	2.0	1500	$2,795	$1.86	24d	1	0.61mi
14796 Canton Ct Naples, FL	3.0	2.0	1677	$7,000	$4.17	24d	1	0.62mi
2244 Yellowfin Cir Naples, FL	3.0	2.0	1655	$3,300	$1.99	14d	1	0.62mi
14678 Fern Lake Ct Unit 1049694P Naples, FL	3.0	2.0	2142	$6,065	$2.83	14d	1	0.66mi
3031 Marengo Ct Unit 203 Naples, FL	3.0	3.0	2200	$3,500	$1.59	14d	1	0.67mi
2057 Yellowfin Cir Naples, FL	3.0	3.0	2080	$7,800	$3.75	24d	1	0.70mi
3149 Aviamar Cir #101 Naples, FL	3.0	2.0	1890	$7,500	$3.97	14d	1	0.72mi
3837 Ruby Way Naples, FL	4.0	3.0	2293	$9,500	$4.14	24d	1	0.73mi
2147 Yellowfin Cir Naples, FL	4.0	3.0	2615	$11,000	$4.21	24d	1	0.76mi
9142 Cherry Oaks Ln #201 Naples, FL	3.0	3.0	3000	$2,995	$1.00	14d	1	0.77mi
9142 Cherry Oaks Ln #102 Naples, FL	3.0	2.0	2408	$3,000	$1.25	14d	1	0.77mi
9104 Cherry Oaks Trl Naples, FL	3.0	2.0	1876	$5,000	$2.67	24d	1	0.81mi
2122 Yellowfin Cir Naples, FL	4.0	3.0	2200	$3,200	$1.45	14d	1	0.81mi
9006 Cascada Way #101 Naples, FL	3.0	2.0	2408	$7,950	$3.30	24d	1	0.87mi
2850 Aviamar Cir Naples, FL	3.0	2.0	2246	$12,000	$5.34	24d	1	0.97mi
3860 Cotton Green Path Dr Naples, FL	4.0	3.0	2300	$12,000	$5.22	24d	1	0.99mi
3955 Deer Crossing Ct #103 Naples, FL	3.0	2.0	1812	$7,500	$4.14	24d	1	1.00mi
3930 Deer Crossing Ct #103 Naples, FL	3.0	2.0	1950	$2,530	$1.30	14d	1	1.00mi
3290 Dorado Ln #102 Naples, FL	3.0	3.5	2600	$5,530	$2.13	14d	1	1.02mi
3290 Dorado Ln Unit 1-102 Naples, FL	3.0	3.5	2600	$10,000	$3.85	24d	1	1.02mi
3940 Deer Crossing Ct Unit 4-203 Naples, FL	3.0	2.0	2166	$7,500	$3.46	24d	1	1.02mi
2713 Callista Ct #103 Naples, FL	3.0	3.0	2237	$6,999	$3.13	24d	1	1.04mi
2710 Callista Ct #104 Naples, FL	3.0	3.0	2502	$9,000	$3.60	24d	1	1.04mi

HOA detail condo

• Monthly dues: $1,176 · $14,112/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-10
   days on market $499,900 Active 324 DOM
2. 2026-06-09
   days on market $499,900 Active 323 DOM
3. 2026-06-08
   days on market $499,900 Active 322 DOM
4. 2026-06-07
   days on market $499,900 Active 321 DOM
5. 2026-06-02
   days on market $499,900 Active 316 DOM
6. 2026-06-01
   days on market $499,900 Active 315 DOM
7. 2026-05-31
   days on market $499,900 Active 314 DOM
8. 2026-05-30
   days on market $499,900 Active 313 DOM
9. 2026-04-20
   price $499,900
10. 2026-03-12
    price $539,000
11. 2026-01-12
    price $575,000
12. 2025-11-12
    status Active
13. 2025-11-10
    price $599,000
14. 2025-07-02
    historical
15. 2025-03-10
    listed $625,000 Active
16. 2025-02-10
    historical
17. 2025-01-10
    listed $699,900 Active
18. 2025-01-09
    listed $699,900 Active
19. 2024-10-01
    historical
20. 2024-05-03
    listed $735,000 Active
21. 2024-05-03
    listed $735,000 Active
22. 2023-04-03
    status Active
23. 2022-12-18
    price $777,900
24. 2022-08-23
    price $799,900
25. 2022-06-27
    price $825,550
26. 2022-06-03
    listed $848,880 Active
27. 2009-06-02
    listed $249,000
28. 2008-02-27
    listed $335,000
29. 2005-11-26
    listed $409,000

ⓘ 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 8/10 Severe FEMA zone AE · 98% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $77,484
• − Mortgage interest: −$28,002
• − Property taxes: −$7,498
• − Insurance: −$7,618
• − Repairs & maintenance: −$6,199
• − Management: −$6,199
• − HOA: −$14,112
• − Depreciation: −$14,543
• Taxable loss: −$6,686
• Est. tax savings @ 24.0%: +$1,605
• After-tax cash flow: $2,131/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 — Winding Cypress

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 23,559
• Household income: $89,334
• Rent vs Own: 15.3% rent · 84.7% own
• Severe rent burden: 550.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 17% Two or more races 13% Black 7%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1% Cuban 3%
• Common ancestry: Hispanic 5% Romanian 4% Lithuanian 1%
• Foreign-born: 21% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 15% French/Haitian/Cajun 5% Other Indo-European 4%

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: ▼ -1.48%
• Current HPI: 266.5545
• Rent YoY: ▲ 3.21%
• 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

+22.2% since first listed

21 events — show timeline

• 2026-04-20 Price Changed $499,900 NAPLESMLS
• 2026-03-12 Price Changed $539,000 NAPLESMLS
• 2026-01-12 Price Changed $575,000 NAPLESMLS
• 2025-11-12 Relisted — NAPLESMLS
• 2025-11-10 Price Changed $599,000 NAPLESMLS
• 2025-07-02 Listing Removed — NAPLESMLS
• 2025-03-10 Listed $625,000 NAPLESMLS
• 2025-02-10 Listing Removed — NAPLESMLS
• 2025-01-10 Listed $699,900 MIML
• 2025-01-09 Listed $699,900 NAPLESMLS
• 2024-10-01 Listing Removed — NAPLESMLS
• 2024-05-03 Listed $735,000 NAPLESMLS
• 2024-05-03 Listed $735,000 MIML
• 2023-04-03 Relisted — MIML
• 2022-12-18 Price Changed $777,900 MIML
• 2022-08-23 Price Changed $799,900 MIML
• 2022-06-27 Price Changed $825,550 MIML
• 2022-06-03 Listed $848,880 MIML
• 2009-06-02 Listed $249,000 MIML
• 2008-02-27 Listed $335,000 MIML
• 2005-11-26 Listed $409,000 MIML