6275 Wilshire Pines Cir #1008 · Vineyards, FL 34109

$399,000

3 bd · 2.0 ba · 1,577 sqft · Condo public records · 320 Days on market

Built 2001 $812/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 +19.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• DSCR +6.1/10.0
• Appreciation +5.1/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks

Well-maintained, upper-floor end-unit residence featuring the largest floor plan available in Wilshire Pines. Filled with natural light, this three-bedroom, two-full-bath condominium has a bright and open breakfast bay window/ nook as well as sunny southeastern lake and fountain views. Only one owner since built, neutral colors throughout, vaulted ceilings, split bedroom floor plan and tile in the main living areas. The main bedroom has three closets with custom built-ins, a lake view, lanai access and a huge bath with dual sinks and a separate tub and shower. The spacious laundry room features extra cabinet storage. Easy access to the private one-car garage with freshly painted floor. Pet-

Key facts

• Fountain views
• Largest floor plan
• Breakfast bay window

Tags

• UPPER FLOOR
• END-UNIT RESIDENCE
• LARGEST FLOOR PLAN
• BREAKFAST BAY WINDOW
• SOUTHEASTERN LAKE VIEWS
• FOUNTAIN VIEWS

Property features AI

Finance

• Other: Deeded restrictions apply; Zero lot line; Condo documents as source of lot dimensions; Subdivision: Wilshire Pines / Wilshire Lakes development
• Financial info: Multifamily/building info: 2 units per floor, 8 units in building, 128 units in complex, single-floor units
• HOA & community: Mandatory HOA; Quarterly master HOA fee; Quarterly condo fee; Professional management; Maintenance covers cable, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, manager, exterior pest control, recreation facilities, reserves, security, sewer, street lights, street maintenance, trash removal, and water; Community amenities include clubhouse, community pool and spa/hot tub, exercise room, tennis court, bike and jogging paths, community park, community room, internet access, sidewalks, streetlights, and underground utilities; Community type: Gated with tennis facilities; Total annual recurring fees listed; One-time fees listed

Exterior

• Parking: 1 assigned parking space; Detached 1-car garage
• Security: Gated community with guard at gate and patrolled security
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential carriage/coach, end-unit; Low-rise building (1–3 stories); Rear exposure faces south
• Construction: Built in 2001; Concrete block construction; Stucco exterior finish; Tile roof; Single-hung and sliding windows
• Exterior features: Private road; Automatic sprinkler system; Water feature/display; Lake frontage/view; Landscaped views with partial building views

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Range; Refrigerator; Self-cleaning oven
• Bedrooms: 3 bedrooms with split-bedroom layout
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower-only configuration
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Cable prewire; Cathedral and volume ceilings; High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Window coverings; Great room; Dining (living) area; Eat-in kitchen; Guest bath; Guest room; Screened lanai/porch; Laundry in residence
• Laundry & utility: Washer and dryer in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $399k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $399k).
• Recommended offer: $351k (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) — zoned schools average 27% FRL vs 55% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 77% at this address vs 58% district-wide (+19 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 flat; 424 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $4,581/mo this rent would consume 60% of the median local household income ($92k/yr) (locally 1712% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $4k of equity ($3k loan paydown + $1k appreciation (0.3% local appreciation)).
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 320 days — a 12% lower offer ($351k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $159k; list at $399k implies a 151% 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 6→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $351,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 320 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. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.63%
• DSCR: 1.21
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.29% appreciation · 0.92% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.11×
• Total profit: $12,303
• Equity at exit: $121,775

10-year hold

• IRR: 5.9%
• Equity multiple: 1.62×
• Total profit: $69,182
• Equity at exit: $151,190

Cash invested: $111,720 (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 34109

• Home prices YoY: 0.1%
• Rents YoY: 0.9%
• Active inventory: 424
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $4,581 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$117 /mo · $1,409/yr
• Insurance: −$166
• HOA: −$812
• Vacancy / Maint / Mgmt: −$962
• Net cashflow: $431

Break-even live

Break-even rent $4,035

Max offer price $399,000

Occupancy floor 86%

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6325 Wilshire Pines Cir #308 Naples, FL	3.0	2.0	1577	$5,000	$3.17	14d	1	0.10mi
6215 Wilshire Pines Cir #1601 Naples, FL	3.0	2.0	1592	$4,500	$2.83	23d	1	0.16mi
6051 Shallows Way Naples, FL	3.0	2.0	2000	$5,000	$2.50	23d	1	0.28mi
2864 Tiburon Blvd E #101 Naples, FL	2.0	2.0	2159	$13,500	$6.25	13d	1	0.47mi
2864 Tiburon Blvd E #101 Naples, FL	2.0	2.0	2159	$13,500	$6.25	23d	1	0.47mi
1710 Tarpon Bay Dr S Unit 4 Naples, FL	2.0	2.0	1537	$2,200	$1.43	14d	1	0.49mi
2847 Tiburon Blvd E #101 Naples, FL	2.0	2.0	2159	$6,500	$3.01	14d	1	0.50mi
2809 Tiburon Blvd E Unit 2 Naples, FL	3.0	2.0	2159	$18,000	$8.34	14d	1	0.57mi
1761 Tarpon Bay Dr S #58 Naples, FL	3.0	2.0	1879	$3,299	$1.76	23d	1	0.60mi
1628 Cayman Ct #2 Naples, FL	3.0	2.0	1879	$6,500	$3.46	23d	1	0.60mi
1634 Tarpon Bay Dr S #202 Naples, FL	3.0	2.0	2170	$6,000	$2.76	23d	1	0.63mi
1634 Tarpon Bay Dr S #202 Naples, FL	3.0	2.0	2170	$6,000	$2.76	14d	1	0.63mi
15126 Palmer Lake Cir Naples, FL	2.0–3.0	2.0	1254	$3,700	$2.95	23d	2	0.63mi
15144 Palmer Lake Cir #102 Naples, FL	2.0	2.0	1375	$6,500	$4.73	23d	1	0.68mi
15145 Palmer Lake Cir #103 Naples, FL	3.0	2.0	1571	$7,000	$4.46	23d	1	0.71mi
1882 Tarpon Bay Dr S Unit 2 Naples, FL	2.0	2.0	1332	$2,200	$1.65	14d	1	0.74mi
2001 Tarpon Bay Dr N #102 Naples, FL	2.0	2.0	1620	$5,400	$3.33	23d	1	0.79mi
2748 Tiburon Blvd E Unit C202 Naples, FL	2.0	2.5	1865	$15,000	$8.04	14d	1	0.80mi
3775 Fieldstone Blvd Unit 102 Naples, FL	2.0	2.0	1281	$4,700	$3.67	14d	1	0.82mi
2004 Tarpon Bay Dr N #201 Naples, FL	3.0	2.0	2170	$6,000	$2.76	23d	1	0.82mi
2004 Tarpon Bay Dr N #101 Naples, FL	3.0	2.0	1759	$2,450	$1.39	23d	1	0.82mi
15177 Butler Lake Dr #201 Naples, FL	3.0	2.0	2152	$8,500	$3.95	14d	1	0.84mi
15181 Butler Lake Dr #201 Naples, FL	3.0	2.0	2152	$7,500	$3.49	14d	1	0.84mi
3745 Fieldstone Blvd Unit 107 Naples, FL	2.0	2.0	1310	$3,800	$2.90	14d	1	0.85mi
3511 Vanderbilt Beach Rd Naples, FL	1.0–2.0	1.0–2.0	968	$2,976	$3.07	14d	12	0.85mi
3780 Fieldstone Blvd #301 Naples, FL	3.0	2.0	1500	$2,800	$1.87	14d	1	0.85mi
3740 Fieldstone Blvd Unit 104 Naples, FL	3.0	2.0	1456	$2,300	$1.58	14d	1	0.86mi
2728 Tiburon Blvd E Unit A-203 Naples, FL	2.0	2.0	1465	$11,000	$7.51	14d	1	0.87mi
2728 Tiburon Blvd E Unit A-104 Naples, FL	2.0	2.0	1465	$12,500	$8.53	14d	1	0.87mi
2728 Tiburon Blvd E Unit A204 Naples, FL	2.0	2.0	1470	$8,500	$5.78	14d	1	0.87mi
2728 Tiburon Blvd E Naples, FL	2.0–3.0	2.5–3.5	2425	$22,000	$9.07	14d	3	0.87mi
2115 Malibu Lake Cir Naples, FL	1.0–4.0	1.0–2.0	1188	$2,791	$2.35	14d	56	0.89mi
4965 Sandra Bay Dr #102 Naples, FL	2.0	2.0	1377	$2,200	$1.60	14d	1	0.95mi
2738 Tiburon Blvd E Unit B405 Naples, FL	2.0	2.5	1865	$12,000	$6.43	14d	1	0.97mi
4940 Cougar Ct S Unit 1545947P Naples, FL	2.0	2.0	1367	$2,185	$1.60	14d	1	0.98mi
5000 Immokalee Rd Naples, FL	1.0–3.0	1.0–2.0	1115	$4,272	$3.83	14d	68	0.98mi
4945 Cougar Ct S #105 Naples, FL	2.0	2.0	1377	$2,750	$2.00	14d	1	1.01mi
3320 Bermuda Isle Cir Naples, FL	1.0–3.0	1.0–2.0	1134	$3,270	$2.88	14d	45	1.05mi
1156 Oakes Blvd Naples, FL	3.0	2.0	1554	$7,500	$4.83	23d	1	1.05mi
4680 Saint Croix Ln #512 Naples, FL	3.0	2.0	1196	$2,490	$2.08	23d	1	1.07mi

HOA detail condo

• Monthly dues: $812 · $9,744/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-30
   days on market $399,000 Active 320 DOM
2. 2025-10-03
   price $399,000
3. 2025-07-14
   listed $415,000 Active
4. 2001-12-19
   soldstatus $158,700

ⓘ 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: $1,409 · $117/mo
• Projected year-2 tax: $3,312 · $276/mo
• Expected delta: +$1,903/yr (+$159/mo · 135.1%)

ⓘ 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 6 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: $54,978
• − Mortgage interest: −$22,350
• − Property taxes: −$1,409
• − Insurance: −$1,995
• − Repairs & maintenance: −$4,398
• − Management: −$4,398
• − HOA: −$9,744
• − Depreciation: −$11,607
• Taxable loss: −$924
• Est. tax savings @ 24.0%: +$222
• After-tax cash flow: $5,398/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

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 27,273
• Household income: $92,259
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 1712.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 9% Black 4% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Cuban 3%
• Common ancestry: Romanian 5% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 20% · Canada, Jamaica, Vietnam
• Languages at home: 77% English-only · Spanish 10% Other Indo-European 5% Russian/Polish/Slavic 3%

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: ▲ 0.29%
• Current HPI: 279.357
• Rent YoY: ▲ 0.92%
• 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

+151.4% since first listed

3 events — show timeline

• 2025-10-03 Price Changed $399,000 NAPLESMLS
• 2025-07-14 Listed $415,000 NAPLESMLS
• 2001-12-19 Sold (Public Records) $158,700 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,409 · +2.6% YoY. Source: county tax records.