6260 Bellerive Ave #406 · Vineyards, FL 34119

$299,000

2 bd · 2.0 ba · 1,450 sqft · Condo public records · 121 Days on market

Built 1990 $865/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 +21.1/30.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 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

Best southern exposure and lake view! Enjoy serene mornings and golden sunsets from this beautifully maintained two-bedroom, two-bath second-floor condominium overlooking sparkling lake waters and lush tropical landscape. Bright and airy with vaulted ceilings and abundant natural light, this residence offers an inviting open layout ideal for relaxing or entertaining. The spacious screened lanai is your private retreat to soak in the year-round sunshine and tranquil views. Features include a well-appointed kitchen, split-bedroom plan for privacy, custom mirrors and comfortable living spaces that embody the Naples lifestyle. In the desirable Vineyards community, near the pool and moments from

Key facts

• Split-bedroom plan
• Guest parking
• Extra storage

Tags

• LAKE VIEW
• SCREENED LANAI
• WELL-APPOINTED KITCHEN
• SPLIT-BEDROOM PLAN
• EXTRA STORAGE
• GUEST PARKING

Property features AI

Finance

• Other: Subdivision: VINEYARDS (BELLERIVE sub-condo); Part of an 86-unit complex with 8 units in the building and 1 floor in the building; Possession at closing; Property type: Residential
• HOA & community: Mandatory HOA; Quarterly master HOA fee; Quarterly condominium fee; Professional management; HOA covers cable, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, manager, recreation facilities, reserves, security, sewer, street lights, trash removal and water; Community amenities include clubhouse, community park, community pool, community room, spa/hot tub, extra storage, sidewalks, streetlights and underground utilities; Gated golf-course community with tennis facilities; Total annual recurring fees reported

Exterior

• Parking: Covered deeded parking; Guest parking; Attached 1-car carport
• Security: Gated community; Entry keypad
• Utilities: Central water; Central sewer; Natural gas available; Cable available; Electric service
• Home design: Residential low-rise (1-3 stories); Florida-style building; Zero lot line; Rear exposure facing south
• Construction: Concrete block construction; Stucco exterior; Tile roof; Built in 1990
• Exterior features: Sprinkler system (automatic); Storage; Screened lanai/porch; Golf course view; Reclaimed irrigation water

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Pantry
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and separate tub and shower
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; Foyer; High-speed internet available; Pantry; Smoke detectors; Volume ceiling; Walk-in closet; Window coverings; Furnished; Split bedroom floor plan; Breakfast bar, breakfast room and dining/living area; Great room; Guest bath; Screened lanai/porch
• Laundry & utility: Washer and dryer inside the residence; Laundry in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $299k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Recommended offer: $263k (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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 44% 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 121 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $140k; list at $299k implies a 114% 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 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.38% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.11%
• DSCR: 1.27
• GRM: 6.0

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: -11.2%
• Equity multiple: 0.61×
• Total profit: $-32,849
• Equity at exit: $44,582

10-year hold

• IRR: -8.9%
• Equity multiple: 0.54×
• Total profit: $-38,187
• Equity at exit: $25,852

Cash invested: $83,720 (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 34119

• Rents YoY: -2.5%
• Active inventory: 586
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $4,125 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$275 /mo · $3,296/yr
• Insurance: −$125
• HOA: −$865
• Vacancy / Maint / Mgmt: −$866
• Net cashflow: $426

Break-even live

Break-even rent $3,585

Max offer price $299,000

Occupancy floor 85%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6260 Bellerive Ave #402 Naples, FL	3.0	2.0	1708	$7,000	$4.10	21d	1	0.02mi
271 Perignon Pl Unit 16-1 Naples, FL	2.0	2.0	1449	$2,700	$1.86	23d	1	0.20mi
57 Silver Oaks Cir #13103 Naples, FL	2.0	2.0	1373	$5,000	$3.64	21d	1	0.31mi
89 Silver Oaks Cir #5103 Naples, FL	2.0	2.0	1373	$2,800	$2.04	21d	1	0.35mi
56 Silver Oaks Cir Unit 102 Naples, FL	2.0	2.0	1373	$4,500	$3.28	13d	1	0.36mi
200 Vintage Cir Unit D304 Naples, FL	3.0	2.0	1492	$2,800	$1.88	13d	1	0.38mi
210 Vintage Cir Unit C401 Naples, FL	3.0	2.0	1520	$6,500	$4.28	13d	1	0.41mi
172 Vintage Cir #202 Naples, FL	3.0	2.0	1774	$5,195	$2.93	13d	1	0.47mi
230 Vintage Cir Unit A-404 Naples, FL	2.0	2.0	1290	$5,000	$3.88	13d	1	0.47mi
155 Vintage Cir #103 Naples, FL	2.0	2.0	1500	$5,000	$3.33	13d	1	0.49mi
152 Napa Ridge Way Naples, FL	3.0	2.0	1775	$7,000	$3.94	23d	1	0.50mi
580 El Camino Real #3805 Naples, FL	2.0	2.0	1772	$13,500	$7.62	23d	1	0.54mi
102 Tuscana Ct #901 Naples, FL	2.0	2.0	1631	$2,300	$1.41	23d	1	0.59mi
106 Siena Way #1508 Naples, FL	2.0	2.0	1414	$4,500	$3.18	23d	1	0.59mi
103 Tuscana Ct #1107 Naples, FL	2.0	2.0	1412	$5,000	$3.54	23d	1	0.60mi
104 Siena Way #1407 Naples, FL	2.0	2.0	1450	$7,000	$4.83	23d	1	0.61mi
5950 Almaden Dr Naples, FL	3.0	2.0	1762	$6,500	$3.69	23d	1	0.64mi
6025 Chardonnay Ln Unit 1Unit 102 Naples, FL	2.0	2.0	1414	$2,195	$1.55	23d	1	0.69mi
116 Fountain Cir Naples, FL	3.0	2.0	1561	$4,500	$2.88	23d	1	0.71mi
4681 Rio Poco Ct Naples, FL	3.0	2.0	1547	$3,000	$1.94	23d	1	1.02mi
1190 Reserve Way #304 Naples, FL	2.0	2.0	1059	$2,900	$2.74	23d	1	1.10mi
1180 Reserve Way Naples, FL	1.0–2.0	1.0–2.0	912	$1,990	$2.18	13d	3	1.11mi
1180 Reserve Way Naples, FL	1.0–2.0	1.0–2.0	954	$2,000	$2.10	23d	2	1.11mi
1170 Reserve Way #205 Naples, FL	2.0	1.0	894	$1,700	$1.90	23d	1	1.13mi
1220 Reserve Way #305 Naples, FL	2.0	2.0	1059	$1,950	$1.84	23d	1	1.15mi
1235 Reserve Way Naples, FL	2.0	1.0	894	$2,300	$2.57	23d	1	1.20mi
1235 Reserve Way #103 Naples, FL	2.0	1.0	894	$1,995	$2.23	13d	1	1.20mi
1205 Reserve Way #302 Naples, FL	3.0	2.0	1239	$2,300	$1.86	13d	1	1.21mi
3687 El Segundo Ct Naples, FL	2.0	2.0	1680	$5,000	$2.98	23d	1	1.24mi
3664 El Segundo Ct Naples, FL	2.0	2.0	1680	$5,500	$3.27	23d	1	1.29mi
1154 Augusta Falls Way Unit 1520030P Naples, FL	3.0	2.0	1819	$4,426	$2.43	13d	1	1.32mi
1105 Reserve Ct #307 Naples, FL	3.0	2.0	1239	$1,995	$1.61	13d	1	1.33mi
1105 Reserve Ct #206 Naples, FL	2.0	2.0	1100	$2,000	$1.82	13d	1	1.33mi
1115 Reserve Ct Unit 2 Naples, FL	2.0	2.0	1100	$1,800	$1.64	13d	1	1.34mi
1299 Verde Dr Unit 1503 Naples, FL	3.0	2.0	1744	$4,200	$2.41	13d	1	1.35mi
3037 Driftwood Way #3505 Naples, FL	2.0	2.0	1248	$2,500	$2.00	23d	1	1.44mi
3029 Driftwood Way #3303 Naples, FL	2.0	2.0	1248	$4,000	$3.21	23d	1	1.45mi
1256 Carpazi Ct #502 Naples, FL	3.0	2.0	1744	$2,495	$1.43	23d	1	1.46mi
1256 Carpazi Ct Unit 502 Naples, FL	3.0	2.0	1744	$2,495	$1.43	13d	1	1.46mi
3025 Driftwood Way #3203 Naples, FL	2.0	2.0	1248	$3,900	$3.12	23d	1	1.48mi

HOA detail condo

• Monthly dues: $865 · $10,380/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-18
   days on market $299,000 Active 121 DOM
2. 2026-06-17
   days on market $299,000 Active 120 DOM
3. 2026-06-16
   days on market $299,000 Active 119 DOM
4. 2026-06-15
   days on market $299,000 Active 118 DOM
5. 2026-06-14
   days on market $299,000 Active 116 DOM
6. 2026-06-10
   days on market $299,000 Active 113 DOM
7. 2026-06-09
   days on market $299,000 Active 112 DOM
8. 2026-06-08
   days on market $299,000 Active 111 DOM
9. 2026-06-07
   days on market $299,000 Active 110 DOM
10. 2026-06-03
    days on market $299,000 Active 106 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $299,000 Active 105 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: $3,296 · $275/mo
• Projected year-2 tax: $3,296 · $275/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 24 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: $49,498
• − Mortgage interest: −$16,749
• − Property taxes: −$3,296
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,960
• − Management: −$3,960
• − HOA: −$10,380
• − Depreciation: −$8,698
• Taxable income: $961
• Est. tax owed @ 24.0%: −$231
• After-tax cash flow: $4,886/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

+116.0% since first listed

6 events — show timeline

• 2026-03-10 Price Changed $299,000 NAPLESMLS
• 2026-02-17 Listed $324,900 NAPLESMLS
• 2002-02-13 Sold (Public Records) $140,000 Public Records
• 1999-12-03 Sold (Public Records) $125,000 Public Records
• 1999-12-03 Sold (Public Records) $125,000 Public Records
• 1992-04-01 Sold (Public Records) $138,400 Public Records

Property tax history

+6.5%/yr

Latest (2025): $3,296 · +3.8% YoY. Source: county tax records.