3745 Fieldstone Blvd #1102 · Vineyards, FL 34109

$289,900

2 bd · 2.0 ba · 1,281 sqft · Condo public records · 6 Days on market

Built 1994 $810/mo HOA · 21% 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 +20.1/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 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

Positioned in one of the most highly sought-after school districts in North Naples, this first-floor, two-bedroom, two-bathroom condo offers an exceptional blend of location, convenience, and peace of mind west of I-75. Built with durable concrete block construction, this end-unit residence provides single-story living with a covered carport located just steps from your front entrance. For buyers searching for homes for sale near top-rated Collier County schools, or looking for a low-maintenance property minutes from Vanderbilt Beach, this gated community location is unmatched. Step inside to an inviting open floor plan featuring easy-care tile through the main living areas and brand-new, p

Key facts

• Open floor plan
• Single-story living
• Covered carport

Tags

• SINGLE-STORY LIVING
• COVERED CARPORT
• GATED COMMUNITY LOCATION
• OPEN FLOOR PLAN
• EASY-CARE TILE
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Part of a complex with multiple buildings: 8 units per building, approximately 90 units in the complex; Single-floor unit
• Financial info: Total annual recurring fees reported; Total one-time fees reported
• HOA & community: Mandatory HOA; Condo association management; Quarterly master association fee (reported); Quarterly condo fee (reported); Maintenance coverages include: cable, insurance, irrigation water, lawn/land maintenance, legal/accounting, manager, master association fee included, recreation facilities, reserve, security, sewer, street lights, street maintenance, trash removal, water; Community amenities: clubhouse, community pool, spa/hot tub, exercise room, sidewalks, streetlights, tennis court, gated community

Exterior

• Parking: Covered parking; Detached 1-car carport
• Security: Guarded gate
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential garden apartment; Low-rise building (1-3 stories); Built in 1994; Located in the gated Fieldstone Village at Wilshire Lakes
• Construction: Concrete block construction
• Exterior features: Stucco exterior; Tile roof; Single-hung windows; Landscaped area and preserve views; Central irrigation; Zero lot line; West rear exposure; County-maintained road access; Architectural and deeded restrictions

Interior

• Kitchen: Dishwasher; Garbage disposal; Range / Self-cleaning oven; Refrigerator / Freezer
• Bedrooms: 2 bedrooms; Both bedrooms on the first floor (master bedroom on ground level)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Two master-style baths; ADA-accessible master bath with shower-only configuration
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Fire sprinkler system; Smoke detectors; Split bedroom floor plan; Screened balcony; Dining area integrated with living room; Furnished
• Laundry & utility: Washer and dryer included; Washer/dryer hookup; Laundry located inside the residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $290k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $290k).

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: Pelican Marsh Elementary School (math 87% / reading 83%, grade A+, #35 of 2,144 statewide, top 2%, 709 students, 29% FRL); North Naples Middle School (math 79% / reading 73%, grade A, #34 of 571 statewide, top 6%, 903 students, 25% 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 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 75% at this address vs 58% district-wide (+17 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 25d 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 $3,822/mo this rent would consume 50% 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 $3k of equity ($2k loan paydown + $855 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 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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 $160k; list at $290k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: 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 $289,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 6.3

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: 2.9%
• Equity multiple: 1.14×
• Total profit: $11,149
• Equity at exit: $88,478

10-year hold

• IRR: 6.2%
• Equity multiple: 1.65×
• Total profit: $52,960
• Equity at exit: $109,849

Cash invested: $81,172 (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: 6.3×

Monthly cashflow live

• Estimated rent: $3,822 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$208 /mo · $2,496/yr
• Insurance: −$121
• HOA: −$810
• Vacancy / Maint / Mgmt: −$803
• Net cashflow: $361

Break-even live

Break-even rent $3,366

Max offer price $289,900

Occupancy floor 86%

Sensitivity live

Price	-10% $525	-5% $443	+0% $361	+5% $278	+10% $196
Rent	-10% $59	-5% $210	+0% $361	+5% $512	+10% $663
Rate	-1.0pp $507	-0.5pp $434	base $361	+0.5pp $285	+1.0pp $209

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3745 Fieldstone Blvd Unit 107 Naples, FL	2.0	2.0	1310	$3,800	$2.90	15d	1	0.02mi
3740 Fieldstone Blvd Unit 104 Naples, FL	3.0	2.0	1456	$2,300	$1.58	15d	1	0.03mi
3775 Fieldstone Blvd Unit 102 Naples, FL	2.0	2.0	1281	$4,700	$3.67	15d	1	0.04mi
3780 Fieldstone Blvd #301 Naples, FL	3.0	2.0	1500	$2,800	$1.87	15d	1	0.05mi
3511 Vanderbilt Beach Rd Naples, FL	1.0–2.0	1.0–2.0	968	$2,976	$3.07	15d	12	0.10mi
3320 Bermuda Isle Cir Naples, FL	1.0–3.0	1.0–2.0	1134	$2,390	$2.11	15d	45	0.38mi
2729 Branch Ln Naples, FL	3.0	2.0	1800	$3,650	$2.03	25d	1	0.60mi
4681 Rio Poco Ct Naples, FL	3.0	2.0	1547	$3,000	$1.94	25d	1	0.62mi
7822 Gardner Dr Unit 6-101 Naples, FL	2.0	2.0	1607	$2,500	$1.56	25d	1	0.65mi
3664 El Segundo Ct Naples, FL	2.0	2.0	1680	$5,500	$3.27	25d	1	0.70mi
3687 El Segundo Ct Naples, FL	2.0	2.0	1680	$5,000	$2.98	25d	1	0.71mi
1156 Oakes Blvd Naples, FL	3.0	2.0	1554	$7,500	$4.83	25d	1	0.80mi
6325 Wilshire Pines Cir #308 Naples, FL	3.0	2.0	1577	$5,000	$3.17	15d	1	0.82mi
7762 Gardner Dr #102 Naples, FL	2.0	2.0	1607	$6,000	$3.73	25d	1	0.86mi
6215 Wilshire Pines Cir #1601 Naples, FL	3.0	2.0	1592	$4,500	$2.83	25d	1	0.87mi
3049 Driftwood Way #3806 Naples, FL	3.0	2.5	1818	$4,700	$2.59	25d	1	0.87mi
3037 Driftwood Way #3505 Naples, FL	2.0	2.0	1248	$2,500	$2.00	25d	1	0.88mi
3062 Driftwood Way #4301 Naples, FL	3.0	2.0	1573	$6,500	$4.13	25d	1	0.90mi
3057 Driftwood Way #4004 Naples, FL	3.0	2.5	1818	$6,400	$3.52	25d	1	0.91mi
3029 Driftwood Way #3303 Naples, FL	2.0	2.0	1248	$4,000	$3.21	25d	1	0.93mi
3025 Driftwood Way #3203 Naples, FL	2.0	2.0	1248	$3,900	$3.12	25d	1	0.93mi
3017 Driftwood Way #3001 Naples, FL	3.0	2.0	1385	$5,000	$3.61	25d	1	0.95mi
2585 Old Groves Rd Unit L203 Naples, FL	2.0	2.0	1448	$5,500	$3.80	15d	1	0.97mi
3009 Driftwood Way #2802 Naples, FL	3.0	2.0	1399	$2,000	$1.43	25d	1	0.97mi
2748 Tiburon Blvd E Unit C202 Naples, FL	2.0	2.5	1865	$15,000	$8.04	15d	1	1.00mi
2748 Tiburon Blvd E Unit C-301 Naples, FL	1.0	2.0	1160	$7,200	$6.21	15d	1	1.00mi
3015 Horizon Ln #2702 Naples, FL	3.0	2.0	1399	$1,790	$1.28	25d	1	1.02mi
2516 Orchid Bay Dr #203 Naples, FL	2.0	2.0	1360	$4,750	$3.49	25d	1	1.05mi
7518 Silver Trumpet Ln Unit Q102 Naples, FL	2.0	2.0	1300	$2,600	$2.00	15d	1	1.05mi
2728 Tiburon Blvd E Naples, FL	2.0–3.0	2.5–3.5	2425	$4,500	$1.86	15d	3	1.06mi
2728 Tiburon Blvd E Unit A-104 Naples, FL	2.0	2.0	1465	$12,500	$8.53	15d	1	1.06mi
2728 Tiburon Blvd E Unit A204 Naples, FL	2.0	2.0	1470	$8,500	$5.78	15d	1	1.06mi
2728 Tiburon Blvd E Unit A-203 Naples, FL	2.0	2.0	1465	$11,000	$7.51	15d	1	1.06mi
2864 Mizzen Way Unit Y106 Naples, FL	2.0	2.0	1350	$5,200	$3.85	15d	1	1.07mi
1710 Tarpon Bay Dr S Unit 4 Naples, FL	2.0	2.0	1537	$2,200	$1.43	15d	1	1.07mi
2885 Citrus Lake Dr Unit N103 Naples, FL	2.0	2.0	1249	$5,250	$4.20	15d	1	1.07mi
3051 Horizon Ln #1803 Naples, FL	2.0	2.0	1482	$5,100	$3.44	25d	1	1.09mi
3048 Horizon Ln #1104 Naples, FL	3.0	2.5	1818	$5,150	$2.83	25d	1	1.09mi
2738 Tiburon Blvd E Unit B405 Naples, FL	2.0	2.5	1865	$12,000	$6.43	15d	1	1.10mi
2835 Mizzen Way Naples, FL	3.0	2.0	1641	$2,900	$1.77	25d	1	1.12mi

HOA detail condo

• Monthly dues: $810 · $9,720/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-21
   days on market $289,900 Active 6 DOM
2. 2026-06-18
   days on market $289,900 Active 3 DOM
3. 2026-06-17
   days on market $289,900 Active 2 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-16
   listed $289,900 Active 1 DOM

ⓘ 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: $2,496 · $208/mo
• Projected year-2 tax: $2,496 · $208/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $45,868
• − Mortgage interest: −$16,239
• − Property taxes: −$2,496
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,669
• − Management: −$3,669
• − HOA: −$9,720
• − Depreciation: −$8,433
• Taxable income: $191
• Est. tax owed @ 24.0%: −$46
• After-tax cash flow: $4,281/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

+211.7% since first listed

13 events — show timeline

• 2026-06-15 Listed $289,900 NAPLESMLS
• 2025-08-08 Listing Removed — NAPLESMLS
• 2025-07-29 Price Changed $305,000 NAPLESMLS
• 2025-06-28 Price Changed $325,000 NAPLESMLS
• 2025-02-23 Listed $359,900 NAPLESMLS
• 2017-10-16 Listing Removed — NAPLESMLS
• 2017-10-15 Listed $195,000 NAPLESMLS
• 2015-02-13 Sold (Public Records) $160,000 Public Records
• 2015-02-05 Sold (MLS) $160,000 NAPLESMLS
• 2015-02-05 Price Changed $169,000 NAPLESMLS
• 2014-12-08 Listed $160,000 NAPLESMLS
• 2000-08-11 Sold (Public Records) $98,000 Public Records
• 1997-02-07 Sold (Public Records) $93,000 Public Records

Property tax history

+18.7%/yr

Latest (2025): $2,496 · +251.6% YoY. Source: county tax records.