6030 Chardonnay Ln #203 · Vineyards, FL 34119

$278,000

2 bd · 2.0 ba · 1,414 sqft · Condo public records · 239 Days on market

Built 1989 $1133/mo HOA · 29% 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 +16.0/30.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.9/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

C. 16773 - Amazing price and opportunity in Chardonnay in the Vineyards. This 2 bed / 2 bath condo is located in a small neighborhood of 60 condos located just steps to the Clubhouse pool and spa. Covered parking and extra storage just steps from the elevator. A great location and short walk to dining, grocery shopping, Gym & Medical Center, 32-acre Community Park & Vineyards Elementary School, 2 championships Golf Courses, 12 tennis courts, and a brand new 15,000 sq. ft Wellness Center and Spa. Multiple memberships are available. Miles of walking paths and amazing landscaping throughout the community. Lowest priced listing in the Vineyards. A must see!

Key facts

• Quartz counters
• Tray ceiling
• Screened lanais

Tags

• SPARKLING LAKE VIEWS
• SCREENED LANAIS
• WHITE SHAKER CABINETRY
• QUARTZ COUNTERS
• STAINLESS STEEL APPLIANCES
• TRAY CEILING

Property features AI

Finance

• Other: Property is part of The Vineyards development, sub-condo CHARDONNAY; Complex has 60 units, building contains 12 units, 2 units per floor
• Financial info: Condo fee and master HOA fee are charged quarterly
• HOA & community: Mandatory HOA with professional management; Master association and condo fees billed quarterly; Maintenance covers cable, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, manager, reserve, sewer, street lights, street maintenance, trash removal and water; Community amenities include community pool, spa/hot tub, community room, tennis courts, golf course (golf equity), bike and jog path, sidewalks, streetlights, extra storage and underground utilities; Total annual recurring fees listed; One-time and special assessment fees listed

Exterior

• Parking: 1 assigned parking space; Detached 1-car carport
• Security: Electric and manual storm shutters
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential low-rise (1–3) building; Florida-style building; Rear exposure facing east; Unit 203
• Construction: Built in 1989; Concrete block construction; Stucco exterior; Tile roof; Single-hung and sliding windows; Foundation and building designed for Florida
• Exterior features: Pond and lake view; Water display; Automatic sprinkler system; Oversize lot description; Paved road access; Reclaimed and central irrigation

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator/Freezer; Pantry
• Bedrooms: 2 bedrooms with split layout
• Flooring: Carpet; Laminate; 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: Cable prewire; Pantry; Walk-in closet; Window coverings; Breakfast bar and eat-in kitchen options; Dining area flexible for family or living room; Great room; Screened lanai/porch; Common elevator; 3 ceiling fans; Furnished negotiable
• Laundry & utility: Washer and dryer in residence; Smoke detector

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $278k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $278k).
• Recommended offer: $245k (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 26d 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 $8k 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 239 days — a 12% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $37k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; list at $278k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 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. 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?
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: 1.39% ✓
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 6.0

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: -17.9%
• Equity multiple: 0.40×
• Total profit: $-47,065
• Equity at exit: $41,451

10-year hold

• IRR: -22.6%
• Equity multiple: 0.09×
• Total profit: $-70,876
• Equity at exit: $24,036

Cash invested: $77,840 (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: 6.0×

Monthly cashflow live

• Estimated rent: $3,860 high
• Mortgage (P&I): −$1,458
• Tax from tax record: −$207 /mo · $2,486/yr
• Insurance: −$116
• HOA: −$1,133
• Vacancy / Maint / Mgmt: −$811
• Net cashflow: $135

Break-even live

Break-even rent $3,688

Max offer price $278,000

Occupancy floor 91%

Sensitivity live

Price	-10% $293	-5% $214	+0% $135	+5% $57	+10% $-22
Rent	-10% $-169	-5% $-17	+0% $135	+5% $288	+10% $440
Rate	-1.0pp $275	-0.5pp $206	base $135	+0.5pp $63	+1.0pp $-10

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: $69,500
• Closing costs: $8,340
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6025 Chardonnay Ln Unit 1Unit 102 Naples, FL	2.0	2.0	1414	$2,195	$1.55	25d	1	0.06mi
102 Tuscana Ct #901 Naples, FL	2.0	2.0	1631	$2,300	$1.41	25d	1	0.15mi
103 Tuscana Ct #1107 Naples, FL	2.0	2.0	1412	$5,000	$3.54	25d	1	0.15mi
104 Siena Way #1407 Naples, FL	2.0	2.0	1450	$7,000	$4.83	25d	1	0.19mi
106 Siena Way #1508 Naples, FL	2.0	2.0	1414	$4,500	$3.18	25d	1	0.21mi
116 Fountain Cir Naples, FL	3.0	2.0	1561	$4,500	$2.88	25d	1	0.24mi
152 Napa Ridge Way Naples, FL	3.0	2.0	1775	$7,000	$3.94	25d	1	0.24mi
5950 Almaden Dr Naples, FL	3.0	2.0	1762	$6,500	$3.69	25d	1	0.28mi
230 Vintage Cir Unit A-404 Naples, FL	2.0	2.0	1290	$5,000	$3.88	16d	1	0.29mi
155 Vintage Cir #103 Naples, FL	2.0	2.0	1500	$5,000	$3.33	16d	1	0.31mi
172 Vintage Cir #202 Naples, FL	3.0	2.0	1774	$5,195	$2.93	16d	1	0.36mi
210 Vintage Cir Unit C401 Naples, FL	3.0	2.0	1520	$6,500	$4.28	16d	1	0.36mi
89 Silver Oaks Cir #5103 Naples, FL	2.0	2.0	1373	$2,800	$2.04	23d	1	0.39mi
56 Silver Oaks Cir Unit 102 Naples, FL	2.0	2.0	1373	$4,500	$3.28	16d	1	0.39mi
200 Vintage Cir Unit D304 Naples, FL	3.0	2.0	1492	$2,800	$1.88	16d	1	0.40mi
57 Silver Oaks Cir #13103 Naples, FL	2.0	2.0	1373	$5,000	$3.64	23d	1	0.43mi
271 Perignon Pl Unit 16-1 Naples, FL	2.0	2.0	1449	$2,700	$1.86	25d	1	0.58mi
1190 Reserve Way #304 Naples, FL	2.0	2.0	1059	$2,900	$2.74	25d	1	0.68mi
1220 Reserve Way #305 Naples, FL	2.0	2.0	1059	$1,950	$1.84	25d	1	0.71mi
1180 Reserve Way Naples, FL	1.0–2.0	1.0–2.0	954	$2,000	$2.10	25d	2	0.71mi
1180 Reserve Way Naples, FL	1.0–2.0	1.0–2.0	912	$1,990	$2.18	16d	3	0.71mi
1170 Reserve Way #205 Naples, FL	2.0	1.0	894	$1,700	$1.90	25d	1	0.74mi
6260 Bellerive Ave #402 Naples, FL	3.0	2.0	1708	$7,000	$4.10	23d	1	0.75mi
1235 Reserve Way Naples, FL	2.0	1.0	894	$2,300	$2.57	25d	1	0.76mi
1235 Reserve Way #103 Naples, FL	2.0	1.0	894	$1,995	$2.23	16d	1	0.76mi
1205 Reserve Way #302 Naples, FL	3.0	2.0	1239	$2,300	$1.86	16d	1	0.78mi
1299 Verde Dr Unit 1503 Naples, FL	3.0	2.0	1744	$4,200	$2.41	16d	1	0.87mi
1105 Reserve Ct #206 Naples, FL	2.0	2.0	1100	$2,000	$1.82	16d	1	1.00mi
1105 Reserve Ct #307 Naples, FL	3.0	2.0	1239	$1,995	$1.61	16d	1	1.00mi
1115 Reserve Ct Unit 2 Naples, FL	2.0	2.0	1100	$1,800	$1.64	16d	1	1.00mi
1256 Carpazi Ct #502 Naples, FL	3.0	2.0	1744	$2,495	$1.43	25d	1	1.07mi
1256 Carpazi Ct Unit 502 Naples, FL	3.0	2.0	1744	$2,495	$1.43	16d	1	1.07mi
836 Hampton Cir #171 Naples, FL	3.0	2.5	1580	$5,000	$3.16	25d	1	1.11mi
836 Hampton Cir #171 Naples, FL	3.0	2.5	1580	$5,000	$3.16	23d	1	1.11mi
580 El Camino Real #3805 Naples, FL	2.0	2.0	1772	$13,500	$7.62	25d	1	1.23mi
5460 Laurel Ridge Ln Naples, FL	3.0	2.0	1105	$2,400	$2.17	25d	4	1.30mi
12914 Brynwood Preserve Ln Naples, FL	2.0	2.0	1720	$7,000	$4.07	25d	1	1.34mi
5480 16th Pl SW #210 Naples, FL	2.0	2.0	1075	$2,200	$2.05	25d	1	1.41mi
12832 Brynwood Way Naples, FL	3.0	2.0	1714	$5,250	$3.06	16d	1	1.45mi
5364 16th Pl SW Unit H3 Naples, FL	2.0	2.0	970	$2,100	$2.16	25d	1	1.48mi

HOA detail condo

• Monthly dues: $1,133 · $13,596/yr
• Likely covers: landscapingpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-22
   days on market $278,000 Active 239 DOM
2. 2026-06-18
   days on market $278,000 Active 236 DOM
3. 2026-06-17
   days on market $278,000 Active 235 DOM
4. 2026-06-16
   days on market $278,000 Active 234 DOM
5. 2026-06-15
   days on market $278,000 Active 233 DOM
6. 2026-06-10
   days on market $278,000 Active 228 DOM
7. 2026-06-09
   days on market $278,000 Active 227 DOM
8. 2026-06-08
   days on market $278,000 Active 226 DOM
9. 2026-06-07
   days on market $278,000 Active 225 DOM
10. 2026-06-03
    days on market $278,000 Active 221 DOM
11. 2026-06-02
    days on market $278,000 Active 220 DOM
12. 2026-06-01
    days on market $278,000 Active 219 DOM
13. 2026-05-31
    days on market $278,000 Active 218 DOM
14. 2026-05-30
    days on market $278,000 Active 217 DOM
15. 2026-04-08
    price $278,000
16. 2026-02-19
    price $299,800
17. 2026-01-18
    price $307,800
18. 2025-10-25
    listed $315,000 Active
19. 2020-02-05
    soldstatus $145,000
20. 2020-02-04
    soldstatus $145,000 Sold 672-char remark

    Show marketing remark (672 chars)

    C. 16773 - Amazing price and opportunity in Chardonnay in the Vineyards. This 2 bed / 2 bath condo is located in a small neighborhood of 60 condos located just steps to the Clubhouse pool and spa. Covered parking and extra storage just steps from the elevator. A great location and short walk to dining, grocery shopping, Gym & Medical Center, 32-acre Community Park & Vineyards Elementary School, 2 championships Golf Courses, 12 tennis courts, and a brand new 15,000 sq. ft Wellness Center and Spa. Multiple memberships are available. Miles of walking paths and amazing landscaping throughout the community. Lowest priced listing in the Vineyards. A must see!

21. 2020-01-30
    status Pending 672-char remark

    Show marketing remark (672 chars)

    C. 16773 - Amazing price and opportunity in Chardonnay in the Vineyards. This 2 bed / 2 bath condo is located in a small neighborhood of 60 condos located just steps to the Clubhouse pool and spa. Covered parking and extra storage just steps from the elevator. A great location and short walk to dining, grocery shopping, Gym & Medical Center, 32-acre Community Park & Vineyards Elementary School, 2 championships Golf Courses, 12 tennis courts, and a brand new 15,000 sq. ft Wellness Center and Spa. Multiple memberships are available. Miles of walking paths and amazing landscaping throughout the community. Lowest priced listing in the Vineyards. A must see!

22. 2019-11-29
    status Pending With Contingencies 672-char remark

    Show marketing remark (672 chars)

    C. 16773 - Amazing price and opportunity in Chardonnay in the Vineyards. This 2 bed / 2 bath condo is located in a small neighborhood of 60 condos located just steps to the Clubhouse pool and spa. Covered parking and extra storage just steps from the elevator. A great location and short walk to dining, grocery shopping, Gym & Medical Center, 32-acre Community Park & Vineyards Elementary School, 2 championships Golf Courses, 12 tennis courts, and a brand new 15,000 sq. ft Wellness Center and Spa. Multiple memberships are available. Miles of walking paths and amazing landscaping throughout the community. Lowest priced listing in the Vineyards. A must see!

23. 2019-11-19
    listed $154,000 Active 672-char remark

    Show marketing remark (672 chars)

    C. 16773 - Amazing price and opportunity in Chardonnay in the Vineyards. This 2 bed / 2 bath condo is located in a small neighborhood of 60 condos located just steps to the Clubhouse pool and spa. Covered parking and extra storage just steps from the elevator. A great location and short walk to dining, grocery shopping, Gym & Medical Center, 32-acre Community Park & Vineyards Elementary School, 2 championships Golf Courses, 12 tennis courts, and a brand new 15,000 sq. ft Wellness Center and Spa. Multiple memberships are available. Miles of walking paths and amazing landscaping throughout the community. Lowest priced listing in the Vineyards. A must see!

24. 1995-03-15
    soldstatus $136,000
25. 1989-08-01
    soldstatus $118,700

ⓘ 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: $2,486 · $207/mo
• Projected year-2 tax: $2,486 · $207/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $46,319
• − Mortgage interest: −$15,572
• − Property taxes: −$2,486
• − Insurance: −$1,390
• − Repairs & maintenance: −$3,706
• − Management: −$3,706
• − HOA: −$13,596
• − Depreciation: −$8,087
• Taxable loss: −$2,224
• Est. tax savings @ 24.0%: +$534
• After-tax cash flow: $2,159/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

+134.2% since first listed

11 events — show timeline

• 2026-04-08 Price Changed $278,000 NAPLESMLS
• 2026-02-19 Price Changed $299,800 NAPLESMLS
• 2026-01-18 Price Changed $307,800 NAPLESMLS
• 2025-10-25 Listed $315,000 NAPLESMLS
• 2020-02-05 Sold (Public Records) $145,000 Public Records
• 2020-02-04 Sold (MLS) $145,000 NAPLESMLS
• 2020-01-30 Pending — NAPLESMLS
• 2019-11-29 Pending — NAPLESMLS
• 2019-11-19 Listed $154,000 NAPLESMLS
• 1995-03-15 Sold (Public Records) $136,000 Public Records
• 1989-08-01 Sold (Public Records) $118,700 Public Records

Property tax history

+11.3%/yr

Latest (2025): $2,486 · -1.7% YoY. Source: county tax records.