6265 Vista Garden Way Unit B · Lely Resort, FL 34112

$245,000

2 bd · 2.0 ba · 942 sqft · Condo public records · 35 Days on market

Built 2001 $388/mo HOA · 15% 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 +14.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +5.0/10.0
• DSCR +4.4/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity - positive cash flow - 2 Bedroom, 2 Bath Condo with vaulted ceilings, tile in dining room and wood floors in all 3 bedrooms. Just minutes to downtown Naples and the beaches. Please call for an appointment. Tenant occupied.

Key facts

• Landscaped grounds
• Screened lanai
• Vaulted ceilings

Tags

• FIRST-FLOOR ATTACHED VILLA
• VAULTED CEILINGS
• SCREENED LANAI
• LANDSCAPED GROUNDS
• QUIET RESIDENTIAL COMMUNITY
• MINUTES FROM OLDE NAPLES

Property features AI

Finance

• Other: Unit B, Lot unit B; Deeded restrictions
• HOA & community: Master HOA $388 quarterly; Total annual recurring fees $1,552; Total one-time fees $1,225; Maintenance: None; Community/amenities: See remarks

Exterior

• Parking: 1 unit per floor within a 1-story building (complex with 24 units, 4 units per building)
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential villa attached; Built in 2001; Located in Vista Gardens
• Construction: Concrete block construction
• Exterior features: Shingle roof; Single hung windows; Zero lot line; West rear exposure; Reclaimed irrigation; See remarks view

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Concrete; Tile
• Bathrooms: 2 full bathrooms; Master bath with combo tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Breakfast bar; Family room; Screened lanai/porch; See remarks
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $245k.

Deal economics

• At list price, monthly cash flow is $57 ($679/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $238k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#786 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A-; Watch: health & safety D, schools F, amenities 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.
• Market conditions: Rents soft (-1.7%/yr); 771 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).
• This rent runs 43% of the median local income ($70k/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 $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 35 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $65k; list at $245k implies a 278% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 4→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.03% ✓
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 8.1

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: -18.5%
• Equity multiple: 0.37×
• Total profit: $-43,283
• Equity at exit: $36,530

10-year hold

• IRR: -19.8%
• Equity multiple: 0.11×
• Total profit: $-60,782
• Equity at exit: $21,183

Cash invested: $68,600 (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 34112

• Rents YoY: -1.7%
• Active inventory: 771
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,514 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$155 /mo · $1,859/yr
• Insurance: −$102
• HOA: −$388
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $57

Break-even live

Break-even rent $2,443

Max offer price $245,000

Occupancy floor 93%

Sensitivity live

Price	-10% $195	-5% $126	+0% $57	+5% $-13	+10% $-82
Rent	-10% $-142	-5% $-43	+0% $57	+5% $156	+10% $255
Rate	-1.0pp $180	-0.5pp $119	base $57	+0.5pp $-7	+1.0pp $-71

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7425 Inspira Cir Naples, FL	1.0–3.0	1.0–2.0	1066	$2,328	$2.18	14d	17	0.36mi
6072 Polly Ave Naples, FL	1.0	1.0	720	$1,800	$2.50	24d	1	0.61mi
5841 Rattlesnake Hammock Rd Unit I-203 Naples, FL	2.0	2.0	1015	$3,500	$3.45	14d	1	0.63mi
905 Augusta Blvd Naples, FL	2.0	2.0	1125	$1,850	$1.64	24d	1	0.84mi
705 Augusta Blvd Unit 705-5 Naples, FL	2.0	2.0	1125	$2,000	$1.78	14d	1	0.86mi
605 Augusta Blvd #14 Naples, FL	2.0	2.0	1125	$4,000	$3.56	24d	1	0.90mi
605 Augusta Blvd #4 Naples, FL	2.0	2.0	1125	$3,950	$3.51	14d	1	0.90mi
4556 Andover Way Unit E104 Naples, FL	2.0	2.0	1072	$5,000	$4.66	14d	1	0.99mi
6026 Whitaker Rd Naples, FL	1.0–3.0	1.0–2.0	986	$2,880	$2.92	14d	39	1.00mi
8120 Acacia St Naples, FL	1.0–3.0	1.0–2.0	1128	$2,202	$1.95	14d	33	1.20mi
5651 Rattlesnake Hammock Rd Unit C-108 Naples, FL	2.0	2.0	1054	$1,800	$1.71	24d	1	1.25mi
5635 Rattlesnake Hammock Rd Apt 203D Naples, FL	2.0	2.0	1054	$1,700	$1.61	21d	1	1.28mi
5665 Whitaker Rd #202 Naples, FL	2.0	2.0	1099	$1,900	$1.73	21d	1	1.40mi

HOA detail condo

• Monthly dues: $388 · $4,656/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $245,000 Active 35 DOM
2. 2026-06-17
   days on market $245,000 Active 34 DOM
3. 2026-06-16
   days on market $245,000 Active 33 DOM
4. 2026-06-15
   days on market $245,000 Active 32 DOM
5. 2026-06-14
   days on market $245,000 Active 30 DOM
6. 2026-06-10
   days on market $245,000 Active 27 DOM
7. 2026-06-09
   days on market $245,000 Active 26 DOM
8. 2026-06-08
   days on market $245,000 Active 25 DOM
9. 2026-06-07
   days on market $245,000 Active 24 DOM
10. 2026-06-03
    days on market $245,000 Active 20 DOM
11. 2026-06-02
    days on market $245,000 Active 19 DOM
12. 2026-06-01
    days on market $245,000 Active 18 DOM
13. 2026-05-31
    days on market $245,000 Active 17 DOM
14. 2026-05-30
    days on market $245,000 Active 16 DOM
15. 2026-05-14
    listed $245,000 Active
16. 2024-09-02
    historical $1,750
17. 2024-08-24
    listed $1,750
18. 2024-08-24
    historical $1,750
19. 2024-08-18
    price $1,750
20. 2024-06-18
    listed $1,850
21. 2024-06-13
    historical $1,850
22. 2024-05-23
    listed $1,850
23. 2024-05-04
    historical $1,850
24. 2024-04-27
    listed $1,850
25. 2012-01-05
    soldstatus $64,900
26. 2012-01-02
    soldstatus $64,900 251-char remark

    Show marketing remark (251 chars)

    Great investment opportunity - positive cash flow - 2 Bedroom, 2 Bath Condo with vaulted ceilings, tile in dining room and wood floors in all 3 bedrooms. Just minutes to downtown Naples and the beaches. Please call for an appointment. Tenant occupied.

27. 2011-10-12
    listed $64,900 251-char remark

    Show marketing remark (251 chars)

    Great investment opportunity - positive cash flow - 2 Bedroom, 2 Bath Condo with vaulted ceilings, tile in dining room and wood floors in all 3 bedrooms. Just minutes to downtown Naples and the beaches. Please call for an appointment. Tenant occupied.

28. 2009-04-05
    soldstatus $40,113 80-char remark

    Show marketing remark (80 chars)

    Nice ist floor 2/2 condo with lanai. Located in East Naples close to everything.

29. 2009-01-23
    listed $44,900 80-char remark

    Show marketing remark (80 chars)

    Nice ist floor 2/2 condo with lanai. Located in East Naples close to everything.

ⓘ 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: $1,859 · $155/mo
• Projected year-2 tax: $2,034 · $169/mo
• Expected delta: +$175/yr (+$15/mo · 9.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 58% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 4 d/yr ≥107°F today · 17 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: $30,173
• − Mortgage interest: −$13,724
• − Property taxes: −$1,859
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,414
• − Management: −$2,414
• − HOA: −$4,656
• − Depreciation: −$7,127
• Taxable loss: −$3,246
• Est. tax savings @ 24.0%: +$779
• After-tax cash flow: $1,458/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 — Lely Resort

• Score: 61/100
• State rank: #786
• US rank: #17981

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A- Housing D- 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): 27,193
• Household income: $69,842
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 980.0

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 18% Two or more races 9% Black 6% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2% Cuban 4% Dominican 1%
• Common ancestry: Hispanic 4% Romanian 3% Portuguese 2%
• Foreign-born: 19% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 17% French/Haitian/Cajun 4% German/W. Germanic 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: ▼ -235.10%
• Current HPI: 256.9182
• Rent YoY: ▼ -1.69%
• 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

+445.7% since first listed

15 events — show timeline

• 2026-05-14 Listed $245,000 NAPLESMLS
• 2024-09-02 Rental Removed $1,750 NAPLESMLS
• 2024-08-24 Listed for Rent $1,750 NAPLESMLS
• 2024-08-24 Rental Removed $1,750 APPFOLIO
• 2024-08-18 Price Changed $1,750 APPFOLIO
• 2024-06-18 Listed for Rent $1,850 APPFOLIO
• 2024-06-13 Rental Removed $1,850 APPFOLIO
• 2024-05-23 Listed for Rent $1,850 APPFOLIO
• 2024-05-04 Rental Removed $1,850 APPFOLIO
• 2024-04-27 Listed for Rent $1,850 APPFOLIO
• 2012-01-05 Sold (Public Records) $64,900 Public Records
• 2012-01-02 Sold (MLS) $64,900 NAPLESMLS
• 2011-10-12 Listed $64,900 NAPLESMLS
• 2009-04-05 Sold (MLS) $40,113 NAPLESMLS
• 2009-01-23 Listed $44,900 NAPLESMLS

Property tax history

+10.7%/yr

Latest (2025): $1,859 · +7.6% YoY. Source: county tax records.