3755 Fieldstone Blvd #1203 · Vineyards, FL 34109

$250,000

2 bd · 2.0 ba · 1,281 sqft · Condo public records · 181 Days on market

Built 1995 $810/mo HOA · 21% of rent

---

Why this score? — see what drove the B 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 +27.6/30.0
• 1% rule +10.0/10.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 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 MLS

Enjoy beautiful western exposure and tranquil garden views from this well-appointed two-bedroom, two-bath residence in Fieldstone Village at Wilshire Lakes. Designed for comfortable Florida living, the floor plan includes a private, glass-enclosed sunroom that allows you to relax rain or shine, offering screens and sliding glass panels, diagonal tile flooring, a ceiling fan and a covered feel with peaceful greenery as your backdrop. A dedicated carport space adds everyday convenience. Inside, diagonal tile flooring and crisp white plantation shutters create a light, cohesive look throughout the main living areas. The kitchen features white cabinetry, quartz countertops, a tile backsplash, newer stainless steel appliances including a range, microwave, dishwasher, and refrigerator/freezer, along with two ceiling fans and a cozy breakfast area. A pass-through window opens to the formal dining space accented by elegant wall trim, while a door off the kitchen provides access to a private courtyard-style entry, conveniently next to the front entrance and ideal for welcoming guests or enjoying a quiet outdoor moment. The living room offers seamless indoor-outdoor flow with glass sliders leading directly to the sunroom. The owner's suite is a relaxing retreat with private access to the sunroom, a walk-in closet, and an en-suite bath featuring a dual-sink marble vanity with full-width mirrors, a walk-in shower with bench and niche, glass enclosure, and a linen closet. The guest bedroom, set up as an office, includes a closet and plantation shutters and is conveniently near the adjacent bath with marble vanity and a fully tiled walk-in shower with glass enclosure. A dedicated laundry room with overhead cabinetry and an LG washer and dryer completes the interior. The glass-enclosed lanai offers a comfortable, light-filled space to enjoy the outdoors year-round while remaining protected from the elements. Fieldstone Village at Wilshire Lakes is centrally west of Interstate 75 along Vanderbilt Beach Road, just minutes from Gulf beaches, Mercato, downtown Naples and easy interstate access. Residents enjoy resort-style amenities including a clubhouse, pool, tennis courts and fitness center. Whether you're seeking a seasonal escape or a year-round residence, this North Naples condominium offers privacy, convenience and an exceptional lifestyle close to shopping, dining, golf and entertainment.

Key facts

• Quartz countertops
• White cabinetry
• Garage

Tags

• TRANQUIL GARDEN VIEWS
• PRIVATE GLASS ENCLOSED SUNROOM
• DIAGONAL TILE FLOORING
• DEDICATED CARPORT SPACE
• WHITE CABINETRY
• QUARTZ COUNTERTOPS

Property features AI

Finance

• HOA & community: Mandatory HOA; Quarterly master HOA fee ($790); Quarterly condo fee ($1,640); Master HOA covers cable, internet/Wi-Fi access, lawn/land maintenance, exterior pest control, and street lights; Community amenities include clubhouse, community pool, community room, exercise room, basketball, and internet access; Gated community; Total annual recurring fees: $9,720; Total one-time fees: $1,700

Exterior

• Parking: 1 assigned parking space; Detached 1-car carport
• Security: Gated community with guard at gate
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Low-rise building (1–3 stories); Corner unit; Rear exposure facing west; Built in 1995; Located in the Wilshire Lakes development (Fieldstone Village)
• Construction: Concrete block construction; Tile roof
• Exterior features: Stucco exterior; Single-hung windows; Landscaped view; Paved road access; Zero lot line; Central irrigation

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Range; Self-cleaning oven; Refrigerator/freezer; Refrigerator with icemaker
• Bedrooms: 2 bedrooms (first-floor, split bedroom layout)
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bathroom with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire (cable available); Foyer; High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Window coverings; Open porch/lanai; Screened lanai/porch; Guest bath; Guest room; Laundry in residence
• Laundry & utility: Washer and dryer included; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $745 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $220k (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 flat; 424 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2k of equity ($2k loan paydown + $737 appreciation (0.3% local appreciation)).
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.3% appreciation + 0.9% rent growth), your $70k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $75k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $250k implies a 127% 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 $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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: 1.53% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.77%
• DSCR: 1.57
• GRM: 5.5

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: 10.8%
• Equity multiple: 1.52×
• Total profit: $36,169
• Equity at exit: $76,300

10-year hold

• IRR: 13.6%
• Equity multiple: 2.43×
• Total profit: $100,123
• Equity at exit: $94,731

Cash invested: $70,000 (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: 5.5×

Monthly cashflow live

• Estimated rent: $3,822 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$50 /mo · $595/yr
• Insurance: −$104
• HOA: −$810
• Vacancy / Maint / Mgmt: −$803
• Net cashflow: $745

Break-even live

Break-even rent $2,879

Max offer price $250,000

Occupancy floor 76%

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: $62,500
• Closing costs: $7,500
• 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	13d	1	0.02mi
3740 Fieldstone Blvd Unit 104 Naples, FL	3.0	2.0	1456	$2,300	$1.58	13d	1	0.03mi
3775 Fieldstone Blvd Unit 102 Naples, FL	2.0	2.0	1281	$4,700	$3.67	13d	1	0.04mi
3780 Fieldstone Blvd #301 Naples, FL	3.0	2.0	1500	$2,800	$1.87	13d	1	0.05mi
3511 Vanderbilt Beach Rd Naples, FL	1.0–2.0	1.0–2.0	968	$2,976	$3.07	13d	12	0.10mi
3320 Bermuda Isle Cir Naples, FL	1.0–3.0	1.0–2.0	1134	$2,390	$2.11	13d	45	0.38mi
2729 Branch Ln Naples, FL	3.0	2.0	1800	$3,650	$2.03	23d	1	0.60mi
4681 Rio Poco Ct Naples, FL	3.0	2.0	1547	$3,000	$1.94	23d	1	0.62mi
7822 Gardner Dr Unit 6-101 Naples, FL	2.0	2.0	1607	$2,500	$1.56	23d	1	0.65mi
3664 El Segundo Ct Naples, FL	2.0	2.0	1680	$5,500	$3.27	23d	1	0.70mi
3687 El Segundo Ct Naples, FL	2.0	2.0	1680	$5,000	$2.98	23d	1	0.71mi
1156 Oakes Blvd Naples, FL	3.0	2.0	1554	$7,500	$4.83	23d	1	0.80mi
6325 Wilshire Pines Cir #308 Naples, FL	3.0	2.0	1577	$5,000	$3.17	13d	1	0.82mi
7762 Gardner Dr #102 Naples, FL	2.0	2.0	1607	$6,000	$3.73	23d	1	0.86mi
6215 Wilshire Pines Cir #1601 Naples, FL	3.0	2.0	1592	$4,500	$2.83	23d	1	0.87mi
3049 Driftwood Way #3806 Naples, FL	3.0	2.5	1818	$4,700	$2.59	23d	1	0.87mi
3037 Driftwood Way #3505 Naples, FL	2.0	2.0	1248	$2,500	$2.00	23d	1	0.88mi
3062 Driftwood Way #4301 Naples, FL	3.0	2.0	1573	$6,500	$4.13	23d	1	0.90mi
3057 Driftwood Way #4004 Naples, FL	3.0	2.5	1818	$6,400	$3.52	23d	1	0.91mi
3029 Driftwood Way #3303 Naples, FL	2.0	2.0	1248	$4,000	$3.21	23d	1	0.93mi
3025 Driftwood Way #3203 Naples, FL	2.0	2.0	1248	$3,900	$3.12	23d	1	0.93mi
3017 Driftwood Way #3001 Naples, FL	3.0	2.0	1385	$5,000	$3.61	23d	1	0.95mi
2585 Old Groves Rd Unit L203 Naples, FL	2.0	2.0	1448	$5,500	$3.80	13d	1	0.97mi
3009 Driftwood Way #2802 Naples, FL	3.0	2.0	1399	$2,000	$1.43	23d	1	0.97mi
2748 Tiburon Blvd E Unit C202 Naples, FL	2.0	2.5	1865	$15,000	$8.04	13d	1	1.00mi
2748 Tiburon Blvd E Unit C-301 Naples, FL	1.0	2.0	1160	$7,200	$6.21	13d	1	1.00mi
3015 Horizon Ln #2702 Naples, FL	3.0	2.0	1399	$1,790	$1.28	23d	1	1.02mi
2516 Orchid Bay Dr #203 Naples, FL	2.0	2.0	1360	$4,750	$3.49	23d	1	1.05mi
7518 Silver Trumpet Ln Unit Q102 Naples, FL	2.0	2.0	1300	$2,600	$2.00	13d	1	1.05mi
2728 Tiburon Blvd E Naples, FL	2.0–3.0	2.5–3.5	2425	$4,500	$1.86	13d	3	1.06mi
2728 Tiburon Blvd E Unit A-104 Naples, FL	2.0	2.0	1465	$12,500	$8.53	13d	1	1.06mi
2728 Tiburon Blvd E Unit A204 Naples, FL	2.0	2.0	1470	$8,500	$5.78	13d	1	1.06mi
2728 Tiburon Blvd E Unit A-203 Naples, FL	2.0	2.0	1465	$11,000	$7.51	13d	1	1.06mi
2864 Mizzen Way Unit Y106 Naples, FL	2.0	2.0	1350	$5,200	$3.85	13d	1	1.07mi
1710 Tarpon Bay Dr S Unit 4 Naples, FL	2.0	2.0	1537	$2,200	$1.43	13d	1	1.07mi
2885 Citrus Lake Dr Unit N103 Naples, FL	2.0	2.0	1249	$5,250	$4.20	13d	1	1.07mi
3051 Horizon Ln #1803 Naples, FL	2.0	2.0	1482	$5,100	$3.44	23d	1	1.09mi
3048 Horizon Ln #1104 Naples, FL	3.0	2.5	1818	$5,150	$2.83	23d	1	1.09mi
2738 Tiburon Blvd E Unit B405 Naples, FL	2.0	2.5	1865	$12,000	$6.43	13d	1	1.10mi
2835 Mizzen Way Naples, FL	3.0	2.0	1641	$2,900	$1.77	23d	1	1.12mi

HOA detail condo

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

Listing history 11 events

1. 2026-06-18
   days on market $250,000 Active 181 DOM
2. 2026-06-17
   days on market $250,000 Active 180 DOM
3. 2026-06-16
   days on market $250,000 Active 179 DOM
4. 2026-06-15
   days on market $250,000 Active 178 DOM
5. 2026-06-10
   days on market $250,000 Active 173 DOM
6. 2026-06-09
   days on market $250,000 Active 172 DOM
7. 2026-06-08
   days on market $250,000 Active 171 DOM
8. 2026-06-07
   days on market $250,000 Active 170 DOM
9. 2026-06-03
   days on market $250,000 Active 166 DOM
10. 2026-06-02
    remarks 699-char remark
11. 2026-06-02
    listed $250,000 Active 165 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: $595 · $50/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$1,480/yr (+$123/mo · 248.7%)

ⓘ 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: −$14,004
• − Property taxes: −$595
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,669
• − Management: −$3,669
• − HOA: −$9,720
• − Depreciation: −$7,273
• Taxable income: $5,687
• Est. tax owed @ 24.0%: −$1,365
• After-tax cash flow: $7,573/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

+163.2% since first listed

18 events — show timeline

• 2026-06-01 Price Changed $250,000 NAPLESMLS
• 2026-06-01 Price Changed $250,000 MIML
• 2026-04-13 Price Changed $282,500 NAPLESMLS
• 2026-04-13 Price Changed $282,500 MIML
• 2026-01-13 Price Changed $299,999 NAPLESMLS
• 2026-01-13 Price Changed $299,999 MIML
• 2025-12-19 Listed $325,000 MIML
• 2025-12-19 Listed $325,000 NAPLESMLS
• 2018-07-02 Listing Removed — NAPLESMLS
• 2018-06-21 Price Changed $189,000 NAPLESMLS
• 2018-04-11 Price Changed $193,000 NAPLESMLS
• 2018-03-19 Price Changed $197,000 NAPLESMLS
• 2018-03-19 Price Changed $195,000 NAPLESMLS
• 2018-02-02 Price Changed $199,000 NAPLESMLS
• 2017-12-05 Listed $205,000 NAPLESMLS
• 2010-06-16 Sold (Public Records) $110,000 Public Records
• 2002-10-21 Sold (Public Records) $120,000 Public Records
• 2000-08-04 Sold (Public Records) $95,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $595 · +3.5% YoY. Source: county tax records.