6025 Chardonnay Ln #103 · Vineyards, FL 34119

$309,000

2 bd · 2.0 ba · 1,414 sqft · Condo public records · 422 Days on market

Built 1990 $1087/mo HOA · 28% 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 +16.1/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• 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. 10554 -DEAL ALERT!!! FURNISHED Light and bright first floor condominium featuring a gorgeous golf course view. This condo features a BEAUTIFULLY UPDATED MASTER BATHROOM, open floor plan, two spacious Lanias for great outdoor living, perfect carpet, carport and storage unit. This condominium is IMMACULATELY CLEAN and ready to move in to. The association fees include cable, high speed cable Internet, phone, water, sewer, maintenance, trash, insurance on the outside, and pest control. This property is located immediately across the street from the community pool and Spa. Chardonnay at the Vineyards is a safe quiet neighborhood. Central located within walking distance to Publix and other shopping. Don’t miss this opportunity to enjoy paradise! Easy to show!

Key facts

• Dual sinks
• Separate tub
• Updated kitchen

Tags

• FRONT AND REAR SCREENED LANAI
• GOLF COURSE VIEWS
• UPDATED KITCHEN
• UPDATED SHOWER
• SEPARATE TUB
• DUAL SINKS

Property features AI

Finance

• Financial info: Total annual recurring HOA fees reported
• HOA & community: Mandatory HOA; Quarterly condo fee (reported); Professional management; Maintenance services include cable, internet/Wi-Fi, irrigation water, lawn/land maintenance, manager, pest control (exterior), sewer, street maintenance, street lights, trash removal, water, recreation facility upkeep and reserves; Community amenities: clubhouse, community pool, community spa/hot tub, tennis court, BBQ/picnic area, bike & jog paths, bike storage, golf course access (non-equity), community room, extra storage, private membership options, underground utilities

Exterior

• Parking: Covered deeded parking; Attached 1-space carport; Paved driveway; Guest parking available
• Security: Underground utilities and street lighting (community-maintained)
• Utilities: Central water; Central sewer; Cable service available
• Home design: Residential condominium in a low-rise (1–3) building; Two-story building; unit located in building with 1 floor for this unit; Rear exposure faces northeast; Developed within The Vineyards (Chardonnay sub-association)
• Construction: Concrete block construction; Built in 1990
• Exterior features: Tile roof; Sliding windows; Stucco exterior; Golf course and landscaped area views; Paved road access; Irrigation (central and reclaimed)

Interior

• Kitchen: Pantry; Electric cooktop; Range; Self-cleaning oven; Microwave; Dishwasher; Disposal; Refrigerator / icemaker; Breakfast bar and breakfast room / dining-living area
• Bedrooms: 2 bedrooms (one on the first floor)
• Flooring: Carpet; 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: Built-in cabinets; Cable prewire / high-speed internet available; Closet cabinets; Pantry; Smoke detectors; Walk-in closet; Great room / split bedroom floor plan; Common elevator access; Screened lanai/porch; Laundry in residence
• Laundry & utility: Washer and dryer included (in residence)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $309k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $309k).
• Recommended offer: $272k (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.
• Market conditions: Rents soft (-2.5%/yr); 586 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 42% 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 $9k 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 422 days — a 12% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 6 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 $181k; list at $309k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% 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 $271,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 422 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: 1.27% ✓
• Cap rate: 6.91%
• Cash-on-cash: 2.22%
• DSCR: 1.10
• GRM: 6.6

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: -17.3%
• Equity multiple: 0.41×
• Total profit: $-50,830
• Equity at exit: $46,073

10-year hold

• IRR: -19.6%
• Equity multiple: 0.15×
• Total profit: $-73,355
• Equity at exit: $26,717

Cash invested: $86,520 (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: 586
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $3,927 high
• Mortgage (P&I): −$1,620
• Tax from tax record: −$106 /mo · $1,272/yr
• Insurance: −$129
• HOA: −$1,087
• Vacancy / Maint / Mgmt: −$825
• Net cashflow: $160

Break-even live

Break-even rent $3,724

Max offer price $309,000

Occupancy floor 91%

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Rent comps 39 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	23d	1	0.03mi
102 Tuscana Ct #901 Naples, FL	2.0	2.0	1631	$2,300	$1.41	23d	1	0.10mi
103 Tuscana Ct #1107 Naples, FL	2.0	2.0	1412	$5,000	$3.54	23d	1	0.12mi
104 Siena Way #1407 Naples, FL	2.0	2.0	1450	$7,000	$4.83	23d	1	0.17mi
152 Napa Ridge Way Naples, FL	3.0	2.0	1775	$7,000	$3.94	23d	1	0.18mi
106 Siena Way #1508 Naples, FL	2.0	2.0	1414	$4,500	$3.18	23d	1	0.19mi
116 Fountain Cir Naples, FL	3.0	2.0	1561	$4,500	$2.88	23d	1	0.21mi
5950 Almaden Dr Naples, FL	3.0	2.0	1762	$6,500	$3.69	23d	1	0.23mi
230 Vintage Cir Unit A-404 Naples, FL	2.0	2.0	1290	$5,000	$3.88	13d	1	0.24mi
155 Vintage Cir #103 Naples, FL	2.0	2.0	1500	$5,000	$3.33	13d	1	0.27mi
210 Vintage Cir Unit C401 Naples, FL	3.0	2.0	1520	$6,500	$4.28	13d	1	0.31mi
172 Vintage Cir #202 Naples, FL	3.0	2.0	1774	$5,195	$2.93	13d	1	0.32mi
56 Silver Oaks Cir Unit 102 Naples, FL	2.0	2.0	1373	$4,500	$3.28	13d	1	0.32mi
89 Silver Oaks Cir #5103 Naples, FL	2.0	2.0	1373	$2,800	$2.04	21d	1	0.32mi
200 Vintage Cir Unit D304 Naples, FL	3.0	2.0	1492	$2,800	$1.88	13d	1	0.35mi
57 Silver Oaks Cir #13103 Naples, FL	2.0	2.0	1373	$5,000	$3.64	21d	1	0.36mi
271 Perignon Pl Unit 16-1 Naples, FL	2.0	2.0	1449	$2,700	$1.86	23d	1	0.52mi
6260 Bellerive Ave #402 Naples, FL	3.0	2.0	1708	$7,000	$4.10	21d	1	0.69mi
1190 Reserve Way #304 Naples, FL	2.0	2.0	1059	$2,900	$2.74	23d	1	0.72mi
1180 Reserve Way Naples, FL	1.0–2.0	1.0–2.0	954	$2,000	$2.10	23d	2	0.75mi
1180 Reserve Way Naples, FL	1.0–2.0	1.0–2.0	912	$1,990	$2.18	13d	3	0.75mi
1220 Reserve Way #305 Naples, FL	2.0	2.0	1059	$1,950	$1.84	23d	1	0.75mi
1170 Reserve Way #205 Naples, FL	2.0	1.0	894	$1,700	$1.90	23d	1	0.77mi
1235 Reserve Way #103 Naples, FL	2.0	1.0	894	$1,995	$2.23	13d	1	0.80mi
1235 Reserve Way Naples, FL	2.0	1.0	894	$2,300	$2.57	23d	1	0.80mi
1205 Reserve Way #302 Naples, FL	3.0	2.0	1239	$2,300	$1.86	13d	1	0.82mi
1299 Verde Dr Unit 1503 Naples, FL	3.0	2.0	1744	$4,200	$2.41	13d	1	0.92mi
1105 Reserve Ct #206 Naples, FL	2.0	2.0	1100	$2,000	$1.82	13d	1	1.03mi
1105 Reserve Ct #307 Naples, FL	3.0	2.0	1239	$1,995	$1.61	13d	1	1.03mi
1115 Reserve Ct Unit 2 Naples, FL	2.0	2.0	1100	$1,800	$1.64	13d	1	1.04mi
1256 Carpazi Ct Unit 502 Naples, FL	3.0	2.0	1744	$2,495	$1.43	13d	1	1.11mi
1256 Carpazi Ct #502 Naples, FL	3.0	2.0	1744	$2,495	$1.43	23d	1	1.11mi
580 El Camino Real #3805 Naples, FL	2.0	2.0	1772	$13,500	$7.62	23d	1	1.16mi
836 Hampton Cir #171 Naples, FL	3.0	2.5	1580	$5,000	$3.16	23d	1	1.18mi
836 Hampton Cir #171 Naples, FL	3.0	2.5	1580	$5,000	$3.16	21d	1	1.18mi
5460 Laurel Ridge Ln Naples, FL	3.0	2.0	1105	$2,400	$2.17	23d	4	1.36mi
12914 Brynwood Preserve Ln Naples, FL	2.0	2.0	1720	$7,000	$4.07	23d	1	1.38mi
5480 16th Pl SW #210 Naples, FL	2.0	2.0	1075	$2,200	$2.05	23d	1	1.47mi
12832 Brynwood Way Naples, FL	3.0	2.0	1714	$5,250	$3.06	13d	1	1.49mi

HOA detail condo

• Monthly dues: $1,087 · $13,044/yr
• Likely covers: watersewertrashinternetcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $309,000 Active 422 DOM
2. 2026-06-17
   days on market $309,000 Active 421 DOM
3. 2026-06-16
   days on market $309,000 Active 420 DOM
4. 2026-06-15
   days on market $309,000 Active 419 DOM
5. 2026-06-10
   days on market $309,000 Active 414 DOM
6. 2026-06-09
   days on market $309,000 Active 413 DOM
7. 2026-06-08
   days on market $309,000 Active 412 DOM
8. 2026-06-07
   days on market $309,000 Active 411 DOM
9. 2026-06-01
   days on market $309,000 Active 406 DOM
10. 2026-05-31
    days on market $309,000 Active 405 DOM
11. 2026-05-30
    days on market $309,000 Active 404 DOM
12. 2026-01-02
    price $309,000
13. 2026-01-02
    status Active
14. 2025-12-30
    historical
15. 2025-04-18
    listed $319,000 Active
16. 2020-12-28
    historical
17. 2020-10-06
    status Active
18. 2020-10-05
    historical
19. 2020-09-20
    price $239,000
20. 2020-04-22
    listed $245,000 Active
21. 2014-12-12
    soldstatus $180,750
22. 2014-12-11
    soldstatus $180,750 773-char remark

    Show marketing remark (773 chars)

    C. 10554 -DEAL ALERT!!! FURNISHED Light and bright first floor condominium featuring a gorgeous golf course view. This condo features a BEAUTIFULLY UPDATED MASTER BATHROOM, open floor plan, two spacious Lanias for great outdoor living, perfect carpet, carport and storage unit. This condominium is IMMACULATELY CLEAN and ready to move in to. The association fees include cable, high speed cable Internet, phone, water, sewer, maintenance, trash, insurance on the outside, and pest control. This property is located immediately across the street from the community pool and Spa. Chardonnay at the Vineyards is a safe quiet neighborhood. Central located within walking distance to Publix and other shopping. Don’t miss this opportunity to enjoy paradise! Easy to show!

23. 2014-12-11
    price $187,000 773-char remark

    Show marketing remark (773 chars)

    C. 10554 -DEAL ALERT!!! FURNISHED Light and bright first floor condominium featuring a gorgeous golf course view. This condo features a BEAUTIFULLY UPDATED MASTER BATHROOM, open floor plan, two spacious Lanias for great outdoor living, perfect carpet, carport and storage unit. This condominium is IMMACULATELY CLEAN and ready to move in to. The association fees include cable, high speed cable Internet, phone, water, sewer, maintenance, trash, insurance on the outside, and pest control. This property is located immediately across the street from the community pool and Spa. Chardonnay at the Vineyards is a safe quiet neighborhood. Central located within walking distance to Publix and other shopping. Don’t miss this opportunity to enjoy paradise! Easy to show!

24. 2014-10-01
    listed $180,750 773-char remark

    Show marketing remark (773 chars)

    C. 10554 -DEAL ALERT!!! FURNISHED Light and bright first floor condominium featuring a gorgeous golf course view. This condo features a BEAUTIFULLY UPDATED MASTER BATHROOM, open floor plan, two spacious Lanias for great outdoor living, perfect carpet, carport and storage unit. This condominium is IMMACULATELY CLEAN and ready to move in to. The association fees include cable, high speed cable Internet, phone, water, sewer, maintenance, trash, insurance on the outside, and pest control. This property is located immediately across the street from the community pool and Spa. Chardonnay at the Vineyards is a safe quiet neighborhood. Central located within walking distance to Publix and other shopping. Don’t miss this opportunity to enjoy paradise! Easy to show!

25. 2014-09-19
    historical
26. 2014-05-20
    listed $187,000
27. 2004-12-03
    soldstatus $190,000
28. 1998-12-14
    soldstatus $104,000
29. 1990-06-01
    soldstatus $137,400

ⓘ 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: $1,272 · $106/mo
• Projected year-2 tax: $2,565 · $214/mo
• Expected delta: +$1,292/yr (+$108/mo · 101.6%)

ⓘ 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: $47,123
• − Mortgage interest: −$17,309
• − Property taxes: −$1,272
• − Insurance: −$1,545
• − Repairs & maintenance: −$3,770
• − Management: −$3,770
• − HOA: −$13,044
• − Depreciation: −$8,989
• Taxable loss: −$2,576
• Est. tax savings @ 24.0%: +$618
• After-tax cash flow: $2,539/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

+124.9% since first listed

18 events — show timeline

• 2026-01-02 Price Changed $309,000 NAPLESMLS
• 2026-01-02 Relisted — NAPLESMLS
• 2025-12-30 Listing Removed — NAPLESMLS
• 2025-04-18 Listed $319,000 NAPLESMLS
• 2020-12-28 Listing Removed — NAPLESMLS
• 2020-10-06 Relisted — NAPLESMLS
• 2020-10-05 Listing Removed — NAPLESMLS
• 2020-09-20 Price Changed $239,000 NAPLESMLS
• 2020-04-22 Listed $245,000 NAPLESMLS
• 2014-12-12 Sold (Public Records) $180,750 Public Records
• 2014-12-11 Price Changed $187,000 NAPLESMLS
• 2014-12-11 Sold (MLS) $180,750 NAPLESMLS
• 2014-10-01 Listed $180,750 NAPLESMLS
• 2014-09-19 Listing Removed — NAPLESMLS
• 2014-05-20 Listed $187,000 NAPLESMLS
• 2004-12-03 Sold (Public Records) $190,000 Public Records
• 1998-12-14 Sold (Public Records) $104,000 Public Records
• 1990-06-01 Sold (Public Records) $137,400 Public Records

Property tax history

-1.6%/yr

Latest (2025): $1,272 · +2.7% YoY. Source: county tax records.